CITY OF DEARBORN HEIGHTS MASTER PLAN

ADOPTED May 8, 2007 acknowledgements

City Council Hon. daniel paletko, mayor Elizabeth Agius, Chair Janet Badalow Kenneth Baron Tom Berry Marge Horvath Margaret Van Houten

Planning Commission Jumana Judeh, chair Jihan Hachem, vice chair Rick Coogan John Girolamo William Roberts Tom Wencel George Paron Greg Pirtle John Preston

Special Thanks To: Citizens of Dearborn Heights City of Dearborn Heights Staff Tax Increment Finance Authority McKenna Associates, Inc.

Assistance Provided by: Hamilton Anderson Associates master plan index

chapter one: INTRODUCTION 1 - 4 Description of the master plan Authority for the plan History of the community chapter two: SOCIAL PROFILE 5 - 12 Population characteristics Income and employment characteristics Housing characteristics

chapter three: PHYSICAL PROFILE: Existing Land Use 13 - 18 Natural Features Residential Industrial and office Parks, public and quasi-public Commercial chapter four: COMMUNITY FACILITIES 19 - 24 City Hall and administrative offices City departments Library Educational facilities Other community facilities Utilities chapter five: TRANSPORTATION AND CIRCULATION 25 - 32 Road classification Maintenance responsibility Traffic volume Public input Access management Regional transportation studies chapter six: PUBLIC PARTICIPATION 33 - 34 January workshop February workshop Summary of public meetings chapter seven: ECONOMIC DEVELOPMENT STRATEGY 35 - 38 Priority projects Van Born Tax Increment Finance Authority District chapter eight: GOALS AND POLICIES 39 - 56 Neighborhoods Business district and corridor investment Economic development - Building relationships Recreation, open space and the environment Circulation, transportation and utilities City services Graphic summary of land use policies chapter nine: FUTURE LAND USE AND DEVELOPMENT PLAN 57 - 62 Future land use allocation Area specific plans chapter ten: IMPLEMENTATION 63 - 65 Implementation schedule master plan index

list of figures figure 1 Population Trends 6 figure 2 Population Estimates 6 figure 2 Population by Race 6 figure 4 Population Projections 6 figure 5 Age Distribution 9 figure 6 Household Estimates 9 figure 7 Median Income 9 figure 8 Employment by Industrial Class 9 figure 9 Housing Stock 10 figure 10 Median Housing Value 10 figure 11 Housing - Rental Rates 10 figure 12 Housing Tenure 10 figure 13 Building Permits 10 figure 14 Park Inventory 22 figure 15 Indicators of Healthy Neighborhoods 40 figure 16 Marketing of Redevelopment Sites 46 figure 17 Recreation Master Plan Goal and Objectives 48

list of maps map 1 Regional Location Map 3 map 2 Median Age 7 map 3 Average Household Size 7 map 4 Population Density 7 map 5 Owner Occupied Housing Units 11 map 6 Renter Occupied Housing Units 11 map 7 Percent of Housing Units Vacant 11 map 8 Natural Features 15 map 9 Existing Land Use and Visual Character 17 map 10 Community Facilities 21 map 11 National Functional Classification System 27 map 12 Act 51 Road Classification System 27 map 13 Traffic Volumes 27 map 14 Mass Transit 31 map 15 Business and Corridor Investment 37 map 16 Service Radius from Commercial Centers 41 map 17 Service Radius from Park Facilities 41 map 18 Single Family Residential Transition Target Areas 42 map 19 Southeast Michigan Greenways Plan 49 map 20 Graphic Summary of Land Use Policies 55 map 21 Future Land Use Plan 59

list of charts chart 1 Population Projection 6 chart 2 Age Distribution 9 chart 3 Future Land Use 58

introduction

Cities constantly evolve and change. Thus, Dearborn Heights is preparing a master land use plan to proactively guide the land use character of their community and future decisions on development. It is also a base for both zoning and a capital improvements program.

A Comprehensive Master Plan is a commitment of citizens and city officials to protect and support the residential, business, recreation and environmental character of their community. This plan provides the framework to realize these commitments through the analysis and understanding of issues and opportunities and the setting of goals, policies, actions,1 and future land use districts.

Dearborn Heights Planning Commission City of Dearborn Heights 1 The City has three primary reasons for adopting the plan: HISTORY OF THE COMMUNITY The City of Dearborn Heights was known as Dearborn Township until it was • The plan will help promote a positive image based on the community’s goal incorporated in 1963. In the early 1800’s, known then as Dearbornville, a small of supporting the residential integrity of its neighborhoods and a desire to settlement with a fur trading post, changing to inter-settlement trades with little create a viable business district. outside commerce was established. It was, for the most part, an agricultural • The plan establishes an action strategy based on the community’s values as settlement with about 15 to 25 families. guidelines. • The plan is a legal foundation for zoning and other regulations for the type, In 1810, the small center had seen quite a history, favored and visited frequently intensity and timing of development. by Native American tribes. Dearbornville was located on the Old Salk Trail (known today as Michigan Avenue) near the point where the Salk Trail crossed Specifi c strategies are designed to support the well being of the community: Ann Arbor Trail. Adjacent to the Rouge River, the small center stood convenient to canoe and overland travel, a fact not over looked by the French or the British • Strengthening of existing neighborhoods; fur traders. Life in Dearbornville as well as the surrounding Dearborn Township • Guiding improvements for the downtown business district; would change greatly with the arrival of the railroad. Dearbornville became a • Ensuring new development is compatible with the city’s existing character; fueling station, building a storage area for the wood which fueled the fi rst steam • Developing roadway improvements and traffi c management tools, which locomotives. This provided jobs for the inhabitants who engaged in the cutting ensure effi ciency and safety; and and preparation of timber. Trains would stop daily at the settlement on their way • Encouraging sound environmental approaches and solutions. both east and west. The railroads attracted additional settlers to the area.

In 1824, the fi rst school was built of logs on a farm belonging to Joseph Hickcox, DESCRIPTION OF THE MASTER PLAN a Methodist preacher and circuit rider. It became known as “the Little Red School The plan refl ects the development vision over the next ten to twenty years. Its House” and was the site of the fi rst Dearborn Township meeting. Although the purpose is to arrange and guide the intensity of development for the benefi t of both school continued to exist, it was modifi ed over the years. Now it has been returned residential and business communities. The plan will further serve as a guide in to its early structure and local school children can experience an 1880’s school assisting offi cials to develop and distribute public investments, avoid uninformed day using McGuffy Readers, slate boards and slate pencils. and irreversible land use decisions and make thoughtful and rational decisions that complement the community’s objectives and long-term goals. In early 1960, residents circulated petitions to determine interest in creating a single city out of the two sections of the township. State law requires a city The Master Plan has six components: be contiguous, so the township needed to annex a small part of the Village of Inkster to connect the northern and southern areas of the township to allow • Background data which forms the basis of all decisions made within the incorporation. The township chose the quarter-mile-wide strip along the eastern plan; edge of Inkster. Township offi cials heard the Village of Inkster was considering • The action plan which states the values, vision and community policies for city incorporation. If Inkster became a city, the two township sections then the future; could only join by connecting through Nankin Township (present-day Westland). • Future land use setting a twenty year snapshot; Township offi cials rushed incorporation petitions into circulation and submitted • Public participation; them to the county clerk’s offi ce. Inkster offi cials delivered their petition for • Economic development strategy; and incorporation into a city the next business day, but too late to stop the township’s • A plan for implementation strategies. incorporation proceedings. After nearly three years and several appeals through the court system, the Supreme Court handed down a favorable decision April 8, The plan is a “living” document that merits being updated on a continuing basis 1963, and the city was offi cially incorporated as the City of Dearborn Heights. to keep current on public policies, and must meet state Planning law. Since then, Dearborn Heights has gradually grown as a community. Today the City encompasses an irregularly shaped border, about 12.7 square miles. Initially, AUTHORITY FOR THE PLAN residents relied heavily on resources of neighboring communities for activities. The plan is a legal document prepared under the authority of Michigan Municipal Today, the City offers its own programs at one of several city centers around Planning Act of 1931, as amended, which authorizes the Planning Commission to the area. Dearborn Heights is located within a fi fteen minute drive of Detroit prepare a Comprehensive Plan for the physical development and/or modifi cation Metropolitan Airport and has easy access to the Interstate 94 and 96 freeways. of land uses including infrastructure, open spaces, and public buildings. This With its pleasant, well-maintained residential streets, it has become a notable plan was prepared and adopted by the Planning Commission, as empowered in “bedroom community.” the State Act.

2 chapter one: introduction MAP ONE: REGIONAL LOCATION MAP

MICHIGAN

DEARBORN HEIGHTS

WAYNE COUNTY

Data Source: Michigan Geographic Data Library

chapter one: introduction 33 4 chapter one: introduction SOCIAL PROFILE

All cities have identifiable characteristics that make them unique. This social profile defines the city’s personality by looking at its people and their demographics. Planning for the future begins with an understanding of the people now and into the future. Examination of characteristics, projections and age distribution is critical in understanding how a population will change. This section identifies the characteristics of the population, housing, income and employment,2 natural features and existing land use.

Dearborn Heights Planning Commission City of Dearborn Heights chapter two: social profile 5 the people

POPULATION CHARACTERISTICS POPULATION ESTIMATES History % change The City of Dearborn Heights is nearly completely developed and has experienced 2000 Census 2005 Estimate 2000-2005 population decline since the 1970’s, based on fi gures provided by the Southeast Dearborn 97,77599,382 1.6% Michigan Council of Government (SEMCOG). During the 10-year period from Inkster30,115 29,426-2.3% 1970 to 1980, Dearborn Heights experienced a 15.4% decrease in population, Dearborn Heights58,264 56,327-3.3% from 80,069 persons to 67,706 (see Figure 1). The population continued to Redford Township51,622 49,438 -4.2% decline between 1980 and 1990 by ten percent (10.1%) and between 1990 and Garden City 30,047 28,495-5.2% 2000 by four percent (4.2%). According to the 2000 U.S. Census, the City’s Detroit951,270 892,034 -6.2% population was listed as 58,264. ESRI (ESRI, Inc. 20041) estimates the 2004 population to be 57,386. Taylor 65,86864,310 -2.4% Wayne County 2,061,162 2,006,527 -2.7% With a population of 56,327 individuals, Dearborn Heights represents just 2.8% source: SEMCOG Figure 2 of the total population in Wayne County. The City has experienced a 0.4% POPULATION BY RACE AND HISPANIC ORIGIN compound annual rate of decline from 2000-2004, consistent with the County- Race 1990 Census 2000 Census wide trend. Wayne County experienced a 0.2% decline over the same term (see White 59,214 97.0% 53,395 92.0% Figure 2). Black 277 0.0% 1,236 2.0% American Indian 252 0.0% 216 0.0% Ethnicity and Ancestry Asian 778 1.0% 1,306 2.0% In the City of Dearborn Heights, 92% of the population classify themselves as Pacific Islander 40.0% 4 0.0% Caucasian or white; 2% as African American or black; 2% as Asian; and 3% as Other Race3131.0% 470 1.0% Hispanic (2000 Census) (See Figure 3). Since the 1990 Census, minority races Multi-Racial n/a 1,637 3.0% have increased as a share of the total population, and Caucasians are forecasted Total Population 60,838 58,264 to represent 80% or less of the population by 2015. Hispanic Origin 1,398 2.0% 1,974 3.0% The distribution of population by ethnicity or race tells only a part of the story for Not of Hispanic Origin 59,440 98.0%56,290 98.0% the City of Dearborn Heights. The ancestral demographics in Dearborn Heights source: SEMCOG Fige ur 3 are evenly split between individuals of Western and Eastern European descent, POPULATION PROJECTIONS with a higher than average share from Arabic and African descent. Individuals 2000 Census 2030 Forecast from Arab nations are mainly Lebanese, Jordanian, Syrian, Iraqi, and Egyptian, Dearborn 97,775 106,518 and comprise 11.2% of the City’s total population2. Inkster 30,115 26,203 Dearborn Heights58,264 54,710 Projections Redford Township51,622 46,851 Population projections are extrapolation of past trends into the future based on Garden City 30,047 24,509 the assumption that past trends will continue. Projections are based on several Detroit 951,270 865,623 factors including job projections, household numbers, population, land use, Taylor 65,868 66,204 commuting time and persons per household. This data is input into a complex Wayne County 2,061,162 2,013,975 model that generates projection estimates. Emphasis on recent trends over a short time period can reduce the uncertainty of results. SEMCOG has prepared esourc : SEMCOG Figure 4 population forecasts for the period 2000 to 2030 (see Figure 4 and Chart 1). It Population Projections projects a continued decline in overall population through 2030 for Dearborn 1,000,000 Heights, slightly less than what is projected for surrounding communities (except 900,000 the City of Dearborn). 800,000

700,000 2000 Census POPULATION TRENDS 600,000 2030 Forecast Years % change 500,000 1970-1980 -15.4% 400,000 1980-1990 -10.1% 300,000 200,000 1990-2000 -4.2% 100,000

2000-2005 -3.3% 0 soue rc : SEMCOG Fige ur 1 Dearborn Inkster Dearborn Redford Garden City Detroit Taylor Heights Township Chart 1 1 ESRI is a privately held consulting firm that specializes in land use analysis projects. It is the largest research and development organization dedicated to GIS by focusing on its user community. 2 Anderson Economic Group. Dearborn Heights Economic Development Strategy. November 2005. 6 chapter two: social profile HOUSEHOLDS, DENSITY AND AGE

emapdia n2: ag me (in years) map 3: average household size (in persons)

map 4: population density (in persons per acre) Source: 2000 United States Census

chapter two: social profile 7 Age Distribution Work Force Age distribution is depicted in Figure 5 and Chart 2. Age groups can generally Dearborn Heights residents have an occupational make-up typical of Wayne be divided into three distinct and important demographic populations – families, County communities. As seen in Figure 8, almost half the residents are employed senior citizens and students. in the service industry (i.e. retail trade, professional and business services, education and health services). Since 1999, each industry has remained fairly It is important to understand each category because each group requires different constant in terms of the number of residents employed. types of housing and various municipal services. AGE DISTRIBUTION Families Dearborn Wayne Families are crucial to the viability of a community. They tend to invest in housing Heights County stock, the school system, commercial and retail businesses, and add to the sense Age 2000 Census 2000 Census of community input and high quality of life. This age group generally refl ects the families of Deaborn Heights. The percentage of families living in Dearborn preschool Heights is similar to Wayne County as a whole, the exception is that Dearborn under 5 6.4% 7.4% Heights has a greater percentage of families in the 60-64 age bracket. The youth school age population (ages 5-19) of Dearborn Heights has slightly increased between 1990 5-9 6.4% 8.5% and 2000 and children under the age of 5 make up 6.4% of the population. 10-14 6.1% 7.9% 15-19 5.7% 6.7% Senior population Seniors are defi ned as persons over 65 years of age. The City of Dearborn students Heights has a senior population of over 18.8 percent. In Dearborn Heights, this 20-24 5.4% 6.2% has been an increasing segment since 1990 and is projected to continue increasing young families through 2030. Communities with large senior populations have special needs. 25-34 14.0% 14.8% Special services, different types and costs of housing, specialized health care, 35-44 15.5% 15.5% public transportation and targeted types of recreation will be required to serve the mature families growing population. Dearborn Heights has a greater percentage of 65 and over residents than found in Wayne County as a whole. 45-54 12.4% 13.0% 55-59 4.8% 4.4% Students (18-24 years of age) 60-64 4.5% 3.4% The student age group (18-24 years of age) consists of young people who may seniors leave the area for post-secondary education or enter the job market for the fi rst 65-74 9.8% 6.3% time. Dearborn Heights has a student population of fi ve percent (5.4%) and has 75-84 7.2% 4.4% experienced nearly a one percent (1%) decrease in this age group since 1990. This age group is lower in percentage than Wayne County as a whole. 85 + 1.8% 1.3% source: SEMCOG Figure 5 Household Types Households and Household Size Age Distribution The percent change in number of households for Dearborn Heights is the same as Wayne County (see Figure 6). With the exception of Taylor, most of the surrounding preschool, 6.4% communities are experiencing a decrease in the number of households. The size seniors, 18.8% of each household is also getting smaller in the City, from 2.47 persons per unit in 2000 to an estimated 2.42 persons per unit in 2005. school age, 18.2%

