CITY OF CLAWSON MASTER PLAN. Public Hearing and Planning Commission Recommendation December 9, 2008

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1 CITY OF CLAWSON MASTER PLAN Public Hearing and Planning Commission Recommendation December 9, 2008 City Council Adoption January 20, 2009

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3 Acknowledgements Mayor Penny Luebs Lisa Dwyer (former) City Council Howie Airriess Kurt Hack (former) Sam Moore Tom Palmer Kathy Phillips Planning Commission Howie Airriess (former) Tina Airriess Bob Blanchette, Chair Timothy Burns (former) Tyler Dobson Lisa Dwyer Laurene Funk Laura Martin (former) Scott McEwen (former) Maureen Moore Sam Moore (former) Beth Norrow (former) Richard Oudin R. Rocco Romano, Vice Chair John Ross Thompson (former) Gary Sherman (former) Bill Tite City Manager Richard E. Haberman City Attorney Jon Kingsepp City Clerk G. Machele Kukuk City Planner Vidya Krishnan, McKenna Associates, Inc. Planning Consultant Carlisle/Wortman Associates, Inc. Community Planners and Landscape Architects Ann Arbor, Michigan CITY OF CLAWSON MASTER PLAN i

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5 Table of Contents Acknowledgements... i Table of Contents... iii Introduction... 1 Location and Regional Setting... 3 Historical Development... 5 Population... 7 Population Growth Trends...7 Population Characteristics...9 Land Use Implications...10 Housing Characteristics...11 Residential Characteristics...11 Land Use Implications...12 Existing Land Use...13 Existing Land Use Patterns...13 Land Use Implications...14 Economic Base...17 Labor Force Characteristics...17 Major Employers...17 Tax Base...17 Land Use Implications:...18 Community Facilities...19 Land Use Implications...23 Transportation...25 Land Use Implications:...31 Public Participation...33 Goals and Policies...39 Future Land Use Plan...47 Single Family Residential...47 Multiple Family...47 Industrial...51 Public/Quasi-Public...51 Recreation/Open Space...51 Corridor Redevelopment Districts...51 Implementation...57 City Policy...58 Capital Improvement Program...58 Federal/State Funds...58 Local Funds...59 Plan Education...60 Master Plan Updates...60 Implementation Program...60 CITY OF CLAWSON MASTER PLAN iii

6 Tables Table 1: Household Size in Clawson and Surrounding Communities ( )...9 Table 2: Age of the City of Clawson's Housing Stock...12 Table 3: City of Clawson Existing Land Use (2007)...13 Table 4: 2007 Distribution of Assessed and Equalized Values for Clawson and Surrounding Communities...18 Table 5: City of Clawson Real Property Valuations by Land Use...18 Table 6: Public Participation Responses...34 Maps Map 1: City of Clawson Location and Regional Setting...3 Map 2: City of Clawson Existing Land Use...15 Map 3: City of Clawson Community Facilities Inventory...21 Map 4: City of Clawson Existing Transportation...28 Map 5: City of Clawson Future Land Use...49 Figures Figure 1: City of Clawson Population Growth ( )...7 Figure 2: Total Population in Clawson and Surrounding Communities ( )...8 Figure 3: Population Distribution by Age Group (2000)...10 Figure 4: Residential Building Permits CITY OF CLAWSON MASTER PLAN iv

7 Introduction An important prerequisite to developing the Master Plan is to gain a common understanding of the current state of the City of Clawson as well as any anticipated trends. Information gathered through this process is critical to the accurate projection of future needs, development patterns and the formulation of Master Plan goals, objectives and policies. The Background Studies portion of the Master Plan inventories past trends, current conditions, and future projections, thereby illustrating the point from which planning must begin. The following topics are reviewed as part of the Background Studies and comprise the sections of this report: Location and Regional Setting Historical Development Population Housing Characteristics Existing Land Use Growth and Development Trends Economic Base Community Facilities Transportation Each of these topic areas is summarized in the document, along with the related land use implications, while the complete Background Studies are included within the Appendix. CITY OF CLAWSON MASTER PLAN 1

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9 Location and Regional Setting The City of Clawson is located in the southeast quadrant of Oakland County about one mile west of the I-75 expressway. The community is 2.4 square miles in area and is bounded by the cities of Madison Heights, Royal Oak and Troy (See Map 1). Clawson is a second ring, established suburb centered in a highly populated and prosperous portion of Oakland County. Since incorporation as a home rule city in 1940, Clawson has fully-developed leaving limited areas for new growth, but redevelopment opportunities remain. Clawson features a number of small town amenities, including, affordable housing, a variety of downtown shops and restaurants, a stable government and high quality community services, a volunteer participation in community programs, while maintaining desirable access to state and interstate road networks as well as job centers in the Detroit metropolitan area. Massive infrastructure improvements have been planned and are being implemented. Map 1: City of Clawson Location and Regional Setting CITY OF CLAWSON MASTER PLAN 3

