telegraph road corridor improvement plan
June 3, 2019 | Monroe, Michigan ACKNOWLEDGMENTS
Funding for this project was provided through SEMCOG’s 2019 Planning Assistance Program for Multi-Community projects.
Corridor Task Force
Tim Lake President & CEO, Monroe County Business Development Corporation
Matthew Vanisacker Vice President, Business Development, Monroe County Business Development Corporation
Mark Cochran Assistant to the City Manager & Economic Development Coordinator, City of Monroe
Al Barron Supervisor, Monroe Township
Jim McDevitt Supervisor, Frenchtown Township
Steve Swartz Planning Commission Chair, City of Monroe
Ignazio Cuccia Planning Commission Chair, Frenchtown Township
Josh Hensheild Planning Commission Chair, Monroe Charter Township
Nino Perna Owner, Nick & Nino’s
Bob Huey Vice President of Operations, Tireman Auto Service Centers
Nicole Ernst General Manager, Friendly Ford Lincoln Special Recognition to:
Stephen Grech Lake Erie Transit for their input President/CEO, Monroe County Community Credit Union and site tour of the corridor & Kevin Johnson MDOT for their input and Planner, SEMCOG collaboration
Consultant Team
MKSK Mannik Smith Group LandUseUSA | Urban Strategies
2 CONTENTS
Section 1: Introduction 4 Plan Purpose 5 Previous Planning Efforts 7
Section 2: Understanding 10 What We Observed 11 Existing Character and Typologies 12 Who We Heard From 13
Section 3: Existing Conditions 14 Sidewalk Gap Analysis 15 Zoning and Land Use 16 Average Daily Traffic 18 Existing Transit 19
Section 4: Market Analysis 20 National Retail Trends 21 Local Retail Transition 22 Cross Shopping Circuit 23 Market Supported Uses 24
Section 5: Traffic Analysis 26 Crash History 28 Level of Service 29 Access Management 31
Section 6: Corridor Concepts 34 Corridor-Wide Improvements 35 Street Corridor Components 38 Corridor Sections 40 Regional Trail Connections 48 Proposed Transit Improvements 49 Catalytic Sites 50
Section 7: Implementation 64 Zoning Overlay Recommendations 65 Corridor Improvement Authority 69 Funding and Resources 70 Implementation Charts 71
3 01 INTRODUCTION
Centered around collaboration between three communities and various agencies and stakeholders, this plan was created to identify changes needed along Telegraph Road to improve safety and travel for all types of users as well as determine viable redevelopment strategies to reinvigorate the corridor.
4 PLAN PURPOSE This Corridor LASALLE RD Plan proposes
STUDY AREA MALL RD strategies that will reconnect and MALL RD STEWART RD revitalize Telegraph MALL RD Road.
Telegraph Road is a major north/ south commercial corridor carrying varying levels of traffic volumes between Detroit and Toledo. Over the years, Telegraph Road has been widened to accommodate greater STEWART RD traffic volumes, including the 4.3 frenchtown charter twp mile portion of the study area city of through Frenchtown and Monroe monroe Townships and the City of Monroe. This particular area of the corridor is a regional shopping destination with newer big box retail located in TELEGRAPH ROAD Frenchtown Township and smaller to mid-sized restaurants and retail found throughout the rest of the corridor. While Telegraph Road N CUSTER RD successfully carries traffic flow through most of the study area,
W ELM AVE there is a clear lack of identity S CUSTER RD / M-50 and consistency present along the corridor, created in part by minimal river raisin streetscaping, visual clutter, W FRONT ST significant sidewalk gaps, and numerous vacant businesses.
W 7TH ST
monroe chartercity of monroe township
E DUNBAR RD
5 Introduction PLAN PURPOSE
To address these prevalent issues, the communities organized the Corridor Task Force to lead a coordinated study of potential street, pedestrian/bicycle, and redevelopment improvements to the corridor from Dunbar Road to Lasalle Road. The City of Monroe and Frenchtown Township have already begun the process of promoting reinvestment for the former La- Z-Boy headquarters site - one of the corridor’s key properties. This effort included the creation of the Monroe Subarea Plan in 2018 to help envision the future redevelopment of the site. As a continuation of the Monroe Subarea Plan, the Telegraph Road Corridor Plan provides the foundation and implementation tools for future changes and improvements along the entire corridor.
This Corridor Plan evaluates existing conditions, including land use and zoning, gaps in non-motorized connections, current market trends, as well as access management and traffic data. The planning process led to conversations with the Corridor Task Force and various stakeholder groups to determine the existing issues within the study area and discuss possible solutions and opportunities for improvements. Redevelopment sites that have a greater potential for building a synergy of activity were identified to create realistic and implementable concepts. In order to create thoughtful and safe connections, the plan considers multi-modal improvements needed to successfully link all types of users along the corridor. Finally, the Telegraph Road Corridor Plan provides the three partnering communities key tools and resources needed to successfully implement the proposed improvements.
6 PREVIOUS PLANNING EFFORTS
Each of the community’s Master Plans were reviewed to gain a greater understanding of the goals for this corridor. Specific corridor planning and access management priorities were also evaluated along Telegraph Road.
Resilient Monroe Master Plan • Develop a separated shared-use (2017) path that provides connections within the City and to the rest of This community plan has numerous the region. goals related to improving the • Improve the efficiency, character overall transportation network in and design of key community the City of Monroe, including: corridors by creating a • Preserve the level of service multi-jurisdictional Corridor and safety of the road network Improvement Authority to through techniques such as facilitate future improvements access management and along Telegraph Road. exploring opportunities for non- • The plan also specifically calls for motorized connections. improvements along Telegraph • Promote a wide variety of Road to transform it into a high- transportation modes by filling quality suburban commercial sidewalk gaps, installing corridor that accommodates all signalized crosswalks at major users by planting street trees, intersections, providing access to extending sidewalks, and adding the River Raisin, and linking non- pedestrian crosswalks where motorized connections to Lake appropriate. Erie Transit access points.
Frenchtown Township Master Plan (2016)
The vision for the corridor is to make it a high-image suburban shopping strip, with well- maintained landscaping, attractive signage, quality architecture and building materials, and well- designed access management.
• Incompatible uses should be phased out to create a continuous commercial environment of offices and retail. • Although an auto-oriented corridor, considerations should be made for other modes of transportation. • Construct sidewalks along Telegraph Road between LaSalle Road and the City of Monroe boundary.
7 Introduction
Monroe Township • Coordinate with the City of Master Plan (2015) Monroe and Frenchtown Township to improve the aesthetics and Multiple goals and objectives functionality of Telegraph Road, meet the purpose and intent of which includes creating a the Telegraph Road Corridor Plan, Corridor Improvement Authority including the following: to oversee redevelopment, • Ensure that the transportation non-motorized transportation, system is efficient for all users streetscape, and wayfinding. and support the growth and development of the Township. • Maintain and maximize the capacity of transportation through techniques like enforcing access management standards. • Develop a non-motorized system to provide safer connections within the Township that also connects to the rest of the region. • Improve the quality of Lake Erie Transit bus stops to provide public amenities like benches and informational signage.
Access Management Study (2005)
A study was led by MDOT and consultants to determine recommendations for intersection, traffic operation, and access management enhancements to help improve safety and traffic flow along Telegraph Road. Approximately 35 of the total recommended driveway closures in the report fall within the Telegraph Road Corridor study area. These were subsequently mapped out in the Traffic Analysis section of this plan and analyzed further to determine feasibility and prioritization of driveway closures locations.
8 Telegraph Corridor Charrette
This planning effort was completed as part of the Resilient Monroe process and involved analysis of traffic and accident data, zoning, land use, and sidewalk infrastructure. Several concepts and ideas were presented to the community recommending design and regulatory changes to improve the corridor. Relevant recommendations include:
• Increase the tree canopy along the corridor to help improve the overall aesthetics and make the environment more pedestrian- friendly. • Use streetscaping as a placemaking strategy providing a more uniform design with medians, trees, and street lights. • Prioritize access management near Stewart Road. • Extend sidewalk infrastructure to increase pedestrian safety and provide connections to residential developments adjacent to Telegraph Road. • Ensure that signs along the corridor conform to existing zoning regulations. • Focus on improvements and redevelopment near the intersection of Telegraph Road and South Custer Road/Front Street. • The former La-Z-Boy site is an ideal location for a mixed-use development. • The summary also mentions that in order to implement these improvements, design guidelines, refined zoning regulations, and a Corridor Improvement Authority should be considered.
9 PROPOSED ACCESS 02 ROAD UNDERSTANDING 1
TELEGRAPH ROAD
FORMER LA-Z-BOY HQ
2
frenchtown charter twp city of monroe
NORTEL LANES
3
NOBLE AVENUE 4
river raisin BOWL-A-DROME 5
1200 SOUTH monroe chartercity of monroe township TELEGRAPH ROAD
6
10 what we observed
vacant or low-quality development. Telegraph Road has the opportunity to There are many sidewalk gaps on Telegraph Road and missing be transformed into a high-quality and connections to adjacent residential neighborhoods. There are some interconnected suburban commercial remaining intersections that do not have safe crosswalks. An corridor. overabundance of driveways and curb cuts leads to greater conflicts Also known as Highway 24, Transfer Center is in a strategic amongst vehicles and pedestrians. Telegraph Road connects Monroe to and centralized location along Retail is also under performing, the rest of the region, including to Telegraph Road, and is a hub that specifically in the southern area of Toledo and Detroit. The study area has the possibility to continue to the corridor. of the corridor runs approximately grow multi-modal transportation 4.2 miles (between LaSalle Road to connections. Recently improved An initial site tour with the the north to Dunbar on the far south intersections, retail anchors, and participating communities revealed end) covering three communities: newer residential condominiums where corridor improvements Frenchtown Township, the City of have also contributed to and the priority catalytic sites Monroe, and Monroe Township. redevelopment activity along the can be implemented based on Telegraph Road is characterized by corridor. Improvements are planned need, feasibility, and accessibility several different typologies, with for Mill Race Park to extend greater opportunities. In the northern big box retail in the northern portion access to River Raisin. Finally, section of the corridor, vehicular of the study area which transitions the La-Z-Boy property is being and pedestrian access should to suburban strip malls. Finally, considered as a mixed-use catalytic be increased where successful newer retail, historic buildings, site that could ultimately lead to retail already exists. The central office, industrial, and institutional future redevelopment activity along portion of the study area focuses land uses are all located south of Telegraph Road. on revitalizing larger vacant and the river. underutilized sites. Finally, the Conversely, the study area presents southern area has the opportunity While the corridor certainly could many challenges that have led to connect to the river and the use enhancements, there are many to a lack of cohesive identity and new park as well as create unique existing aspects of Telegraph Road inconsistencies along the corridor. destinations or local retail options. that create the foundation for In certain sections, there is a revitalization. Lake Erie’s Transit dominance of visual clutter and
11 Understanding EXISTING CHARACTER & TYPOLOGIES
Section A:
LASALLE RD Rural/Suburban Retail • Transitions from primarily rural residential to the north MALL RD to suburban big box retail and replace with a map showing chain restaurants • Front yard parking is a MALL RD predominant feature sections STEWART RD MALL RD • Little to no sidewalks present • Some improved intersections and building design
Section B: Suburban Strip Mall • Drive through restaurants and numerous strip malls exist in STEWART RD frenchtown this section charter twp • Front yard parking is a city of monroe predominant feature • 5’ - 6’ Sidewalks exist throughout, primarily on both sides of the street • Excessive curb cuts and visual clutter
N CUSTER RD Section C: Open Space, Retail, Historic W ELM AVE S CUSTER RD / M-50 • The river and park are the focal point river raisin • Mix of older and newer retail, as W FRONT ST well as historic buildings. • Excessive curb cuts in some areas W 7TH ST • Some wider sidewalks present
monroe chartercity of monroe township Section D: Rural/Suburban Mixed • Office, Institutional, and Industrial uses • Little to no sidewalks present • Unimproved intersections without crosswalks in some E DUNBAR RD NORTH areas • Some wider sidewalks present
12 Understanding who we heard from
Stakeholder interviews mirrored the site tour findings: the corridor needs a cohesive identity, safer pedestrian connections, and a focus on filling larger vacant sites.