INCOME AND EMPLOYMENT CHARACTERISTICS Median Household Income Median Household income levels in Dearborn Heights ($48,222) are slightly higher than Wayne County ($40,776). students, 5.4% mature families, In the City of Dearborn Heights, 76.3% of all households have an income of 21.7% $30,000 or more, 42.6% of all households earn $60,000 or more and 15.1% earn $100,000 or more. Compared to Wayne County averages, a larger share of Dearborn Heights’ households are in the moderate annual income bracket of $30,000 to $60,000, and a smaller share is in the low-income bracket of $30,000 or less. young families, 29.5% Chart 2 8 chapter two: social profile HOUSEHOLD ESTIMATES 2000 Census 2005 Estimate % change hHouse old Size HouseholdsHouseholds 2000-2005 2000 2005 Dearborn 36,770 36,222 -1.5% 2.65 2.73 Inkster11,169 10,977 -1.7% 2.67 2.66 Dearborn Heights23,276 22,950 -1.4% 2.47 2.42 Redford Township20,182 19,831 -1.7% 2.54 2.48 Garden City 11,479 11,328 -1.3% 2.62 2.51 Detroit336,428 314,954 -6.4% 2.77 2.77 Taylor 24,776 25,033 1.0% 2.63 2.54 Wayne County 768,440 757,666 -1.4% 2.64 2.61 soue rc : SEMCOG Fige ur 6

MEDIAN INCOME % change 1990 Census 2000 Census 1990-2000 Detroit $25,116 $29,526 13.1% Inkster $33,768 $35,950 6.5% Garden City $51,885 $51,841 -0.1% Redford Township$49,801 $49,522 -0.6% Dearborn Heights$49,277 $48,222 -2.1% Dearborn $46,782 $44,560 -4.7% Taylor $43,776 $42,944 -1.9% Wayne County $37,519 $40,776 8.7% esourc : SEMCOG and 2000 U.S. Census eFigur 7

EMPLOYMENT BY INDUSTRIAL CLASS 1999 2000 2001 2002 agriculture n/a n/a n/a n/a manufacturing1672%663 7% 743 7% 490 5% transportation, communication and utilities 398 4% 382 4% 379 4% 367 4% wholesale trade n/a n/a n/a n/a retail trade 3,566 38% 3,623 36% 3,522 35% 3,540 36% finance, insurance and real estate 274 3% 288 3% 290 3% 293 3% services 4,177 45% 4,335 43% 4,297 43% 4,353 45% public administration n/a n/a n/a n/a 9,388 10,015 9,964 9,765 source: SEMCOG eFigur 8

chapter two: social profile 9 housing

HOUSING CHARACTERISTICS MEDIAN HOUSING VALUE Housing Stock % change Dearborn Heights’s housing stock consists predominantly of single-family homes 1990 Census 2000 Census 1990-2000 (see Figure 9). In 2000, single-family homes constituted over 90 percent of housing units in Dearborn Heights, refl ecting a 1% increase from 1990. Duplex Detroit$33,800 $63,600 88.2% homes refl ect less than 1% of Dearborn Heights’s housing units but have increased Inkster$48,191 $68,000 41.1% 95 percent (since 1990). The number of multiple family units has decreased by Dearborn $91,893$129,300 40.7% approximately 8% (since 1990). Mobile housing units have increased almost 5% Garden City $79,922 $110,700 40.4% since 1990. Redford Township$75,917 $104,800 38.0% Dearborn Heights$85,159 $110,800 30.1% Median Housing Value source: SEMCOG Figure 10 Dearborn Heights’s median housing value has increased from $85,159 in 1990 to $110,800 in 2000 (2000 Census), refl ecting a similar trend experienced throughout Wayne County, as illustrated in Figure 10. HOUSING - RENTAL RATES % change Housing – Rental Rates 1990 Census 2000 Census 1990-2000 Although the average house in Dearborn Heights is slightly higher in value than Detroit$491 $383 -23% the average house in Wayne County, rental rates for apartments are signifi cantly Inkster$576 $449 -22% more expensive. According to the 2000 Census, the average contract rent in Dearborn $614 $546-11% Dearborn Heights was approaching $600 per month, compared to just $430 Garden City $621 $513-17% throughout Wayne County. Redford Township$753 $563 -25% Dearborn Heights$702 $619 -11% Housing Tenure Wayne County $392 $4289% The number of owner-occupied housing units in Dearborn Heights has gradually soue rc : SEMCOG eFigur 11 increased over the last ten years. The City has 19,883 owner-occupied units in 2000, compared to 19,746 in 1990. The number of rental-occupied units has HOUSING TENURE (units) decreased by almost 300 units. Owner Occupied Units rRente Occupied Units 1990 Census 2000 Census 1990 Census 2000 Census Residential Construction and Demolition Dearborn 26,358 26,996 9,084 9,774 Building permit data for new residential construction between the years 1995- Inkster6,564 6,475 4,637 4,694 2004 suggests a decrease in residential construction in Dearborn Heights (see Dearborn Heights19,746 19,883 3,686 3,393 Figure 13). Building permit data are tabulations of residential permits issued Redford Township18,119 18,183 2,004 1,999 by a community’s building department. Between 1995 and 1999 approximately Garden City 9,676 9,898 1,537 1,581 43% of residential permits were for single family/detached condos. Since 2000, Detroit197,929 184,647 179,128 151,781 single family homes made up the majority of new residential construction with Taylor 16,843 17,5388,018 7,238 68 permits. Wayne County 498,682 511,837 281,853 256,603 esourc : SEMCOG Fige ur 12 Between 1995 and 2004, demolition of residential homes was fairly minimal with only 12 homes being demolished. In 2005, 24 more homes were demolished. BUILDING PERMITS 1995 2000 Despite the major increase in the number of residential units being demolished, -1999 -2004 2005 there is a net gain of 110 units since 1995, a quarter of which were constructed single family / detached condo (annual average) 21 31 37 in 2005. townshouse / attached condo (annual average) 131116 two-family / duplex (annual average) 2 00 HOUSING STOCK multiple-family / apartments (annual average) 1320 % change new units (total) 49 44 53 1990 Census 2000 Census 1990-2000 units demolished (total) 7524 Net total 42 39 29 Multiple family1,925 1,765 -8.3% esourc : SEMCOG eFigur 13 Single family21,321 21,474 0.7% Mobile homes4584804.8% Duplex 84 164 95.2% Other 151 0 -100.0% 23,939 23,883 esourc : SEMCOG Fige ur 9

10 chapter two: social profile OWNER OCCUPIED, RENTER OCCUPIED AND VACANCY

map 5: owner occupied housing units map 6: renter occupied housing units

map 7: percentage of housing units vacant Source: 2000 United States Census

chapter two: social profile 11 12 chapter two: social profile PHYSICAL PROFILE: existing land use

An existing land use inventory is one of the most important building blocks of a master plan. The physical configuration gives it its unique character and a record of how land areas are used helps to evaluate strengths, needs and future pattern. A field survey of Dearborn Heights was conducted in the fall of 2005 to provide current land use data (see Map 9). Information from this survey was used for decisions on future land uses and development potential. The physical shape of Dearborn Heights is unique. It is divided into a north and south half by the cities of Dearborn and Inkster. The two parts are connected by a 1/4 mile strip; Gulley Road is the only continuous thoroughfare connecting the north and south end. The City is predominately residential, bisected by wide corridors of non-residential land uses (Van Born, Ford and Telegraph Roads) and the Rouge River Parkway’s natural greenspace.3

Dearborn Heights Planning Commission City of Dearborn Heights chapter three: physical profile: existing land use 13 the environment

NATURAL FEATURES The Rouge River The Rouge River is not only an important natural resource for the Dearborn Heights community, but it plays a signifi cant role within the Rouge River watershed, thus affecting all of southeast Michigan. Historically, the Rouge was tied to Henry Ford and the industrial villages of the early 1900’s. Today, the Rouge corridor is host to a variety of occupants and facilities: University of Michigan – Dearborn; Greenfi eld Village; the Ford Rouge plant; County Parks; and many municipal parks.

The Middle Rouge Parkway crosses the north end of Dearborn Heights and follows Ann Arbor Trail and Outer Drive. The Lower Rouge Parkway traverses the City just north of Michigan Avenue. The Middle Rouge Parkway has been maintained predominantly as a series of natural parks including the Warren Valley Golf Course.

A Master Plan for the river was developed in 2001 (and updated in 2005) and guides revitalization efforts for the Rouge Gateway. The Plan is championed by the Rouge Gateway Partnership, a diverse leadership alliance representing Wayne County, several municipalities including Dearborn Heights, cultural and educational institutions and private companies.

Considerable effort and resources have been dedicated to improving water quality by the City of Dearborn Heights. A current planning initiative, within the River Oaks Neighborhood, is the Old Orchard Pond Project. This project is geared toward improving the water quality and restoring habitat along the Rouge River. The existing pond is degraded with severe sediment accumulation causing failure of the pond drainage system. The pond’s natural spring has been blocked, causing a stagnation of fl ow. Goals of the restoration are to reverse the ongoing degradation of the pond, restore the natural spring and rehabilitate the pond’s outfall structure that feeds into natural wetlands. To achieve these goals, the City has applied for a Clean Michigan Initiative (CMI) Water Quality Improvement Grant. Wayne County and the River Oaks Neighborhood Association are partnering with the City to move the project forward.

Another city-sponsored project includes recreation improvements to Parkland Park, including improved access and internal pathways. A non-motorized connection to neighboring Hines Park is also being considered that would tie directly to the Gateway Greenway.

As part of the Rouge River National Wet Weather Demonstration Project, a demonstration treatment facility was constructed within the Middle Rouge Parkway on the south side of Hines Drive, east of Telegraph. The site was constructed over a landfi ll that was capped with a layer of clay. The site is landscaped with a soccer fi eld, gazebo, bicycle rack and parking lot. The receiving water is the Middle Rouge River. The Dearborn Heights Controlled Sewage Overfl ow (CSO) Retention Basin project controls CSO discharges to protect the water quality for public health. Construction was started in January of 1995 and operations commenced in 1997. The retention basin currently serves an area of 340 acres and eliminates four CSO outfalls.

14 chapter three: physical profile: existing land use MAP EIGHT: NATURAL FEATURES

RIVER ROUGE

Warren Valley Golf Course

RIV ER ROUGE Cityall H

LOWER ROUGE CORRIDOR

N. T. S.

K CREE ECORSE

Data Source: Wayne County, 2006

chapter three: physical profile: existing land use 15 land use cover

RESIDENTIAL Single Family Residential The residential neighborhoods of Dearborn Heights represent some of the most stable and high-quality places to live in the immediate area. The City has a very large number of subdivisions built in the post World War II era that consist of well- maintained brick homes on compact lots. These smaller homes are commonly located in blocks of similar homes along streets lined with sidewalks and mature trees. The homes are most often a vernacular architecture, and are simple, gable- roof structures with either detached garages in the rear yard or small, single-car attached garages. This category is generally referred to in this Plan as “Minimal Traditional Residential.”

In some areas, most notably the area south of Ford Road north of Michigan Avenue, much of the residential area is comprised of larger homes on wider lots. These homes are often ranch style and are single story, or in some cases, full two-story “colonial” style homes. Most homes in this area have two-car attached garages. These areas are categorized in this Plan as “Single Family Suburban”.

Many streets in the City are experiencing redevelopment of home sites from older, smaller homes to new-build large homes. Certain streets immediately south of Ford Road, most notably Doxtator Street, are experiencing this to the extreme, as very large new estate homes are being constructed on many home sites. These buildings. Often, buildings will have between 8 and 16 units and usually provide areas are categorized in this Plan as “Estate Residential.” surface parking lots or assigned carports for residents. In some instances, these developments provide limited access recreation amenities such as pools and Single family detached residential is overwhelmingly the most common land use tennis courts for residents. within the City of Dearborn Heights. Of land classifi ed as single family residential, the majority is specifi cally classifi ed as Minimal Traditional Residential. As There are four manufactured home parks in the City of Dearborn Heights. All with other existing land use conditions within the City, areas classifi ed as either four are mature parks with conventional mobile structures on compact pads. single-family category may not always be exclusively residential. In some cases, complementary uses which contribute to the overall character of the neighborhood such as small corner shops, may be included in the area classifi ed as single- INDUSTRIAL AND OFFICE family, as they do not represent a different character area and actually reinforce The City of Dearborn Heights is primarily made up of residential areas and the general character of the area as a Minimal Traditional Residential area. service-oriented commercial uses to support its neighborhoods. However, there are several small areas dedicated exclusively to industrial or offi ce uses. The Single Family Attached and Multi-Family Residential two areas identifi ed as industrial uses in the City are located at the intersection Less than twenty developments in the City of Dearborn Heights are characterized of Inkster Road and Van Born Road, and immediately south of Michigan Avenue as single family attached residential or multiple family residential. This analysis between Beech Daly Road and Gully Road, extending south to Princeton Street. also includes manufactured homes. Most developments in these categories Offi ce uses may be scattered throughout individual properties in many areas of the are located along or very near major thoroughfares and often serve as a buffer City; the only locations dedicated exclusively to offi ce uses of a size substantial between intense commercial uses and minimal traditional or estate residential enough to warrant identifi cation as a separate character area are located along neighborhoods. Beech Daly, south of Ford Road, and along Warren Road, east of Telegraph Road. Single family attached residential is a category not common to many earlier community planning documents. This category includes emerging residential The residents of Dearborn Heights rely heavily on nearby and regional communities projects such as stacked ranches, contemporary townhouses, and other in Southeast Michigan for jobs, just as many heavily industrial communities rely condominiums. In most cases, developments in the category are limited to on Dearborn Heights for quality housing and nearby commercial amenities. In two or two and one half stories and usually incorporate attached garages. Such this way it becomes clear that Dearborn Heights plays and important role in the projects are becoming popular with retirees in that they offer the square footage regional economy and can be considered a partner of industrialized communities and luxury options of a traditional home, but require less maintenance and cost. like Taylor, Dearborn and Detroit. The proximity of Dearborn Heights to these This category is one of the fastest growing segments of new home construction traditionally industry-heavy communities affords residents quick commute times in the United States as developers rush to accommodate the new retirees of the and a high quality of life; in other words, the City’s location may be one of its Baby Boomer Generation. strongest assets. In fact, over 70 percent of the City’s employed residents enjoy travel times of less than 30 minutes, a considerably larger number than the 64.3 Conventional multiple family residential projects in Dearborn Heights primarily percent in Wayne County as a whole, and only 59.4 percent in Oakland County. consist of older apartment complexes with hundreds of units contained in multiple

16 chapter three: physical profile: existing land use MAP NINE: EXISTING LAND USE AND VISUAL CHARACTER

1 • Rouge Parkway and Hines Drive • Warren Valley Golf Course • Lined in places with large homes • Scenic departure from dense surroundings 2 E • Smar lot, lletra ditional single family areas RIVER ROUG • Stable, well maintained neighborhoods Warren Valley • Tree lined streets with sidewalks, on-street parking Golf Course N. T. S. • Most widespread land use character in City

RIVER

ROUGE

City Hall

3 • Widlotser than minimal tra ditional areas • Larger, ranch and colonial homes in older estate area • Very large in\ ll houses in some pockets • New architectural styles in developing areas 4 • TelRoaegrdaph Corr idor • “Highway”commercial (gas stations, fast food, etc) • Catering to the motoring public • Primary regional arterial for Wayne, Oakland Counties • Boulevard with landscaped median throughout 5 • Small commercial nodes • Automobile oriented, but not regional in scale • Not well integrated with surroundings in most cases • Located at major intersections 6 • Warn Avre enue Corridor • Streetscape improvements increase walkability • Consistent visual identity throughout • Small, shallow lots, no setbacks in most cases • Specialty ethnic shopping 7 • Regnal “biio g-box” development • On major corridors near small-scale commercial • National retailers with large signage • Occupy large acreage with parking, structures 8 • Ford Cod Rrridoa or • Mix of uses; residential adjacent to commercial • Regional connector to Detroit, suburbs to west • High speeds, intense signage, larger setbacks

9 • Vanorn B Road and South Beech Daly Road Data Source: Hamilton Anderson Field Survey, 2005 • Greater occurrence of vacancy Note: • Less consistent land use pattern than other corridors • Theand l use structure is generalized • Community reinvestment with new library • Schools are integrated into residential neighborhoods • Signi\ cant underutilized parcels 10 • Indurial st areas • Contained primarily within buildings • Small scale manufacturing and shop uses • Mostly single story block buildings with few windows

chapter three: physical profile: existing land use 17 PARKS, PUBLIC AND QUASI-PUBLIC The City of Dearborn Heights is home to signifi cant natural features, a diverse collection of places of worship, many public and private schools, municipal agencies, and large recreational amenities. This analysis demonstrates that a signifi cant portion of the City’s acreage is occupied by such uses.

A cursory examination immediately reveals the dominating presence of two branches of the River Rouge and the Wayne County greenway situated along their banks. The presence of the Warren Valley Golf Club in the northeast corner of the City established a critical mass of public space in this and contributes heavily to the character of the homes and businesses in this area.

