RESILIENT MONROE 2014 Master Plan CHAPTER FIVE - HOUSING AND NEIGHBORHOODS Introduction Monroe is a city with well-established, attractive and historically significant neighborhoods. These neighborhoods help define the character and unique sense-of-place of the City. The preservation and enhancement of these neighborhoods is essential to the City’s success. Every effort should be made to stabilize and encourage reinvestment in these neighborhoods. At the same time, the City must continue to seek out and invest in new housing options. These new housing options should include the type of housing desired by young professionals, empty nesters and seniors, including duplexes, townhouses and live/work apartments. Furthermore, these new housing options should be located in the walkable, highdensity, mixed-use areas of the City. Housing Types Market studies have shown that many young professionals, empty nesters and seniors are looking to move away from single-family housing and into more duplex and townhouse type units. The first section of this chapter describes the current population and housing characteristics in Monroe. The second section of the chapter includes goals and objectives, as well as improvement and redevelopment strategies for the various neighborhoods that make up the City. Household Characteristics Household Units Table 5.1 depicts the change in households from 2000 to 2010. In 2000, Monroe had 8,594 households. By 2010, the total number of households decreased by approximately 4.1% to 8,238. This decrease is in large part due to the decrease in population within the City. The decrease in average household size mirrors decreases in both the state and nation. Table 5.1 Household Trends (2000 - 2010) Number of Households Average Household Size 2000 2010 8,594 2.47 8,238 2.44 2000-2010 (% change) -4.1% -1.2% Source: SEMCOG, U.S. Census Chapter 5: Housing and Neighborhoods 1 RESILIENT MONROE 2014 Master Plan Housing Type Table 5.2 depicts the change in housing type from 2000 to 2010. The type of housing that experienced the largest increase in Monroe over the ten-year period was single-family detached homes, at 363 units. Over the same period, the number of new duplexes and manufactured homes increased just slightly. The types of housing that experienced a decrease over the same ten-year period were townhouses/attached condos and multi-unit apartments, by 32 and 66 units respectively. Table 5.2 Housing Type (2000 - 2010) 2000 5-Yr. ACS 2010 Change 2000 - 2010 Single-Family Detached Duplex Townhouse or Attached Condo Multi-Unit Apartment Mobile Home or Manufactured Housing 5,858 800 291 2,192 22 6,221 807 259 2,126 40 363 7 -32 -66 18 Source: SEMCOG, U.S. Census Housing Tenure Table 5.3 depicts the change in housing tenure in Monroe from 2000 to 2010. Despite the overall increase in the number of housing units, the number of owner occupied units and renter occupied units both decreased substantially between 2000 and 2010. At the same time, the number of vacant housing units increased by 407 units. The decrease in owner occupied and renter occupied units is in large part due to the decrease in population within the City, while the number of vacant housing units is due to the lack of new residents moving into the City. Table 5.3 Housing Tenure (2000 - 2010) Total Housing Units 2000 9,107 2010 9,158 Change 2000 - 2010 51 Owner Occupied Renter Occupied 5,323 3,271 5,116 3,122 -207 -149 Vacant 513 920 407 Source: SEMCOG, U.S. Census Chapter 5: Housing and Neighborhoods 2 RESILIENT MONROE 2014 Master Plan Median Housing Value Table 5.4 shows the median housing value in 2010 and the change in median housing value between 2000 and 2010. Over that ten year period, the median housing value decreased by 8.6%. This decline is similar to many communities across southeastern Michigan during this ten year period. This decline was also similar to many communities across the country becaise housing values were impacted by the housing foreclosure and banking crisis of 2010. Table 5.4 Housing Value (2000 - 2010) 5-Yr ACS Change 2010 2000 - 2010 Median Housing $139,200 $ -13,063 Value % Change 2000 - 2010 -8.6% Source: SEMCOG, U.S. Census Previous Residence from One Year Ago Table 5.5 shows where people resided in Monroe between 2008 and 2012. Over that four year period, 83% of the population lived in the same house as the previous year, 13% of the population moved to a different house (somewhere in Monroe County) and about 3% of the population either moved away from the Monroe community or to another state. These residential statistics are similar to communities throughout Southeast Michigan - communities with citizens who are unable to move because they cannot either sell their home or their mortgage is worth more than the value of the home. Table 5.5 Previous Residents from One Year Ago (2008 – 2012) Different House Different County Same House Different State (same county) in Michigan 1% Percent 83% 13% 2% Source: SEMCOG, U.S. Census Age of Housing Stock Approximately one third of the housing stock in Monroe