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11 Historical Development Downtown Clawson (1955) The area now known as Clawson was first established in the 1820s when settlers purchased land identified as sections 3 and 4 of Town 1, Range 11 East and sections 33 and 34 of Town 2, Range 11 East, Bloomfield Township. By 1827, the area that is now Clawson was known as Troy Township. Troy Township encompassed the area from 8 Mile Road (Baseline) to South Boulevard and from Dequindre to Greenfield (in Royal Oak) and Adams (in Troy). In 1832, the area south of Townline Road (14 Mile) became Royal Oak Township. The community remained in Troy and Royal Oak townships until the Village of Clawson incorporated in During the first 100 years after settlement, farming was the primary industry. Small businesses and industry, including two (2) sawmills, began to arrive in Clawson in the 1830s with the construction of roads. The first road, now known as Main Street, was built in In 1829, Paint Creek Trail, now Rochester Road, was made a plank toll road from an existing Indian trail. Townline Road, later known as Clawson Road, and now known as 14 Mile, was finished in Clawson s Interurban Railway (1910) The first post office was opened on August 16, 1880 and was named Clawson. Although accounts vary on the origin of this name, with the post office, the area became known as Clawson. After the Interurban Railway was built through Clawson in 1899, developers began to subdivide Clawson. The railroad gave Clawson access to other communities and residents the opportunity to work in Detroit but live where lots were cheap. In 1940, Clawson incorporated as a home rule city and really began to grow. By 1949, 500 new homes were built, and there were also new factories, new commercial buildings and a weekly newspaper. In the 1950 s and 1960 s additional homes, commercial buildings, schools, churches and municipal buildings were built. CITY OF CLAWSON MASTER PLAN 5

12 The Downtown Development Authority (DDA) was established in 1977 with the intent of halting property value deterioration and promoting economic growth of the downtown Ordinance #473. After several years of limited activity, a Tax Increment Financing Plan (TIF) was completed in The TIF and an ISTEA grant enabled the DDA to plan and implement streetscape improvements that were installed in After the streetscape was completed, the DDA went dormant to reduce expenses and in hopes that private investment would spur growth in the downtown. In 2002, the DDA was reconstituted to promote a revitalization of the downtown and stimulate private investment that never did occur in the late 1990s. Since 2002, the DDA has performed studies on how to improve the infrastructure, altered ordinances, and implemented promotion campaigns to attract new businesses into the DDA. Beginning in 2005 to present the downtown has experienced significant private investment in the restoration of vintage style buildings, new specialty retail stores, and unique restaurants/taverns. To this date, there exists a continuing interest in the community of the development of the downtown area. CITY OF CLAWSON MASTER PLAN 6

13 Population Population Growth Trends Existing and Projected Population The population of the City of Clawson has steadily decreased since the 1970 U.S. Census. The current population is 12,732 people. This represents an approximately 27% decrease since 1970 and an 8% decrease from the 1990 Census. Southeastern Michigan Council of Governments (SEMCOG) predicts that by the year 2030, the City of Clawson can expect to have a population of 10,654 (see Figure 1). This represents a continued decline in population, and a 16% change from the 2000 population. Figure 1: City of Clawson Population Growth ( ) Source: U.S. Census and SEMCOG CITY OF CLAWSON MASTER PLAN 7

14 The pattern of population decline noted in Clawson is parallel to that of surrounding communities. However, during this same period, Oakland County grew from 1,083,592 to 1,194,156 in total population, a 10.2 percent increase. Between 2000 and 2030, all communities shown in Figure 2 are expected to experience reductions in total population. Oakland County, however, is expected to increase in population between 2000 and 2030, by approximately 11.7% or 139,417 new residents. Figure 2: Total Population in Clawson and Surrounding Communities ( ) Households Source: U.S. Census and SEMCOG According to the 2000 Census, the City of Clawson has 5,572 households. As Table 1 indicates, the household size in Clawson was 2.26 persons per household in 2000, and is projected to be 1.88 persons per household in The table also shows that since the 1970s, household size has decreased in Clawson, adjacent communities, and Oakland County, a trend that is projected to continue through the year CITY OF CLAWSON MASTER PLAN 8