The City itself owns and operates 9 separate park facilities covering a total of nearly 140 acres. The City also owns and operates the municipal complex, two libraries, a community center, two senior centers, and a recreation center. These uses and parks are spread in all areas of the City of Dearborn Heights.

Within the City, 5 school districts are represented. Two of these, Crestwood and Dearborn Heights District 7, are headquartered within the City. Henry Ford Community College also has a location on Warren Avenue near Ann Arbor Trail. There are 27 separate education facilities in the City, considering all public and private institutions.

The diverse population of the Dearborn Heights relies on a large number of places of worship of many denominations, located in all areas of the City. Cemeteries and seminaries are also identifi ed as public or quasi-public facilities, helping this category to account for a signifi cant amount of the community’s land area.

18 chapter three: physical profile: existing land use COMMUNITY FACILITIES

Adequate public facilities and services are a fundamental responsibility of the municipal government. They are valuable resources in any community and are necessary to maintain the public safety and overall quality of life. Therefore, the strength of these services should be maintained and, where possible, enhanced. Residents ranked City Services, specifically police and fire protection, as top strengths during the public participation workshops.

Significant progress has been made in broadening and updating facilities since the last Master Plan; two new libraries, the new criminal justice center (police station) and a new fire department headquarters have been constructed. The creation of these new facilities has made room in the existing municipal building for remaining departments and services.

In general, topics covered in this chapter include City Hall, City Departments,4 Municipal Complexes and Education.

Dearborn Heights Planning Commission City of Dearborn Heights chapter four: community facilities 19 community facilities

CITY HALL AND ADMINISTRATIVE OFFICES Location: City Hall is located on Fenton Road, three blocks west of Telegraph Road, in the heart of a residential area.

Description: The building is home to the administrative offi ces of the Mayor, City Clerk, Building Department, City Assessor, Treasurer and Water Department, City Council, Planning Commission and Zoning Board of Appeals. Most community meetings are held at City Hall.

CITY DEPARTMENTS Department of Public Works Location: The Department of Public Works is located at 24600 Van Born Road.

Description: The Department of Public Works (DPW) is made up of the Water Department, the Highway Department and the Building & Maintenance Department.

The following is a breakdown of the responsibilities of each department.

Water Department • Maintenance of 1,400 miles of water, sewer, and storm sewer lines. Fire Department • Repair water main breaks. Location: Two fi re stations are located within the City limits. Headquarters Fire • Repair water services to houses and install services to newly built houses. Station is located at 1999 North Beech Daly (1000 feet south of Ford Road) and • Maintain sewer system. Fire Station #1 is located at 4500 South Telegraph (northwest corner of Telegraph • Install water meters and record readings of usage from homes and and Annapolis). businesses. • Repair excavated sites from work the Department performs. Description: T h e Dearborn Heights Fire Department has the primary responsibility • Maintain and repair 1,522 fi re hydrants and valves. of protecting residents, residential properties and commercial businesses. As part of this responsibility, the department operates a program of mandatory fi re Highway Department inspections. • Remove snow and ice on City streets. • Sweep public streets. The Fire Department is also responsible for handling emergency medical calls • Maintain City street signs. and transporting patients to area hospitals. Personnel who ride the rescue squad • Trim and remove trees as required. and attend patients are licensed paramedics. • Temporary repair of streets. The Headquarters Station houses an administrative wing, training center, fi re Building and Maintenance suppression living quarters and apparatus room. Station #1 features many of the • Maintain 28 City owned buildings. amenities of Headquarters Station but on a smaller scale. This station is in the • Maintain 9 City parks. process of the fi nal phase of renovations. • Mow and maintain 500 acres of grass. • Install and disassemble voting booths for elections. Police Department • Remove snow and ice removal around City building and parking lots. Location: The Dearborn Heights Police Department is located in the Criminal • Set up public events. Justice Center, located on Michigan Avenue, between Beech Daly and Gulley Roads. The DPW does not have a Comprehensive Capital Improvements Plan outlining future projects. Description: The Police Department is responsible for crime prevention, traffi c accidents, animal control and school safety programs. The Department has three divisions: Patrol, Investigative, and Administrative.

20 chapter four: community facilities MAP TEN: COMMUNITY FACILITIES

Nolar Bend Recreation Area Parr Recreation Area RIVER ROUGE Wallaceville Soccer Crestwood Little War ren Valley Fields Hillcrest Elementary League Fields Golf Course Warrendale Tel Park

egraph St. Meis School Riverside Middle Warren Avenue Helms Clara B. Ford Elementary Road Haven Parkland Park Highview Elementary Parkland Recreation Area Berwyn Park and Senior RIVER ROUGE Center St. Linus School River Oaks Elementary Star International Academy Municipal Park & Caroline Kennedy Library City Hall Kinloch Park St. Anselm Catholic

Ford Road

Canfield Park & Headquarters Fire Station Community Center Crestwood High Kinloch Elementary

Dearborn Heights Montessori Center

Beech Daly Road

Gul

ley Road

Lower Rouge Parkway

Criminal Justice Center

N. T. S.

Robichaud High

St. Sebastian Catholic District 7 Athletic Weddel Daly Park Fields Annapolis Fire Station #1 Park High Bedford St. Albert School Polk Pardee Elementary Elementary Heather Eton Senior Center Elementary St. John Elementary Thorne Primary and Madison Lane Park Intermediate Elementary Best Middle Swapka-Powers Park & Richard A. Young Recreation Center John F. Kennedy Library Van Born Road

Data Source: Hamilton Anderson Associates, 2006

chapter four: community facilities 21 Parks and Recreation Department PARK ACRES FACILITIES The City of Dearborn Heights offers recreation opportunities for all ages of residents. Facilities include parks owned and operated by the City, recreation Berwyn Park and Senior Community Center for Seniors, areas and buildings for indoor recreation. The City adopted a new 5-year Center 5.4 practice ballfield and picnic area Parks and Recreation Master Plan in 2006. The Master Plan sets goals and objectives for recreation programs, park construction and maintenance. The Play equipment, in-line skating Parks and Recreation Master Plan address facilities and programs in greater surface, tennis courts, and sand detail. The Plan provides a comprehensive list of improvements for every park Daly Park 3.9 volleyball court in the system. Additionally, the recreation plan identifi es specifi c initiatives for the City to complete for the whole park system. These improvements Eton Senior Center1.8Community Center for Seniors include: Play equipment, basketball hoops Heather Lane Park4.6 and sand volleyball court 1. Park promotion 2. Community involvement and fund raising Play equipment, open space, 3. Barrier free accessibility Kinloch Park 4.7 paved trail and picnic facilities 4. Design improvements Weddel Park 1.0 Play equipment 5. Safety 6. Programming Community Center, Ice Arena, 7. Land acquisition Central Park and Canfield play equipment and picnic Community Center 2.0 facilities Wayne County owns and operates park facilities within the City as part of a regional system. The Middle Rouge Parkway traverses the northern portion Baseball fields, soccer field and of Dearborn Heights and a small portion of the Lower Rouge Parkway crosses Municipal Park19.7 play quipment through Dearborn Heights, just north of Michigan Avenue. Fitness Center, challenge course, Schools and charter academies provide additional recreation opportunities. Swapka-Powers Park and tennis courts, basketball hoops, Each facility contains sports fi elds that are utilized by school teams, organized Richard A. Young baseball fields, picnic facilities, youth sport organizations and residents. Although priority use is given to school Recreation Center12.1 paved trail and comfort station programs, they are widely used by athletic organizations and residents. Football and soccer field, tennis courts, sledding hill, play LIBRARY equipment, picnic facilities and The City of Dearborn Heights has recently constructed two new libraries. Parkland Park 82.9 paved trails The Caroline Kennedy Library is located adjacent to City Hall. The John F. Kennedy Jr. Library is located on Van Born Road, west of Telegraph Road. The eFigur 14 new libraries have enabled the library department to function with suffi cient space for library materials, computer activities, readers, researchers, library programs, staff work space and storage.

Dearborn Heights is a member of the Wayne-Library Federation and The Library Network. This program allows residents to borrow materials from many of the other public libraries in Wayne and Oakland counties, and allows the library to participate in the on-line interlibrary loan service.

22 chapter four: community facilities EDUCATIONAL FACILITIES OTHER COMMUNITY FACILITIES Dearborn Heights is served by fi ve school districts: Crestwood, Westwood, The Berwyn and Eton Senior Centers offer recreation and educational services Dearborn, Dearborn Heights District #7 and Taylor. School district boundaries for the senior population of Dearborn Heights. The Berwyn Center is located in are indicated previously on Map 10 – Community Facilities. the north end of the City and the Eton Center is located in the south end. Smart Connector buses are available to each facility. Crestwood School District The Crestwood School District encompasses the northwestern portion of Dearborn Heights, west of Telegraph and north of Cherry Hill. The district enrolls UTILITIES approximately 3,380 students. The school district operates three elementary All areas of the City are served by water, sewer, electricity natural gas and schools (Hillcrest, Highview and Kinloch), one middle school (Riverside), and telephone service. The water and sewer system is owned and operated by the one high school (Crestwood). City of Dearborn Heights under control of the Department of Public Works. Water is supplied and treated by the City of Detroit. Natural gas and electricity Westwood School District are supplied DTE Energy. AT&T provides telephone service. The Westwood School District boundaries encompass the 1/4 mile strip that connects the north and south portions of the city. District boundaries include Cherry Hill, Telegraph Road, Van Born and South John Daly Road. The school district operates three elementary schools (Daily, Tomlinson and Thorne) and one high school (Robichaud Sr/Jr).

Dearborn Heights District 7 School District District 7 encompasses the southeastern most portion of Dearborn Heights, east of Telegraph Road and north of Van Born Road. The school district operates four elementary schools (Bedford, Madison, Polk and Pardee), one middle school (O.W. Best) and one high school (Annapolis).

Dearborn Public Schools The Dearborn Public School District encompasses the northeastern portion of the City, east of Telegraph Road and north of Ford Road. Within the City of Dearborn Heights, the district operates one elementary school (River Oaks) and one middle school (Clara B. Ford). The district operates two additional educational facilities; the Berry Career Center and the Dearborn Center for Math, Science & Technology.

Taylor Public Schools The Taylor Public School District encompasses a very small portion of the City, west of South John Daly Road. No public school facilities are actually located within City limits.

Non-Public Schools Numerous non-public educational facilities can be found throughout the community including, St. Sebastian Catholic School, St. Meis School, St. Linus School, Star International Academy, St. Anselm Catholic School, St. John’s Elementary School, St. Sebastian Catholic School and the Henry Ford Community College Dearborn Heights Campus.

chapter four: community facilities 23 24 chapter four: community facilities TRANSPORTATION & CIRCULATION

Dearborn Heights is centrally located, and local residents have easy access throughout the Greater Detroit Metropolitan Area via Interstates 94 and 96. It is a fifteen minute drive from downtown Detroit. The Dearborn Heights community is also proximate to international airports (Detroit Metropolitan Wayne County Airport and Willow Run Airport).

The physical shape of Dearborn Heights is unique. It is divided into a north and south half by the cities of Dearborn and Inkster. The two parts are connected by a 1/4 mile strip; Gulley Road is the only continuous thoroughfare connecting the north and south ends. The Rouge River corridor and major roadways including Telegraph Road, Michigan Avenue, and Ford Road further divide the City. Although these can be considered divisive elements, the result is the creation of functional neighborhoods; defined limits whereby residents have convenient access to daily shopping, schools, parks and playgrounds.

The thoroughfare and local street pattern is generally a grid network similar to most of the mature suburbs surrounding Detroit. Inkster Road, Beech Daly Road, Telegraph Road, Joy Road, Warren Road, Ford Road, Cherry Hill Road, Michigan Avenue, Carlysle Street and Van Born Road are part of the regional square mile road network. Michigan Avenue5 (US 12) traverses a very small section of the City, running east-west on a slight angle to the grid pattern. It is one of five historic radial streets emanating from Downtown Detroit and was the original connection to Chicago prior to the I-94 expressway. Dearborn Heights Planning Commission City of Dearborn Heights chapter five: transportation and circulation 25 streets

ROAD CLASSIFICATION MAINTENANCE RESPONSIBILITY The National Functional Classifi cation System The Department of Public Works’ (DPW) Highway Department is responsible The National Functional Classifi cation System, developed by the Federal for general road maintenance within the City. This is one of three departments Highway Administration, is used by transportation agencies to classify all that make up the DPW. General maintenance includes street sweeping, sign streets, roads and highways according to their function (see Map 11). National maintenance and the temporary repair of streets. The Highway Department Functional Classifi cation is a transportation planning tool. All public roads are currently repairs damaged roads on an as-needed basis. classifi ed according to function - this allows roads to be studied and compared across different regions of the state or the entire country. National Functional Classifi cation is also used to determine which roads are eligible to receive federal TRAFFIC VOLUME funds (federal-aid) for improvements. Current traffi c volume data, generated by the Southeast Michigan Council of Governments (SEMCOG) and the Michigan Department of Transportation Principal arterial roads provide the greatest mobility, carrying long distance, (MDOT) identifi es the most heavily used roadway sections within the City (see through-traffi c. Warren Road, Ford Road, Michigan Avenue, Van Born Road, Map 13). Telegraph Road traffi c volumes are highest. Traffi c counts at the south Hines Drive and Telegraph Road are considered principal arterials. Minor arterials end of the city were slightly higher (62,000/day) than traffi c counts taken along function similarly to principal arterials, with the exception being that they carry Telegraph Road in the north end (59,500/day). This could largely be attributed to trips of shorter distance and to lesser traffi c generators. Inkster Road, Beech it’s proximity to I-94 and the Southfi eld Freeway. Daly Road, Ann Arbor Trail, Cherry Hill Road, Pelham Road and Outer Drive are classifi ed as minor arterials. Urban collectors provide both mobility and access Ford Road also experiences high traffi c volumes, with greatest volumes (53,000/ to property as well as funneling traffi c from residential areas to arterials. The day) occurring east of Telegraph Road and lighter volumes experienced west of Southfi eld Freeway functions as a principal arterial street and is considered an Telegraph Road (33,700/day) on an average weekday. National retailers prefer urban freeway. a commercial frontage with traffi c volumes averaging at least 20,000 vehicles daily. Three expressways are situated close to the City. Interstate 94 (I-94) is a vital regional and interstate link from Detroit to Chicago; nearest access is provided from Telegraph, just south of Van Born Road in the City of Taylor. Interstate PUBLIC INPUT 96 (I-96) provides linkage from Detroit to Lansing and Grand Rapids and is Dialogue with community stakeholders and Dearborn Heights staff indicated located 2 miles north of the city limits. Interchanges are at Telegraph, Beech very few transportation concerns. Daly and Inkster Roads. The Southfi eld Freeway (M-39) is the southeastern most boundary of Dearborn Heights. The freeway provides an important north-south One area of concern relates to the streets surrounding schools. Historically, route connecting southern suburbs (such as Lincoln Park) with the major job schools were located within walking distance to the homes they intended to serve. center, the City of Southfi eld. Access to M-39 is from Van Born Road. Finally, Michigan schools are classifi ed as schools of choice, therefore children who live Metropolitan Airport is a few miles away and can be accessed via I-94 or Van outside the school district attend district schools. This requires some children to Born Road to Middlebelt or Merriman Roads. be driven to school, causing congestion on roads not designed for heavy traffi c during school drop-off and pick-up times. State Act 51 State Act 51 road classifi cation provides a guide for fund allocation and is important as a revenue source. Act 51 creates a fund into which specifi c transportation taxes are deposited, and prescribes how these revenues are to be distributed and the purposes for which they can be spent. Act 51 establishes jurisdictional road networks, sets priorities for the use of transportation revenues, and allows bonded indebtedness for transportation improvements and guarantees repayment of debt. The Act indicates that there are 5.623 miles of State trunk line, 30.06 miles of major streets and 154.76 miles of local streets within Dearborn Heights (see Map 12).

County primary roads, as classifi ed by State Act 51, include Inkster Road, Joy Road, Beech Daly Road (north of Ford Road), Van Born Road, Outer Drive and Hines Drive. County local roads include the Nollar Drive, Park Drive, Warrendale Drive, Coonville Drive and Woodbine Avenue. Major streets include all or portions of Ann Arbor Trail, Fordson Highway, North Charlesworth Road, Hass Street, Gulley Road, Silvery Lane, Fenton Street, Wilson Drive, Cherry Hill Road, Avondale Street, Beech Daly Road, Dartmouth Street, Annapolis Street, Madison Street, Pardee Avenue, Monroe Street, Pelham Road, and the M-30 service road (see Map 12).