was built prior or right around 1900. The largest building boom occurred between 1944 and 1975, with 2,263 housing units. Between 1976 and 2012, approximately 820 housing units were constructed. Units constructed before 1960 or in some cases Chapter 5: Housing and Neighborhoods 3 RESILIENT MONROE 2014 Master Plan before 1970, were built before modern building codes were instituted. While quality craftsmanship was the norm when these older units were constructed, there are many homes that have been updated and might not pass today’s code standards. The City should work with home owners to be sure historic homes are able to meet current building standards while also preserving their historic character. Table 5.6 presents information on the age of housing stock in Monroe. Map 5.1 illustrates the location of the housing stock for Monroe. Table 5.6 Age of Housing Stock Number of Percent of Total Housing Units 1803 - 1867 221 3.5% 6.1% 1868 - 1897 391 3.4% 19.5% 1898 - 1919 1,2463.4% 22.5% 1920 - 1943 1,4343.4% 35.5% 1944 - 1975 2,2633.4% 1976 - 2012 820 12.9% Source: City of Monroe Chapter 5: Housing and Neighborhoods 4 RESILIENT MONROE 2014 Master Plan Chapter 5: Housing and Neighborhoods 5 RESILIENT MONROE 2014 Master Plan Characteristics of Great Neighborhoods The City of Monroe provides a variety of housing styles and neighborhoods with their own unique character. Each neighborhood has its own identity and it is important to bring out the positive elements of each neighborhood to ensure its long-term strength and viability. Before improvement strategies are developed for each neighborhood, it is important to understand the elements that compose a great neighborhood. These items are listed below and serve as the framework for the goals and objectives of this chapter. Traditional Neighborhood Characteristics Posses a center and an edge. The center should incorporate a public space and does not necessarily have to be in the exact center, but should serve as a focal point. Walkable scale around a quarter mile from center to edge. Balanced mix of activities, living, shopping, working, schooling, worshipping, and recreating where residents can gather and socialize. Interconnected street and pathway system that allows multi-modal accessibility. The street system should create a comfortable, safe environment through appropriate pavement widths, street lighting, street trees and sidewalks that is inviting for visitors and residents to socialize and bring them out of their homes and back yards. The living areas and the front entry of the homes should be the prominent feature viewed from the street. Embrace its resources whether they are historical, civic, natural or cultural. These elements should be promoted as a focal point for the neighborhood. Chapter 5: Housing and Neighborhoods 6 RESILIENT MONROE 2014 Master Plan Neighborhoods The following section provides a brief description of each the City’s 14 unique neighborhoods. Map 5.2 illustrates each neighborhood. 1. Darington – needs description 2. Downtown The Downtown Neighborhood is bound by Second Street to the south, Navarre to the east, Smith to the west and the River Raisin to the north. The downtown area continues to be the traditional and primary retail and commercial center of the City. The downtown is also the center of most governmental activities - City Hall, the Monroe County administrative offices and the Monroe County courts are located in the area. 3. East Elm The East Elm Neighborhood is bound by Monroe Street to the west, Lorain to the north, Baptiste to the east and the River Raisin to the south. Portions of the neighborhood are registered as a Historic District (see Chapter Three). Many of the historic homes in this district range from estates to working class dwelling units representing all periods from the early nineteenth to early twentieth century in many architectural styles. 4. Frenchman’s Bend The Frenchman’s Bend Neighborhood offers some of the most recently developed moderate-density housing in the City. Reaching the far western limits of the City, the neighborhood consists of suburban design, high-end homes built on large-lots. The proximity of Munson Park to the west and the River Raisin trail to the south contribute greatly to the neighborhood’s attractiveness. 5. LaPlaisance The LaPlaisance Neighborhood is bound by South Monroe Street on the west, Sixth on the north, Kentucky on the east and the City boundary on the south. Chapter 5: Housing and Neighborhoods 7 RESILIENT MONROE 2014 Master Plan 6. Mason Run Located east of the East Elm neighborhood, the Mason Run Neighborhood is bound by Baptiste to the west and Lorain to the north, the railroad to the east and the river to the south. The Mason Run Neighborhood is designed to reflect the traditional character and layout of the East Elm Neighborhood and Hollywood Neighborhoods. 