15 Population Characteristics Household Type Table 1: Household Size in Clawson and Surrounding Communities ( ) Source: U.S. Census and SEMCOG According to the 2000 U.S. Census, 58.5% of the City s population lives in family households. This percentage is less than the County s that is 66.9%. The remainder of the population is composed of non-family households. Non-family households are those that comprise a group of unrelated persons or one person living alone. Age Composition As depicted in Figure 3 (next page), 40% of residents in Clawson are between the ages of 35 and 64. Approximately 15% are over the age of 65 and the remaining 45% are below the age of 35. By 2030 the age distribution in Clawson is projected to change significantly in the age 65+ range. By 2030, approximately 33% of residents will be ages 65 and older, 32% will be between the ages of 35-64, 20% will be between the ages of 18-34, and 16% will be between the ages of Income The City of Clawson has experienced an increase in affluence over the past two decades. The median household income in 1990 (in 1999 dollars) was $48,957 and in 2000 $50,929. Education Clawson Berkley Ferndale Madison Heights Royal Oak Troy Oakland County The City s population is well-educated. Over 60% of residents have college or advanced education. CITY OF CLAWSON MASTER PLAN 9

16 Figure 3: Population Distribution by Age Group (2000) Source: U.S. Census Land Use Implications Decreasing population directly relates to the reduced number of persons per household. Lower percentage of family households (multiple related persons) has a direct relationship to the ever increasing percentage of people in the 65+ age bracket. The older inner ring suburbs (such as Clawson and Berkley) are predicted to steadily decline in population while the northern suburbs are predicted to see an increase in population. CITY OF CLAWSON MASTER PLAN 10

17 Housing Characteristics Residential Characteristics There are 5,676 housing units in the City of Clawson, a.5% increase over the 5,647 units reported in As per Figure 4, the City of Clawson issued 63 new residential building permits, along with one (1) apartment building (44 units), from From , 97 residential building permits were issued. Figure 4: Residential Building Permits Source: SEMCOG and City s Building Department CITY OF CLAWSON MASTER PLAN 11

18 Housing Unit Type The predominant housing type in the City of Clawson is an owner-occupied, single family unit. Of the 5,676 total housing units, 4,364 (77%) are singlefamily detached dwellings, 123 (2%) are single-family attached dwellings, 1,142 (20%) are multi-unit apartments, and 47 (1%) are two family dwellings or duplexes. Seventy-four percent (74%) of the dwelling units in Clawson are owner-occupied, 24% are renter-occupied and 2% are vacant. Age of Housing As depicted in Table 2, the majority of the housing stock in the City of Clawson was built before Housing Costs Table 2: Age of the City of Clawson's Housing Stock Year Structure Built Number Percent 2005 to to to to to to to , to , or earlier Source: U.S. Census The cost of housing in Clawson has risen in the last several years. According to 2007 Community Profile Data compiled by Oakland County, the average housing cost in 2001 was $153,326. By 2003, the average housing cost was $164,344 and by 2005, $168,087. Land Use Implications Residential building activity has decreased significantly since the end of the 2004 construction season. New residential building activity would require the demolition of an existing structure that equates to a higher cost. Relatively high percentage of multi-unit apartments and rentals. The housing stock is older (most constructed prior to 1969). Housing costs have continued to increase but still remain relatively affordable. CITY OF CLAWSON MASTER PLAN 12

19 Existing Land Use An evaluation of the existing land use patterns is key to determining the preferred future land use pattern for any community. To that end the City s land uses were field verified in Table 3 provides a summary of the existing land uses. To ensure that the current inventory can be compared to the previously adopted Master Plan, the same land use classifications were employed. Table 3: City of Clawson Existing Land Use (2007) Land Use Categories Acreage Percent of Total Area Single and Two Family Residential Multiple Family Residential Office/Service Convenience Commercial Community Commercial Highway Commercial Quasi-Public Public Recreation Industrial Vehicular Parking Vacant Total Acres 1, % Existing Land Use Patterns Source: Carlisle/Wortman Associates Map 2 depicts the existing land uses summarized in Table 3. Based upon that map the following development patterns were observed: Residential Areas Established single family neighborhoods represent the predominant land use in the City of Clawson and a major strength of the City. The multiple-family residential land use classification, while significantly lower than single family, has also experienced an increase in land coverage (from 3% to 5%), while their locations remain relatively unchanged. Office/Service Office/Service land use within Clawson has remained relatively constant since the 1990 Master Plan. Currently, 1.33% of Clawson s total land area is devoted to office/service use. CITY OF CLAWSON MASTER PLAN 13