26 chapter five: transportation and circulation ROADWAY CLASSIFICATION AND TRAFFIC VOLUME

Dearborn Heights - Dearborn Heights - National Functional Classifi cation System Act 51 Roadway Classifi cation Not public road State Trunkline Freeway County Primary Principal Arterial County Local Minor Arterial Major Street Local Road Local Road

map 11: national functional classification system map 12: act 51 road classification system

Dear born Heights - Average Daily Traffic Counts

7,000 to 9,000

9,001 to 15,000

E 15,001 to 35,000 RIVER ROUG N. T. S. 35,001 + Warn Varelley Golf Course

RIVER ROUG

aCityll H E

Road ADT oVan B rn between Inkster and Beech Daly 8,845 Van Born between Beech Daly and Telegraph (US-23) 12,166 Outer Drive between Edwards N Hines and Ann Arbor Trail 5,930 Warren between Telegraph (US-24) and Ann Arbor Trail 14,160 Warren between Inkster and Beech Daly 16,863 Warren between Gulley and Telegraph (US-24) 10,903 Warren between Beech Daly and Gulley 14,374 Warren between Ann Arbor Trail and Outer Dr. 9,291 Inkster between Ann Arbor Trail and Joy Rd. 14,481 Inkster between Cherry Hill and Ford Rd. (M-153) 17,260 Inkster between Edwards N Hines and Ann Arbor Trail 15,099 Inkster between Ford Rd. (M-153) and Warren 13,438 Inkster between Warren and Edward N. Hines 14,058 Inkster between Van Born and Annapolis 7,966 Beech Daly between Ann Arbor Trail and Joy Rd. 8,187 Beech Daly between Ford Rd. (M-153) and Warren 8,860 Beech Daly between Warren and Ann Arbor Trail 9,369 Edward N. Hines between Outer Dr. and Ford Rd. (M-153) 13,658 Edward N. Hines between Inkster and Telegraph (US-23) 15,668 Edward N. Hines between Telegraph (US-23) and Outer Dr. 14,515

Data Source: SEMCOG, 2006

Data Source: SEMCOG Traffic Count Data Base MDOT Traffic Count Data Base

map 13: taffic volumes

chapter five: transportation and circulation 27 managing traffic hazards

ACCESS MANAGEMENT Traffi c Calming Access Management is the planning, design and implementation of land use and Traffi c calming is a method of slowing, but not stopping traffi c. It is an important transportation strategies that dictate traffi c fl o w between streets and adjacent land. consideration in residential and active pedestrian areas. Measures are intended to By utilizing access management strategies, signifi cant benefi ts can be realized by achieve one or more of the following objectives: the community, including: 1. Improve the neighborhood environment. Speeding, cut-through traffi c and • Improved safety conditions traffi c confl icts all impact the livability of a neighborhood. Traffi c calming • Reduced congestion and delays measures can be used to address these concerns and provide opportunities to aesthetically enhance the neighborhood environment with landscaping and • Provide property owners with safe access design features. • Promote desirable land use patterns 2. Reduce vehicular speeds. Most traffi c calming measures are used to increase • Increased pedestrian and cyclist safety motorist awareness of the street’s function and thus reduce vehicular speeds. Excessive speeds are a major safety concern due to the increased risk for Several techniques are available to a community that can improve the safety pedestrians and cyclists. Secondary effects of speed reduction include traffi c and reduce traffi c congestion while still providing safe and reasonable access to volume reduction, vehicular confl ict reduction and an enhanced neighborhood properties adjacent to a road. environment. 3. Discourage through traffi c. Some traffi c-calming methods are used to discourage non-local traffi c from traveling through a neighborhood on local Land Use Strategies and collector streets, thereby reducing traffi c volumes. High traffi c volumes 1. Defi ne appropriate land uses. Isolated projects can create safety and increase the potential for confl icts within a neighborhood as well as cause congestion problems along otherwise smoothly functioning arterial roads. delays for pedestrians and cyclists, and reduce the attraction for local and Use the master plan and zoning ordinance when making land use decisions. collector streets for walking and cycling. 2. Defi ne standards for development (lot size, density and setbacks). In existing 4. Minimize confl icts between street users. Traffi c calming measures are used commercial centers, buildings should be set close to each other and to main to reduce confl icts between various street users, including motorists, cyclists, streets to encourage walking and shared parking. pedestrians and others. Reducing vehicle speeds and volumes, correcting 3. Defi ne land subdivision standards for lot layout, streets, driveways and geometric defi ciencies and improving sight lines can all help to reduce location of buildings. The land division (subdivision control) ordinance will confl icts without the need to separate street users. provide regulations. Traffi c calming measures traditionally fall within four headings – vertical 4. Close excessive curb cuts. Look for opportunities to share access among defl ections, horizontal defl ections, obstructions and signing. properties. The zoning ordinance can provide regulations. 5. Limit the number of curb cuts permitted per parcel or per linear feet Vertical Defl ection of corridor. Restrict the number of curb cuts per parcel to one or none if • Vertical defl ections generally direct motorists to slow and avoid unpleasant alternative access exists through a secondary road or a shared driveway. sensations when travelling over a raised road feature. Vertical defl ection 6. Separate curb cuts and intersections. Establish minimum distances between measures include raised crosswalks, raised intersections, rumble strips, curb cuts and public street intersections. sidewalk extensions, and textured crosswalks. 7. Align driveways. Align new or relocated driveways opposite each other • A raised crosswalk is a marked pedestrian crosswalk at an intersection or or offset at least 125 feet from each other. This recommendation is most mid-block location constructed at a higher elevation than the roadway. Raised relevant on Ford and Van Born Roads. intersections (including crosswalks) are constructed at a higher elevation 8. Require shared access and parking for new development, expansion or than the roadway. Both measures are intended to produce an uncomfortable redevelopment. Consolidate parking lots and driveways to minimize paved sensation for motorists traveling at higher speeds and improve the visual areas. Develop shared parking standards to reduce the amount of parking identifi cation of the crosswalk area. Pedestrian priority is also emphasized. required for individual developments. Ford Road, especially, can functionally Raised crosswalks and intersections are appropriate at school and park access and aesthetically benefi t from this approach. points. This method is appropriate on local streets, but thoroughfares whose 9. Require pedestrian and bicycle connections. Require sidewalks and other purpose is to move vehicles. connections along roads where uses are concentrated and between buildings and parking areas. Provide for pedestrian crosswalks at regular intervals. • A textured crosswalk incorporates textured and/or patterned surface to contrast This direction is a prime consideration for the West Warren Downtown with the roadway. This better defi nes the crossing location for pedestrians District. It also ties into the strategy for locating convenience shopping and reduces pedestrian-vehicle confl icts. Variations can be incorporated on centers throughout the city. Walkability is stressed throughout the plan. all types of streets.

28 chapter five: transportation and circulation • A sidewalk extension is a walk continued across a local street intersection. • Intersection channelization is the use of raised islands located in an intersection For a “raised” extension, it is continued at its original elevation, with the to obstruct specifi c traffi c movements and physically direct traffi c through local roadway rising to the level of the sidewalk. For an “unraised” sidewalk an intersection. They can improve pedestrian crossing safety by reducing extension, the sidewalk is lowered to the level of the roadway. The purpose crossing distances and providing rest areas. Bicycles are typically permitted of the sidewalk extension is to signal approaching motorists to an intersection to make all movements, including those which motor vehicles are prevented to yield to traffi c and pedestrians at an intersection. from making. Dearborn Heights does not have an appropriate location for this method at the present time. However, development of a large area may Horizontal Defl ection necessitate its use. • Horizontal defl ection measures primarily discourage short cutting or through- traffi c. Some measures may also reduce vehicle speeds, reduce confl icts • A raised median through an intersection is an elevated median located on or enhance the neighborhood environment. Some examples of horizontal the centerline of a two-way roadway through an intersection that prevents defl ection measures include chicanes, curb extensions, curb radius reductions, left turns and through movements to and from the intersecting roadways. It on-street parking, raised median islands and traffi c circles. can create a refuge for pedestrians and cyclists, enabling them to cross one direction of travel at a time, thereby reducing waiting time for gaps when • A curb extension occurs when the curb is extended on one or both sides of crossing a roadway. This method is currently practiced on Telegraph Road. the roadway resulting in a narrower section of the roadway. The purpose of a curb extension is to reduce vehicle speeds, reduce crossing distance for pedestrians, increase pedestrian visibility and prevent parking close to Other Methods an intersection. This method is appropriate in many areas, such as Warren Traffi c calming can also be simply accomplished through the use of on street Avenue at the Downtown District. parking and street trees. These help to physically and visually minimize street width, thus, slowing traffi c. Ordinances and private road standards can be modifi ed • A raised median island is an elevated median constructed on the centerline of to allow less road width in many instances. a two-way roadway to reduce the overall width of the adjacent travel lanes. The general intent of a raised median island is to reduce vehicle speeds as well as pedestrian-vehicle confl icts. Islands may be used along arterial roads at locations of high pedestrian traffi c, such as Warren and Beech Daly.

Obstructions • These measures, which physically obstruct specifi c vehicle movements are typically applied at intersections but may also be used at mid-block locations. They are intended to reduce vehicular shortcutting or through traffi c. Some measures may also reduce pedestrian-vehicle confl icts and may enhance the neighborhood environment where landscaping is utilized.

• A directional closure is a curb extension or barrier extending to the centerline of the roadway, obstructing one direction of traffi c. When combined with other measures, directional closures deter shortcutting and through-traffi c routes. This measure is appropriate for local streets.

• A diverter is a raised barrier placed diagonally across an intersection, forcing traffi c from proceeding straight through an intersection. Diverters can incorporate gaps for pedestrians, wheelchairs and bicycles and can be mountable by emergency vehicles. This measure is appropriate for local streets.

• A full closure refers to a barrier extending the width of a roadway, which obstructs all motor vehicle traffi c movements from continuing along the roadway. A closure can change a four-way intersection to a three-way intersection, or a three-way intersection to a non-intersection. Gaps can be provided for cyclists and pedestrians. Closures are typically passable by emergency vehicles.

chapter five: transportation and circulation 29 regional transportation studies

REGIONAL TRANSPORTATION STUDIES Telegraph Tomorrow Regional Transportation Plan The Telegraph Tomorrow Corridor Design Project was formally launched with The Southeastern Michigan Council of Governments (SEMCOG) recently MDOT contract approval and authorization of funding in 1999. Its intent is adopted the Regional Transportation Plan (the Plan) that provides for a to create a corridor with a distinct identity that satisfi es the committee goal to comprehensive transit system in Southeast Michigan. The Plan advocates for an produce a corridor described as “Attractive with a Quality Sense of Arrival”. improved transit system that would enhance the overall transportation system in the region, provide greater mobility options and improve the region’s economic Goals of the Plan include: competitiveness. It will also assist decision makers in determining regional or • Strengthen economic vitality as a major commercial corridor by fostering state funding distribution or allocation. Projects listed in the RTP which will appropriate development and marketing. affect Dearborn Heights include: • Improve the effectiveness and effi ciency of the road in moving people and 1. Resurfacing portions of M-153 from Vernon Street (Dearborn/Dearborn goods. Heights) to Venoy Road (Garden City). The project was slated to begin in 2005 at cost of $15,000. • Improve the overall appearance. 2. Bridge rehabilitation on Telegraph road. The project is a 5 year plan, from • Improve and strengthen corridor neighborhoods. 2006-2010 at a cost of $2,452. • Implement a coordinated safety program. 3. Resurfacing portions of Telegraph Road from Beechmont to Joy. The project is a 5 year plan, from 2006-2010 at a cost of $12,745. Recommendations from the plan include: • Consolidate driveways in new development areas. High Speed Rail • Provide bus shelters for high-use bus stop areas. The Regional Transportation Plan will identify and analyze the options for providing reliable and effi cient high-capacity rapid transit service between • Emphasize pedestrian and vehicular nodes at mile roads and other signifi cant downtown Detroit and City of Ann Arbor, including service to Wayne County cross-streets with pockets parks and focal points. Metropolitan Airport to meet the growing demand for mobility within this critical • Develop a wayfi nding sign system with a coordinated color scheme. transportation corridor. • Develop design standards tailored to fi t specifi c community issues.

Preliminary alternative maps created by SEMCOG show a commuter rail system • Provide adequate light levels throughout the corridor. following Michigan Avenue from Chelsea, through Dearborn Heights and terminating in the City of Detroit. In addition, a Bus Rapid Transit line follows Model overlay zoning regulations were drafted for the Telegraph Tomorrow Michigan Avenue beginning in the City of Detroit through Dearborn Heights to project area. The model language is, at a minimum, intended to serve as a guide Inkster and the runs south into Metro Airport. A Light Rail Transit line alternative for each community. is also shown. This rail would run just south of Dearborn Heights, from Metro Airport, through the City of Taylor and extend to Detroit. The Plan includes a comprehensive implementation strategy that consists of the following components: continuing support, administrative plan, interlocal Transportation Improvement Plan agreements, pilot projects, public relations/promotions plan and an operations/ The Transportation Improvement Plan (TIP) is the RTP’s action component. It maintenance strategy. The Plan details each of the components and concludes is a listing of proposed projects to improve the overall transportation system in with an implementation funding matrix to assist each community in the Southeast Michigan. The TIP is also a compilation of the strategies of regional implementation of the design plan. transportation agencies and local communities to address the needs of the regional transportation system.

30 chapter five: transportation and circulation MAP FOURTEEN: MASS TRANSIT

RIVER ROUGE

Warren Valley Golf Course

RIVER ROUGE

Cityall H

N. T. S.

Data Source: SEMCOG, 2005

chapter five: transportation and circulation 31 32 chapter five: transportation and circulation PUBLIC PARTICIPATION

The power of public participation in any planning process cannot be underestimated. It allows people whom the document will affect on a daily basis, the opportunity to state their values on land use, the environment, parks, traffic, city services and similar factors that effect their daily lives.

Two public participation sessions were used in an effort to obtain as much public direction as possible. To improve outreach, one session was conducted in the City’s north part while the second work session was held in the southern area. A January 2006 meeting reached out to stakeholders at the Caroline Kennedy Library. The second meeting, held in February of 2006, was conducted at the Richard Young Recreation Center. Both sessions were designed to identify strong and weak issues facing Dearborn Heights today and recognize what matters the City should be aware of in the future. Besides residents and business owners, representatives of the City’s decision-making structure – Mayor, City Council, Planning Commission, Zoning Board of Appeals, Tax Increment Finance Authority, and department directors 6contributed to both sessions.

Dearborn Heights Planning Commission City of Dearborn Heights chapter six: public participation 33 NEIGHBORHOOD WORKSHOPS

JANUARY WORKSHOP (Caroline Kennedy Library) Weaknesses (Things that you have that you would like to remove) Lack of ordinance enforcement was considered to be the City’s greatest weakness, Strengths (Things that you have that you would like to keep). providing a poor image along the commercial corridors including the clutter of Most meeting attendees to the North End workshop felt that Dearborn Heights’ signage. The city’s image as a whole and the lack of senior housing are other greatest strength lies in the services provided by the City. Good police and fi re concerns. services, recreation facilities and high-quality city services were prioritized as the top three strengths. Also noted as strengths are the City’s public transportation Opportunities (Things that you don’t have that you would like to add) lines, leadership, accessibility for persons with disabilities and abundant green Meeting attendees felt that developing a comprehensive plan for a community space. center was an opportunity to provide a range of services that meets the needs of all ages. In addition, residents felt that the city should provide more fl exible Weaknesses (Things that you have that you would like to remove) zoning to encourage new development. An opportunity for improved recreation, Lack of ordinance enforcement was considered to be the City’s greatest weakness, specifi cally a sports-plex, is thought to be important to capitalize upon. Increasing providing a poor image along the commercial corridors. Residents felt that the number of quality senior housing opportunities was also forwarded. the City needed to provide additional Ordinance Offi cers to enforce the city’s regulations. The removal trees and green-space was also noted several times. Threats (Things that you don’t have that you would like to keep out) The problem of fl ooding and cuts in state revenue sharing topped the list of items Opportunities (Things that you don’t have that you would like to add) residents felt were the greatest threats to the city. Increased neighborhood crime Meeting attendees noted three signifi cant opportunity areas. Warren Avenue, and deteriorating neighborhoods were also considered forces that are impeding between Telegraph Road and Beech Daly has a fairly stable business district the well-being of Dearborn Heights. with opportunity to become a vibrant shopping and business center. Improved senior services would retain the city’s older residents. The TIFA district and other business improvement organizations were identifi ed as opportunities for the SUMMARY OF PUBLIC MEETINGS business community to expand upon and benefi t from. In addition, the number of vacant buildings is seen as an opportunity for the city to recruit high tech The public participation sessions identifi ed many important issues that the City of businesses. Dearborn Heights faces. Most residents who attended the January meeting at the Caroline Kennedy Library in the north part lived in the north area. Likewise, the Threats (Things that you don’t have that you would like to keep out) February session at the Richard Young Recreation Center in the south area was The increasing number of rental properties was considered a large obstacle for attended by residents of the south end. future growth and well-being in Dearborn Heights. Adult entertainment uses, abandoned properties, signs of blight were perceived as physical land use threats Similarities and differences between the priority items were noted. Overall, the to Dearborn Heights’ future. Although some residents perceived the vacant high quality of city services and the struggle with ordinance enforcement were structure as an opportunity to infi ll with high-tech businesses, other residents felt shared between the two workshops. Many similarities that were not of a higher that these vacancies were threats to the city. priority were also found. Differences were noted, but only when reviewed as priority items. Issues and opportunities identifi ed at the January session related more to improving commercial corridors and bringing in businesses that draw FEBRUARY WORKSHOP (Richard Young Recreation Center) a higher volume of customers. The focus of the issues at the February session related to improving neighborhood stability and offering a greater range of Strengths (Things that you have that you would like to keep). recreation opportunities. Other discussions of importance at the February Most meeting attendees felt that Dearborn Heights’ greatest strength is active meeting included the improving the overall image of the city and that the City’s citizenry by its residents. In addition, the proximity of the City to local expressways convenient access to the freeway and regional highway system was a bonus for and areas of work and play is viewed as an asset. Also noted as a strength is the residents and businesses. city’s variety of housing options which include affordable housing to appeal to a wide demographic population. The city’s municipal services was identifi ed as a PUBLIC HEARING strength, specifi cally police and fi re protection. Following the required public display period, the Planning Commisison held a public hearing in April of 2007 in Dearborn Heights City Council chambers.