The planning team met with (especially along the bus route) southern portion is lacking in activity multiple stakeholder groups, • Currently have good vehicular including apartment managers accessibility and plenty of parking • The corridor lacks a cohesive and tenants, local businesses, identity • Need more coffee shops, higher the County Road Commission, as end restaurants (complementary • The existing linkage between well as developers and brokers. retail) Downtown Monroe and Telegraph Here is a summary of what we Road is not ideal • Fill vacancies along the corridor heard: • The La-Z-Boy site is a potential • Improve the quality of buildings opportunity • There are not enough kid and and facades family-friendly activities in the • Younger people want to live in a • Improve the look and feel of the area; residents typically have to downtown-like environment, not corridor go out of town to find options next to a highway • The northern portion of the study • The corridor needs more area near Meijer and Walmart is sidewalks and safer crossings the most marketable, while the
13 03 EXISTING CONDITIONS
Existing conditions were evaluated to identify where improvements should be targeted along the corridor, including land use and zoning, gaps in non- motorized connections, current market trends, as well as access management and traffic data.
14 SIDEWALK GAP ANALYSIS
30% of telegraph road provides sidewalks LASALLE RD
70% of telegraph road lacks sidewalks MALL RD
MALL RD
STEWART RD
MALL RD
Sidewalks are a critical component to provide safer connections for pedestrians, bicyclists, and transit users. Currently, there are significant gaps in the sidewalk system along Telegraph Road with only 30% of the corridor providing sidewalk connections. Most of those STEWART RD frenchtown connections occur in the City of charter twp Monroe, leaving the northern and city of monroe southern sections of the corridor with very little pedestrian/bicycle infrastructure. Although there are existing sidewalks in the City of Monroe, these are often not very wide and are interrupted by the excessive number of driveways 1/4 MILE RADIUS along Telegraph Road.
N CUSTER RD Sidewalk gaps also exist on the streets surrounding the corridor.
W ELM AVE New sidewalk segments could S CUSTER RD / M-50 link to existing residential along the corridor and connect to over 4,000 people who live within W FRONT ST a 5 minute walk of Telegraph Road. Implementing accessibility improvements will ultimately W 7TH ST increase the quality of life for residents. monroe chartercity of monroe township Legend 4,285 people live within 1/4 Mile Buffer 1/4 mile of telegraph road City of Monroe Existing Sidewalks Missing Sidewalks E DUNBAR RD NORTH Residential Land Use
15 Existing Conditions Current Zoning
Existing zoning in the study area is predominately commercial, a mix of residential districts, and light industrial. The intention of the general commercial zoning district is to allow uses that may generate a greater volume of traffic, including retail, restaurants, offices, hotels, and motels. As a result, the subsequent land use effects have been built out with no maximum front yard setbacks in place (and minimum front yard setbacks of at least 30 feet). Front yard parking is also permitted and consequently, the corridor has been developed as auto-oriented with minimal regard for pedestrians.
Legend
Study Area Low Density Residential High Density Residential Single Family Residential Two-Family Residential Multi-Family Residential Manufactured Housing Local Commercial General Commercial Office Parks and Open Space Agricultural Mixed Use Planned Unit Development NORTH Light Industrial
16 Existing Conditions current land uses
While retail and single-family residential are the most common land uses, making up nearly 50% of the study area, vacant land is still a fairly significant factor and constitutes for 13.5% of the total corridor land area. There are clearly untapped opportunities available for redevelopment in each of the three communities that can be supported by the surrounding residential neighborhoods and the regional marketplace.
Legend
Study Area Single Family Residential Multi-Family Residential Mixed Use Retail Commercial Office Cemetery Parks and Open Space Agricultural Transportation/Communication/ Utilities Institutional / Medical Heavy Industrial Light Industrial NORTH Vacant Parking
17 Existing Conditions average daily traffic
19,383
Telegraph Road experiences 26,725 steady traffic, with the heaviest concentrations occurring between Mall Road and South Custer Road/ Front Street. This portion of the corridor contains the majority of the big box retail, strip malls, and restaurants all of which are top destinations for shoppers and diners traveling along the corridor.
33,906
river raisin
23,783 Legend
Study Area
City of Monroe
<5,000 Vehicles per Day
17,289 5,000 - 15,000 Vehicles per Day
15,000 - 24,000 Vehicles per Day NORTH 24,000 - 36,000 Vehicles per Day
18 18 existing transit service
LASALLE RD
MALL RD
MALL RD
STEWART RD
MALL RD
Lake Erie Transit provides regular bus service to the Telegraph Road corridor. A transfer center is located in the middle of the study area, just north of the former Nortel Lanes site. Along Telegraph Road, Meijer and Walmart are the two most STEWART RD popular destinations for drop off or frenchtown charter twp pick ups. city of monroe While there are multiple bus routes servicing the area, there are no designated bus stops or associated amenities such as benches or shelters. Transit riders also currently have to flag down a bus driver in order to ride the bus.
N CUSTER RD
W ELM AVE S CUSTER RD / M-50 Legend river raisin Study Area W FRONT ST
City of Monroe W 7TH ST Transfer Station
monroe chartercity of monroe township #2 - Elm
#4 - Seventh Street
#5 - Telegraph
#8 - North Monroe
E DUNBAR RD NORTH #9 - South Custer
19 04 MARKET ANALYSIS
20 NATIONAL RETAIL TRENDS
Retailers are still adapting to 50%. This total figure includes Ultimately, an important strategy shopper demands for a more all automobiles and recreational is to create an enhanced shopping engaging experience. Shoppers vehicles, furniture and furnishings, experience and develop nodes of want unique merchandise, electronics, appliance, building mixed-use activity that are more exemplary service, entertainment supplies, groceries, pharmacies, pedestrian-friendly to transform value, and the convenience of omni- gasoline, and all other retail Telegraph Road into a successful channel purchasing. Chains are categories. corridor. responding with smaller formats in urban settings that include The total 50% figure has barely placemaking amenities and easy budged over the decades, but online sales. Across the nation, the channels of purchasing are many retailers have failed to keep evolving. Evidence now shows up with and adapt to changing that non-store and omni-channel consumer preferences for fashion, sales (internet, catalog, phone) design, style, merchandise, and can generate trickle-through shopping experience. benefits for brick-and-mortar retailers. Stores that accept special Over many prior decades, big-box orders over the phone and online retailers and chains built stores too transactions are more likely to earn large, and sacrificed service and loyal and repeat shoppers. experience in exchange for lowest price guarantees. Even so, brick- When shoppers place special phone and-mortar retail is far from “dead” orders and make online purchases, and the industry remains strong they also reward the merchant by and healthy. visiting the store more often, and by spending even more. This “halo” Brick-and-mortar retail stores effect of omni-channel sales is a generally capture about 44% of powerful marketing tool for national total income, and non-store retail chains, but often misunderstood in (internet, catalog, and phone underutilized small businesses and sales) are gaining share with 6% independent proprietors. of income, for a total of about
21 Market Analysis LOCAL RETAIL TRANSITION
Theatres, Books-A-Million, General The local retail landscape is shifting and Nutrition Center, and Spencer’s Gifts. However, if the fitness center opening opportunity for new merchants closes or relocates, then all of the other small tenants will probably in downtown, and also for urban infill follow. The biggest challenge will be for Phoenix Theatres to decide whether to close, remain, or along the Telegraph Road corridor. relocate. Prior to the Great Recession, new retail should be located in the national chain stores had saturated downtown. Since then, the mall’s The continued decline of the the local market. The market was last remaining department store Mall of Monroe has opened new dominated by several department (Carson’s) closed in 2018, most of opportunities to cluster retail along stores (Sears, Target, and Carson’s) the mall tenants have relocated or the Telegraph Road corridor, and to anchoring the Mall of Monroe. The departed, and a nearby Kmart also also bring unique merchants back mall is oriented along North Monroe closed. into the downtown. For example, if Street, which has traffic volumes of Michael’s declines to open a new only 13,000 to 16,000 vehicles daily. At the end of January 2019 store in Monroe, then that could It has no direct visibility to higher Michael’s announced that it will leave an opportunity for a niche traffic volumes along Telegraph be closing most of the Pat Catan’s craft and hobby supply merchant Road, which approaches 33,000 craft stores, but did not announce in the downtown, or along South vehicles daily. This places the mall the fate of its 51,000 square Telegraph Road (i.e., not near the at a significant disadvantage when foot Monroe store. LandUseUSA established Hobby Lobby store in attempting to compete with new anticipates that the company will Frenchtown Township). competition, and, consequently, its close the store in the mall and open anchors and tenants have gradually a replacement Michael’s craft store closed over the past decade. elsewhere in the market – probably along Telegraph Road. In 2016 LandUseUSA recommended A few other tenants have that new retail space not be added persevered at the Mall of Monroe, along Telegraph Road, and that all including Planet Fitness, Phoenix
22 CROSS-SHOPPING CIRCUIT
Throughout the market, vehicular traffic patterns follow circuits with LASALLE RD east-west connectors funneling cars onto Monroe Street / Dixie Highway, and west onto Telegraph STUDY AREA MALL RD Road. The street network provides many cross-shopping opportunities that can be shared by retailers MALL RD along the primary corridors and the
STEWART RD downtown merchants.