20 Commercial/Business Most of the commercial development in the City of Clawson is classified as Community Commercial, which consists of a cross-section of retail and service uses offering those items purchased less frequently. Community commercial land use currently accounts for over 3% of the total land area of Clawson, compared with 2.6% in the 1990 Master Plan inventory. The percentage of land classified as Convenience and Highway Commercial has also increased since the previous Master Plan analysis to 2.29% and 1.27% respectively. These uses are found both in Clawson s downtown and along major roadways such as 14 Mile, Rochester, and Maple Roads. Industrial Industrial land use within the City of Clawson has increased from 4.6% to 5.75% of the total land area between the 1990 Master Plan and The largest concentrations of industrial development remain constant from the 1990 Master Plan. Public and Quasi-Public Public land uses in Clawson account for 3.38% of the total land area. This category includes land used for municipal purposes and schools. Quasipublic facilities, which include churches, private clubs and schools currently account for 1.8% of Clawson s total land area, a slight reduction from the previous 1990 Master Plan. Recreation The percentage of land devoted to recreation in Clawson has not changed significantly since the 1990 Master Plan. Recreational amenities in Clawson are described in greater detail in the Community Facilities Chapter. Vehicular Parking Vehicular parking is generally provided by surface lots. Currently.75% of the City of Clawson s land area, or approximately 8.4 acres, is zoned for vehicular parking. The current acreage is almost half of what it was in the 1990 Master Plan. Land Use Implications The large percentage of residential development in the community equates to a high demand on services. The increased percentage of multiple-family dwellings ties into the decreased number of persons per household. Areas of vacant or underdeveloped land are now contained within the expanded commercial and industrial development areas. Reduction in public land area results from the closure of 2 public schools that directly relates to the aging population. CITY OF CLAWSON MASTER PLAN 14

21 Map 2: City of Clawson Existing Land Use CITY OF CLAWSON MASTER PLAN 15

22 CITY OF CLAWSON MASTER PLAN 16

23 Economic Base Consideration of the local economic base is included in the planning process to ensure that land reserved for commercial and industrial uses is of adequate size to meet the aspirations of the community. However, new commercial and industrial uses must also be located in areas that are compatible with surrounding land uses and adequately served with public utilities, service, and transportation systems. Factors considered in the evaluation of the local economy include labor force characteristics, existing employment within the City and tax base. Labor Force Characteristics Over 65% of Clawson residents are employed in white collar professions (management, professional, sales and office, and related fields). Of those persons within the work force, they are employed by the manufacturing sector, followed closely by the education, health and social services sectors. The professional, scientific, management, administration and waste management sectors along with the retail trade sector also employ a large percentage of the population. Major Employers According to the Oakland County Community Profile for the City of Clawson, the largest employers in the City are: Clawson Public Schools (350), Modern Technological Employment (262), UPS (158), Patriot Sensors/Control Corp. (121) and Cambridge North, Inc. (115). Tax Base Real property assessments are broken into various use classifications and include residential, commercial and industrial development. Table 4 presents the 2007 distribution of assessed and equalized real and personal property values for Clawson and its surrounding cities. The comparison indicates that Clawson s assessed, equalized, and taxable values for real and personal property are in line with the community of Berkley, whose total population is the most comparable to that of Clawson. CITY OF CLAWSON MASTER PLAN 17

