HOUSING OPTIONS
FOR AN AGING POPULATION
“CITY OF HOMES”
City of Huntington Woods | Oakland County | Michigan | March 20 16
HUNTINGTON WOODS
HOUSING OPTIONS FOR AN AGING POPULATION
Acknowledgements
Bob Paul, Mayor
Amy Sullivan, City Manager
CITY COMMISSIONERS
Bob Paul, Mayor
Allison Iverson
Jeff Jenks
Jules Olsman
Joe Rozell
SENIOR ADVISORY COMMITTEE MEMBERS
Howard Collens
Lynn Feinberg
Susan Klein
Cathy Marchione
James Speir
Sue Tower
Susan Witus
PLANNING CONSULTANT
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Table of Contents
Executive Summary………………………....................................................................................................... iv
Introduction…………………………………………………………………………………………………………………………………… v
Part 1: Background Data ………………………………………………………………………………………………………………….1
Age Trends…………………………………………………………………………………………………………………………. 1
Age Projections.…………………………………………………………………………………………………………………..2
Household and Projections………………………………………………………………………………………………… 3
Building Trends………………………………………………………………………………………………………………….. 5
Housing Costs……………………………………………………………………………………………………………………. 6
Conclusions……………………………………………………………………………………………………………………….. 6
Part 2: Existing Studies……………………………………………………………………………………………………………………. 7
Huntington Woods Older Needs Assessment (2012)…………………………………………………………. 7
City of Huntington Woods Master Plan (2014)…………………………………………………………………… 8
City of Huntington Woods Needs Assessment (2015)………………………………………………………… 10
Part 3: Housing Options………………………………………………………………………………………………………………….. 12
Architectural Style……………………………………………………………………………………………………………… 12
Living Space……………………………………………………………………………………………………………………….. 13
Build a Home for “The Ages”…………………………………………………………………………………………….. 14
Alternative Housing Types of Older Adults and Seniors……………………………………………………… 15
Part 4: Land Use and Zoning…………………………………………………………………………………………………………… 28
Land Use……………………………………………………………………………………………………………………………. 28
Zoning…………………………………………………………………………………………………………………………………32
Potential Locations…………………………………………………………………………………………………………….. 32
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Tables
Table 1. Population Forecast by Age Group, Huntington Woods, 2010-2040
Table 2. Building and Demolition Permits Issued, Huntington Woods, 2000-2015
Table 3. Average Listing Home Prices from Realtor and Movoto, Huntington Woods, 2015
Table 4. Median Home Value from Zillow, 2015, and American Community Survey, Huntington
Woods, 2009-2013
Table 5. Land Use of Huntington Woods, 2014
Table 6. Land Use of Huntington Woods Compared to Surrounding Communities, 2014
Table 7. Existing Senior Housing and Service Facilities around Huntington Woods
Table 8. Permitted Residential Land Uses in Select Zoning Districts, Huntington Woods
Figures
Figure 1. Population, Huntington Woods
Figure 2. Population by Age Group, 2015
Figure 3. Household Types, Huntington Woods, 2000
Figure 4. Household Types, Huntington Woods, 2010
Figure 5. Household Types with and without Seniors, Huntington Woods, 2000
Figure 6. Household Types with and without Seniors, Huntington Woods, 2010
Figure 7. Housing Alternatives, Huntington Woods
Figure 8. Existing Land Use, Huntington Woods, 2014
Figure 9. Existing Senior Housing and Service Facilities around Huntington Woods
Figure 10. City of Huntington Woods Zoning Map
Figure 11. Housing Options Strategy
III
3
5
6
6
28
30
31
32
1
2
4
4
4
4
8
29
31
34
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Executive Summary
With an aging population, Huntington Woods is looking at alternative housing options to better
accommodate the current baby boomers who desire to age in their community, but also accommodate the
housing preferences of other age cohorts. Considering new ways in which Huntington Woods can help
seniors and older adults remain in the City is important for the health and strength of not just the housing
market, but the entire community. This report investigates housing options for the citizens of Huntington
Woods.
Introducing new housing types does not mean changing the quality and character of the City’s
neighborhoods. These alternative housing options can be designed and constructed with the existing
residential character in mind. The first step is to understand how these various housing options create
supportive living spaces for residents of all ages and abilities.
This current study builds on existing reports including an Older Needs Assessment from 2012, the City’s
2014 Master Plan Update, demographic background data, and a 2015 Needs Assessment regarding the
municipal complex and alternative housing types to support an older population.
A focus of this report is to describe a variety of potential housing types. The housing types fall into one of
three categories: attached single family, detached single family, and senior housing facilities. This report
provides a source of information for Huntington Woods regarding alternative housing options and the
benefits and challenges that accompany each housing type.
Zoning and land use information is included in the last section to provide a resource for subsequent phases
of study. Understanding and analysis of existing land use patterns and zoning regulations will help the City
determine the best approach to expanding housing options in the City in a way that is compatible with the
existing residential fabric.
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Introduction
The City of Huntington Woods is known as a “City of homes.” Residential
land use accounts for over half of the City’s land area and approximately
97% of all properties. Residents are proud of their tidy, tree lined
residential streets and the charming architectural character found among
the 2,354 single family homes located in Huntington Woods. In fact,
almost 60% of all Master Plan online survey respondents said they never
plan on leaving the City.
What will happen as residents get older? Will senior residents be forced to leave their community to find
other housing options? Will empty nesters opt for smaller footprints and less maintenance? Is the City
designed for Aging in Places?
In order to address these questions, the City of Huntington Woods’ Senior Advisory Committee conducted
an evaluation of housing options for an aging population in late 2015. The evaluation was designed to assess
current conditions and identify changing housing needs for the City’s aging populations.
The Phase 1 study was conducted in four parts:

Part 1 was an analysis of background data on the City of Huntington Woods.

Part 2 was a review of existing needs assessments and the 2014 Master Plan Update.

Part 3 was the analysis of alternative housing options for older adults and seniors.