7. Mercy Memorial/Hollywood? The Mercy Memorial Neighborhood is located in the north-eastern portions of the City. The neighborhood is bound by Lorain to the south, Monroe to the west and Cole to the north. East of Macomb Street, the predominately single-family neighborhood is laid out on a traditional street grid. Both mature and infill homes on larger lots are located on Hollywood Drive. Significantly larger lots are also located on Hollywood Drive, north of Oakwood Street. The rest of the neighborhood is comprised of homes on smaller lots. 8. North Telegraph The North Telegraph Neighborhood is located in the northwest area of the City, adjacent to the Telegraph Road corridor. The Telegraph commercial corridor serves the community and the region with local shopping opportunities. The residential areas east of Telegraph feature medium-density singlefamily homes. The residential areas west of Telegraph feature high-density town-houses and apartment complexes. 9. Old Village Plat The Old Village Plat neighborhood is located south of the downtown area. Most of the homes in this area fall within the Old Village Plat Historic District and remain in good condition. Many of the homes in the Historic District date to the early nineteenth century, and have been preserved and rehabilitated, reflecting the neighborhood’s original character. 10. Orchard East The Orchard East Neighborhood is bound by Kentucky to the west, Wood to the south and Norwood to the east. Most of the homes in this neighborhood are in fair condition with small pockets in poor condition. There are also several empty lots throughout the neighborhood. Commercial uses along Winchester are spread over five blocks. The City should support efforts to retain this area for neighborhood commercial uses. The River Raisin National Battlefield Heritage Corridor East Master Plan outlines a series of redevelopment opportunities for the northern portions of this neighborhood. Chapter 5: Housing and Neighborhoods 8 RESILIENT MONROE 2014 Master Plan 11. Riverside Manor The Riverside Manor Neighborhood is bound by Scarlet Oak to the west, Northridge to the north, W. Lorain to the east and the River Raisin to the south. This neighborhood is primarily comprised of moderate-density single-family homes. 12. Woodcraft/South Central? The South Central Neighborhood is located on the west side Monroe, adjacent to downtown and the Old Village Plat Neighborhood. A number of retail and commercial uses are located along South Monroe Street. The neighborhood features a range of medium-sized homes in good condition and large historic home which have been rehabilitated and preserved. 13. Waterloo/Southwest? The Waterloo Neighborhood is bound by the River Raisin to the north, Telegraph to the east, Seventh Street to the south and Western Avenue to the west. Small lots, mature homes and tree-lined streets characterize most of the residential areas west of Telegraph. Areas along Custer Road feature highdensity town-houses and apartments. 14. St. Mary’s The St. Mary’s Neighborhood is home to the SSIHM campus. Small to medium sized single-family homes are located on either side of the campus. The future home of the Lay-Z-Boy headquarters campus will be located in the northern area of this neighborhood. 15. Woodland The Woodland Neighborhood is bound by Sixth Street to the south, Navarre Street to the west, the River Raisin to the north and Kentucky to the east. Low-density, medium sized lots and tree lined streets characterize the Woodland Neighborhood. The neighborhood also serves as a buffer between the commercial areas near Winchester Street and the Downtown and Old Village Plat Neighborhoods. Chapter 5: Housing and Neighborhoods 9 RESILIENT MONROE 2014 Master Plan Chapter 5: Housing and Neighborhoods 10 RESILIENT MONROE 2014 Master Plan Improvement and Redevelopment Strategies Monroe’s neighborhoods contain a number of desirable assets. Additionally, current vacant lands and redevelopment sites offer many new opportunities for additional residential development. This section sets forth a framework to successfully strengthen existing areas and offer guidance to ensure that new residential areas positively influence the character of the community. The strategies listed below detail the actions that should be undertaken by the City to implement the goals and objectives and achieve the traditional neighborhood elements described in the beginning of the chapter. City Wide Strategies a. Periodically monitor industrial uses adjacent to residential areas to ensure compliance with codes and minimize impacts on residential neighborhoods. b. Use new residential development to address gaps in housing types. c. Promote the use of public and quasi-public facilities, such as schools and religious institutions, as neighborhood anchors. d. Regularly inspect and maintain all neighborhood infrastructure. e. Review and revise the city zoning regulations to ensure compatibility with the master plan. f. Pursue programs for housing reinvestment and ownership including low-income and senior populations. g. Continue on-going infrastructure maintenance and improvements such as sidewalk repair and road improvements. h. Promote a mixture of housing types and styles (“the missing middle”) such