34 chapter six: public participation ECONOMIC DEVELOPMENT STRATEGY

Economic growth does not happen over night. Considerable time, dedication, human resources, public and private funding, government cooperation and multi-jurisdictional cooperation are essential to successfully meet objectives.

Dearborn Heights is fortunate to have unique attributes and amenities that differentiate it from many similar cities within the Greater Detroit Metropolitan Area.

• Cultural diversity, with representation by Eastern European, Arabic and Hispanic communities, including families, businesses and services. • Central geographic location within the southeastern metropolitan area. • Expansive greenspace along the Middle Rouge River that regionally connects Warren Valley golf course, Hines Park, Henry Ford Community College, University of Michigan - Dearborn, Greenfield Village and the cities of Dearborn, Allen Park, Melvindale, River Rouge and Detroit. • Housing7 growth since 2000 that adds population and raises the pool of resident expenditures. • A diverse collection of housing types that allows families of many income levels and age groups to reside Dearborn Heights Planning Commission in Dearborn Heights. City of Dearborn Heights chapter seven: economic development strategy 35 development catalysts

Physically, Dearborn Heights faces challenges to securing large scale economic A fi rst step is creating a “loop” system connecting the city core to other resources development. using high-quality design elements that convey energy, synergy, cultural and architectural interest and diversity. A key intersection should be designed within • Although centrally located, the city’s municipal boundaries do not align well this loop for redevelopment with higher density and a mixture of uses that mirror with critical freeways, including interstates I-96 and I-94. The neighboring traditional downtowns. cities of Dearborn and Taylor have direct highway access that has attracted regional amenities. The optimal location for such a system would be a four mile loop that begins at • The north and south sectors of the city are linked by a 1/4 mile “ribbon” of the intersection of West Warren and Telegraph Roads, extends south one mile to land between Beech Daly and Gulley Road that divides the identity of the Ford Road, west one mile to Beech Daly, north one mile to West Warren Road, City in two. and east one mile back to Telegraph Road. • Established land uses and lack of property depth affect the majority of main arterials and roadways, particularly Van Born, Ford, Warren and Telegraph Important community resources that are part of or have convenient access to Roads. this route include the Warren Valley Golf Club, Riverside Middle School, the Post Offi ce, Hines Park, City Hall and park , Caroline Kennedy Library and the It is important for urban communities to capitalize on catalyst. They need West Warren and Ford Road businesses. The regional Rouge Greenway System projects to spark development, not simply control it. Dearborn Heights is no slightly to the north of West Warren connects several destinations, including exception. Catalysts can stimulate new development, spawn hope for merchants University of Michigan - Dearborn and Henry Ford Community College, on its and residents and be a recruitment bonus. To ensure success, it is essential that way to the Detroit River. a few catalyst projects be prioritized, that goals are clear and measurable and the community remains dedicated and focused. Dearborn Heights has three such A key part of the experience is to visually and functionally connect City Hall and opportunities for economic growth. Caroline Kennedy Library to Telegraph Road using George Street. Using a bold yet thoughtful streetscape and signage design, this ‘heart’ of the city can more Priority 1. Link the many destinations around the city core as the fi rst step to prominently and ceremonially greet residents and visitors. a greater city-wide path system. This initial phase follows the West Warren, Telegraph, Ford and Beech Daly Roads. The West Warren business district and When designed and promoted properly, the Loop can broadcast an identity and Ford Road business frontage are part of an enhanced pedestrian and bicycle path image that conveys a sense of ‘having arrived somewhere’ and of ‘leading to system. other places’.

Priority 2. Revitalize the West Warren business into a ‘downtown’ environment West Warren Downtown District by permitting a mixture of business and residential buildings, either adjacent to West Warren Avenue possesses great potential to become a downtown district one another or in the same building. Building height can be extended to three or for the City. The proximity to City Hall, Caroline Kennedy Library, the Rouge four stories to add prominence to the area and create an urban streetwall. Shared Parkway and thriving businesses and business associations provide a stable parking arrangements or incentives can be used. platform upon which to build a downtown. Warren Avenue has a streetscape program in place that helps create a sense of unity along the corridor. The missing Priority 3. Capture similar businesses into zones along the Van Born corridor. ingredients are higher density three or four story residential housing, either stand- Home improvement and auto-related uses are prevalent along the corridor today. alone or in a mixed-use building, and infi lling separations between buildings. Another focus is to develop a ‘village’ atmosphere with a concentration of neighborhood services, new housing and enhancement of Ecorse Creek east of The city can capitalize on the current business mix that functions well and Telegraph in near proximity to the Young Recreation Center. elicits a cultural and ethnic theme. There are support businesses and services that can bolster the area and add to its identity, for example: These priorities are described in more detail on the following pages and on Map 15. • International Food Market • Multi-National Bookstore • Multi-National Children’s Museum PRIORITY PROJECTS • Multi-National Celebration Square (public plaza) City Center Loop • Restaurants, gift and hobby stores, etc. Dearborn Heights has many positive assets such as well-maintained neighborhoods, • Dearborn Heights Welcome Center many small businesses and greenspace; but they function independently. Greater • Local Chamber of Commerce (relocation) impact can be achieved by linking these services into a comprehensive “whole”. • Central Wayne County Chamber of Commerce (create new) • Convention and Visitor’s Bureau (create new)

36 chapter seven: economic development strategy MAP FIFTEEN: BUSINESS AND CORRIDOR INVESTMENT

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LARGE LOT INVESTMENT OPPORTUNITY VANORN BROAD FRONTAGE “VIGELLA” ON VAN BORN ■ Former incinerator site, now ■ Repair and maintenance of existing ■ Provides a focal point for the vacant land facilities south end ■ Opportunity to reinvest ■ Corridor frontage reinvestment industrial character ■ Work with City of Taylor T.I.F.A. ■ Opportunity to integrate ■ Concentration of auto retail and ■ Allow vertical mixed-use buildings services senior housing ■ Prepare specific Plan with into neighborhood ■ Concentration of home business input ■ Opportunity to reinvest improvement retail industrial character, new housing

chapter seven: economic development strategy 37 Van Born Road Frontage A second opportunity creates a Contactor’s Design Mart for home construction Van Born Road is an essential corridor to the economic growth in south Dearborn (that also appeals to do-it-yourself home improvement fans). The long-term Heights. Rather than a single location, Van Born’s opportunities lie in redefi ning opportunity is far greater if a collective effort is made to design and develop the total frontage from the Southfi eld freeway to Inkster Road. Van Born has space that would accommodate additional related businesses. both benefi ts and limitations that directly infl uence its ability to intercept sales that leak outside of the corridor. Its benefi ts include: A third opportunity allows interested auto dealerships to be permitted along Van Born Road and near Mickey’s and Total Quality, with easy regional access from • Convenient access to the Southfi eld Freeway and to Interstate 94 at Telegraph the Southfi eld Freeway and Interstate 94. Although used cars are not usually Road. viewed as ‘preferred’ businesses, they can pull shoppers from the entire region if • Conveniently located to Detroit Metropolitan Wayne County Airport. attractively clustered together in a convenient location. • Is parallel to Interstate 94 and provides a good congestion release-valve for east-west traffi c fl ow. To optimize the successful redefi ning of Van Born Road, cooperation between • Ecorse Creek can be cleaned and enhanced providing a natural asset. Dearborn Heights, Taylor and Allen Park will be necessary. • The Tax Increment Finance Authority has the ability to implement capital improvement projects along Van Born Road. VAN BORN TAX INCREMENT FINANCE AUTHORITY DISTRICT However, limitations are present: Dearborn Heights has a Tax Increment Finance Authority (TIFA) that can actively implement capital improvements. The purpose of the Authority is to capture • Cooperation is needed from the three cities that front the road. and reinvest increases in taxable value into capital improvement projects. The • The corridor indirectly connects to the airport via Merriman Road. boundaries of its authority are irregular, covering the south end and the irregular • While the corridor leads to the Southfi eld Freeway, it ends there and does not strip of the city between Beech Daly and Gulley Road south of Michigan Avenue. connect to other neighborhoods to the east. The District boundaries were selected to enable the Authority to promote • Opportunities to assemble signifi cant redevelopment parcel, at key locations commercial and industrial development. Van Born Road frontage, one of the seem to be limited and the majority of lot depths are shallow. priority catalyst areas is located within its jurisdiction. • Existing land use clusters have set a precedent for automotive related supply shops, repair shops and moderately sized car dealerships. The TIFA Development Plan and Finance Plan Update (amended in 2001) identify twenty-one (21) projects categorized by short, long and on-going priority. Many The corridor lacks the synergy typically found in healthy commercial districts. of the short-term priority projects have been completed including the John F. Although the corridor has many thriving businesses, they are spread out and Kennedy, Jr. Library and the Fire Station Improvements. On-going projects such not connected. Currently businesses and amenities include national chain retail as infrastructure, road paving and the Commercial Loan Rehabilitation Program stores, home improvement resources, automotive stores and several community will be vital to the economic viability of the south end of the City. The TIFA amenities (i.e. John F. Kennedy, Jr. Library and the Midway Family Fun Center). can be a vehicle to implement any recommended physical improvements of this Major employers such as Kmart Supercenter, Masco Corporation (with 62,000 master plan. total employees in 2004), and the library can encourage additional economic growth in many situations; however, they have not sparked an economic turn- In 2005, the City’s Tax Increment Finance Authority completed a Retail around in the corridor. Opportunity Analysis that indicated the TIFA District could support an additional 148,000 square feet of supportable retail space. However the new retail should Three opportunities are identifi ed, in the context of retaining the existing valued not be concentrated in any single location, but be distributed within the District businesses and to attract additional businesses that would help create synergies. to enhance existing businesses which include Van Born Road.

The fi rst opportunity concentrates service businesses as a focal point and gathering The City’s economic development department, the TIFA, City of Taylor and its place for residents of the south end of the City. The idea of creating a “village” Van Born Road TIFA and the City of Allen Park have an opportunity to partner, or “hamlet” with neighborhood services such as groceries, convenience goods pool resources and implement a unifi ed plan for Van Born Road. and banks mixed with housing is appealing to the residents that participated in the public work sessions. A location east of Telegraph Road appears to be the prime location with proximity to Kmart, Ecorse Creek and the Richard Young Recreation Center.

38 chapter seven: economic development strategy GOALS AND POLICIES

Goals, policies and actions state the desires, social and Goal: aesthetic values and directions for a community to follow. The result or achievement These statements are divided into Neighborhoods; Business for which effort is directed. Districts and Corridor Investment; Economic Development; Recreation Open Space and the Environment; Circulation, Policy: Transportation and Utilities; and City Services. Each A definite course of action, category is then prefaced with observations, followed by adopted for the sake of goals, supporting policies and implementation actions. expediency, facility, etc. The City recognizes that in 21st century revitalization, the Action: The process of doing or many attributes of a livable society involve the interplay performing something. of where a family lives, works and plays. No longer can a community easily segregate land uses as it did during the mid to late 20th century. The complexity and demands of life is swinging the development pendulum back toward an integrated pattern. The goals and policies recognize that neighborhoods, parks and businesses should work together. Cross-references are very important to the livability and functionality of this chapter as all topics can not be8 included under one section.

Dearborn Heights Planning Commission City of Dearborn Heights chapter eight: goals and policies 39 neighborhoods

OBSERVATIONS Dearborn Heights is home to many neighborhoods with well maintained houses and properties. The variety of homes accommodates families seeking affordable housing and residents with the means to own large estate types of housing. This mix of people contributes to the city’s interesting flavor; apparent by driving through the neighborhoods and listening to residents speak at the public work sessions.

The city is experiencing pressure to meet the housing demand. Large two-story single-family homes are being built in neighborhoods traditionally built with modest-sized ranch and bungalow housing. Attached garages in front yards are replacing the rear yard detached garages. Residents spoke about the lack of senior housing. Business owners talked about the lack of higher-density housing, i.e. upper floors of commercial buildings, in and around business districts. The ethnic mix is changing. New societal values are challenging traditional methods of ‘doing things’.

Dearborn Heights has locations along its commercial corridor frontages that can support multiple-family townhomes or other forms of similar density styles of housing. The practice of segregating land uses, a hallmark of suburbs built during the rapidly developed post WWII years, is being rethought.

The residential goals, policies and actions recognize the dynamic market in which figure 15: indicators of healthy cities Dearborn Heights functions. It seeks to preserve and partner the past successes with flexibility to meet new directions that may appear in coming years. Four 1. Vibrant Economic Development goals are envisioned. First, it seeks to preserve sound neighborhoods now in place 2. Safety and Security but discusses other types of infill housing that can integrate into the established 3. High Quality Schools scales and characters. Second, orderly redevelopment of the neighborhoods 4. Diverse Housing should occur. Third, they recognize that mixed-use and townhome residences 5. Health can have a place in locales such as commercial corridors that are zoned for non- 6. Parks and Green Space residential uses. Finally, senior housing is addressed to meet the interest shown 7. Shopping 8. Arts and Culture by the public. 9. Environmental/Air Quality 10. Workforce Development 11. Infrastructure/Streets GOAL N1: 12. Transportation Preserve healthy neighborhoods to strengthen the City image. 13. Partnerships 14. Blight Removal POLICY N1: 15. Other Blighting Influences Continue to commit to responsive city service. 16. Economic Engines 17. Tourism ACTIONS: • Maintain integrity of streets and sidewalks. • Look for methods of making code enforcement more responsive. • Maintain quick fire and police service. ACTIONS: • Maintain responsive trash pick-up service. • Regularly communicate with federal, state and county sources and local • Adopt and enforce blight prevention ordinances. banks on homeownership and tax incentive programs. • Prepare and make readily available brochures and handbooks on available POLICY N2: homeownership and tax incentive programs. Monitor and apply full range of financial programs that advance incentives for • Search and facilitate low cost federal, state, and county home improvement home ownership. programs for senior homeowners.

40 chapter eight: goals and policies SERVICE RADIUS MAPS

map sixteen: service radius from commercial map seventeen: service radius from park centers. facilities.

National trends in housing (not seen in dearborn heights)

chapter eight: goals and policies 41 POLICY N3: View each neighborhood as a functional place that needs to be individually serviced. MAP EIGHTEEN: SINGLE FAMILY RESIDENTAL ACTIONS: TRANSITION TARGET AREAS • Communicate with Parks and Recreation Department on the status of parks and recreation centers to monitor potential changes. • Communicate with school districts and private providers of play and Joy Rd.

recreation opportunities to monitor potential changes. I Not To Scale • Maintain parks and playgrounds in excellent condition to attract neighborhood

residents. RIVER ROUGE Warren Valley • Provide zoning districts that accommodate convenience style shopping in Golf Course Evergreen Telegraph

locations that can serve residents within a walking distance of half-mile. Inkster W. Warren

II

POLICY N4: Beech Daly Reforest neighborhoods. R VI E R R O U G E

City Hall ACTIONS: III Outer Drive • Require street tree(s) in new construction. Ford Rd. IV • Adopt landscape and tree replacement ordinance. • Enforce landscape and tree replacement regulations.