MALL RD The City of Monroe has a net export Mall of Monroe of -52% of its retail expenditure potential, and Monroe Township has a net export of -32%. However, much of this “leakage” is intercepted by many large retailers located in Frenchtown Township, particularly along North Telegraph Road. Some of the largest chains STEWART RD in Frenchtown Township include frenchtown charter twp Kohl’s, Walmart, Meijer, Lowe’s, city of Hobby Lobby, Tractor Supply monroe Company, Aldi, and Gordon Food Service.
Most of the market’s residents TELEGRAPH ROAD are living east of the Telegraph Road corridor and about half of the residents also live east of the downtown. East-west N CUSTER RD connectors are essential for bringing shoppers to the Monroe Street / Dixie Highway Corridor, W ELM AVE S CUSTER RD / M-50 into the downtown, and west onto the Telegraph Road Corridor. The river raisin connectors also help shoppers W FRONT ST navigate between destinations Downtown Monroee while avoiding traffic congestions during peak shopping hours. W 7TH ST
monroe chartercity of monroe township
E DUNBAR RD NORTH
23 Market Analysis MARKET supported uses
The optimal development strategy for the Telegraph Road corridor reflects an update to the original Retail Target Market Analysis the mall of monroe: developed in 2017. That prior study OPPORTUNITIES & RETENTION focused on identifying the market potential for new merchants in Downtown Monroe rather than the market’s commercial corridors. REPLACE IF THEY CLOSE: This 2019 update takes into Books-A-Million consideration the decline of Monroe Pat Catan’s Crafts Mall and related market shifts General Nutrition Center over recent years. These events Bath & Body Works have opened new opportunities for Planet Fitness national brands, chain shores, and The Shoe Dept. anchors along the corridor, as well Spencer’s Gifts as merchants in the downtown. Bath & Body Works New chains entering the market Phoenix Theatres will probably seek land and development sites that are proximate to the established big-box chains like Kohl’s, Meijer, Walmart, Lowes, and Kroger. REPLACE SOFTLINES LIKE: Alternatively, they could also raze, Target Discount rebuild, or convert some of the Aeropostale older strip centers located along the Old Navy Telegraph Road corridor. Justice Steve & Barry’s National chain stores should American Eagle not be permitted to catalyze the Claire’s development of additional strip Payless Shoes centers at edge or fringe locations Finish Line along the corridor. There is a risk that the development of new shopping centers would contribute to retail fragmentation and sprawl, which in turn would undermine the synergies of established retail REPLACE HARDLINES LIKE: clusters and the downtown. Re- Kitchen Supply Store purposing vacant retail space and Hallmark redeveloping obsolete strip centers For Your Entertainment will also help absorb any incidental Christian Bookstore surpluses in space. Batteries Plus+
24 TELEGRAPH ROAD CORRIDOR: MAXIMUM LONG-TERM POTENTIAL (2020-2040)
NEIGHBORHOOD GROCERS LIKE: Westborn Market (22,000 sf) IGA Grocery (10,000-25,000 sf) Walgreens Pharmacy (14,000 sf)
SOFTLINES LIKE: Target Discount (135,000 sf) Burlington (55,000 sf) Steinmart (45,000 sf) Ross Dress 4 Less (25,000 sf) DSW Shoes (10,000 sf) Gap Outlet (6,000 sf) Old Navy (6,000 sf) Eddie Bauer (4,000 sf) Children’s Place (4,000 sf) Catherine’s (3,000 sf) Cato Fashions (3,000 sf) Zumiez Sports (3,000 sf) Men’s Wearhouse (2,000 sf) DXL Casual Male (2,000 sf)
HARDLINES LIKE: Costco Warehouse (135,000 sf) Sam’s Club (135,000 sf) ABC Warehouse (30,000 sf) At Home Stores (110,000 sf) Best Buy (30,000 sf) Kirkland’s (10,000 sf) Golf Galaxy (15,000 sf) Home Goods (30,000 sf) Dick’s Sporting Goods (35,000 sf) Guitar Center (12,000 sf) Bed Bath & Beyond (30,000 sf) Party City (10,000 sf) Pier 1 Imports (8,000 sf) Ulta Beauty Cosmetics (12,000 sf) Furniture galleries (10,000 sf each)
25 05 TRAFFIC ANALYSIS
26 traffic analysis
and which recommendations are An evaluation of traffic, crash data, and no longer valid for implementation. This study also evaluated the access management revealed that need for additional access management measures that may there are strategic safety improvements be implementable without the need to close drives such as retrofitting needed along the corridor. 10-12’ wide medians along US-24 (Telegraph Road). It is important to understand A crash history analysis was the existing and future traffic conducted for the Telegraph Road operations, evaluate historical corridor for a 3-year period from roadway accident patterns, 2015 to 2017. The crash inventory and assess the existing access provides a basis for developing management deficiencies and improvement scenarios to reduce conflicts along the study corridor. crashes for the purpose of creating safer roads. This study evaluated the existing traffic operations of nine Also, to improve safety and intersections along Telegraph Road. decrease crashes along the study Analysis of existing traffic corridor, existing commercial and operations found that each residential driveway access along intersection is currently operating the study corridor was assessed. A acceptably with marginal previous access management study degradation to operations during was conducted by The Corradino future no build analysis. Further Group, Inc. for MDOT in 2005. This study of the signal operations may study was reevaluated to determine be required in the future to mitigate what access management intersections, lane groups, and/or recommendation measures (i.e. approaches that are expected to close commercial/residential operate at LOS E (At Capacity) or drives, consolidate driveways for LOS F (Failing). shared-use) were implemented,
27 Traffic Analysis crash history
A crash history analysis was crash type’s rear end and angle. US-24 (Telegraph Road) and conducted for the Telegraph These crash patterns are typically Dunbar Road Road corridor for a 3-year period associated with congestion (rear This intersection noted relatively from 2015 to 2017 and provide end crashes) and signal phasing/ high crash occurrences (50 information on crash severity timing issues (angle crashes). crashes in the 3-year period), but (property damage only, injury significantly less than the Stewart US-24 (Telegraph Road) and or fatal) and crash type (rear Road and M-50 intersections. Of end, right angle, turning, etc.). M-50 (South Custer Road/Front the observed crashes 50% relate Crash frequency is an indicator Street) to left turn/angle crash types and of intersection deficiencies This intersection noted high crash 22% relate to rear end crash types. involving inefficient traffic control, occurrences (71 crashes in the Additionally, there are several improper geometry and/or capacity 3-year period) with 44% and 22% driveways within 100 feet of the constraints. Intersection crash of all crashes being rear end and intersection that may be considered histories are of more relevance than angle type crashes. There are for closure. roadway segment (between the several driveways within 100 feet signalized intersections) as most of the intersection along Telegraph Overall, it is recommended that of the safety concerns and crashes Road that may be considered for intersection signal timing and occur at the intersections. closure to improve safety and phasing plans be studied further reduce crash conflicts. to potentially increase corridor US-24 (Telegraph Road) and progression and decrease Stewart Road congestion. This intersection noted high crash occurrences (113 crashes in the 3-year period) with the predominant
28 level of service (Existing)
Traffic counts were collected in threshold for “acceptable” December 2018 at nine signalized operations. When LOS is in intersections and only the PM peak the range from E to F, this is hour was analyzed. Trafficware’s an indication that the traffic Synchro 10 software was used network is not performing to perform intersection capacity satisfactorily and that changes analysis and evaluate Levels-of- need to be made to improve Service (LOS) based on results from conditions. These operations the Highway Capacity Manual (HCM) are typically referred to as reports provided from the Synchro “unacceptable”. models. LOS is measured by a letter grade that describes traffic As shown in Figure above, all operations based on the amount of intersections are currently delay experienced by vehicles at an operating acceptably (at LOS intersection, along an intersection D or better) overall during the approach, or in a specific lane analysis PM peak hour period. Legend group. It should be noted that LOS for some lane groups and Acceptable Typically, when LOS is in the range approaches are considered to from A to D this is an indication that be unacceptable under existing Marginal the traffic network is performing conditions. satisfactorily and no changes need to be made to improve conditions. At Capacity The LOS D is typically used as a Failed
29 Traffic Analysis level of service (no build)
To evaluate the study corridor under hour period except for the Stewart •Installing an additional westbound a No Build, future condition, it was Road and US-24 (Telegraph Road) thru lane at the Stewart and US-24 necessary to develop background intersection which is expected to (Telegraph Road) intersection. This traffic projections for a Design operate at a LOS E (LOS D during measure may require right-of-way Year of 2038. Background traffic the Existing Conditions). It should acquisition and additional roadway projections include the natural be noted that LOS for several widening for a westbound receiving growth of traffic based on historical lane groups and approaches are lane along the east side of the and projected traffic, population, expected to continue to operate intersection on Stewart Road. and economic data within the study unacceptably under the No Build area. Utilizing SEMCOG databases conditions as they do under the •Installing a southbound right turn for the study area, a 0.16% annual Existing conditions. lane at the Stewart and US-24 traffic growth rate was calculated (Telegraph Road) intersection. This (3.3% growth over 20 years). To mitigate the lane groups, measure may require right-of-way approaches, and intersections that acquisition for roadway widening. The background traffic growth rate are expected to operate under poor was applied linearly to the Existing LOS (LOS E or F), it is recommended 2018 turning movement counts that the corridor be studied further Legend to establish the 2038 No Build to determine potential signal conditions volumes. These volumes optimization needs. Physical Acceptable were analyzed with the study roadway and geometry mitigation Synchro models. All intersections measures at the study intersections Marginal are expected to continue to operate may include: acceptably (at LOS D or better) At Capacity overall during the analysis PM peak Failed
30 access management
DRIVEWAY ALIGNMENT FUNCTIONAL AREA OF AN INTERSECTION MULTIPLE ACCESS POINTS
Driveways should be aligned with Area adjacent to an intersection Where some driveways may those across the street, or offset at where vehicles are turning, queuing, be located closer to each other a sufficient distance to reduce left- or stacking – sometimes driveways or an intersection than what is turning movement conflicts fall within these areas which can recommended by MDOT standards create traffic conflicts
AVOID THIS AVOID THIS AVOID THIS 4
3
1 2
ALIGN ACCESS INSTEAD PLACE ACCESS OUTSIDE INTERSECTION MINIMIZE ACCESS INSTEAD
Access management involves reducing the number of access points and ensuring well-placed driveways to improve safety and traffic flow.