Part 4 was an analysis of land use patterns and zoning districts, including adjacent communities.
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Part 1
Background Data
The current population of the City of Huntington Woods is estimated at 6,354 people, based on 2014
SEMCOG estimates. According to the U.S. Census, the City of Huntington Woods had a population of 6,238
in 2010. While this 2010 population count represents over a 1% increase in population since 2000, historic
data reveals that the City’s population has been in a slow decline since the 1960s.
By 2040, the City’s population is projected to increase to 6,439, according to 2014 SEMCOG projections
(December 2014 Community Profile). This projection equates to a 3.1% increase in population between
2010 and 2040.
As stated in the 2014 Master Plan, population that is either static or increasing at a slow rate is a typical
phenomenon of inner ring suburbs that is likely the result of several factors, including families having fewer
children, the presence of empty nest households aging in place (and living longer), and the lack of
developable land for new homes. Furthermore, the relationship between demographic change and the
housing market is inseparable.
Figure 1. Population, Huntington Woods
7,000
6,000
People
5,000
4,000
3,000
2,000
1,000
0
2000 Census
2010 Census
Dec. 2014
(SEMCOG)
2040 Forecast
(SEMCOG)
Source: U.S. Census Bureau and SEMCOG 2040 Forecast produced in 2010
Age Trends
While population trends provide a general picture of the community, age demographic trends and
projections provide better insight into the housing needs and choices of particular age groups or age
cohorts. For instance, the baby boomer cohort, people born between 1946 and 1964, is of particular
interest to a study on housing options for an aging population. In 2000, the baby boomers were 34 to 54
years old. In 2010, they were 44 to 64. Today, boomers are part of the City’s senior population.
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In 2000, the senior population, adults 65 years and older, was 779 and in 2010 it was 846. This 8.6% increase
in seniors is a result of the pre-baby boom generation living longer and aging in place. Today, there are an
estimated 991 seniors living in Huntington Woods.
In 2010, children (0-17 years) made up 27.4% of the total population in the City of Huntington Woods, while
the number of people 65 years and older were 13.6 percent.
Figure 2. Population by Age Group, Huntington Woods, 2015
75+
6%
65-74
10%
Under 5
6%
5-17
18%
60-64
9%
18-24
6%
25-34
6%
35-59
39%
Source: U.S. Census Bureau and SEMCOG
According to the data:


The Southeast Michigan Council of Governments (SEMCOG) estimates by the year 2035, the City
can expect to see a decline of 24% in is population under 18 and an increase of 72% in its senior
population.
The SEMCOG projection forecasts that in 20 years, the over 65 population will comprise almost
25% of the City’s total population—up from 13.5% in the 2010 Census.
In the next twenty-five years, the population of children (0-17 years) and adults (25-59 years) will decrease,
while the young adult (18-24 years) and senior population (65+ years) will increase considerably.
Projections by SEMCOG indicate that by 2040 the number of children under the age of eighteen (18%) will
represent 22.7 percent of the population. On the other hand, the number of people 65 years and older will
increase by 885, with this age group representing 26.9 percent of the 2040 population. This projection
shows a 104.6 percent increase in the senior population. For the first time in Huntington Woods history,
by 2040 there will be more people over 65 years of age than 18 or younger.
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Table 1. Population Forecast by Age Group, Huntington Woods, 2010-2040
2010
2040
Change
% Change
Age
Census
Forecast
2010-2040
2010-2040
Under 5
399
325
-74
-18.5%
5-17
1,309
1,138
-171
-13.1%
18-24
243
399
156
64.2%
25-34
458
386
-72
-15.7%
35-59
2,508
2,016
-492
-19.6%
60-64
475
444
-31
-6.5%
65-74
471
908
437
92.8%
75+
375
823
448
119.5%
Source: U.S. Census Bureau and SEMCOG 2040 Forecast produced in 2010
Household and Projections
The City of Huntington Woods currently has 2,369 households, based on 2014 SEMCOG estimates.
According to the U.S. Census, there were 2,354 households in 2010.
As noted in the 2014 Master Plan, while the population of Huntington Woods slowly declined from 19602000, the number of households (2,354 in 2010) remained relatively constant in recent years. This can be
attributed to the City’s shrinking average household size: the average number of persons per household
decreased from 3.58 in 1970 to 2.58 in 2000. From 2000 to 2010, Huntington Woods saw a modest increase
in household size up to 2.65 person per household. This shift may be the result of “empty nesters” moving
out of the community or adult children (ages 18-24) returning home to live with parents. The number of
householders living alone remained essentially unchanged between 2000 and 2010.
The number of households with children, under 18 years of age, decreased from 910 in 2000 to 895 in
2010, reflecting a 1.6% decrease in the number of households with children. However, the proportion of
households with children remained the same (38%).
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Figure 3. Household Types,
Huntington Woods, 2000
Figure 4. Household Types,
Huntington Woods, 2010
With Children
910
38%
1,006
42%
Live alone, <65
With Children
895
38%
992
42%
Live alone, 65+
186 279
8% 12%
Two or more
persons without
children
Live alone, <65
Live alone, 65+
215 252
9% 11%
Two or more
persons without
children
Source: U.S. Census Bureau and SEMCOG
The number of households with seniors increased from 543 in 2000 to 608 in 2010, reflecting a twelve
(12%) percent increase in the ten-year period. In addition, the number of households with seniors living
alone also increased from 186 in 2000 to 215 in 2010, reflecting a 15.6 percent increase. Whether living
alone or with others, the number of households with seniors, persons 65 years and over, increased in actual
numbers (from 543 to 608 households) and as a percentage of all households (from 23% to 26%) between
2000 and 2010.
Figure 6. Household Types with and
without Seniors, Huntington Woods,
2010
Figure 5. Household Types with and
without Seniors, Huntington Woods,
2000
543
23%
1,838
77%
608
26%
With Seniors,
65+
With Seniors,
65+
Without
Seniors, 65+
1,746
74%
Without
Seniors, 65+
Source: U.S. Census Bureau and SEMCOG
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By 2040, the City of Huntington Woods is projected to increase to 2,409 households, according to SEMCOG
projections (December 2014 Community Profile).
Building Trends
According to SEMCOG, there have been 43 building permits issued from 2000 to 2015. The permits were
all for single family homes; no other housing types were issued a building permit. With little developable
land, new construction is often accommodated through demolition of existing homes. During the last
fifteen years, 23 demolition permits were issued with a net total of 20 additional homes. Without land use
and housing policy changes, the total number of housing units in the City is unlikely to change significantly
in the coming decades.
Table 2. Building and Demolition Permits Issued, Huntington Woods, 2000-2015
Year
2000
2001
2002
2003
2004
2005
2006
2007
2008
2009
2010
2011
2012
2013
2014
2015
2000-2015
Single
Family
Two
Family
3
1
4
0
5
8
2
3
1
1
1
0
2
2
7
3
43
Attached
Condo
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
Multi
Family
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
5
Total
Units
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
3
1
4
0
5
8
2
3
1
1
1
0
2
2
7
3
43
Total
Demos
0
1
1
0
6
4
0
1
1
0
0
0
1
2
3
3
23
Net
Total
3
0
3
0
-1
4
2
2
0
1
1
0
1
0
4
0
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Housing Costs
Housing prices have steadily increased as the economy improved over the last six years. According to the
U.S. Census, housing value in Huntington Woods is increasing and with a median value of $270,000, it
remains higher than all neighboring communities and Oakland County as a whole ($177,600). In 2010, 1,583
housing units have mortgages; almost one third cost more than 30% of household income on a monthly
basis. The average listing price is listed below from Realtor and Movoto.
Table 3. Average Listing Home Prices from Realtor and Movoto, Huntington Woods, 2015
Average Listing Price
Realtor from November 2015
$418,700
Movoto from November 2015
$405,000
Source: Realtor and Movoto
The following chart lists the median home values from Zillow and the American Community Survey:
Table 4. Median Home Value from Zillow, 2015, and American Community Survey, Huntington
Woods, 2009-2013
Median Home Value
Zillow from September 2015
$330,000
American Community Survey 2009-2013
$250,500
Source: Zillow and American Community Survey
Conclusions
In summary, the overall population of Huntington Woods is aging. For the first time in Huntington Woods
history, by 2040 there will be more people over 65 years of age than 18 or younger. While the number of
households is staying relatively constant, the household size is decreasing. With a shift in resident
demographics, providing more housing options may help retain some of the population and cater to the
aging baby boom population.
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Part 2 Existing Studies
This current study builds on a larger discussion of aging and senior needs within the City of Huntington
Woods. In 2012, the City conducted a needs assessment survey for older adult residents, 50 years and
older. Aging population was also one of main topics in the City’s 2014 Master Plan Update planning process.
As a result of these findings, the City conducted a follow-up needs assessment in 2015 specific to the
municipal complex and alternative housing types to support an aging population. These studies and the
relevant findings are discussed below in the order in which they were conducted, starting with the 2012
Older Needs Assessment.
Huntington Woods Older Needs Assessment (2012)
This report was created in partnership with Wayne State University’s Institute of Gerontology. It
summarizes the survey findings of the Older Adult Assessment Survey that was distributed to households
in Huntington Woods to adults 50 years and older. The 59 question survey included questions on activity
level, health, self-care, daily needs, home maintenance services, education, exercise, transportation, and
housing alternatives. The survey also asked for information on age, sex/gender, marital status, length of
residency, and best methods for future communication. The intent of the survey was to assess the needs
of older adults, evaluate current services, and help the Senior Advisory Committee prioritize their efforts
and make data-driven decisions.
The survey was sent to 1,817 residents 50 years and older. The City received 698 surveys, for a 38%
response rate. In 2010, there were 2,319 residents 50 years and older, therefore this survey represents
approximately 30% of the City’s older adult population at that time.
Based on the sample of resident respondents, Huntington Wood’s older adult population tends to be
married, independent, and relatively healthy. Some of the survey questions addressing health and
independence of respondents were self-reported, which may not be accurate since respondents might
want to be perceived as more healthy or independent. Looking towards the future, healthy older adult
respondents found difficultly in anticipating future needs and desires if they were to become ill or disabled.
While a majority of respondents felt they were totally independent, about half stated they would use home
maintenance and repair services if they were available and made affordable. Comments revealed that
several respondents already pay for private services to take care of their home.
The majority of respondents (73-100%) reported non-usage of current services offered by Huntington
Woods, with the two exceptions being the library (88% said they have used) and concerts in the park (73%
said they have attended). In a third of cases, respondents did not have knowledge that certain services
existed. Delivery of information about services is an important link in facilitating the needs and desires of
an older population.
Since single family homes need continuous maintenance, owning a home often means more work and
expenses than other housing options. When asked about other housing alternatives, 35% of respondents
expressed interest in one or more of the following housing options: condominiums, rental apartments/coops, housing with meals or other services, assisted living, continuum of care, or nursing homes. Of these,
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independent living arrangements including condominiums, rental apartments, and housing with limited
services were preferred to more traditional senior housing models.
Figure 7. Housing Alternatives, Huntington Woods
100%
90%
80%
70%
60%
50%
40%
30%
20%
10%
0%
No, 70
Yes, 30
Source: Huntington Woods Older Needs Assessment (2012)
In conclusion, the study provided the following recommendations to the City of Huntington Woods:




Consider a way to facilitate the provision of home maintenance assistance to its older residents.
Consider supporting the construction of congregate housing for older adults in the city.
Continue to promote civic engagement, venues for social interaction, health and exercise, and
opportunities for volunteers for its older citizens.
Increase awareness of programs, services and other related resources via preferred mode to
inform older adults.
City of Huntington Woods Master Plan (2014)
The 2014 Master Plan was an update of the 2008 Master Plan. During the planning process, the City’s
Planning Commission utilized two approaches for gathering public input: an online survey and a public
workshop. One of the key findings from the 2014 update was the significant impact of an aging population
on the City’s services, infrastructure, and land use patterns.
Like many communities around the State and the nation, the City’s population is aging. Changing
demographics in the City of Huntington Woods will have implications on housing, transportation, and
municipal services. When the City asked stakeholders “What three needs are unmet?,” the responses
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commonly included seniors and housing. In the following figure, the larger each word is, the more often it
was mentioned in responses.
Figure 8. Master Plan survey responses to the question:
“What needs are unmet by the City?”
According to the data:


The Southeast Michigan Council of Governments (SEMCOG) estimates by the year 2035, the City
can expect to see a decline of 24% in is population under 18 and an increase of 72% in its senior
population.
The SEMCOG projection forecasts that in 20 years, the over 65 population will comprise almost
25% of the City’s total population—up from 13.5% in the 2010 Census.
The Master Plan is the community’s vision statement and its recommendations take the form of goals and
objectives. The following goals relate to planning for an aging population:








Create opportunities for accessible attached housing at a scale that is compatible with the existing
neighborhood.
Ensure that there are a range of housing options to meet the needs of Huntington Woods residents,
both now and in the future. It will be important to focus on opportunities to address housing while
maintaining the character of the existing single family neighborhoods.
Direct the development of dense infill housing, such as townhomes and condominiums, to
Woodward Avenue.
Continue to provide single family, detached dwellings in a range of sizes and values. In the future,
Huntington Woods will continue to offer both starter homes and homes for move-up or secondtime homebuyers.
Assist older residents so that they may remain in their homes as they age. Consider development
of housing for seniors in a planned location within Huntington Woods.
Retain neighborhood commercial nodes in planned locations on 11 Mile Road and Coolidge
Highway. Require commercial development to be sensitive to adjacent residential uses in
Huntington Woods and neighboring communities.
Educating the community about elements of Universal Design can illustrate that many home
improvements will benefit residents of all ages.
Keep parks and open space accessible to as many residents as possible.
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
Update zoning and land use barriers to provide housing and modify the parking requirements.
These requirements should be updated to reflect the context of land use, and should include
consideration of shared parking and opportunities for public transportation.
City of Huntington Woods Needs Assessment (2015)
This report provides an assessment of the municipal complex located on Eleven Mile Road and explores the
opportunities to upgrade municipal facilities and, at the same time, provide age-specific housing for the
City of Huntington Woods. The first part of this report provides an overview of conditions of the facilities
in the municipal complex. The second part of this report built upon the 2012 study regarding the agespecific housing needs for the community and explored options to develop housing at the municipal
complex site.
Municipal Complex
Most of the City’s municipal services are located in the municipal complex. The three acre complex includes
parking areas and four buildings: City Hall, the Department of Public Safety, the Department of Public
Works, and the Parks Department storage facility. One objective of the study was to understand how the
existing municipal facilities meet the variety of departmental needs. This information was based on faceto-face interviews and written responses to a questionnaire provided to staff.
If the City were to move or redevelop the municipal complex, there might be an opportunity for new
development, which could include a variety of housing options for an aging population.
Age-Specific Housing Needs
This portion of the study followed up on the results of the 2012 Older Needs Assessment and, through
focus group discussions, explored in greater depth the liveability of Huntington Woods.
One concept that was evaluated was visitability. Visitability is aimed at improving neighborhoods and social
interactions by increasing awareness of a home’s access for those with mobility issues. Respondents were
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asked if they had made any changes to the home to accommodate mobility concerns and the majority
(81%) did not. In addition, a majority of responses realized their home cannot easily accommodate a friend
or family member with mobility limitations (61%). Without having homes that could be visited by those
with limited mobility, aging residents may not be able to successfully live out the rest of their lives in their
home.
Housing concerns included ability to keep up with outside maintenance (74%), stairs in the home (56%),
single floor living (34%), and narrow doors and hallways (24%). A wider variety of housing options have the
opportunity to reduce the impact of these housing concerns.
The survey asked, “if there were alternative housing options in Huntington Woods for residents over age
55, such as attached townhomes or condominiums, would you consider moving?” A majority of participants
said yes (66%). However, some residents questioned the need for alternatives, saying there is no room and
this type of development is not consistent with the community character. There are possibilities to create
functional spaces that meet the needs of older adults while also keeping the characteristics of the
community intact.
Redevelopment Options
The study concluded with a brief exploration of the idea of leveraging the City’s municipal complex property
to allow development of both new City facilities along with a senior housing project. Several case study
examples were provided that focused on projects that were accomplished through public-private
partnerships.
In conclusion, the study provided the following recommendations to the City of Huntington Woods:









Review areas to potentially relocate the Department of Public Works that would accommodate
equipment.
Entice higher density development in this location.
Identify locations for opportunity for development of municipal services and senior housing on
Woodward Avenue.
Explore and understand additional opportunities for the funding of housing through the Michigan
State Housing and Development Authority (MSHDA).
Understand how planning for service delivery from a satellite campus could allow the City to move
some of its facility needs off-site.
Research and understand the variety of housing types available,
Understand the footprint and area needs for the various housing type and where they should be
located.
Understand where there may be available property in the City including vacant lots and lots that
are ripe for redevelopment.
Explore opportunities to promote a variety of housing types that will make Huntington Woods an
“age-friendly” community.
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Part 3 Housing Options
According to the 2012 Older Adults Needs Assessment and the 2014 Master Plan Update, the City’s older
residents would like to see housing options and senior services designed to meet the needs and desires of
an aging population. Housing options include remaining in one’s own home as well as expanding the range
of choice in new housing. Older adults and senior residents wish to retain a sense of belonging, purpose,
independence, and identity, and all of these things start at home.
Huntington Woods is known as a “City of homes.” Home is different than housing type. The word home
conveys images of safety and security. This section looks at expanding our definition of home to include
other housing types that may be more supportive to an aging population when compared to single family
detached dwelling units.
Residential architecture is defined by three components:



Architectural style
Living space
Housing type
While this study focuses on housing type, it is important to address the issues of form and function. Form
is what gives Huntington Woods its charming residential character and function is what gives residents the
ability to live comfortably and independently in their home. The function of a home, without modification,
may not accommodate the needs of aging residents. Therefore, two key concepts of visitability and
universal design are also discussed as elements of living space.
Architectural Style
The architectural environment of Huntington Woods is
characterized by the quality, variety, charm, and historic allure of
its homes. Streets are lined with beautiful overarching trees, adding
to the distinctive atmosphere of the City.
accessory buildings, they
regarding
building
City’s personality. Even if
architectural style will
guidelines and standards.
To ensure consistent quality and similar styles without sacrificing
diversity and character, Huntington Woods has in place the
Planning Commission’s Guidelines for
Residential Properties. As residents
make exterior changes and add
must comply to certain standards
materials and style that preserve the
housing function or type changes, the
remain intact and uphold the City’s
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Furthering historic charm, Huntington Woods contains the Hill Historic District, which consists of 108
detached houses generally built in the 1920s and 1930s. A majority of the homes reflect the Tudor
architectural style, however, a wide variety of styles are represented. One particular home, the Fred A.
Baker house on LaSalle Boulevard, is listed on the State Register of Historic sites. Built in 1896, this house
expressed the Colonial Revival style. Huntington Woods is comprised of primarily colonial revival, bungalow
and ranch style homes.
Throughout the community there are also several examples of
Tudor revival. This style, very popular in Detroit and surrounding
early subdivisions, is typified by features that include steeply
pitched roofs, battlements, decorative half timbering, arches in
entry doors and windows, facades, dominated by one or more
prominent cross gables, and decorative leaded glass windows,
usually in groups with multi-pane glazing and cut leaded glass.
Other styles that are spread throughout as well include Dutch
colonial, French country, and contemporary styles.
Living Space
A functional living space provides comfort. Living space includes the interior and exterior spaces of one’s
home. Functionality has to do with the ease of daily activity made possible by the physical arrangement
and design of space. While people can adapt to a variety of physical environments, as we age our mental
sharpness, physical mobility and capabilities, as well as our financial means may diminish and over time
these changes may make a once comfortable space feel overwhelming, debilitating, or unsafe.
Functional spaces for aging adults may include features that promote accessibility, safety, and
independence. When designing or modifying a living space to accommodate aging in place, the following
features should be considered:






B U I L D I N G S T O R I E S . Stairs and steps are a hazard for tripping and falling. Sturdy handrails should
always accompany stairs. Ideally, a home should have a full bathroom, kitchen, and bedroom on
the first floor to accommodate aging adults. Ability to install ramps and lifts should be possible if
stairs are unavoidable.
S Q U A R E F O O T A G E O F H O M E . A smaller home requires less funds and indoor/outdoor
maintenance. Older adults may find as the age that they use less of their house since some areas
may become inaccessible.
D O O R S A N D W I N D O W S . Injuries often occur when windows or doors are difficult to open or close.
H A L L W A Y S A N D D O O R W A Y . Enough room should be provided so older adults can maneuver
through their home risk free, even if they are using an assistive device such as a walker or
wheelchair.
L I G H T I N G . Good visibility enables persons to see uneven spots in flooring.
B A T H R O O M S . Installing hand rails in the bath and by the toilet provide another injury prevention
feature.
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These features are linked to the concept of Visitability and Universal Design, both of which make spaces
more accessible, safe, and convenient for everyone, not just for the elderly. Visitability is a first step towards
making homes more inclusive, and one which can empower a homeowner to age in place. Coined in the
1980’s, the term “visitability” is used to describe a few basic, affordable design options which broaden the
equity in housing accessibility without necessarily stressing full accessibility for persons with disabilities, or
older adults. Unlike full accessibility, which may require significant home
Build a Home
modification or purpose-built structures designed for the most severe of
accessibility demands, visitability is a focused effort to encourage three
for “The Ages”
design features in new home construction which address home access
By 2040, there are expected to be
inequities:
almost 80 million senior accounting



Each unit must have at least one no-step entrance;
All doors and hallways wide enough to navigate through with a
walker or wheelchair; and,
There must be a bathroom on the first floor big enough to get into
a wheelchair, and close the door.
The three design elements listed above are far more important to the
functionality and safety of a home than many traditional full-accessibility
standards, such as lower mirrors and sinks, etc. These features are critical
to even permit the entry of a disabled or aging person into the structure.
While full accessibility in all homes may be an unreasonable goal financially
and aesthetically, visitability is an affordable, nearly invisible, responsible
expectation. Visitability will broaden the appeal of all new housing to
include older adults, and allow residents to remain in their homes once
they begin to demand assistance.
for 21 percent of the population. The
existing housing stock isn’t equipped
to safely accommodate that many
older people – too many steep
staircases,
narrow
walkerunfriendly doorways, and slippery
step-in bathtubs and showers.
Forward-thinking homeowners are
making necessary improvements to
their home now – and those changes
will benefit people of all ages, not
just seniors. According to a 2015
survey by HomeAdvisor, 56 percent
of homeowners who hired a pro for
aging-related projects were younger
than 65, and 10 percent were
younger than 50.
Source: “The Real State of Real Estate”,
Consumer Reports, March 2011
The National Association of Home building defines Universal Design as “the
design of products and environments to be usable by all people to the
greatest extent possible, without need for adaptation or specialized design”. This philosophy is intended to
help systems function better for a wider range of people. Universal Design is a response to the diversity of
human populations, like older adults, their abilities, and their needs.
The seven principles of universal design are as follows:






E Q U I T A B L E U S E : The design is useful and marketable to people with diverse abilities.
F L E X I B I L I T Y I N U S E : The design accommodates a wide range of individual preferences and
abilities.
S I M P L E A N D I N T U I T I V E U S E : Use of the design is easy to understand, regardless of the user's
experience, knowledge, language skills, or current concentration level.
P E R C E P T I B L E I N F O R M A T I O N : The design communicates necessary information effectively to the
user, regardless of ambient conditions or the user's sensory abilities.
T O L E R A N C E F O R E R R O R : The design minimizes hazards and the adverse consequences of
accidental or unintended actions.
L O W P H Y S I C A L E F F O R T : The design can be used efficiently and comfortably with minimum
fatigue.
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
S I Z E A N D S P A C E F O R A P P R O A C H A N D U S E : Appropriate size and space is provided for approach,
reach, manipulation, and use regardless of user's body size, posture, or mobility.
There are a number of specific techniques that can be used to implement the principles of universal design.
However, these techniques can be generalized as follows:





M A K E T H I N G S E A S I E R T O G R A B : The use of lever-style hardware instead of doorknobs makes
doors easier to open. The same holds true for lever-style faucets.
I N S T A L L F R I E N D L Y F L O O R S : Non-skid flooring or low pile carpeting reduces the potential for
slips and falls and for smoother operation of a wheelchair or walker.
I M P R O V E L I G H T I N G : Dark rooms, hallways and stairs are all recipes for accidents. Increasing
lighting throughout the home will increase safety and help prevent dangerous falls.
M A K E C O U N T E R S A N D C A B I N E T S A C C E S S I B L E : Roll-out shelving in cabinets and lowing
countertops reduce the need for bending or stretching.
B U I L D B E T T E R B A T H R O O M S : The number one room in which accidents occur are in the
bathroom. Absent a walk-in shower, strategically placed grab bars will also improve safety.
While aging in place modifications allow older adults to stay in their homes longer, incorporating universal
design into new residential construction creates living spaces that can accommodate the full spectrum of
ability and mobility where everyone can feel safe, independent, and comfortable.
Currently, visitability and universal design are not requirements of the Michigan Building Code. However,
there are a number of strategies that the City could employ to encourage building techniques that embrace
both concepts on a voluntary and/or incentive basis:
1) Preparation of educational materials that demonstrate more common and cost effective
techniques.
2) Provide free consultation to homeowners considering incorporating visitability and universal
design in a remodeling project.
3) Develop streamline permitting and certain specific fee waivers for incorporating visitability and
universal design in remodeling projects.
4) Develop a certification program that recognizes remodeling projects that incorporate visitability
and universal design.
Alternative Housing Types of Older Adults and Seniors
The following alternative housing options were picked because they are the most likely to fit into
Huntington Woods’ character and lot sizes. As the “City of homes”, Huntington Woods wants to maintain
its quaint demeanor. With alternative housing options, this goal can still be achieved while providing growth
to the housing market. A variety of housing types also means retention of residents who no longer can
afford or maintain a single family home, but still want to remain in the City. With a few exceptions regarding
senior housing facilities, the types of housing were also chosen to fit the restrictions of smaller lot sizes to
preserve the character of the community. This report explores three categories of housing types for older
adults and seniors: detached units, attached units, and senior housing facilities.
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A detached home means that a home is free of any shared walls and stands alone. The stand-alone homes
included in this report are bungalow courts, small homes oriented around a shared courtyard, and
accessory dwelling units, a second small living unit on the same grounds as an existing home.
An attached home means that a home shares a common wall usually on both sides of the property. Included
in this report are duplexes or townhomes, two homes either built stacked or side-by-side, and multi-plexes,
five to ten unit apartment buildings.
Senior housing facilities can be either detached, as a planned residential community, or attached like
assisted living or continuing-care accommodations. Often the reason families are looking into different
housing options is that their older family members need help on a daily basis. Depending upon the level of
care needed, options include assisted-living residences and nursing homes. For those planning for the
future, but not needing the amount of care associated with assisted living or nursing homes, older adults
can turn to continuing-care and planned residential communities.
DETACHED DWELLING UNITS
 Bungalow court
 Accessory dwelling unit
ATTACHED DWELLING UNITS
 Duplex / Townhome
 Multi-plex
SENIOR HOUSING FACILITIES
 Adult foster care homes
 Assisted living
Accessory dwelling unit
Bungalow court
Duplex
16
Assisted living
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FOR RESIDENTS
For each housing option presented on the following pages there is a table labeled “for residents”. The “for
residents” section may help citizens choose what would be the best possible alternative to their current
home. The chart explains the pros and cons to living in a specific housing type. As residents age, their needs
and desires may change. This section gives residents the ability to choose the best option that would fit
their current and future needs. One-floor storied homes with a smaller footprint would best fit the needs
to an aging adult who might not be able to traverse stairs or maintain a larger home.
Questions for residents to consider





Do I want a more social living arrangement?
Do I need assistance or additional care? If so, how much?
Do I want a house with a smaller footprint?
How much housing maintenance can I manage?
Do I want a cheaper living option?
FOR THE CITY
For each housing option presented on the following pages there is a table labeled “for the City”. The City
of Huntington Woods has different limitations than what a resident might consider. The zoning code
currently does not allow several of these different housing types. With Huntington Woods being welldeveloped, housing types with smaller footprints are going to be more feasible than larger structures.
Therefore, a bungalow court would be easier to execute than a planned residential community. Using
housing options that fit into the existing residential scale and character, such as duplexes and accessory
dwelling units, are the first step to creating a variety of housing types, maintaining a comfortable level of
residential density, and allowing residents to age in their community
safely and confidently.
Questions for the City to consider