V Landmarks I Joy, Telegraph, Ann Arbor Trail, Dixie

Cherry Hill II West Warren, Beech Daly, Hass and Kin- GOAL N2: loch/Terri Hass, Telegraph, Richardson, Highland, Secure orderly redevelopment of the City’s neighborhoods through adopting III Ford, Berwyn, Midway and Beech-Daly IV Doxtator frontage between Inkster and a strategy targeting locations for market-driven single-family housing Kinloch redevelopment. V Wilson, Gulley, Cherry Hill and Beech-Daly VI Princeton, Gulley, Dartmouth, Syracuse, Van Born, Inkster, Annapolis and Beech-Daly Michigan POLICY N5: VII Dartmouth, Outer Drive, Southfield Designate specific geographic boundaries where zoning ordinance regulations Freeway, Van Born and Pelham and City economic incentive programs will focus the construction of larger single-family homes.

Outer Drive ACTIONS: Beech Daly

• Planning Commission shall recommend, and the City Council shall approve Pelham VI designated areas for the protecting scale of established housing within single- Inkster VII

Telegraph family neighborhoods and areas where redevelopment of housing that may alter neighborhood scale is focused. Southfield Fwy. Van Born • Promote the use of tax incentive programs (i.e. Wayne County Land Bank TURBO program) in neighborhoods designated as Redevelopment Targets. • Adopt a zoning map and regulations that coordinate with the designated areas. • Designate a party to prepare an annual housing monitoring report describing the number of houses receiving permits and final inspections, the location of ACTIONS: such activity and the physical features. • Preserve the housing stock in neighborhoods that offer affordable homes. • City Council and Planning Commission annually reviews the locations • Recruit home builders that specialize in well-built affordable single-family neighborhood protection and redevelopment areas in combination with an homes. annual housing monitoring report. • Allow other forms of affordable housing (higher-density townhomes, senior housing). POLICY N6: • Adopt zoning standards for new housing construction that respect the Provide for affordable housing opportunities. established architectural features of the neighborhood.

42 chapter eight: goals and policies POLICY N7: Range of Existing Adopt design standards that balance the construction of larger single-family Housing homes with architectural features that are conducive to walkable pedestrian-friendly neighborhoods.

ACTIONS: • Integrate new single-family housing into established neighborhoods through the use of front entrances with usable porches; enclosed garages located in rear yards or set back from front facades when attached to the dwelling’s side; roofs of similar pitch, front yard trees and landscaping; and other architectural features. • Allow other forms of market rate housing (townhomes, mixed-use development) to integrate into or on the periphery of traditional single- family neighborhoods. • Adopt zoning standards for new housing construction that respect the established architectural features of the neighborhood.

GOAL N3: Offer a variety of locations for new housing including select corridor frontage.

POLICY N8: Allow upper floors of existing and new commercial buildings within and adjacent ACTIONS: to business districts to be used as residential units. • Create connections from the housing concentration to the business concentration and adjacent single-family neighborhoods. ACTIONS: • Prepare guidelines that set a predictable standard for architectural and site • Adopt zoning standards that permit vertical (multiple story buildings) design and material use. mixing of uses. • Recognize older buildings may not have been subject to current building standards. Where building code permits flexibility in type of construction, the GOAL N4: City should take the more lenient approach with building plan approval. Senior Housing is an integral part of neighborhoods. • Adopt parking standards that permit residential and commercial uses to share parking areas. POLICY N11: • Prepare guidelines that set a predictable standard for architectural and site The City will encourage the building of high quality senior housing. design and material use. ACTIONS POLICY N9: • The City should conduct a detailed inventory of potential senior housing Allow construction of multiple level residences along traditional commercial sites. corridors. • The City should foster relationships with developers of high quality senior facilities. ACTIONS: • Adopt overlay or special land use standards that allows for residential POLICY N12: development in Neighborhood Business Districts (C1 zoning) and General Require senior housing developments to integrate into the fabric of the adjacent Business Districts (C2 zoning). or surrounding residential neighborhoods. • Prepare guidelines that set a predictable standard for architectural and site design and material use. ACTIONS: • Adopt zoning standards that require integration of senior housing into POLICY N10: residential neighborhoods through architectural and site design. Allow horizontal (complementary but different land uses in separate buildings • Periodically conduct surveys with senior residents to determine the type of on the same site) mixed-use relationships to occur on sites that can accommodate housing, amenities and services that are desired. multiple land uses.

chapter eight: goals and policies 43 business district and corridor investment

OBSERVATIONS ACTIONS: Dearborn Heights is traversed in each direction by thoroughfares. They are • Prepare design guidelines that incorporate standards for building location, vastly different in character as described in this land use plan. Corridors provide massing and floor height; pedestrian and vehicular circulation; location the structural framework that defines functional neighborhoods and support the of entries and signage; and landscaping; and screening that transform and non-resident tax base – commerce and industry. The primary mix of commercial communicate corridor frontages as organized districts. uses is diverse small businesses that typically market toward the adjacent local • Adopt zoning standards that enforce design guidelines. community; a practice common in cities developed during the same time period. • Adopt access management standards. • Adopt landscape standards that are appropriate for a highly active business The goals of this Section include dedicated industry and office concentrations. environment These areas are job generators, and are tied to the health of the corridors with which they are identified. POLICY B3: Approve expansion of business into residential neighborhoods on a case-by-case General business health appears strong, but the City realizes they must be ready basis using strict standards for approval. to seize redevelopment opportunities when presented. During the public work session, the City reaffirmed that the public was loyal to its businesses and the ACTIONS: diversity of commercial types. They mentioned that corridor images needed to be • Adopt standards for approval within the zoning ordinance. improved and creating a ‘downtown’ was important. Opportunities are available, • Adopt performance standards for lighting, glare, storage, dumpsters, including; the Tax Increment Finance Authority (has financing capability for landscaping, and parking. public improvements), flexible zoning and that the ethnic flavor of West Warren • Adopt nuisance and blight laws. which could become a regional draw.

The goals and policies of the Business District and Corridor Investment section GOAL B2: are directly connected to the goals set for Economic Development. The difference Enforce screening, waste removal and other nuisance laws that negatively is that the set of actions in this section focuses on a physical and visual vision. affect adjacent residences. Four goals set policy and action to 1) organize the corridors; 2) protect adjacent residences; 3) catalyze new development; and 4) communicate with adjacent POLICY B4: communities with common corridors. Adopt regulations that are clear and enforceable.

POLICY B5: GOAL B1: Strictly enforce violations to performance standards and nuisance laws. Create vibrant business districts along major street corridors.

POLICY B1: GOAL B3: Minimize the number of zoning districts situated on thoroughfares. Catalyze new development and revitalization.

ACTIONS: POLICY B6: • Amend zoning map to eliminate single-family residential uses and other uses Prepare concept urban design plans for four areas that show potential for permitted in the single-family zoning districts from fronting Ford Road and redevelopment on a scale that can catalyze improvement activity. Michigan Avenue. • Minimize the number of zoning categories that front thoroughfares. ACTIONS: • Permit a wider range of land uses, either as permitted or as special land use, • West Warren business district near Telegraph Road. Mixed-use buildings, in the business, office and industrial zoning districts. higher-density urban-style apartments, and connection to abutting • Allow townhomes and walk-up residential buildings to integrate into areas neighborhoods can provide a walkable ‘downtown’ destination. that have been traditionally reserved for business use in strategically placed • City Center Loop. The sector of the City bounded by West Warren, Telegraph, locations. Ford, and Beech Daly has the unique distinction of being able to conveniently link to the Warren Valley Golf Course, Rouge Parkway, City’s Recreation POLICY B2: Center, Ford Road businesses, West Warren business district (downtown Organize the built environment. potential) and improvements recommended in the Telegraph Tomorrow plan. The civic campus (city offices, library and park) are also situated in the center of this loop. Enhancement of the sidewalks and the streetscape can provide a civic focus and identity upon which to capitalize when promoting the city to investors. The system should expand to connect to Southeast Michigan’s Greenway System and to major corridors.

44 chapter eight: goals and policies • Van Born east of Telegraph. A south destination ‘village’ area can be realized by integrating existing businesses with urban-style housing and a modified circulation pattern. Ecorse Creek has the potential of becoming part of a regional greenway system. This water feature may provide a development asset for new housing and retail services. Enhancements to the streetscape would assist in creating a new image and promoting a ‘village’ theme. Van Born is a common border of the Cities of Dearborn Heights, Taylor, and Allen Park. Coordination between these cities should occur to better integrate planning implementation by recruiting retail businesses and restaurants offering middle-eastern products and cuisine. • Van Born between Beech Daly and Inkster has much vacant and underutilized acreage. The Ecorse Creek runs parallel to Van Born Road between industrial property and single-family neighborhoods. There are several opportunities that can be explored, including new neighborhoods, looking at attracting commercial industrial businesses that support Metropolitan Airport, and utilizing a Corridor Improvement Authority.

POLICY B7: Coordinate with Tax Increment Finance Authority to assure that industry continues to be an integral part of the City business development strategy.

POLICY B8: Continually identify and monitor areas showing opportunity to improve.

ACTIONS: • Communicate regularly with property owners, business owners and residents. • Communicate regularly with city staff. • Communicate regularly with the Tax Increment Finance Authority.

GOAL B4: Jointly engage in developing and enhancing corridors that the City of Dearborn Heights shares with neighboring communities.

POLICY B9: Consider the use of a Corridor Improvement Authority or other finance incentive to stimulate development on Van Born Road.

ACTIONS: • Collaborate with the Cities of Taylor and Allen Park to create a joint authority. • Coordinate with the recommendations of the Economic Development Strategy Chapter.

POLICY B10: Partner with adjacent communities to promote reinvestment along the common corridors of Van Born, Inkster, and Joy Roads.

POLICY B11: Stay involved with the Telegraph Tomorrow organization.

chapter eight: goals and policies 45 economic development - building relationships

OBSERVATIONS In Dearborn Heights, economic development is closely tied to the health of its corridors. For the purpose of these goals, economic development acts on relationships rather than physical changes (addressed through the Business District and Corridor Investment goals). These goals set actions to form public- private partnerships, communicate with businesses, and to promote the city and recruit new businesses.

Comments recorded at the public work sessions focus on the centrality of Dearborn Heights’ location, its diversity of small businesses and a motivated Chamber of Commerce as the city’s strengths. Opportunities include improving the visual images portrayed by the current business frontages and corridors. The use of tax increment financing and other tax incentives may provide additional opportunity to capture new business.

These goals dove-tail with the Neighborhood goals. The retail mix that locates in Dearborn Heights will reflect the housing incomes in any specific trade area. Purchasing characteristics of higher-income households will draw national retailers that cater their buying habits. The key is gain the attention of retailers. Goal 2 of this section is to brand and promote the city on a national scale.

GOAL E1: figure 16: marketing of redevelopment sites Prepare and Implement an Economic Development Strategy that retains existing businesses, captures new businesses and attracts new residents. general community marketing • Community’s profile is marketed through partner POLICY E1: organization websites, Travel Michigan, newsletters, Enact recommendations of The Business Districts and Corridor Investment trade shows, community bulletin boards and/or section. county and state agencies. • Available properties are accessible on the municipal website or as a printed listing in city hall. POLICY E2: Retain existing businesses that serve the residents, improves the financial health promoting specific site information of the city and portray a positive image. • A list of available parcels for redevelopment is accessible. ACTIONS: • Local real estate community helps city to create • Strategize with business associations and Tax Increment Finance Authority and maintain a land use inventory. on the actions that the city can provide to retain businesses. • City has a template to sustain the identification of • Reach out and inform businesses the same way the city informs residents. priority site packages. • Regularly distribute newsletters and an annual ‘community calendar’ • Thorough checklist or questionnaire is utilized to evaluate attributes of available sites. describing the ‘happenings’ in the city. • Developers can access printed or electronic • Partner with Chamber of Commerce to prepare and distribute ‘business priority site packages that include the following welcome packets’ to new business owners information:

POLICY E3: • Site assessment information Recruit and capture new business. • Summary of development regulations and plans

Source: Redevelopment Ready Communities, 2006 Best Practice Standards. Michigan Suburbs Alliance.

46 chapter eight: goals and policies ACTIONS: • Distribute site profiles and development information sheets to prospective new businesses, realtors, developers and real estate brokers. • Develop a list of businesses that have an interest in locating in urbanized suburbs. • Conduct an annual promotional luncheon for property owners, realtors, developers and real estate brokers to foster networking opportunities.

GOAL E2: Brand and promote the City.

POLICY E4: Distribute promotional brochure on the many reasons to locate in Dearborn Heights.

ACTIONS: • Include topics such as the new vision set forth by the master plan; a completely updated zoning ordinance; the sound neighborhoods; and, parks and recreation facilities. • Emphasize the sound neighborhoods, new housing construction – infill and additions, and being conveniently located within the region. • Determine and list venues where the promotional brochure can be distributed.

POLICY E5: Modify the City’s website to include a section on the master plan; insert profiles of economic development initiatives; summaries of site plan and rezoning and permit review processes; financial incentives; contact information; and, other similar efforts that are of interest.

POLICY E6: Subscribe to the Best Practice Standards issued by the Redevelopment Ready Communities committee of the Michigan Suburbs Alliance.

ACTIONS: • Continue to be a member of the Michigan Suburbs Alliance and be included in their promotional efforts to focus on redeveloping in urbanized suburbs. • Seek ‘Redevelopment Ready’ certification through the Michigan Suburbs Alliance thus sending a positive message that Dearborn Heights is prepared to ‘do business’.

chapter eight: goals and policies 47 recreation, open space and the environment

OBSERVATIONS Dearborn Heights has a wealth of parks and open space, including the regional figure 17: recreation master plan 2006-2011 Hines Park and Rouge River greenway system. Well-maintained parks and thoughtful recreation programming will attract families. Parks, especially goal greenways, can provide economic benefits. As observed, many of the city’s to acquire, develop, maintain and preserve sufficient open highest valued homes are located in the vicinity of the Rouge. Businesses that space and the development of recreation facilities to serve users such as food and convenience stores, restaurants and bicycle repair adequately serve the existing and future needs of the city’s and rental shops can capture customers. residents for recreation opportunities.

Participants at the work session cited the recreation department and programs, the objectives amount of green areas and the Hines Park / Rouge River as positive assets of the • Encourage, whenever possible, the development of public open spaces on a scale large enough to allow the city. Opportunities include expanding recreation programming, improving the implementation of a multiple use concept of recreation parks and enacting a tree preservation ordinance. services. • Develop recreation facilities by means of community The City has a Parks and Recreation Master Plan that provides more detailed goals centers due to constraints on the ability to acquire and descriptions of the parks. It also includes a capital improvements program open space in a largely urbanized area. for preservation, maintenance and improvement activities. The goals within this • Support the acquisition and development of recreation plan respect the parks and recreation master plan and protect the regional green land as a conservation measure to preserve specific space. natural resources. • Encourage the development of neighborhood open spaces to provide both active and passive recreation opportunities. GOAL P1: • Encourage the provision of recreation sites and Preserve, maintain and improve quality parks and open space. facilities in the City as a component of development plans and programs. POLICY P1: • Support the development of County and regional parks Support goal and objectives of the Dearborn Heights Parks and Recreation Master systems to help fulfill the specialized needs of area Plan that are consistent with this master land use plan. residents. • Support the development of specialized recreation POLICY P2: facilities which take advantage of available community Support goals and objectives and implementation efforts of the Rouge River assets. Gateway Master Plan that are consistent with this master land use plan. • Pursue all available funding resources to promote site acquisition, park development, and recreation programming. POLICY P3: • Encourage park stewardship and partnerships with the Become involved with the regional greenway plans developed by the Community public and private sectors. Foundation of Southeast Michigan • Ensure that, when possible, upgrades and purchases of new equipment, facilities and park amenities, are ACTIONS: constructed of durable, low maintenance materials. • Review the details of plans for the Rouge Parkway, St. Hedwig Cemetery • Continue to implement a systematic plan to upgrade and Ecorse Creek. equipment and facilities at the existing community and • Join the planning group that is preparing the plans. neighborhood parks.

GOAL P2: POLICY P5: Protect the health of the regional environmental assets that cross Dearborn Promote the environmental cleanup efforts of the Rouge Gateway Partnership. Heights. POLICY P6: POLICY P4: Monitor and maintain the health of the Ecorse Creek. Be aware of environmental standards set by the Environmental Protection Agency, Michigan Department of Environmental Quality and Wayne County when conducting site plan reviews and preparing sub-area master plans.