as attached and detached condominiums, townhouses, upper story apartments, and granny flats. i. Work with local realtors to determine the specific market for “missing middle housing types.” Neighborhood Strategies 1. Downtown a. Educate property owners about historic rehabilitation tax credits and other incentives. b. Require infill development to complement the architectural character of the surrounding neighborhood. What are Missing Middle Housing Types? Many Michigan communities have an abundance of low-density single-family housing units and high-density mid-rise apartments. What communities don’t have a lot of are the housing types somewhere in the middle (e.g. duplex, townhouse, live/work apartment located in walkable mixed-use areas) - commonly referred to as the “missing middle.” It turns out these are the types of housing units desired by many young professionals and empty nesters. Chapter 5: Housing and Neighborhoods 11 RESILIENT MONROE 2014 Master Plan c. Preserve and protect the historic character of the neighborhood. d. Promote the development of alternative housing marketed to seniors and/or professionals in the downtown core (i.e., live-work units, loft conversions, etc.). 2. East Elm-North McComb a. Educate homeowners about preservation techniques. b. Require new infill housing to complement the architectural character of the surrounding neighborhood. c. Develop and implement streetscape design guidelines for Monroe, Macomb and Elm Streets. d. Develop entry and interpretive signage for the East Elm - North Macomb Historic District. e. Extend downtown streetscape for north Monroe Street. 3. Frenchman’s Bend a. Coordinate efforts with adjacent townships to connect city and county streets. b. Develop plans for non-motorized connections to Munson park and the River Raisin Heritage Trail. 4. a. b. c. d. e. f. LaPlaisance Target code enforcement, property maintenance and rehabilitation efforts where needed. Explore opportunities to link Cherry and Walnut Streets with LaPlaisance Road. Develop municipal gateway entries at South Monroe and LaPlaisance. Complete streetscape program for South Monroe Street. Complete plans for Kentucky-Winchester connection in accordance with the RRHCEMP. Work with the railroad to improve the Kentucky Street right-of-way, safety, and aesthetics. 5. Mason Run a. Reevaluate PUD to consider current housing needs and market demands. b. Develop a strategy to market remaining project areas to prospective residential developers. c. Prepare a landscape plan to improve the buffer between Mason Run and the NS Railway. d. Identify an additional east-west connection to Maple Blvd on Michigan Ave. 6. Hollywood a. Promote mixed-use development along North Monroe Street, provided that it complements and serves the nearby residential neighborhoods without negative impacts. Chapter 5: Housing and Neighborhoods 12 RESILIENT MONROE 2014 Master Plan b. Continue to promote maintaining historic character with appropriate design guidelines or overlay district. c. Work with Mercy Memorial Hospital to develop a plan for future expansions that minimizes impact to surrounding residential land areas. 7. a. b. c. d. North Telegraph Develop multi-family specific design standards. Develop and implement streetscape improvements for Telegraph Road. Work with Frenchtown Township to eliminate sidewalk gaps. Buffer, with landscape and hardscape screening, the negative impact of the commercial uses along Telegraph Road and the industrial uses along Huber Drive. e. Improve property incentives to promote investment and rehabilitation of historic homes. f. Promote Old Village Plat as a model for the formation of neighborhood associations city-wide. 8. Old Village Plat a. Educate homeowners about historic rehabilitation tax credits and grants. b. Require new infill housing to complement the architectural character of the surrounding neighborhood. c. Preserve the integrity of single family homes. d. Complete streetscape programs for South Monroe Street. e. Develop entry and interpretive signage for the Old Village historic district. f. Educate homeowners and business owners in the Old Village Historic District about preservation tax credits, grants for rehabilitation of their properties and the historic significance of the district. g. Facilitate the creation of a local historic district. 9. a. b. c. d. Orchard East Require new infill housing to maintain consistency with existing neighborhood design. Target property maintenance and rehabilitation efforts where needed. Prepare a neighborhood plan to reflect the RRHCEMP. Phase out industrial uses between the railroad to allow for development of the Greenway as outlined in the Future Land Use & RRHCEMP. e. Amend ordinance to promote businesses along Winchester Street as neighborhood service nodes and niche retail services to capitalize on battlefield development. f. Provide adequate buffering and screening between the neighborhood and I-75. Chapter 5: Housing and Neighborhoods 13 RESILIENT MONROE 2014 Master Plan g. Promote infill residential uses throughout the neighborhood. h. Establish neighborhood enterprise zones for maintenance and preservation. 