There are many benefits to project. Business owners are The US-24/Telegraph Road Access access management, including sometimes resistant to closing one Management Study (2005) was used the improvement of safety or more drives to their property and as the basis for the recommended and prevention of vehicular can legally challenge an agency closures featured on the following crashes, shorter travel times, and that closes a driveway if it is not pages. These were analyzed further enhancements that add to the part of a planned road project. It is to determine priority locations for value of private land development advised that the communities and closures that also have the highest by making roads more walkable, county work closely with property feasibility for closing. These are bikeable, and liveable. owners during redevelopment shown on the following pages. or road reconstruction projects The best way to alter access is to ensure that access points are to either wait for a property to be redesigned to improve safety, traffic redeveloped or close driveways as flow, and a more walkable corridor. part of a roadway reconstruction
31 Traffic Analysis access management
Hobby Lobby Walmart
LASALLE RD Friendly Ford Lincoln MALL RD
Sell’s Equipment MALL RD
Telegraph Plaza
N TELEGRAPH RD Chiropractic Health Center
Lowe’s STEWARD RD Gordon Food MALL RD Service N TELEGRAPH RD Meijer
NORTH NORTH
Section 1 Section 2
U-Haul of Monroe (realignment) Advance Auto Parts Pete’s Garage Key Bank FREDERICKS DR Meijer ATI Physical Checkers
Therapy STEWART RD Lake Erie Transit Arby’s
LORAIN ST BP Gas Station Nortel Lanes Vacant Site HOLIDAY BLVD N TELEGRAPH RD Former Boost Mobile La-Z-Boy HQ
NOBLE AVE N TELEGRAPH RD
Monroe Collision NORTH NORTH Section 3 Section 4
Legend
Existing Driveways/ Recommended Priority Locations for Curb Cuts Closures (MDOT) Closures
32 access management
Pope’s Pizzeria LaRoy Door Sales & Service Muffler Man N CUSTER RD W 7TH ST W 7TH ST W ELM AVE Mill Race Park Strip Mall
S TELEGRAPH RD Surgical Institute of Monroe
S CUSTER RD Auto Center Strip Mall Marathon Gas 1200 South Telegraph Rd Rite Aid W FRONT ST
NORTH S TELEGRAPH RD NORTH
Section 5 Section 6
Becktrom Foods Inc.
Hi-Lite Fresh Market
E DUNBAR RD
S TELEGRAPH RD
NORTH
Section 7
Legend
Existing Driveways/ Recommended Priority Locations for Curb Cuts Closures (MDOT) Closures
33 06 CORRIDOR CONCEPTS
34 CORRIDOR-WIDE IMPROVEMENTS
safer connections for pedestrians in Increasing accessibility and mobility between intersections. Bus shelters are also recommended at key within the corridor through strategic activity nodes along Telegraph Road improvements will enhance the overall to enhance transit usage. To support the multi-use path quality of life. connection along Telegraph Road, additional sidewalks are proposed Improving safety along Telegraph pathway that traverses the entire at the northern end of the study Road is one of the primary goals of length of the corridor. The multi- area where major retailers are this plan. Transforming the corridor use pathway begins on the east located. The surrounding residential to be more pedestrian-friendly can side of Telegraph Road adjacent to areas were also evaluated to be achieved in part through mobility Walmart and then continues behind determine medium and high priority and road improvements. Telegraph Road along Stewart Road sidewalk connections that should be to Huber Drive to avoid potential implemented to connect residents The auto-oriented nature of traffic conflicts from the numerous to the corridor. Higher priority the corridor ensures efficient commercial driveways that exist in connections were determined by movement of traffic to and this area. assessing easier implementation from shopping and restaurant opportunities (i.e. smaller destinations. However, there The pathway continues through the segments of missing sidewalks) is a lack of non-motorized future La-Z-Boy redevelopment site and connections to multi-family infrastructure to support and then crosses over to the west residential developments where pedestrian, bicycle, and transit side of Telegraph Road by way of the likelihood of some residents usage along Telegraph Road. an enhanced pedestrian crossing not owning a vehicle is higher Sidewalks are inconsistent at Holiday Boulevard. Traveling and therefore residents have a throughout the corridor and can south, the multi-use path remains greater reliance on non-motorized be daunting to navigate due to on the west side of Telegraph transportation and transit options. excessive vehicular curb cuts for Road, connecting to the remaining businesses along Telegraph Road. catalytic sites. Several major intersections along the corridor are also missing safe Three midblock crossings, pedestrian crossings. designed as part of landscaped median islands, are proposed Recommended improvements adjacent to Walmart, Mill Race Park, focus on connecting the catalytic and the Bowl-a-Drome catalytic site. sites with a 10-foot wide multi-use These midblock crossings provide
35 Corridor Concepts PEDESTRIAN, BICYCLE, and transit Improvements
MALL RD WALMART AT MALL ROAD PROPOSED ACCESS ROAD
frenchtown 1 charter twp
LASALLE RD city of monroe
STEWART RD
Potential Realignment Enhanced Pedestrian for a Crossing Crossing & Access FORMER LA-Z-BOY HQ 2
TELEGRAPH RD
STEWART RD FORMER LA-Z-BOY HQ
Legend NORTH
Multi-Use Path - 10’ wide NORTH
Proposed Sidewalks - 6’ wide
Median Midblock Crossing with “Active” Device (i.e. Rapid Flashing Beacon)
High Priority Sidewalk Neighborhood Connections - 5-6’ wide
Medium Priority Sidewalk Neighborhood Connections - 5-6’ wide
Enhanced or New Crosswalk
Proposed Bus Stop/Shelter
36 PEDESTRIAN, BICYCLE, and transit Improvements
NORTEL LANES MILL RACE PARK
BOWL-A-DROME
W ELM AVE
W FRONT ST TELEGRAPH RD NORTEL LANES
3 NOBLE AVENUE city of monroe monroe CHARTER 4 TOWNSHIP
BOWL-A-DROME
Midblock Crossing 5
Midblock Crossing 1200 SOUTH TELEGRAPH ROAD 6 N CUSTER RD
S CUSTER RD 1200 SOUTH TELEGRAPH ROAD
DUNBAR RD W 7TH ST 7TH W
New Pedestrian Crossing 37 Corridor Concepts street corridor improvement components
Identity and Branding
• Coordinate design treatments in targeted areas along the corridor and expand over time to provide consistent branding • Banners, planters, lighting, benches, bike racks, etc. can be installed to improve the quality of streetscape along the corridor • Adds visual interest and can make the corridor more pedestrian-friendly, and contributes to a sense of place
Sidewalks
• Typically 5-8 feet wide • Some limitations in supporting different recreation/ transportation modes • Usually separated from vehicular traffic by a curb or narrow tree lawn • Used to connect residential neighborhoods to commercial corridors
Landscaping & Tree Lawn
• Consistent tree and bush plantings provide an enhanced natural buffer between the adjacent road and parking lots • Canopy trees are recommended to be medium crown (40-50 feet in height) and should be spaced 40-60 feet apart • Trees are required by MDOT to be planted at least 10 feet from the curb and 2 feet minimum from the sidewalk
38 Bus Shelters
• A well designed bus stop shelter can encourage transit usage • Includes seating, trash receptacles, lighting, and shelters • Bus stops should be located within a reasonable walking distance (no more than 500 feet) of destinations and crosswalks
Multi-Use or Shared-Use Pathways
• Typically 10-12 feet wide • Supports different modes of recreation/transportation opportunities (bicycling, walking, etc.) • Must be located at least 10 feet from the roadway per MDOT standards • Wider pathways may require right-of-way acquisition or easements in certain sections
Median Islands
• Used to create safer traffic conditions for all users • Can help beautify a corridor and improve stormwater management • Located in the center turn lane with minimal interference with existing driveways • Accommodates pedestrian mid- block crossings if desired to create refuge from traffic
Beacon Signs & Crosswalks
• Implement higher visibility markings at midblocks and intersections, such as continental (ladder) markings that have thicker bars parallel to the direction of vehicular traffic • Install flashing beacon signs at midblock crossings to alert motorists of pedestrians
39 Corridor Concepts
SECTION 1 Walmart at Mall Road
Existing Conditions 100’ RIGHT OF WAY
18.5’ 63’ 18.5’ LAWN EDGE OF PAVEMENT LAWN
Proposed Improvements* Proposed Proposed Proposed sidewalk Bus Stop 100’ Bus Stop connection to retail RIGHT OF WAY stores
Walmart Parking Lot
Proposed sidewalk ITC Easement allows connection to retail stores 6’ 10’ 63’ 13’ 10’ for a Multi-Use Path WALK LAWN EDGE OF PAVEMENT LAWN PATH
In recent years, the northern cross as a pedestrian, particularly associated property owners). section of the study area has seen due to the lack of sidewalks. Additionally, a 6-foot wide sidewalk an influx of new development, and 10-foot wide multi-use including Walmart and higher end To enhance to overall aesthetics pathway, buffered by trees and chain restaurants. Improvements, and safety for all users of the low bushes, along Telegraph Road such as pedestrian crossings and road, a longer median island is would help increase accessibility to the addition of left hand turn lanes, recommended with a mid block this area. have already been implemented at crossing. Sidewalks are proposed some of the intersections. However, to connect shoppers across the the long stretch of Telegraph corridor and into both commercial Road between the Mall Roads’ retail developments (this would *Note: Right-of-way needs to be obtained intersections makes it difficult to require coordination with the or municipality needs to be granted an easement for non-motorized facilities.
40 SECTION 2 La-Z-Boy Former HQ
Existing Conditions 100’ RIGHT OF WAY Traffic Signal Former La-Z-Boy HQ Holiday Boulevard
Hampton Plaza Parking Lot
15’ 64’ 17’ LAWN EDGE OF PAVEMENT DRIVES
Proposed Improvements* 100’ RIGHT OF WAY Holiday Boulevard Traffic Signal Traffic Signal
Former Hampton Plaza La-Z-Boy HQ Redevelopment Redevelopment
10’ 10’ 64’ 10’ 6’ PATH LAWN EDGE OF PAVEMENT LAWN SIDEWALK
The former La-Z-Boy headquarters Currently, there are no sidewalks to west by way of an enhanced site is a focal point of this corridor present on either side of the pedestrian crosswalk at Holiday and subsequently was chosen to roadway, and although there is a Boulevard. Street trees are highlight corridor enhancements traffic signal at Holiday Boulevard also proposed to create a green that are necessary to encourage and Telegraph Road, there is no buffer between the roadway and and support redevelopment of the pedestrian crosswalk. pedestrian environment. property. These improvements would also serve existing Recommended improvements residential neighborhoods to the include the 10-foot multi-use east and west. pathway transitioning from east *Note: Right-of-way needs to be obtained or municipality needs to be granted an easement for non-motorized facilities.