48 chapter eight: goals and policies MAP NINETEEN: SOUTHEAST MICHIGAN GREENWAYS PLAN

RIVER ROUGE

Warren Valley Golf Course

R VI E R R O U G E

City Hall

N. T. S.

Data Source: Hamilton Anderson Field Survey, 2005

chapter eight: goals and policies 49 circulation, transportation and utilities

OBSERVATIONS Dearborn Heights is crossed in all main directions by a grid of regional arteries, thoroughfares and local streets. The regional arteries divide the city into sectors and they provide convenient access to the Central Business District and stadium areas of Detroit, the Ambassador Bridge to Canada, Metropolitan and Willow Run airports, Southfield and the Oakland County campus. Public transportation is available in the north end of the City. This provides an alternative mode of transportation. Opportunity to improve the system includes implementing traffic calming measures in the neighborhoods and creating a walkable downtown.

Existing utilities are included within the in-place road system, therefore, new development does not need to extend new service. Participants of the work session appeared pleased with the service, other than flooding and an occasional water main break, .

The five goals, outlined below, set attainable visions to maintain and improve the existing system in good condition, making it accessible to everyone, linking streets and sidewalks into a looped system without dead-ends, promoting mass transit and providing input into street improvement plans prepared by outside jurisdictions.

GOAL T1: ACTIONS: Maintain a safe street network that operates at an acceptable level of service; • Construct entry designs to welcome visitors to Dearborn Heights on main is aesthetically pleasing; is considerate of pedestrians and bicyclists; and thoroughfares. calms neighborhood traffic. • Work with adjoining communities to construct joint entry signs on common thoroughfares. POLICY T1: • Jointly implement ‘clean-up’ days with Chamber of Commerce, business Maintain an efficient transportation system that balances the needs of businesses associations and neighborhood associations. and residents.

ACTIONS: GOAL T2: • Calm traffic and minimize cut-through traffic in neighborhoods through Link the system of sidewalks, bike paths and regional greenways. implementing recommendations provided in this master plan. • Include traffic calming measures as regulations in the city’s roads or ACTIONS: engineering ordinances. • Prepare a design plan to link parks, recreation centers, regional paths and other destinations. POLICY T2: • Include the initiative as part of the Parks and Recreation master plan’s Control the number of drives connecting properties to the street system, especially Capital Improvements Program. the high-volume carrying thoroughfares. • Seek grant funding. • Maintain the system as ADA accessible and barrier-free. ACTIONS: • Adopt access management and cross-access standards. • Work with adjoining communities. GOAL T3: • Adopt shared parking standards in Zoning Ordiannce. Promote the use of mass transit and commuter rail.

ACTIONS: POLICY T3: • Work with SMART to improve and maintain the bus stops. Improve the image of corridors and main entry points to the city. • Install and maintain covered shelters. • Describe the availability of bus transit service in the promotional brochure and on the City’s website. • Monitor where the path of the commuter train from Ann Arbor to Detroit will locate.

50 chapter eight: goals and policies GOAL T4: Monitor and provide input into plans for road improvements.

ACTIONS: • Monitor SEMCOG’s Transportation Improvement Program (TIP) for road improvements for its affect on Dearborn Heights’ residents and businesses. • Attend and add input during SEMCOG’s public hearing process on the TIP. • Become familiar with the Michigan Department of Transportation’s manuals on access management and context sensitive design solutions.

GOAL T5: Regulate the location and design of communication towers.

ACTIONS: • Encourage co-location on existing towers. • Require service providers to demonstrate co-location is not feasible prior to approving a new communications tower. • Adopt design standards as part of a wireless communication ordinance that minimizes physical and visual input on adjacent land uses.

chapter eight: goals and policies 51 city leadership

OBSERVATIONS City services fall into a wide range of activities from providing police and fire service to reviewing site plan applications. Even in these times of dwindling resources, Dearborn Heights continues to provide high-quality services.

Comments recorded at the work session showed that service provided by the city was a strength. Code enforcement requires improvement but participants acknowledge that staff shortages may be a cause. The session also highlighted that residents are active and willing to take ownership of their specific neighborhoods. This is a positive aspect the city can build a communication plan around.

This section’s goals drive the city to continually review its internal policies, provide steady communication to residents and businesses, convene joint meetings between all boards and commissions to stay aware of the planning development pressures.

GOAL C1: Continually monitor city policies and planning processes to become more efficient and to effectuate positive change.

POLICY C1: Meet the RRC Best Practice Standards (Michigan Suburbs Alliance). GOAL C2: Effectively communicate with residents, business stakeholders and interested ACTIONS: investors. • Conduct community visioning and education. • Establish continuing education requirements for public officials. POLICY C4: • Identify and apply appropriate financial tools for redevelopment. Prepare and distribute handbooks or information sheets summarizing the City’s • Adopt clear and predictable zoning and development regulations. site plan, rezoning and permitting review processes. • Market redevelopment sites. • Streamline and clearly communicate the plan review process. POLICY C5: Design the website to allow visitors to conveniently locate information. POLICY C2: Continue to enforce code regulations in an expedient manner. POLICY C6: Distribute a newsletter describing the current status of the city; frequently asked ACTIONS: questions; programs offered by the community development department; and, • As part of public information packages, describe the code enforcement similar items of interest to residents, business owners and property owners. operations. • Distribute information to residents and businesses as to what items violate POLICY C7: code and blight ordinances. Use the cable TV network to distribute important information. • Solicit assistance from residents and business owners to take ownership of their community and to identify and report suspected illegal activity. GOAL C3: POLICY C3: Be aware of external planning and development activities. Continue the highly-regarded police and fire service. POLICY C8: ACTIONS: Conduct annual joint meetings between the City Council, Planning Commission, • Distribute information to residents and businesses on crime and fire prevention Zoning Board of Appeals, Tax Increment Finance Authority, Department Directors techniques. and other boards and commissions that are part of the budget process. • Solicit assistance from residents and business owners to take ownership of their community and to identify and report suspected illegal activity.

52 chapter eight: goals and policies POLICY C9: Monitor planning and development activities outside of, but relevant to Dearborn Heights.

ACTIONS: • Planning Commission will set a regular agenda item to discuss planning and economic development activity that is relevant to Dearborn Heights. • Communicate with neighboring communities. • Monitor applicable state legislative efforts through the websites of the Michigan Association of Planning, Michigan Suburbs Alliance, Michigan Economic Development Association, Wayne County, Michigan State Housing Development Authority, Michigan Economic Development Corporation and other sources. • Monitor federal planning and development programs offered by the HUD, the EPA, Justice Department and the Small Business Administration.

chapter eight: goals and policies 53 GRAPHIC SUMMARY OF LAND USE POLICIES

The following information and accompanying map is a graphic summary of the land use policies that have been created for the City of Dearborn Heights. A policy states the desires, social and aesthetic values and directions for a community to follow. Some of the policies are general, applying to the whole City. These policies have been identi ed with a G in the text. Policies that pertain to speci c areas of the City have been identi ed with a symbol that can be found on the accompanying map.

The policies listed below are divided into Neighborhoods, Business Districts and Corridor Investment, Economic Development, Recreation Open Space and the Environment, Circulation, Transportation and Utilities and City Services.

NEIGHBORHOOD POLICIES BUSINESS AND CORRIDOR ECONOMIC DEVELOPMENT INVESTMENT

N1. Continue to commit to responsive City services. G B1. Integrate complementary land uses that G E1. Enact recommendations of The Business service the abutting residences. Districts and Corridor Investment section. N2. Monitor and apply full range of  nancial programs that advance incentives for home ownership G B2. Organize the built environment. G E2. Retain existing businesses that contribute to serving the residents, improve the  nancial N3. View the neighborhood as a functional place G B3. Approve expansion of business into health of the city and portray a positive image. that needs to be individually serviced. residential neighborhoods on a case-by-case N4. Reforest neighborhoods. basis using strict standards for approval G E3. Recruit and capture new business.

N5. Designate speci c geographic boundaries where G B4. Adopt zoning regulations that allow the G E4. Distribute promotional brochure highlighting zoning ordinances regulations and City economic shared dumpster use between adjacent the many reasons to locate to Dearborn Heights. incentive programs will focus the construction of larger businesses to minimize the number of trash G E5. Modify the City’s website to include a section single-family homes. receptacles. on the master plan; insert pro les of economic N6. Provide for affordable housing opportunities G B5. Stricly enforce violations to performance development initiatives; summaries of site plan N7. Adopt design standards that balance the standards and nuisance laws. and rezoning and permit review processes; construction of larger signle-family homes with  nancial incentives; contact information; and, architectural features that are conducive to walkable B6. Prepare concept urban design plans for four other similar efforts that are of interest. pedestrian-friendly neighborhoods. areas that show potential for redevelopment on a scale that can catalyze improvement activity. G E6. Subscribe to the Best Practice N8. Allow upper  oors of existing and new commercial Standards issued by the Redevelopment buildings within and adjacent to business districts to be G B7. Coordinate wtih the Tax Increment Finance Ready Communities committee of the Michigan used as residential units. Authority Suburbs Alliance. N9. Allow construction of multiple level residences G B8. Continually identify and monitor areas along traditional commercial corridors. showing opportunity to improve. N10. Allow horizontal (complementary but different land uses in separate buildings on the same site) B9. Coordinate with the recommendations of the mixed-use relationships to occur on sites that can Economic Development Strategy Chapter. accommodate multilple land uses. B10. Partner with adjacent communities to N11. The City will encourage the building of high promote reinvestment along the common quality senior housing. corridors of Van Born, Inkster and Joy.

N12. Require senior housing developments to B11. Stay involved with the Telegraph Tomorrow integrate into the fabric the adjacent or surrounding organization. residential neighborhoods.

RECREATION, OPEN SPACE AND THE CIRCULATION, TRANSPORTATION CITY SERVICES ENVIRONMENT AND UTILITIES

P1. Support goals and policies of the Dearborn T1. Maintain an ef cient transporation system G C1. Meet the RRC Best Practice Standards Heights recreation master plan consistent with that balances the needs of buinesses and (Michigan Suburbs Alliance). this master land use plan. reisdents. G C2. Continue to enforce code regulations in an P2. Support goals and objectives, and T2. Control the number of drives connecting expedient manner. properties to the street system, especially the implementation efforts of the Rouge River C3. Continue the highly-regarded police and  re high-volume carrying thoroughfares. G Gateway Master Plan consistent with this master service. land use plan. T3. Improve the image of corridors and main G C4. Prepare and distribute handbooks or entry points to the city. P3. Become involved with the regional greenway information sheets summarizing the City’s site plans developed by the Community Foundation Goal T2 Link the system of sidewalks, bike paths and plan, rezoning and permitting review processes. of Southeast Michigan regional greenways. G C5. Design the website to allow visitors to P4. Be aware of environmental standards set G Goal T3 Promote the use of mass transit and commuter conveniently locate information. by the Environmental Protection Agency, rail. Michigan Department of Environmental Quality G C6. Distribute a newsletter describing the current and Wayne County when conducting site plan Goal T4 Monitor and provide input into plans for road status of the City; frequently asked questions; reviews and preparing sub-area master plans. improvements. programs offered by the community development department; and similar items of P5. Promote the environmental cleanup efforts Goal T5 Regulate the location and design of interest to residents, business owners and of the Rouge Gateway Partnership. communication towers. property owners.

G P6. Monitor and maintain the health of the G C7. Use the cable TV network to distribute Ecorse Creek. important information. G C8. Conduct annual joint meetings between the City Council, Planning Commission, Zoning Board of Appeals, Tax Increment Finance Authority, Department Directors and other boards and commissions that are part of the budget process. G C9. Planning and development activity relevant to Dearborn Heights will be monitored by the Planning Commission.

54 chapter eight: goals and policies MAP TWENTY: GRAPHIC SUMMARY OF LAND USE POLICIES

RIVER ROUGE

Warren Valley Golf Course

VR EI R O U G E

Parkland Park

Parkland Recreation Area

City Hall & Library Berwyn Senior Center

Canfield Park and Community Center

Legend

Functional neighborhood City entry point Major business corridor Redevelopment opportunities Corridor redevelopment opportunities Rouge Greenway Southeast Michigan Greenway Park DDOT bus line SMART bus line

Dearborn Heights Criminal Justice Center

N. T. S.

Daly Park Eton Senior Center

Swapka-Powers Park & Richard A. Young Recreation Center

ECORSE CREEK John F. Kennedy Library

Data Source: Hamilton Anderson Associates, 2006

chapter eight: goals and policies 55 56 chapter eight: goals and policies FUTURE LAND USE PLAN

The future land use vision described in this chapter is the culmination of months of study and debate by many people - residents, business owners, council members, commissioners, staff and professional consultants. This vision describes the ultimate physical pattern the City would like to see in twenty years. It is based on dialogue and studies of current conditions and interwoven with complementary chapters recommending how to realize that vision. The City has studied where it is now – its people, land use, roads and the public services rendered. Goals and policies to both stabilize and achieve economic progress; a strategy to enhance economic development; and, actions to be taken in the next five years provides the path to the City’s future.

The Future Land Use map illustrates the descriptive text of this chapter and demonstrating the ultimate land use vision. Because it is a vision, the map and other chapters do not define land use on a lot-by-lot basis, but illustrate general development patterns. The City’s zoning ordinance provides more detailed land use decisions and can be incrementally changed to meet the vision at appropriate times. Some9 of the land use changes may not be necessary in the immediate future.

Dearborn Heights Planning Commission City of Dearborn Heights chapter nine: future land use plan 57 land use cover

The Plan recognizes neighborhoods as the backbone of the community. In the last thoroughfares, including Inkster, Evergreen, Joy, Warren and Cherry Hill several years, the City has seen a change in housing stock, evidence of changing Roads. Three manufactured housing developments are located within the community. The City has several multiple-family developments providing for City, two along Ford Road and one at the south end of the City at Colgate a variety of housing options including the standard apartment, attached single- and Pelham. family homes and senior apartments. Many residents have expressed a desire for residential units located above commercial businesses. This offers an additional • Higher Density: Mid-rise apartments or townhomes range of opportunities and experiences for residents. Density Pattern: 18+ units per acre Future land allocation: 3 acres (<1%) Comparative differences of significance between the existing and future land use Existing land allocation: 3 acres (<1%) allocation include: Primary Location: Outer Drive between Parkland Street and Warren Avenue. Future Land Use Designation Existing Land Use Location West Warren Road between Single-family neighborhoods, reflected in the low-density category, serve as Mixed-Use Commercial Telegraph and Beech Daly Roads the core of the community. This use correlates with those permitted in existing Telegraph Road between Rouge residentially zoned categories. Overall, neighborhoods are reasonably stable Mixed-Use Commercial Parkway and Richardson Road and require minimal changes that can be completed through a comprehensive approach of infrastructure, parks and sidewalk improvements. The action plan Multiple Family Residential Parks and Open Space (Partial) Warren Valley Golf Course outlines many implementation tools, including strict code enforcement to address these issues. Inkster Road between Michelle Office Single Family Residential and Midway Roads The City of Dearborn Heights is experiencing changes to the single-family housing Ford Road between John Daly and Commercial Single Family Residential Inkster Roads stock. Older neo-traditional homes are being demolished and replaced with homes with larger footprints and greater massing. Doxtator Street is experiencing the Van Born Road between Madison Mixed-Use Commercial greatest concentration, although it occurs in many locations north of Cherry Hill. Road and Mayfair Avenue The character of these newer homes is considerably larger in scale and varied in architectural style. Recommendations of this plan is to let the larger homes FUTURE LAND USE ALLOCATION develop, but regulate architectural features and materials and continue to monitor The City is comprised of approximately 7,582 acres. More than half is dedicated and regulate the lot coverage and siting of the building on the property. to low-density residential (54%). The second largest land use is the public rights- of-way, making up more than 20% of the total acreage. The former waste-disposal site is planned as a commercial and single family land use. However, this site is encouraged to be developed under a Planned Development The most substantial changes are planned for medium-density residential, parks option, thus promoting a vibrant integrated, mixed-use community of all types and the mixed-use category. Medium-density residential will double in area to of housing, commercial, and office uses. Allow horizontal (complementary but 4% of total area. This is the result of a new residential community planned for the golf course, currently identified in the parks category. A mixed-use district is added to much of West Warren and part of the Telegraph Road frontages. This category replaces general commercial. Rationale of why changes were made and Future Land Use at what time a land use change may occur are described in the sections dedicated to specific future land uses that follow.