Do we want more variety of housing types?
Do we want more housing stock growth?
Do we want to change our zoning code to allow for more
options?
Accessory dwelling unit
Duplexes
17
Bungalow court
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BUNGALOW COURT
Number of units
5-10 units
Typical Unit Size
500-800 sq. ft.
On street parking
5-7 spaces
Off street parking
0-1 space/unit
This building type consists of a series of small,
detached structures, providing multiple units
arranged to define a shared court that is typically
perpendicular to the street. The shared court takes
the place of a private rear yard and is an important
community-enhancing element. Bungalow courts
provide a unique social aspect since they are close together with other similar structures. This blend of
having a private space, but communal outdoors generates a micro-community. Depending on street
parking, this type of housing may not be an ideal option due to the City ordinance about not parking on the
street overnight. As a smaller one-story building, bungalows would allow older adults to maintain their own
home while providing a safe environment for living. As long as the bungalow court design is compatible
with the standards and guidelines of the Planning Commission, this provides for some additional variety
and charm for the City. Since most of the City is already developed, finding the right lot with enough space
poses a challenge. However, this type of housing provides an additional way for higher density, keeping a
wider range of citizens in the community, and has the potential for housing stock growth.
For residents:
Pros
One story living
Smaller square footage
Shared maintenance
Sense of neighborhood and community
Less cost compared to a single family home
Feel safer with others nearby
Cons
No personal yard
Limited parking
For the City:
Benefits
Sense of neighborhood and community
Housing stock growth
Keep a wider range of citizens in the community
Higher density
Variety of housing
18
Challenges
Zoning
Available space
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ACCESSORY DWELLING UNIT
Number of units
1
Typical Unit Size
500-1,200 sq. ft.
On street parking
Off street parking
1
1
Accessory structures are typically located at the
rear of a lot providing space for a small residential
unit, home office, or other small commercial or
service use. This unit could be above a garage or at
ground level. Accessory dwelling units are less
costly and easier to maintain than their larger
counterparts. These units are ideal for multigenerational families seeking privacy. Owners of the original home on the lot will also gain additional
income from their renters. Having close contact with the original home owner provides increased safety
and security. Accessory dwelling units can be designed to blend in with the surrounding architecture,
maintaining compatibility with established neighborhoods and preserving community character. With
Huntington Woods being well-developed, this type of housing is well-designed for larger lots and creates
infill on an individual property basis. Since most of the City is already developed, finding a location for an
accessory dwelling unit would be easier to place. There are enough larger lots in the community where this
type of housing would be ideal. As a different type of housing, accessory dwelling units provide an
additional way for higher density, keeping a wider range of citizens in the community, and have the
potential for housing stock growth.
For residents:
Pros
One story living
Smaller square footage
Less maintenance and cost
Owners renting can receive additional income
Generational housing for older relatives
Feel safer with others nearby
Cons
Relying on landlord to make repairs, if renting
Limited parking
For the City:
Benefits
Sense of neighborhood and community
Infill for the community
Housing stock growth
Keep a wider range of citizens in the community
Variety of housing
19
Challenges
Zoning
Ensuring neighborhood compatibility
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DUPLEX
Number of units
2
Typical Unit Size
1,000-1,200 sq. ft.
On street parking
1
Off street parking
1
A duplex is a small to medium-sized structure that
consists of two dwelling units, one next to the other or
stacked on top of each other, both of which face and
are entered from the street. Owning an entire duplex
requires also having tenants in one of the units. While
this may provide an extra source of income, older
residents would be required to attend to house repairs and upkeep. Renting a space in a duplex, would
allow for relief from household maintenance. Generally, side-by-side duplexes do not have a bedroom,
bathroom, and kitchen facilities on the first floor. A stacked duplex allows one of the units to be on ground
floor; a better option for aging residents. As Huntington Woods already has zoning for two-family
residences, duplexes would be the least unusual of the housing options. As long as the duplex still possesses
the stylistic approaches as the rest of the community does, according to the standards and guidelines of
the Planning Commission, this provides for some additional variety for the City. Since most of the City is
already developed, finding space poses a challenge. However, this type of housing provides an additional
way for higher density, keeping a wider range of citizens in the community, and has the potential for
housing stock growth.
For residents:
Pros
Possibility of one story living
Smaller square footage
Less maintenance and cost
Rent or own both units
Feel safer with others nearby
Cons
Generally includes second story
No bathroom, bedroom and kitchen on first floor
Relying on landlord to make repairs, if renting
If owned, have to maintain upkeep
For the City:
Benefits
Variety of housing
Infill for the community
Housing stock growth
Keep a wider range of citizens in the community
Already accepted in the zoning code
Higher Density
20
Challenges
Available space
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MULTI-PLEX
Number of units
4-10 units
Typical Unit Size
1,000-1,200 sq. ft.
On street parking
3-5 spaces
Off street parking
1.5 spaces / unit maximum
A multi-plex is a medium structure that consists of 4-10
side-by-side and/or stacked dwelling units, typically with
one shared entry or individual entries along the front.
Small multiplexes provide a unique social aspect since they
are close together. This blend of having a private space,
but communal outdoors generates a micro-community. With shared walls, some privacy is reduced.
Without street parking, this type of housing may not be an ideal option. This would also involve having
entire units on the second floor which is not preferred for many aging residents. However, having multiple
older residents in a similar housing situation would garner attention from more routine services that aid in
transportation and health.
For residents:
Pros
Cons
Generally includes second story
No bathroom, bedroom and kitchen on first floor
in some units
Possibility of one story living
Smaller square footage
Less maintenance and cost
Sense of neighborhood and community
Possibility for routine check ups
Feel safer with others nearby
For City:
Benefits
Variety of housing
Infill for the community
Housing stock growth
Keep a wider range of citizens in the community
Higher density
21
Challenges
Zoning
Available space
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ADULT FOSTER CARE HOME
Number of units
1 unit
Typical Unit Size
1,000-2,500 sq. ft.
The State of Michigan categorizes and licenses adult foster
care homes as residential settings that provide 24-hour
personal care, protection and supervision for individuals
who are developmentally disabled, mentally ill, physically handicapped or aged who cannot live alone but
who do not need continuous nursing homes. There are many adult foster care homes that specifically cater
to seniors. Cost can vary based on the services provided. Privacy is not guaranteed because double
occupancy in rooms are common.
For residents:
Pros
Care and security
Residential Setting
Cons
Cost
Not in own home
Double Occupancy, possibly with stranger
Inconsistent service
For City:
Benefits
Serves a need
Maintains single-family character
Challenges
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ASSISTED LIVING
Number of units
10-70 units
Typical Unit Size
500-1,200 sq. ft.
Residents who need assistance with daily activities such as bathing, grooming, and dressing, but are
otherwise independent and not in need of full time nursing may want to consider assisted living options.
The average entry age for residents is about 80 years old, so the population is generally all older adults.
With a minimum of ten and as many as 30 full-time staff per 100 residents, there is care provided in
emergencies. Privacy is not guaranteed with 40-70% of units being double-occupancy. From the City’s point
of view, assisted living would be an option to fulfill the needs of the elderly.
For residents:
Pros
Care and security for residents
Smaller square footage
No maintenance
Sense of neighborhood and community
Activities provided for social interaction
Cons
Cost
Not in own home