41 Corridor Concepts
SECTION 3 Nortel Lanes
Existing Conditions
100’ RIGHT OF WAY
Strip Mall
Nortel Lanes Parking Lot
10’ 5’ 4’ 63’ 11’ 5’ 2.5’ LAWN WALK LAWN EDGE OF PAVEMENT LAWN WALK LAWN
Proposed Improvements 100’ RIGHT OF WAY
Strip Mall
Nortel Lanes Redevelopment
5’ 10’ 4’ 63’ 11’ 5’ 2.5’ LAWN PATH LAWN EDGE OF PAVEMENT LAWN WALK LAWN
The stretch of Telegraph Road that Recommended improvements passes the former Nortel Lanes include a 10-foot wide multi-use property currently provides 5-foot pathway on the west side of the wide sidewalks on either side of corridor. A limited amount of space the road. However, on the west side between the roadway and parking of Telegraph, the sidewalk is only lots along this section may require 4 feet from the roadway, creating the path to be within 10 feet of the an uncomfortable pedestrian road. Street trees and shrubs are experience. On the east side of recommended to create natural Telegraph Road, pedestrians are buffering and increase the aesthetic faced with frequent driveway appeal of the corridor. *Note: Right-of-way needs to be obtained crossings. or municipality needs to be granted an easement for non-motorized facilities.
42 SECTION 4 Custer Road Connection
Existing Conditions Family Farm First Baptist Church & Home
First Merchants Bank Iceberg Heating & Cooling
Veterans Park
Proposed Improvements
Multi-Use Path Connection Green space North Custer Road Improvements* Diet & Bike Lanes Median Removed Multi-Use Path
CUSTER DR
Veterans Park N CUSTER RD
N TELEGRAPH RD
Enhanced Pedestrian Crossing Enhanced Pedestrian Crossing
NORTH
At River Raisin, a trail begins to the The proposed Custer connection access to Veterans Park. Street south at Mill Race Park, and another links the existing trail from Mill trees are also proposed along North trail passes through Veterans Race Park and the proposed Custer Road between the existing Park, which is part of the regional multi-use path along Telegraph sidewalk/multi-use path and the River Raisin Heritage Trail. The Road to the regional trail system. road. City of Monroe has plans in place A multi-use path is proposed along for improvements for North Custer Custer Drive and will continue Road near the Richards Drive along North Custer Road until it intersection. An existing center crosses the street to link up with median will be removed and North the pathway on the south side of Custer Road will be reduced from the road at Veterans Park. Two *Note: Green space improvements would three lanes to two lanes in order to enhanced pedestrian crossings on require either coordination with the install on-road bike lanes. North Custer Road will provide safe property owner or property acquisition.
43 Corridor Concepts
SECTION 5 Matt Urban Memorial Bridge
Existing Conditions 65’ RIGHT OF WAY
1’ 9’ 12' 12' 12' 12' 6’ 1’ RAILING WALK LANE LANE LANE LANE WALK RAILING BARRIER BARRIER
Proposed Option 1 65’ Proposed Option 2 65’ RIGHT OF WAY RIGHT OF WAY Sidewalk retains Sidewalk retains existing elevation existing elevation
12' 11’ 11’ 12' 12' 11’ 11’ 12' 1’ 9’ 2’ LANE LANE LANE LANE 6’ 1’ 1’ 10’ 1’ LANE LANE LANE LANE 1’ 6’ 1’ WALK WALK BARRIER EXISTING RAILING BOLLARDS ELEVATED BARRIER EXISTING RAILING RAILING BARRIER DECORATIVE BARRIER CONCRETE BARRIER CONCRETE RAILING BARRIER DECORATIVE PATH PATH 46’ 45’ EDGE OF PAVEMENT EDGE OF PAVEMENT
Telegraph Road crosses the River For this section, there are two bridge is eventually reconstructed. Raisin via the Matt Urban Memorial proposed options, indicating short- The western side would widen Bridge. The bridge currently term improvements (Option 1) the multi-use path to 10-feet and consists of two vehicular travel and longer-term improvements both sides of the bridge would lanes in each direction and elevated (Option 2). Option 1 retains the include new decorative railing sidewalks on either side of the existing width of the sidewalks, barriers and concrete barriers bridge, with a 9-foot wide sidewalk but converts the west side into a along the roadside. Both options to the west, and a 6-foot wide multi-use pathway buffered from reduce the two center travel lanes sidewalk to the east. Pedestrians the road with bollards elevated from 12 feet to 11 feet wide in are currently buffered by railing at the same level as the pathway. order to accommodate pedestrian barriers on both sides of the bridge. Option 2 is recommended when the enhancements.
44 SECTION 6 Mill Race Park
Existing Conditions 110-120’ RIGHT OF WAY
RiverBend Mill Race Commons Park Parking Lot
8’ 10’ 61’ 6’ 6’ 18’ WALK LAWN EDGE OF PAVEMENT LAWN WALK LAWN
Proposed Improvements* 110-120’ RIGHT OF WAY
RiverBend Mill Race Commons Park Parking Lot
10’ 10’ 61’ 6’ 6’ 18’ PATH LAWN EDGE OF PAVEMENT LAWN WALK LAWN
Telegraph Road near Mill Race Park Park, so this section focuses mid-block pedestrian crossing. continues the wider sidewalk along on providing critical pedestrian Landscaping is also recommended the west side from the bridge (8 feet connections to link the park to the for the median and both lawns wide) and is buffered from the road rest of the corridor and surrounding adjacent to the roadway. by 10 feet of lawn. A 6-foot wide neighborhoods. Recommendations sidewalk exists on the east side of include expanding the existing Telegraph, buffered from the road 8-foot wide sidewalk along the by a 6 foot-wide lawn and enhanced park edge to a 10-foot wide multi- landscaping between the RiverBend use path. A median is proposed in Commons parking lot and sidewalk. the center lane that will provide better access management for the *Note: Right-of-way needs to be obtained The City currently has plans to RIverBend Commons property and or municipality needs to be granted an easement for non-motorized facilities. make improvements to Mill Race include an enhanced east/west
45 Corridor Concepts
SECTION 7 Bowl-A-Drome
100’ Existing Conditions RIGHT OF WAY
LaRoy Door Sales & Service
Don Larson’s Bar Parking
16-18’ 63’ 18’ LAWN EDGE OF PAVEMENT WALK
Proposed Improvements 100’ Driveway Closure Driveway Closure RIGHT OF WAY New Plaza
LaRoy Door Sales & Service
Don Larson’s Bar Parking
10’ 8’ 63’ 6’ 12’ PATH LAWN EDGE OF PAVEMENT LAWN WALK
South Telegraph Road consists of a Road more connected and uses for the former Bowl-a-Drome mix of older historic buildings and pedestrian-oriented. Two driveway building. suburban retail buildings. Excessive closures are proposed near the curb cuts for parking lots and a lack Stone Street intersection, at the A landscaped median provides of substantial pedestrian facilities Duffy Towing lot and at the northern an enhanced pedestrian crossing make this portion of the corridor driveway for LaRoy Door Sales & between the proposed 10-foot wide especially unwalkable. Service. multi-use path on the west side to the plaza. A new transit stop at the A combination of access The lot for Duffy Towing could corner of the plaza is also proposed management, pedestrian amenities be closed and transformed into as part of the recommended transit and public space enhancements are a public plaza and serve as an improvements along the corridor. recommended to make Telegraph outdoor extension of potential new
46 SECTION 8 1200 South Telegraph Road
Existing Conditions
98’ RIGHT OF WAY
Bacarella Funeral Home Strip Mall Parking Lot
18’ 62’ 18’ LAWN EDGE OF PAVEMENT LAWN
Proposed Improvements* 98’ RIGHT OF WAY
Bacarella Strip Mall Funeral Home Parking Lot
10’ 22’ 62’ 10’ 6’ PATH LAWN EDGE OF PAVEMENT LAWN WALK
South of 7th Street, the corridor Recommendations for consists predominantly of larger improvements include continuing big-box retail or strip malls and the 10-foot wide multi-use path industrial buildings set farther back on the west side of the corridor from the road that are often fronted and a 6-foot sidewalk on the east by parking lots. No sidewalks side. Street trees and landscaping currently exist along this portion of are proposed on either side of Telegraph Road. the roadway to serve as natural buffering for the non-motorized facilities. *Note: Right-of-way needs to be obtained or municipality needs to be granted an easement for non-motorized facilities.
47 Corridor Concepts regional trail connections
STEWART RD
MALL RD
N TELEGRAPH RD Telegraph Road Multi-Use Path STEWART RD Monroe Golf & Country Club
Munson 75 N CUSTER RD Park
Munson Park Trail Head N DIXIE HWY W FRONT ST Heck Park Veterans YMCA William C. Park Trail Head Sterling State Park Mill Race N MONORE ST Veterans Park Park St. Mary’s RRNBP Education Sterling State Park Trail Head Park Center Trail Head Trail Head Carrington W ELM AVE Golf Club St. Mary’s Park Trail Head River Raisin National Battlefield Park
River Raisin National Battlefield Park Trail Head
S MONORE ST S TELEGRAPH RD
Trail connections, mostly along The proposed multi-use path along Legend the north side of the River Raisin, Telegraph Road is an opportunity to provide critical east/west linkages serve as a significant north/south Study Area to several parks in the area, non-motorized connection to the City of Monroe including Munson Park, Veterans existing regional trail network. With Park Park, the River Raisin National this multi-use pathway, surrounding Battlefield Park, and Sterling State residential neighborhoods River Raisin Heritage Trail Park to the far east. and commercial nodes will Existing Trail Head have increased accessibility to On-Street Bicycle Facility recreational amenities. Proposed Multi-Use Path
48 proposed transit improvements
LASALLE RD
MALL RD
MALL RD Proposed Access Road STEWART RD
MALL RD Lake Erie Transit services the Monroe metro area and has five bus routes along Telegraph Road. Currently, the bus system does not operate with designated transit stops, but rather relies upon Former La-Z-Boy HQ passengers flagging down the bus or requesting to stop where needed STEWART RD along the corridor. frenchtown charter twp city of The previously described enhanced monroe non-motorized facilities lay the Nortel Lanes foundation for an interconnected pedestrian and bicycle network along Telegraph Road. In order to continue expanding accessibility and mobility options in the area, Noble Avenue designated enhanced bus stops with benches and shelters are also N CUSTER RD recommended near the catalytic redevelopment sites and at major
W ELM AVE shopping and job destinations, like S CUSTER RD / M-50 Walmart and Meijer. Bowl-a-Drome
W FRONT ST Legend W 7TH ST 1200 South Study Area Telegraph Road monroe chartercity of monroe township City of Monroe Transfer Station #2 - Elm #4 - Seventh Street #5 - Telegraph #8 - North Monroe #9 - South Custer E DUNBAR RD NORTH Proposed Bus Stop
49 Corridor Concepts catalytic sites
MALL RD PROPOSED ACCESS ROAD 1
LASALLE RD
STEWART RD
FORMER LA-Z-BOY HQ 2
TELEGRAPH RD
STEWART RD
frenchtown charter twp city of monroe
NORTH
50 W ELM AVE
W FRONT ST TELEGRAPH RD NORTEL LANES
3 NOBLE AVENUE city of monroe monroe CHARTER 4 TOWNSHIP
BOWL-A-DROME 5
1200 SOUTH TELEGRAPH ROAD 6 N CUSTER RD
S CUSTER RD / M-50
DUNBAR RD W 7TH ST 7TH W
51 Corridor Concepts
Catalytic site 1 Proposed North Access Road
Tractor Supply Co.