Residential

Land Use Summary 23.2% • Lower Density: Detached single-family units on individual lots. Low Density Residential Density Pattern: 1–8 dwelling units per acre Medium Density Future land allocation: 4,092 acres (54%) High Density Residential Existing land allocation: 4,083 acres (54%) Mixed-Use Retail / Medium Density Residential General Commercial Primary Locations: Existing neighborhoods. 3.0% Neighborhood Commercial 53.9% Industrial • Medium Density: Townhomes, garden apartments, duplexes, manufactured 9.9% Office Parks housing developments and similar housing types up to three stories. 0.2% Civic Public Rights-of-Way Density Pattern: 8.1 - 18 dwelling units per acre 1.8% Future land allocation: 301 acres (4%) 0.7% Existing land allocation: 129 acres (2%) 2.7% Primary Locations: Pockets are located throughout the City along 0.7% Chart 3: Future Land Use 0.0% 4.0%

58 chapter nine: future land use plan MAP TWENTY-ONE: FUTURE LAND USE PLAN

Joy Rd.

N. T. S.

RIVER ROUGE Warren Valley Golf Course

Telegraph - US 24 Evergreen Inkster W. Warren

Beech Daly R VI E R R O U G E B City Hall

A Outer Drive

Ford Rd. - M153

C

Note: • The land use structure is generalized • Schools are integrated into residential neighborhoods Cherry Hill

Landmarks City Hall/Caroline Kennedy Library/ A Municipal Park Michigan - US 12 D B Berwyn Senior Center C Canfield Recreation Center and Area

D Criminal Justice Center E John F. Kennedy Library F Young Recreation Center

Outer Drive

Beech Daly

Pelham

Inkster

Telegraph - US 24

F E Southfield Fwy. Van Born

chapter nine: future land use plan 59 different land uses in separate buildings on the same site) mixed-use relationships Mixed-Use Retail Residential to occur within and adjacent to business districts through the use of townhomes Land Use Summary and multiple-story apartments. • Includes day-to-day goods and personal service establishments and townhomes. Examples include modest size food stores, hardware and drug The Warren Valley Golf Course is a 36-hole municipal course, owned and stores, dry cleaners, banks, professional offices and similar retail and office operated by Wayne County. This Master Plan supports the continuation of the uses. golf course. A residential community of medium-density mixed housing types • Future land allocation: 90 acres (1%) including single-family, multiple-family, senior homes and townhouse is planned • Existing land allocation: N/A if the golf course is redeveloped in the future. This community should directly • Primary Locations: West Warren Avenue, between Berwyn and Telegraph front on West Warren Road. Road, at the intersection of West Warren and Telegraph Road and along Van Born Road between Academy and Mayfair. An apartment tower is located in the northeast portion of the City. This is the only property considered appropriate for high-density residential land use category. Mixed-Use development is a new category being added to Dearborn Heights Expanded locations are not recognized. Land Use Classification system. Mixed-use development integrates commercial, office, entertainment and residential uses. Mixing the land use pattern helps Commercial Business create a more vibrant “downtown”. Medium-density residential uses, such as Land Use Summary townhomes, integrate well with areas of higher intensity. The plan identifies Neighborhood: much of West Warren Road as a downtown district and a portion of Van Born • Classified as day-to-day personal service establishments. Examples Road as a ‘village’ focus. include modest-size food stores, hardware, drug stores, dry cleaners, banks, professional offices and similar uses. Industry • Future land allocation: 56 Acres (<1%) Land Use Summary • Existing land allocation: 56 acres (<1%) • Classified as manufacturing, assembly, warehousing, salvage facilities, • Primary Locations: At intersection of thoroughfares and collector streets. research/office and similar uses. • Future land allocation: 133 acres (2% of total) General: • Existing land allocation: 133 acres (2% of total) • Classified as uses that generally cater to goods and services that are needed less • Primary Locations: At the corner along Van Born Road between Inkster Road frequently than convenience needs. Examples include supermarkets, home and Bayham Street and the south side of Michigan Avenue between of Beech improvement centers, wholesale operations, appliance stores, department Daly and Gulley Roads, south of the rail corridor. stores, automotive sales, service and parts businesses, large-scale business offices and similar uses. Industrial uses are continued in the same areas. This land use category supports • Future land allocation: 189 acres (3%) the planning of the Dearborn Heights Tax Increment Finance Authority. • Existing land allocation: 228 acres (3%) • Primary Locations: Telegraph Road, Van Born Road (west of Telegraph), Office Ford Road, Michigan Avenue and the southern-most portion of Beech Daly Land Use Summary Road. • Examples include professional, financial, clerical, sales, administrative or medical services. Commercial uses are separated into Neighborhood and General Commercial • Future land allocation: 10 acres (<1%) categories to reflect the intended customer. Neighborhood commercial permits • Existing land allocation: 5 acres (<1%) daily services and goods to be readily available for residents. General commercial • Primary Locations: Small concentrations are distributed throughout the City: accommodated large-scale and higher-activity uses. the northeast corner of Gulley Road and Doxtator Street; the southeast corner of Warren Road and Waverly Street, the southeast and west corners of Warren The Future Land Use Plan accommodates neighborhood shopping in locations and Fairwood and on Inkster Road between Hass and Michele Streets. Offices where it currently exists, located within neighborhoods along comparatively of insurance firms, medical practitioners and similar businesses are located lesser traveled streets. This land use category in generally located along Ford, throughout the City, but are not defined in a specific concentration of office Telegraph, Beech Daly and Van Born Roads. uses. These offices are categorized in the land use that predominates.

The plan identifies an additional five (5) acres of designated office use on the properties fronting Inkster Road, capitalizing on the synergy from Garden City hospital.

60 chapter nine: future land use plan Civic Uses AREA-SPECIFIC PLANS Land Use Summary Area-specific plans provide a closer analysis of an area than a citywide master • Civic buildings, libraries recreation centers and schools. Examples include plan by establishing a specific mix of uses, building types, and design treatments public and private schools, recreation centers, libraries and civic buildings. and necessary amenities to protect unique characters while encouraging • Future land allocation: 228 acres (3%) reinvestment. • Existing land allocation: 268 acres (4%) • Primary Locations: Schools are distributed throughout the City. The Three areas of the City are recommended to study the future land use pattern in location of all civic uses is detailed in Chapter 4, Community Facilities. greater detail. The areas include:

Minor changes to this use are planned, including the development of the former 1. Van Born Road frontage waste disposal site, identified as a civic use in the existing land use plan. The first plan would study the frontage of Van Born Road. The City should consider completing a further study in combination with the Dearborn Heights T.I.F.A. and Parks and Open Space the City of Taylor. The issues of the Van Born corridor extend beyond land use, Land Use Summary and needs a program that will serve as a catalyst for economic development. A • Classified as public parks and playgrounds as specified within the City’s market study, completed as part of this master plan, stated that this corridor should Recreation Master Plan. The designation includes City-owned parks and strive for critical mass among existing categories of use, including convenience County-owned facilities. retail, automotive-related businesses and home improvement resources. • Future land allocation: 921 acres (12%) • Existing land allocation: 749 acres (10%) 2. Southwest neighborhood • Primary Locations: City parks and playgrounds are distributed throughout The second plan would study the southwest neighborhood of Dearborn Heights, the City. Specific locations are detailed in the Recreation Master Plan and in bounded by Inkster, Annapolis, Beech Daly and Van Born Roads. This area is also Chapter 4 of this Master Plan. located within the city’s T.I.F.A. boundary and could be completed in combination with the city’s T.I.F.A. as well as the City of Taylor. With the closure of the waste The Future Land Use Plan demonstrates a loss in park uses, a result of the Warren disposal site and a declining industrial base, the city should look at this area as a Valley Golf Course being planned for residential development, if redevelopment whole, rather than piecemeal development. opportunity presents itself in the future. 3. West Warren Rights-Of-Way The third plan would study the West Warren Downtown district, between Gulley Land Use Summary and Telegraph Roads. The district would benefit from completing a parking study • Classified as public roads, sidewalks, medians and landscape strips as well as to understand the opportunities and constraints of the current parking situation. the rail corridor and utility easements. In addition, the City should consider creating a formal organization to provide • Future land allocation: 1,756 acres (23%) leadership focused on business recruitment, district marketing and overall district • Existing land allocation: 1,756 acres (23%) character. • Primary Locations: City-wide Each of these areas consists of a mixture of uses that depend on more detailed This land use category includes streets, alleys, railroads, thoroughfares and planning and design to realize their fill potential. Although not a part of this collector streets, as described in the existing land use section. Changes are not master plan, it is suggested that two area-specific plans be developed for Dearborn expected unless designed in conjunction with a future large-scale development Heights. If the City desires, these plans can be adopted as part of this master plan proposal. once complete.

chapter nine: future land use plan 61 62 chapter nine: future land use plan IMPLEMENTATION

The City of Dearborn Heights’ Master Plan is a comprehensive community policy statement. It is comprised of policies intended as benchmarks and basic guidelines for making reasonable, realistic community development decisions. Realizing or implementing the goals, policies and actions can be achieved through the cooperative implementation efforts of both the public and private sectors. In general, this chapter provides a recommended five year plan of action to achieve the visions set forth in the master plan.

Recommendations are comprehensive. This plan recognizes that all tasks cannot be focused in any one year. Therefore, this plan limits the focus to several manageable initiatives 10per year. Dearborn Heights Planning Commission City of Dearborn Heights chapter ten: implementation 63 IMPLEMENTATION

YEAR ONE YEAR TWO 1. Amend Zoning Ordinance 1. Public Outreach • Consolidate number of districts • Recreate website • Add mixed-use category • Continually update public on planning and zoning issues via newsletters, • Prepare design standards for neighborhood and business districts cable TV and other similar methods • Amend zoning map to follow future land use (except for the Warren Valley Golf Course) 2. Organize leadership • Limit the number of zoning classifications along Ford Road and other • Convene discussion with City of Dearborn Heights and the Dearborn commercial corridors Heights Tax Increment Finance Authority (T.I.F.A.), the City of Taylor • Rezone commercial area on the east side of Telegraph Road, between the and the Taylor T.I.F.A and the Van Born Road Business Association to Rouge River and Richardson to Mixed-Use outline redevelopment steps • Rezone commercial area on north and south sides of West Warren between Beech Daly and Telegraph to the Mixed-Use Zoning district 3. Economic Development Strategy • Rezone single-family area on east side of Inkster between Hass and • Design Business Recruitment and Retention Strategy Michele to office • Rezone single-family area on south side of Ford Road between John YEAR THREE Daly and Inkster Road to General Commercial 1. Prepare physical plans • Rezone industrial area on Inkster Road between Annapolis and Powers • Prepare sub area plan for the southwest neighborhood bounded by (also known as the former incinerator site) to a commercial frontage on Annapolis, Beech Daly, Van Born and Inkster Inkster Road and single-family residential on remainder of site • Prepare and adopt tree preservation standards as a stand alone ordinance 2. Promotion/Marketing campaign or as part of the zoning ordinance • Prepare promotional plan • Prepare and adopt sign standards as a stand alone ordinance or as part of • Develop a brand identity for the City the zoning ordinance • Prepare and adopt wireless communication standards as a stand alone 3. Economic Development Strategy ordinance or as part of the zoning ordinance • Research and pursue grant opportunities

2. Improve City services YEAR FOUR • Appoint study committee to assess code enforcement process 1. Amend Zoning Ordinance • Implement recommendations of code enforcement study committee • Rezone commercial area on Van Born Road between Academy and • Review methods of selecting of selecting contractors for City work Mayfair to Mixed-Use when market opportunities present itself • Review internal site plan review process • Implement zoning changes in response to southwest neighborhood sub • Hold annual town hall meeting with Planning Commission, Zoning area plan Board of Appeals, etc. 2. Prepare physical plans 3. Organize leadership • Prepare sub area plan for Van Born Road • Activate Business Association for the Van Born “village” • Prepare parking study for West Warren • Activate Business Association for the West Warren Downtown District 3. Prepare Capital Improvements Program 4. Continue Education of Economic Development Strategies • Create Capital Improvements Program • Attend Economic Development conferences • Work with Wayne County and the Michigan Economic Development YEAR FIVE Corporation 1. Amend Zoning Ordinance • Utilize the Michigan Suburbs Alliance • Implement zoning changes in response to Van Born Road sub area plan

The Implementation Schedule outlines the actions necessary to implement the Master Plan goals. The actions are listed under general headings. The Schedule illustrates the task, year of implementation, responsible party and chapter reference. The projected years are flexible and can be amended, moved or refined throughout the lifespan of this plan.

64 chapter ten: implementation IMPLEMENTATION SCHEDULE

YEAR Chapter TASK Responsible Party 1 2 3 4 5 Reference ZONING ORDINANCE

Consolidate number of districts Planning Commission Chpt. 9

Add mixed-use category Planning Commission Chpt. 9

Prepare Design Standards for neighborhood and business districts Planning Commission Chpt. 9

Amend zoning map to follow future land use (except for the Warren Valley Golf Planning Commission Chpt. 9 Course)

Limit the number of zoning classifications along Ford Road and other commercial Planning Commission Chpt. 9 corridors

Rezone commercial area on the east side of Telegraph Road, between the Rouge Planning Commission Chpt. 9 River and Richardson to Mixed-Use

Rezone commercial area on north and south sides of West Warren between Beech Planning Commission Chpt. 9 Daly and Telegraph to the Mixed-Use Zoning district

Rezone single-family area on east side of Inkster between Hass and Michele to Planning Commission Chpt. 9 office

Rezone single-family area on Ford Road between John Daly and Inkster Road to Planning Commission Chpt. 9 CX Mixed-Use category

Rezone industrial area on Inkster Road between Annapolis and Powers (also known as the former incinerator site) to a Planned Development category when Planning Commission Chpt. 9 acceptable site plan presented

Prepare and adopt tree preservation standards as a stand alone ordinance Planning Commission Chpt. 9

Update sign standards within the stand alone ordinance Planning Commission Chpt. 9

Update wireless communication standards within the zoning ordinance Planning Commission Chpt. 9

FUTURE ZONING CHANGES

Rezone Warren Valley Golf Course Planning Commission Chpt. 9 when opportunity presents itself Rezone commercial area on Van Born Road between Academy and Mayfair to Planning Commission Chpt. 9 Mixed-Use

Implement zoning changes in response to southwest neighborhood sub area plan Planning Commission Chpt. 7

Implement zoning changes in response to Van Born Road sub area plan Planning Commission Chpt. 7

PUBLIC OUTREACH

Recreate website Communications Dpt. Chpt. 8

Maintain website Communications Dpt. Chpt. 8

Continually update public on planning and zoning issues via newsletters, cable TV Communications Dpt. Chpt. 8 and other similar methods

CITY SERVICES

Appoint study committee to assess code enforcement process Mayor/City Council Chpt. 8

Implement recommendations of code enforcement study committee Applicable department heads Chpt. 8

Review methods of selecting of selecting contractors for City work Mayor/City Council Chpt. 8

Review internal site plan review process Planning Commission Chpt. 8

Hold annual town hall meeting with Planning Commission, Zoning Board of Planning Commission Chpt. 8 Appeals, etc.

ORGANIZE LEADERSHIP Economic Development Activate Business Association for the Van Born “village” Chpt. 7 & 8 Dpt/T.I.F.A Economic Development Activate Business Association for the West Warren Downtown District Chpt. 7 & 8 Dpt/T.I.F.A Convene discussion with City of Dearborn Heights and the Dearborn Heights Tax Economic Development Increment Finance Authority (T.I.F.A.), the City of Taylor and the Taylor T.I.F.A and Chpt. 7 & 8 Dpt/T.I.F.A the Van Born Road Business Association to outline redevelopment steps

ECONOMIC DEVELOPMENT STRATEGY

Attend Economic Development conferences All Chpt. 8

Work with Wayne County and the Michigan Economic Development Corporation All Chpt. 8

Utilize the Michigan Suburbs Alliance Planning Commission Chpt. 8

Economic Development Dpt., Research and pursue grant opportunities Parks and Recreation, Chpt. 8 Planning Commission

Design Business Recruitment and Retention Strategy Economic Development Dpt. Chpt. 8

PHYSICAL PLANNING

Prepare sub area plan for the southwest neighborhood bounded by Annapolis, Planning Commission Chpt. 7 Beech Daly, Van Born and Inkster

Prepare sub area plan for Van Born Road Planning Commission Chpt. 7

Prepare parking study for West Warren Planning Commission Chpt. 7

CAPITAL IMPROVEMENTS PROGRAM

Create Capital Improvements Program Mayor, City Council Chpt. 8

Update Capital Improvements Program annually Mayor, City Council Chpt. 8

PROMOTION/MARKETING

Economic Development Prepare promotional plan Chpt. 8 Dpt/T.I.F.A

Economic Development Develop a brand identity for the City Chpt. 8 Dpt/T.I.F.A chapter ten: implementation 65