10. a. b. c. Riverside Manor Coordinate efforts with adjacent townships to connect city streets and county roads. Enhance neighborhood gateway entries. Preserve Oak Forest Park as a natural amenity for the neighborhood. 11. Woodcraft a. Target property maintenance and rehabilitation efforts where needed (ie. east of Riverview, south of Scottwood, west of Michigan and north of Elm). b. Target code enforcement, property maintenance and rehabilitation efforts where needed. c. Explore opportunities to connect the neighborhood to the River Raisin. d. Explore the possibility of removal of the abandoned rail corridor that is closest to downtown. e. Complete streetscape programs for north and south Monroe Street. 12. a. b. c. Southwest Coordinate efforts with adjacent townships to connect city and county streets. Develop Mill Race Park as an amenity for the community. Explore opportunities to connect the neighborhood to the River Raisin. St. Mary’s Coordinate efforts with adjacent townships to connect city and county streets. Enhance neighborhood gateway entries at Roessler. Educate homeowners about historic rehabilitation tax credits and grants. Require new infill housing to complement the architectural character of the surrounding neighborhood. e. Explore opportunities to link existing dead end streets along the Immaculate Heart of Mary campus property line. f. Develop and implement streetscape programs for Monroe, Macomb and Elm Streets. g. Promote mixed-use development along North Monroe Street, provided that it complements and serves the nearby residential neighborhoods without negative impacts. 13. a. b. c. d. 14. Woodland – needs goals Chapter 5: Housing and Neighborhoods 14 RESILIENT MONROE 2014 Master Plan Housing and Neighborhoods Goals and Strategies Policy Statement Sustain and enhance Monroe’s neighborhoods by providing for the safety and protection of all residents, visitors, and property, and enabling the development of strong, cohesive, and stable neighborhoods Goal #1 Preserve, protect, and enhance the integrity, economic viability and livability of Monroe’s neighborhoods. a. Plans, programs and investment opportunities should be consistent with the Future Land Use Plan and with the strategies described below for each neighborhood area. b. Limit non-residential intrusions into residential neighborhoods and buffer detrimental effects of commercial and industrial uses through the use of open space and landscape treatments and site design. c. Evaluate zoning categories to ensure the integrity of the neighborhood is upheld. d. Promote home ownership in all neighborhoods. e. Educate residents about tools such as the City’s “Fix Program” and other financial assistance programs that become available. f. Ensure that all new housing is compatible with the desired characteristics of that particular neighborhood and in accordance with the general neighborhood strategies contained in this chapter. g. Improve property maintenance of existing housing stock for renters and homeowners through enhanced code enforcement and rental inspection. h. Explore private/public partnerships to establish a home maintenance program for the low income, disabled, and senior populations. i. Implement comprehensive housing preservation strategies such as overlay districts and form-based codes to help maintain neighborhood character. j. Unifying elements should be utilized as a ‘neighborhood identifier,’ whether it is signage, similar architecture, street lighting or consistent streetscape landscaping. Goal #2 Chapter 5: Housing and Neighborhoods 15 RESILIENT MONROE 2014 Master Plan Protect the character and quality of neighborhoods by maintaining parks and enhancing their open spaces, as well as public safety. a. Maintain all City parks and recreation facilities and pursue cooperative arrangements with other public and private groups for maintenance of these facilities. b. Involve residents in planning and maintaining open space and neighborhood parks. c. Encourage residential areas to participate in the “adopt a park program” and neighborhood watch groups. d. Work with law enforcement to convene discussions with schools, churches or other institutions to educate youth about crime prevention and public safety e. Explore opportunities to convert active space to passive space and consider water-storage opportunities. Goal #3 Create an identity for all neighborhoods. a. Promote, develop and support block clubs, neighborhood associations and homeowner associations. b. Identify funding to support the establishment of neighborhood associations. c. Encourage cooperation between community groups and the City to implement a neighborhood signage programs. d. Incorporate expanded streetscape improvements to foster neighborhood identities. e. Utilize landscaping at entry points, in the rights-of-way and park areas, to improve the image of all residential neighborhoods. Chapter 5: Housing and Neighborhoods 16
© Copyright 2024 Paperzz