Frenchtown Plaza Conservation LASALLE RD Easement Lowe’s
Hobby Lobby Walmart Landings at Cedar Creek Apartments STEWART RD TELEGRAPH RD ALDI MALL RD
The Mall of Monroe U-Haul of Monroe Meijer
NORTH
Located in Frenchtown Township, and apartment complexes. However, the northern most catalytic site based on the site’s location, land potential RETAIL is the area that lies between use adjacencies, and surrounding LaSalle and Stewart Roads. This development patterns, its highest anchors of a new site was selected to showcase the and best use is retail or non-retail center (2030-2050) opportunity to build an access road commercial businesses. There is a on the east side between Walmart market opportunity and support for BIG-BOXES LIKE: and Meijer to divert some traffic attached housing formats, but any • Sam’s Club from Telegraph Road, increase new-builds should be allocated to • Costco accessibility between properties, other locations and in places that • Home Depot and create a new development could better contribute to urban • Menard’s opportunity. infill and enhance established • Target neighborhoods. The site is large • Home Goods The proposed access road would enough to accommodate the needs • At Home connect LaSalle Road to the of future big-box retail formats, • Best Buy northern edge of the Walmart such as Home Depot, Menard’s, • ABC Warehouse property and should be designed Target, or Home Goods. • Bed Bath & Beyond to minimally impact the existing • Dick’s Sporting Goods conservation easement. The Continuing south, existing access area that lies to the north of the between properties could occur ALTERNATIVE STRATEGIES: conservation easement could be by closing the existing Applebee’s • New Car Dealership activated by this access road and driveway creating an access drive • Health Care Campus be developed into multi-family that connects Applebee’s and • Office Campus residential, including townhouses Walmart to Mall Road.
52 Potential future retail, office, or residential
LASALLE RD
Section of proposed A access road may be difficult to implement MALL RD STEWART RD
Median expansion
B
Proposed driveway closure at The next section of the proposed Legend A Applebee’s & access to future access road would traverse behind development or through existing properties, making this portion of the road Proposed Access Road more difficult to implement due Conservation Easement to potential property ownership issues and/or costs associated Wetlands with property acquisition. The access road would terminate at the Existing Access northern edge of Meijer and existing Driveway Closure access through the Meijer parking lot would connect shoppers to Median Expansion Stewart Road. Potential Realignment Potential realignment with It is recommended that the existing B Meijer driveway & Huber Huber Drive and Meijer driveway along Stewart Road be realigned with one another. The realigned intersection will be approximately 600-700 feet west of the Stewart Road and Telegraph Road signalized intersection. Further study is required to determine right-of-way and property impacts, as well as a signal warrant analysis.
53 Corridor Concepts
Catalytic site 2 Former La-Z-Boy Headquarters
Church of God Mason Run
GREENFIELD AVE
DAZAROW DR
STEWART RD HOLIDAY BLVD FORMER LA-Z-BOY HQ SITE
N TELEGRAPH RD Calgary Park
HUBER DR
N ROESSLER ST
EATON DR LAVENDER ST
BENTLEY DR
JOHN L DR NORTH
A Subarea Plan was created in The first redevelopment concept 2018 for the former La-Z-Boy envisions a retail spine along Marketability & headquarters property which Telegraph Road that fronts a reviewed existing conditions and multi-use path with street trees potential uses created multiple site concepts. and pedestrian amenities. Shared Lifestyle Anchors: The developed portion, between parking is provided behind buildings Telegraph Road and Huber and a new park moves through • Westborn Market Drive, includes 240,000 square the entire development connecting • Kirkland’s feet of now empty warehouse, proposed residential with Telegraph • Guitar Center factory, and office space. The Road. Residential housing of various • Party City site includes historic structures, densities is included throughout the • Sephora Studio furniture showrooms, silos, and a remainder of the site. • Men’s Wearhouse channelized stream that runs under • Gap, Old Navy outlets Similar to the first redevelopment the main building. • Eddie Bauer concept, the second concept Although the size of the La- envisions a walkable retail spine Z-Boy site, about 25 acres, along Telegraph Road and a central Supporting Uses: could accommodate a big-box park space that connects the entire retail format, the market study site. Unlike the first concept, the • Townhomes recommends that it be reserved second concept accommodates a • Lofts for a higher and better use, and large office user through a build-to- • Single-Family specifically as a mixed-use, suit office campus. • Neighborhood Scale Retail pedestrian scale development. • Office Build-to-Suit Campus
54 Retail Concept 1 Site Plan Townhomes
Lofts HOLIDAY BOULEVARD 10' Multi-Use Path
Mason Run Open Space Proposed Bus Stop Lofts
Cottage and Neo- Traditional Homes STEWART ROAD Retail
Townhomes NORTH ROESSLER STREET
EATON DRIVE LAVENDER STREET TELEGRAPH ROAD BENTLEY DRIVE
JOHN L DRIVE HUBER DRIVE
Concept 2 Site Plan Retail Townhomes
Lofts HOLIDAY BOULEVARD 10' Multi-Use Path
Mason Run Open Space Lofts Proposed Bus Stop
Office Build-to-Suit
Campus STEWART ROAD Retail
Townhomes NORTH ROESSLER STREET
EATON DRIVE LAVENDER STREET TELEGRAPH ROAD BENTLEY DRIVE 55
JOHN L DRIVE HUBER DRIVE Corridor Concepts
Catalytic site 3 Nortel Lanes
Tiffany’s Pizza
American Freight
JOHN ANDERSON CT Nortel Lanes
N TELEGRAPH RD Boost Mobile
W LORAIN ST BENTLEY DR Pizza Hut
Dollar Tree
NORTH
In December 2018, a fire broke out of space and a range of venues that The multi-use pathway connects destroying Nortel Lanes, a popular appeals to mature audiences and pedestrians and bicyclists to the local bowling alley. Now vacant, patrons of diverse backgrounds. site and internal sidewalks and the larger site has significant Marketing of the center’s amenities crosswalks provide safe pedestrian redevelopment potential due to should be targeted primarily at access to the site. Finally, a its central and prominent location adults, including office employees, sidewalk is proposed along the along the corridor. corporations, singles, and northern edge of the property to couples. The “Community-Wide connect to the adjacent residential The City of Monroe can fill a niche Entertainment and Fun Center” neighborhood. opportunity to become a destination should be designed and marketed for small events hosted by as an adult venue first; a family companies, agencies, and private venue second; and a children’s households seeking special event venue last. space. The former Nortel Lanes site is an ideal location for a new The proposed site pushes the facility as its larger size lends some building footprint closer to flexibility in design and parking with Telegraph Road, with vehicular ample space for the programming access designed to move traffic of indoor and outdoor venues. towards the back of the site. Outdoor volleyball courts (or other The ideal venue will include an outdoor entertainment) and dining indoor entertainment center of could be oriented to be visible to approximately 80,000 square feet potential users along Telegraph.
56 Neighborhood Connection
JOHN ANDERSON CT Enhanced Pedestrian Access
Outdoor Dining Volleyball Courts
N TELEGRAPH RD Community-Wide Entertainment and Fun Center Proposed Bus Stop Enhanced 80,663 SF total Pedestrian Access
Multi-Use Path BENTLEY DR
W LORAIN ST
four seasons entertainment center ADULTS - INDOORS • FAMILIES - INDOORS • Gourmet Pizzas, Grill • Bowling Lanes • Martini Bar • Simulation Arcade • Micro-brewery • Beginner’s Bounce • Billiards Hall of Fame • Childcare Services • Bocce Ball / Fowling Lanes • Snack Station, Vending • Large Screen TVs FAMILIES - OUTDOORS ADULTS - OUTDOORS • Bicycle Paths • Patio extension of bar & grill • Family Fitness Stations • Volleyball Courts • Gated Playground • Horseshoe Courts • Bonfires, Flame Towers BY RESERVATION ONLY • Adult Patio Swings • Event Planning Services • Checkerboard • Catering Services • Shuffleboard • Commercial Kitchen • Several Party Rooms • Children’s Bounce House
57 Corridor Concepts
Catalytic site 4 Noble Avenue
W NOBLE AVENUE Nick and Nino’s
BENTLEY DR
HUBER DR Foodtown Pharmacy
Pope’s Pizzeria Family Farm & Home
N TELEGRAPH RD
Independent Dairy, Inc.
CUSTER DR N CUSTER RD
W ELM RD NORTH
With its adjacency near Veterans Recommendations for Noble Park and trails along the River Avenue utilize the existing site, but Marketability & Raisin, the Noble Avenue site is propose streetscape improvements, perfectly situated to be a catalyst such as the inclusion of the 10 potential uses for pedestrian-oriented infill foot-wide multi-use path, street • Fast Food Casual Dining development. trees, and sidewalk infrastructure • Bar and Grill internal to the site. Two new The existing site is a multi-use auto- • Outdoor Dining Space buildings of approximately 7,000 • Coffee Shop oriented strip center that includes square feet are oriented north and casual dining, retail shopping, south of the main entrance to the and a pharmacy. There are a few development. The buildings have vacancies in the strip center, likely smaller setbacks and are directly due in part to the deep setbacks adjacent to the proposed multi-use of the buildings resulting in a lack pathway, drawing attention to the of visibility to motorists along entire development. Outdoor dining Telegraph Road. Parking is ample is proposed to front the multi-use on the site which allows space for pathway and could be a welcomed future smaller infill buildings. addition to the corridor.