Lack of diversity in age
Double occupancy possibility with a stranger
For City:
Benefits
Variety of housing
Keep a wider range of citizens in the community
Attract others to the City
Activities provided for social interaction
Sense of neighborhood and community
23
Challenges
Zoning
Available space
Lack of diversity in age
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Part 4 Land Use and Zoning
The purpose of the Phase 1 study was to assess the existing conditions and provide information on possible
housing options that could be made available to Huntington Woods residents through land use and zoning
changes. While land use and zoning is part of the background data, it is also the bridge to the next phase
of study which looks at feasibility, site selection, and implementation. This report provides an overview of
land use patterns and zoning for the City. It also provides land use information for the surrounding
communities, with a particular focus on housing options, including attached single family, multiple family,
and senior housing facilities.
Land Use
Huntington Woods’ primary land use is single-family residential. Multiple-family residential land use, while
permitted by zoning, is not currently provided in the City.
Table 5. Land Use, Huntington Woods, 2014
Land Use
Area (Acres)
Area (%)
Single-Family Residential
482.4
51.6
Multiple-Family Residential
0.0
0.0
Mobile Home Park
0.0
0.0
Commercial/Office
3.0
0.3
Industrial
0.0
0.0
Public/Institutional
7.9
0.8
Recreation/Conservation
224.3
24.0
Mixed Use
7.0
0.8
Reclamation Plan
0.0
0.0
Water
2.9
0.3
Railroad Right-of-Way
0.0
0.0
Road Right-of-Way
207.2
22.2
Total
934.8
100.0
Source: Oakland County Economic Development and Community Affairs
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Figure 8. Existing Land Use, Huntington Woods, 2014
Source: Oakland County
Note: Oakland County provides countywide generalized land use data to allow for comparisons between
communities.
The City of Huntington Woods is less than 1.5 square miles. The small size is reflected in the land use data
for the community. For some residents who cannot “Age in Place” (remain in their home) because of
physical or financial limitations staying close to their community may be enough. The surrounding Cities of
Berkley, Ferndale, Oak Park, Pleasant Ridge, Royal Oak, and Southfield offer some additional housing
options including single family attached, multiple family, and senior housing; options not readily available
within the City of Huntington Woods.
Using data from the Oakland Land Use Statistics profiles, Table 6 provides a comparison of residential land
uses across these seven communities. This comparison does not provide any qualitative information but it
does show that there is a general lack of housing options for an aging population in and around the City of
Huntington Woods.
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Table 6. Land Use of Huntington Woods Compared to Surrounding Communities, 2014
Single Family
Single Family
Multiple Family
Total
Detached
Attached
Land Use
Land Use
Land Use
Parcels
Parcels
Parcels
Parcels
Acres
Percentage
Percentage
Percentage
Huntington
Woods
Berkley
Ferndale
Oak Park
Pleasant
Ridge
Royal Oak
Southfield
2,430
51.30%
1
0.00%
0
0
2,490
934.8
6,445
8,780
9,483
55.80%
45.9%
45.10%
0
1
0
0
0.00%
0
16
94
66
0.20%
0.09%
4.70%
7,124
9,966
10,293
1,663.4
2,498.7
3,316.7
1,140
60.70%
0
0
2
0.10%
1,247
363.8
20,941
46.90%
1
0.00%
391
5.10%
22,863 7,555.9
17,024
39.10%
6
0.00%
163
8.20%
19,483 16,819.0
Source: Oakland County Economic Development and Community Affairs
Note: Land Use Percentage is the total land use for the community including non-residential land uses.
As discussed in Part 3, different housing types provide varying levels of service and support for an aging
population. Figure 10 shows the name and location of housing options and senior service facilities within a
mile of the City boundary.
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Figure 9. Existing Senior Housing and Service Facilities around Huntington Woods
Table 7. Existing Senior Housing and Service Facilities around Huntington Woods
Name
Oxford Park Towers
Royal Oak Manor
Barton Towners Co-Op Apartments
Meadowlark Home Care
Medilodge of Southfield
Genesis Home Care
Solaire Active Adult Community
Hilton Convalescent Home
Irvine Head Injury Home
Visiting Nurse Association
Type
Independent Living
Independent Living
Independent Living
Home Health Care Service
Assisted Living Facility
Home Health Care Service
Independent Living
Assisted Living Facility
Assisted Living Facility
Home Health Care Service
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Zoning
A majority of Huntington Woods is zoned for residential use. The City has seven (7) zoning districts that
permit residential land use: R1A, R-1B, R-1C, R-1D, R-1E, Zone 2, and Zone 2A. Dimensional requirements
aside, the alternative housing options discussed in this report would only be permitted in two of the seven
districts: Zone 2 and Zone 2A.
As shown in Figure 12, there are two parcels zoned Zone 2 - One and Two Family. One parcel at the
northwest corner of Coolidge and Ludlow is the site of the City’s only duplex and the other parcel is the site
of the Municipal Complex, discussed in Part 2 of this report. There are 16 parcels zoned Zone 2A –
Transitional Office. These parcels are located along the Woodward Avenue and are currently occupied by
commercial/office uses.
Adjusting the Zoning Ordinance to accommodate alternative housing options in more areas of the
community is the first step in terms of implementation. Well-crafted regulations will expand housing
options for City residents while protecting the character of the existing residential neighborhoods.
Table 8. Permitted Residential Land Uses in Select Zoning Districts, Huntington Woods
Single-family dwelling
(one per lot)
State-licensed residential
facility
R-1A, R-1B, R-1C,
R-1D, and R-1E
Single Family
Zone 2
One and Two Family
Permitted
Permitted
Permitted
Permitted
Two-family dwelling
Zone 2A
Transitional Office
Permitted
Multiple-family
Permitted
Senior housing and
assisted living facilities
Permitted
Source: Huntington Woods Zoning Ordinance
Potential Locations
Over 97% of properties in Huntington Woods are single-family residential uses. The current zoning does
not allow for many of the various housing options discussed in this report. Older Huntington Woods
residents wish to stay within the city but are unable to do so because housing options do not exist. In order
to provide for additional housing opportunities for seniors, zoning and land uses changes need to be
considered.
As a single-family community, providing additional housing options can be met with opposition. However,
a diverse housing stock is critical to maintaining lifecycle communities. For many older adults, the housing
problem is not the need for on-site care, but rather, simply the need for a smaller, more easily maintained
residence. As outlined in the 2014 City of Huntington Woods Master Plan and the 2012 and 2015 City of
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Huntington Woods Needs Assessment Survey, there is an identified community desire and need to increase
the availability of single-story homes (with universal design), townhouses, apartments, and condos to
provide adequate senior housing.
Land use and zoning changes do not simply happen in windowless rooms – they should be public processes
involving neighborhood members that can raise intense emotions and strong opinions. A community
conversation in Huntington Woods needs to occur about potential locations and types for senior housing.
To assist in the community conversation, discussed below are potential locations and types to consider for
senior housing. All locations will require a public education process regarding the intent and neighborhood
impacts.
Potential Locations for empty-nester and senior housing include:
Location
Woodward Avenue
Eleven Mile Road
Coolidge Highway
Type
 Townhomes
 Apartment
 Mixed use buildings
(first floor commercial,
upper floor residential)
Issues to Consider
 Limited property depth
 Ensuring appropriate
buffer to adjacent singlefamily residents
 Townhomes
 Limited property depth
 Ensuring appropriate
buffer to adjacent singlefamily residents
 Limited property depth
 Ensuring appropriate
buffer to adjacent singlefamily residents
 Locations
 Number of units
permitted on a lot
 Ensuring appropriate land
use transition and
compatibility
 Must consider city hall
and public safety
programming needs
 Ensuring appropriate
buffer to adjacent singlefamily residents
 Apartments
 Townhomes
 Mixed use buildings
 Bungalow Court
West of Scotia Road
City Hall Property
 Varied senior housing
options including
apartments and mixed
use building
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PART 4
HUNTINGTON WOODS
HOUSING OPTIONS FOR AN AGING POPULATION
Figure 10. City of Huntington Woods Zoning Map
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PART 4
HUNTINGTON WOODS
HOUSING OPTIONS FOR AN AGING POPULATION
Figure 11. Housing Options Strategy
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PART 4