58 W NOBLE AVENUE
Existing Multi-Use Path Building Proposed Bus 14,350 SF Stop
Enhanced Entrance Drive and Pedestrian Access
Proposed Outparcel 7,000 SF Existing Building 78,700 SF Proposed Outparcel BENTLEY DR 7,000 SF
N TELEGRAPH RD
CUSTER DR
N CUSTER RD
59 Corridor Concepts
Catalytic site 5 Bowl-a-Drome
Midas
STONE ST
Victory Lane Quick Oil Change DT Electronics
Duffey Towing
TOLEDO AVE LaRoy Door Sales & Services
COOPER ST S TELEGRAPH RD
Don Larson’s Bar
PALMWOOD AVE
NORTH
The Bowl-a-Drome building, a two- The concept proposes to retain The project is not without its story historic building with a zero- the existing building on the site challenges. A new location will foot front setback, is a rare and and provide streetscape and need to be found for the service unique occurrence along Telegraph pedestrian enhancements. The station and the building would need Road. The building is currently multi-use pathway is located on to be remediated of any structural underutilized and is occupied by the western side of Telegraph challenges. Additionally, special Duffy Towing and Auto Service Road so a landscaped median funding tools may be necessary Center. The proprietor has indicated island with a midblock crossing to finance improvements to the a willingness to consider strategies is recommended to safely cross building which may need to be for preserving and restoring the pedestrians. A public plaza with offset by sufficient rent payment of structure, and would even consider outdoor dining could serve as an new tenants. relocating the service station. If attractive and functional focal point this strategy is successful, then the of the development. A bus stop adjacent car lot could also be used. shelter with enhanced amenities is • tire corridor proposed near the corner of Stone The building’s location and Street and Telegraph Road. Parking attributes make it an ideal could be provided on the northern setting for a variety of unique portion of the site (this may require establishments, including a micro a shared agreement with Midas). • Why it was brewery, a community theater, and urban lofts located above retail.
60 Existing S TELEGRAPH RD Buildings 20,000 SF
Driveway Closure Enhanced Pedestrian Crossing
Driveway Closure Public Plaza & Outdoor Dining
Proposed Bus Stop
prospective tenants • Micro-brewery, Brewpub or Bar & Grill • Night Club and Dance Hall • Special Event Center • Community Theater • Artisan Studios and Galleries • Urban Lofts above Retail Tenants • Children’s Museum/Science Center
61 Corridor Concepts
Catalytic site 6 1200 South Telegraph Road
Armed Forces Career Center
Donna Spa Salon Total Existing Parking: 190 spaces
WELLINGTON DR
Existing Parking HERRINGTON DR Demand: 78 spaces
US Social Security S TELEGRAPH RD Bacarella Administration Funeral Home
Monroe Motorsports MEADOWBROOK DR NORTH
Located within Monroe Township, shopping center located at 1200 Telegraph Road is connected to the 1200 South Telegraph Road is South Telegraph Road could be retail center by sidewalks running primarily an underutilized retail an ideal location for a new store, parallel alongside the entrance site with a vast parking lot of and especially if the center can be drive to the property. Crosswalks approximately 190 spaces. The modified to accommodate a new then provide safe access to building existing parking demand for anchor – attached or detached. entrances. the uses in the retail center is If Ace is not interested, then approximately 78 parking spaces, alternatives could include True which leaves over half of the Value Hardware, Do-It Center, or parking lot empty. With this in mind, Sears’ newest small store prototype a store expansion is possible that (Home & Life). If one of these stores could help activate this site. is added to the market, then it could also generate support for a There is one important retail few niche spin-off businesses in category missing from the complementary retail categories. southern half of the market. Namely, residents do not have a The proposed hardware store local hardware store, such as Ace expansion adds 12,000 square Hardware. An ACO Hardware store feet to the nearly 20,000 square was recently located along Dixie foot existing building on the site. Highway, but it was purchased by In order to enhance the overall Ace Hardware and subsequently pedestrian experience, the closed in 2014. The existing proposed multi-use path along
62 Multi-Use Path Existing Building Proposed Bus Stop 19,465 SF Enhanced Pedestrian Access
Hardware Store Expansion (adds 12,000 SF) 18,610 total
S TELEGRAPH RD
POTENTIAL USES ONE HARDWARE STORE LIKE: • Ace Hardware • True Value Hardware • Do-It Center • Sears Home & Life • Pep Boys Auto Parts
COMPLEMENTARY BUSINESSES: Sheds, Gazebos, Windows/Doors, Roofing, Siding, Decks, Electricians, Plumbers, Patios, Grills/Smokers, Landscape/Garden Supply, Greenhouse, Flooring, Window Treatments, Monuments, Granite Restoration, Small Engine Repair
OTHER POSSIBLE TENANTS • Anytime Fitness/Plant Fitness • Play it Again Sports • Citi Trends • Plato’s Closet • FedEx Office Center • Mailboxes, etc. 63 Implementation Strategy 07 IMPLEMENTATION
The following section details realistic and approachable implementation strategies to transform Telegraph Road. All three communities will need to work closely together and with the private development community to create a consistently designed regional destination that is pedestrian, bicycle, and transit-friendly. Initial implementation steps include adopting a zoning overlay for the entirety of the corridor to design and accommodate new walkable development. The creation of a Corridor Improvement Authority will provide an organized methodology for the communities to collaborate and implement consistent streetscape improvements, identify funding, and develop a marketing strategy.
64 zoning overlay recommendations
A corridor-wide zoning overlay district will help create an environment that maximizes pedestrian-oriented development opportunities. This section provides key examples and regulations that should be considered when creating a zoning overlay district for Telegraph Road. The overlay could be sectioned into multiple subdistricts based on existing and future land use contexts, however the subdistricts should all still promote pedestrian- scaled development and enhance walkability. Much of the existing signage along Telegraph Road is cluttered and oversized which leads to visual inconsistencies that can be overwhelming and confusing to travelers along the corridor. 01 | Signage
Beyond general aesthetics and impact to community character, signage has a significant influence on the safety of the roadway. Regulations that dictate the placement and design of signs can keep signs from distracting and interfering with traffic and other users of the road. Stricter and carefully crafted regulations should be created for Telegraph Road for the number, size, and types of signs as well as the general materiality and design of those signs. Below are a couple of case studies that could be helpful in developing a signage ordinance for the corridor.
• The City of Novi, MI signage In these examples, multi-tenant signs are smaller and contemporary. Logos are restricted to ordinance contains detailed only lettering, allowing the sign to be more harmonious in design. regulations - some examples are listed below that could be • Montgomery County, PA created be appropriate based on their considered along Telegraph Road: a Model Sign Ordinance in 2014 size and scale, details how sign • Limit ground signs to 6 feet in to provide guidance to local regulations can be administered height with a maximum of 100 communities with creating and enforced, and finally provides square feet (only 30 square feet regulations. The document a model sign ordinance that local is permitted for fueling stations) provides a comprehensive communities can adopt. While • A separate off-premise sign overview of different sign state sign regulations may vary, zone is created for billboards types (their purpose, general this is a good resource to tap into which cannot be placed closer description, and issues associated for revisiting signage standards. than 1,200 feet to each other with those sign types), describes along 1-96 or 5,000 feet along how zoning can regulate signs M-5. and where some signs may not
65 Implementation Strategy zoning overlay recommendations
02 | Access Management
Currently, the City of Monroe and Monroe Township have access management standards in their Zoning Ordinances (Frenchtown Township does not appear to have any). These standards could be expanded upon to help ensure a safer and consistently designed corridor. The 2005 Access Management Study that was completed for Telegraph Road contained a model Access Management Overlay Zoning Ordinance in the appendix that is a Shared driveway access and minimal curb cuts along Grand River in Genoa Township good starting point for incorporating increases safety, traffic flow, and the overall appearance of the corridor. some regulations. Overall, this section of the overlay should incorporate the following:
• Provide for adequate sight distance. • Limit the total number of driveways per site. • Encourage, and in some cases require, shared driveways especially where driveways could interfere with traffic operations, along roadways with congestion or where there are numerous poorly spaced driveways on the opposite side of the roadway. • Where a site is adjacent to undeveloped property, the A zoning overlay can create opportunities for a mix of uses that would not otherwise be site should be designed to permitted within existing regulations. accommodate a future parking lot connection. • Commercial driveway spacing uses that are marketable within the • Catalytic Site #2: Former La-Z- and design standards. catalytic sites, in particular for: Boy Headquarters - While retail is a permitted use in this section • Pedestrian and bicycle • Catalytic Site #1: Proposed of the corridor, there are varying considerations such as requiring Access Road - Located in densities of housing that should no abrupt changes in cross slopes Frenchtown Township, the be included within the overlay, across driveways. northern portion of this site is such as townhomes, single- zoned Light Manufacturing where family detached, and mixed use there is potential for future buildings with housing located 03 | Uses Permitted redevelopment. The overlay above the first floor. should include retail, offices, The overlay may also need to attached housing, and multi- permit some additional uses along family as permitted uses. the corridor to allow for proposed
66 zoning overlay recommendations
04 | Building Placement
Telegraph Road’s built environment is primarily auto-oriented where many of the buildings along the corridor are set significantly far back from the right-of-way and generally do not contain pedestrian facilities on site. Building placement and orientation can be addressed in a zoning overlay ordinance. Buildings should be oriented to emphasize a continuous street wall where possible and provide greater pedestrian access and circulation. This section of the overlay could Building orientation and placement is impactful on the overall pedestrian realm and include standards that address the experience. Where possible, buildings should be placed closer to the street. following:
• Stricter front yard setback standards and maximum front yard setbacks to encourage a more pedestrian-oriented environment. • The building façade can be required to occupy a minimum percentage of the total frontage length of the building. • Require aesthetic and pedestrian amenities between the building and lot lines, such as landscaping and benches for seating. • Buildings should be oriented so that at least one main entrance faces the public street. Limiting parking to the side and rear yards could help transform the Telegraph Road corridor.
05 | Parking • Limit parking to the side and rear • Allow for shared parking between Parking has a significant influence yards where appropriate and/or adjacent sites or mixed-use on the overall appearance limit parking through front yard developments on the same site. and accessibility of the built setbacks. • Require pedestrian crosswalks environment. Altering parking • Institute a maximum ratio of and sidewalks within parking requirements and design standards parking spaces on site. areas of more than 25 parking could lead to transformative spaces. changes along the corridor. Some • Permit parking reductions, standards that could be adopted especially for sites that make • Require bicycle parking on site include: additional design provisions (i.e. one bicycle space is required to accommodate pedestrians/ for every ten parking spaces). bicyclists.
67 Implementation Strategy zoning overlay recommendations
06 | Landscaping and Streetscaping
One of the major goals along Telegraph Road is to increase the tree canopy and build a more visually appealing natural environment that will serve as a consistent buffer along the corridor. Landscaping within the overlay should generally address the following:
• Require developers to contribute to streetscape improvements outside of the street curb along the lot frontage, including Amenity outdoor space with plentiful and lush landscaping creates an inviting and pleasant experience. sidewalks, landscaping, and street trees. • Landscaping along the street should include uniformly planted canopy trees. • Allow for sidewalk cafés on or adjacent to sidewalks to encourage more interaction between the public and private street realm experience. • Plant native vegetation of bushes and flowers along foundation walls and fences.
Outdoor sidewalk cafes would be a welcomed addition along Telegraph Road.
68 corridor improvement authority
Similar to a Downtown Development Authority (DDA), a Corridor Improvement Authority (CIA) permits the usage of tax increment financing to implement capital improvements within a commercial district or corridor. Michigan legislation from 2005 authorizes cities, villages, and townships to create Corridor Improvement Authorities to help with redevelopment efforts by allowing communities to use tax dollars from different sources for economic development. As part of the CIA, the participating communities can plan and coordinate development and pay for improvements through a TIF (Tax Increment Financing). However, some complications can arise from creating a TIF, as this also requires the approval of all taxing jurisdictions, including counties and schools. Coordination will be key to ensure that local schools and the county is involved with the CIA process and decisions. The Telegraph Road corridor is eligible to become a CIA as the district is required to be adjacent to an arterial or collector road, contain commercial properties, and the area must be served by public water and sewer. However, the area is also required to be zoned for mixed-use development including high density residential; zoning changes would need to occur along and future economic conditions of portions of the corridor to meet this the area as well as plan, propose, eligibility requirement. secure funding, and implement the Once the CIA is created, a board improvements necessary to create oversees the decisions and TIF change and economic growth within plans for the corridor. The majority the corridor. of the study area lies within an Opportunity Zone which the CIA could help promote to prospective developers as an incentivized resource mechanism. The CIA board is expected to analyze the current
69 Implementation Strategy funding & resources
The following is a list of grant and financing programs that should be considered in order to help implement the recommended corridor-wide improvements in this plan: Transportation Alternatives Program (TAP) This program provides funding for projects that enhance the multi- modal transportation system and provide safe alternatives to vehicular travel including shared use pathways. Projects that are typically selected support walkable development and improve the overall quality of life in their communities. As this is a very competitive funding program, projects that achieve one or more of the following are typically chosen local communities to select the • Bicycle and pedestrian for funding: projects that would be the most facilities and programs • Connect and build upon the effective in reducing congestion including shared use regional and/or statewide and transportation related pathways, sidewalks, and trail system emissions. Examples of types bicycle lanes (note: MDOT will of projects that are funded with not fund multiple projects • Beneficial to state tourism or CMAQ include: within the same corridor) economic development • Intelligent Transportation Michigan State Infrastructure Bank • Has significant connectivity Systems (ITS) to conduct (SIB) Loan Program and possible future traffic monitoring and connectivity options to This program is meant to be management regional trails complementary to other private • Transportation Control and public funding techniques • Addresses safety deficiencies Measures (TCMs) which and is used to help meet more • Includes amenities that could include improved urgent financing demands of increase the usability of public transit, traffic project by providing emergency pedestrian and bicycle flow improvements, and funding. The program typically facilities pedestrian and/or bike focuses on increasing the viability Congestion Mitigation and Air Quality facilities of a transportation project by Program (CMAQ) • Congestion relief and reducing borrowing costs, and attracting new investment in This program provides funding traffic flow improvements to optimize traffic signals, infrastructure. Multiple stages of to non-attainment counties a project are qualified, including (areas that do not currently improve intersection traffic flow, or add turn lanes cost estimation, feasibility meet air quality standards) studies, project design, right- for transportation projects • Transit improvements which of-way acquisition, engineering, and programs to help meet could include construction and construction. Generally the requirements of the Clean of new facilities or loan amount does not exceed $2 Air Act. The Metropolitan improvements to facilities million and the maximum term Planning Organization (in this that increases transit for a loan is 20 years. case, SEMCOG), works with capacity
70 implementation
CATEGORIES TASKS PARTNERS Traffic Conduct a study on intersection signalization optimization City, Townships, MDOT, of Telegraph Road to increase progression and decrease County Road Commission congestion along the corridor
Traffic Further investigate and implement recommended roadway City, Townships, MDOT, and geometry mitigation measures at key intersections per County Road Commission the Traffic Analysis section of this plan
Transit Coordinate with Lake Erie Transit to confirm priority City, Townships, Lake Erie locations for future bus stops and enhancements based on Transit, MDOT their existing and projected ridership numbers. Use bus stop locations to help support approval for mid-block crossings. Zoning Create a zoning overlay district that can be adopted by City, Townships all three communities to maximize pedestrian-oriented development opportunities
CIA Begin the Corridor Improvement Authority application City, Townships, County, process and coordinate with the necessary partners; ensure Schools that the corridor meets all necessary eligibility requirements
Funding Further investigate funding resources for implementing the City, Townships, SEMCOG components of the plan and determine priority resources 1-2 YEARS Non-motorized Conduct an engineering and design study of the mulit-use City, Townships, County Road
SHORT-TERM TASKS SHORT-TERM pathway to determine cost estimates, acquisition needs, and Commission, MDOT, SEMCOG phases of construction
Streetscaping Create a corridor-wide streetscape plan to determine cost City, Townships, County Road estimates, plant types, proper spacing, lighting, and seating Commission, MDOT details
Adoption Adopt the Telegraph Road Corridor Improvement Plan as part City, Townships, Telegraph of each community Master Plan Corridor Task Force Traffic Require Traffic Impact Studies for new developments to City, Townships, MDOT address access management, safety, non motorized travel, and transit.
Access Management Adopt the 2005 Access Management Study and amendments City, Townships, MDOT and Adoption to each community’s Zoning Ordinance. Ensure that MDOT is included in future site plan reviews.
71 Implementation Strategy
CATEGORIES TASKS PARTNERS
CIA Establish the Corridor Improvement Authority and TIF district CIA, City, Townships, County, Schools
Marketing Market the catalytic sites through an RFP or RFQ process to CIA, City, Townships attract high quality and pedestrian-oriented development
Transit Establish priority bus stops along Telegraph Road adjacent City, Townships, Lake Erie to pedestrian crossings with enhanced amenities, such as Transit shelters, signage, and seating Non-motorized Construct the high priority sidewalk connections to fill in CIA, City, Townships, County sidewalk gaps in the non-motorized network Road Commission, SEMCOG Non-motorized Construct the first phase of the multi-use pathway CIA, City, Townships, County
3-5 YEARS Road Commission, MDOT, SEMCOG MID-TERM TASKS MID-TERM Streetscaping Implement streetscaping adjacent to the first phase of the CIA, City, Townships, County multi-use pathway Road Commission, MDOT
Intersection and Mid- Design and construct pedestrian intersection and mid-block CIA, City, Townships, County Block Crossings crossings and landscaped medians at targeted locations. Road Commission, MDOT Some left-hand turns and driveway closures may need to be accommodated.
CATEGORIES TASKS PARTNERS
Non-motorized Implement the medium priority sidewalk connections to fill CIA, City, Townships, County in sidewalk gaps in the non-motorized network Road Commission, SEMCOG
Non-motorized Construct the remaining phases of the multi-use pathway CIA, City, Townships, County Road Commission, MDOT, SEMCOG
6+ YEARS Streetscaping Implement streetscaping adjacent to the remaining phases CIA, City, Townships, County of the multi-use pathway Road Commission, MDOT LONG-TERM TASKS LONG-TERM
CATEGORIES TASKS PARTNERS
Collaboration Continue collaboration of the Corridor Task Force to evaluate Telegraph Corridor Task implementation progress and discuss funding strategies; act Force, CIA in an advisory role to the Corridor Improvement Authority to make funding and corridor improvement recommendations
Funding Jointly apply for appropriate funding resources, including a CIA, SEMCOG, MDOT, MDNR TAP grant request and potentially a joint park grant submittal to MDNR (which may require a Parks and Recreation Plan update)
Collaboration Monroe County should assist with outreach to County, Telegraph Corridor the development community, help implement the Task Force, CIA recommendations of this plan, and promote the plan to ONGOING TASKS property owners
Access Management Monitor and implement driveway closures per the priority CIA, City, Townships, MDOT, recommendations of the Traffic Analysis section which will County Road Commission, involve coordination with local business owners and roadway Business Owners reconstruction projects
72 CATEGORIES TASKS PARTNERS
CIA Establish the Corridor Improvement Authority and TIF district CIA, City, Townships, County, Schools
Marketing Market the catalytic sites through an RFP or RFQ process to CIA, City, Townships attract high quality and pedestrian-oriented development
Transit Establish priority bus stops along Telegraph Road adjacent City, Townships, Lake Erie to pedestrian crossings with enhanced amenities, such as Transit shelters, signage, and seating Non-motorized Construct the high priority sidewalk connections to fill in CIA, City, Townships, County sidewalk gaps in the non-motorized network Road Commission, SEMCOG Non-motorized Construct the first phase of the multi-use pathway CIA, City, Townships, County
3-5 YEARS Road Commission, MDOT, SEMCOG MID-TERM TASKS MID-TERM Streetscaping Implement streetscaping adjacent to the first phase of the CIA, City, Townships, County multi-use pathway Road Commission, MDOT
Intersection and Mid- Design and construct pedestrian intersection and mid-block CIA, City, Townships, County Block Crossings crossings and landscaped medians at targeted locations. Road Commission, MDOT Some left-hand turns and driveway closures may need to be page intentionally left blank accommodated.
CATEGORIES TASKS PARTNERS
Non-motorized Implement the medium priority sidewalk connections to fill CIA, City, Townships, County in sidewalk gaps in the non-motorized network Road Commission, SEMCOG
Non-motorized Construct the remaining phases of the multi-use pathway CIA, City, Townships, County Road Commission, MDOT, SEMCOG
6+ YEARS Streetscaping Implement streetscaping adjacent to the remaining phases CIA, City, Townships, County of the multi-use pathway Road Commission, MDOT LONG-TERM TASKS LONG-TERM
CATEGORIES TASKS PARTNERS
Collaboration Continue collaboration of the Corridor Task Force to evaluate Telegraph Corridor Task implementation progress and discuss funding strategies; act Force, CIA in an advisory role to the Corridor Improvement Authority to make funding and corridor improvement recommendations
Funding Jointly apply for appropriate funding resources, including a CIA, SEMCOG, MDOT, MDNR TAP grant request and potentially a joint park grant submittal to MDNR (which may require a Parks and Recreation Plan update)
Collaboration Monroe County should assist with outreach to County, Telegraph Corridor the development community, help implement the Task Force, CIA recommendations of this plan, and promote the plan to ONGOING TASKS property owners
Access Management Monitor and implement driveway closures per the priority CIA, City, Townships, MDOT, recommendations of the Traffic Analysis section which will County Road Commission, involve coordination with local business owners and roadway Business Owners reconstruction projects
73 June 2019 | Monroe, Michigan