24 Table 4: 2007 Distribution of Assessed and Equalized Values for Clawson and Surrounding Communities City Real Property Personal Property Assessed Equalized Taxable Assessed Equalized Taxable Clawson $500,106,380 $500,106,380 $392,930,140 $14,949,830 $14,949,830 $14,937,430 Berkley $681,331,840 $681,331,840 $518,853,150 $13,561,450 $13,561,450 $13,561,450 Ferndale $839,186,280 $839,186,280 $595,864,600 $46,488,740 $46,488,740 $45,784,610 Madison Heights $1,264,356,590 $1,264,356,590 $1,063,312,930 $143,905,950 $143,905,950 $143,905,950 Royal Oak $2,989,374,160 $2,989,374,160 $2,309,810,510 $124,894,290 $124,894,290 $124,894,290 Troy $5,958,445,910 $5,958,445,910 $5,086,302,787 $464,213,900 $464,213,900 $464,213,650 Source: Oakland County Department of Management and Budget Table 5 shows the extent to which various land use categories contributed to the City of Clawson s real property valuations shown in Table 4. Table 5 also includes 2001 data to demonstrate where recent change has occurred. The residential land use category accounts for the largest percentage of the City s tax base (80% between 2001 and 2007). The commercial and industrial categories have accounted respectively for approximately 16% and 4%. Table 5: City of Clawson Real Property Valuations by Land Use Commercial Real Property 2007 (2001) Assessed $81,150,650 Values ($57,633,250) Equalized $81,150,650 Values ($57,633,250) Taxable Value $63,759,340 ($51,861,380) Industrial Real Property 2007 (2001) $23,039,100 ($16,591,500) $23,039,100 ($16,591,500) $17,766,930 ($15,300,220) Source: Oakland County Department of Management and Budget As compared to the surrounding communities, Clawson has the third highest percentage of taxable value derived from residential land uses (79%). The highest taxable value derived from industrial uses is in Madison Heights (23%) while Clawson s is only 4.5%. Troy and Madison Heights claim the highest percentage of commercial taxable value (27% and 25% respectively) while Clawson has a respectable 16%. Land Use Implications: Residential Real Property 2007 (2001) $395,916,630 ($303,907,110) $395,916,630 ($303,907,110) $311,403,870 ($233,744,840) Total Real Property 2007 (2001) $500,106,380 ($378,131,860) $500,106,380 ($378,131,860) $392,930,140 ($300,906,440) The high percentage of people employed within a white collar profession has a direct correlation to the educational levels and age of the residents. The higher percentage of taxable value derived from residential uses has a direct correlation to the lower assessed values (real and personal). Commercial and industrial properties tend to have higher valuations. CITY OF CLAWSON MASTER PLAN 18

25 Community Facilities Map 3 illustrates the location of the major community facilities within the City of Clawson. A description of existing facilities is provided below. City Hall and Municipal Buildings City Hall, built in 1963, occupies a 1.4 acre site located on the west side of N. Main Street, two blocks north of 14 Mile Rd. The building contains the general City offices, council chambers, and Police department. Located across Main Street from City Hall is Blair Memorial Library and Clawson Historical Museum. The City also owns and maintains the Hunter Community Center that contains the Parks & Recreation Department offices and is used for adult education courses and other community activities. Parks and Recreation According to the City of Clawson s Master Recreation Plan ( ), the City owns 45.8 acres of park land. The largest park is City Park at 36.9 acres that contains lighted recreation facilities for active sports (football, basketball, tennis) and open green spaces for picnicking and other leisure activities. The City also owns and maintains seven other recreational facilities that are described in the Appendix. CITY OF CLAWSON MASTER PLAN 19

26 Schools Within the Clawson Public School District are four (4) schools, including: Schalm Elementary (serves K-5 grade students living north of 14 Mile Road and West of Rochester Road) Kenwood Elementary (serves K-5 grade students living south of 14 Mile road and east of Rochester Road) Clawson Middle School (John M and Washington) Clawson High School (John M and Washington) There is one (1) private elementary school within the City. The Guardian Angels School serves kindergarten through eighth grade and is located on 14 Mile Rd. west of Rochester. Post Office The local U.S. Post Office is located on North Main Street south of City Hall. CITY OF CLAWSON MASTER PLAN 20

27 Map 3: City of Clawson Community Facilities Inventory CITY OF CLAWSON MASTER PLAN 21

28 CITY OF CLAWSON MASTER PLAN 22

29 Water Service The City of Clawson owns and maintains the municipal water system that services the entire City. The City of Clawson purchases water from the Southeastern Oakland County Water Authority (SOCWA) at three (3) locations. Sanitary and Storm Sewers The City of Clawson owns and maintains the local combined sanitary/storm sewer system that discharges at various points into combined sewers owned and maintained by the Oakland County Drain Commission (OCDC). Solid Waste The City of Clawson hires a private contractor for trash collection. Clawson is a member of the Southeastern Oakland County Resource Recovery Authority (SOCRRA), a municipal corporation founded in the early 1950 s. The City also provides an extensive recycling program for residents and curbside yard waste collection between April and December. Other Utilities Within Clawson, electric power is provided by DTE Energy, telephone service is provided by AT&T, and natural gas is provided by Consumers Energy. Several cable television and internet service providers exist within the community, including Wireless Oakland. Land Use Implications The City provides approximately 15,700 square feet of park land per resident (based upon the 2000 Census population of 12,732). Public schools are within walking distance for many of the school age children within the City. Municipal water and sewer are available to all residents and businesses within the City although its age has resulted in the need to continually upgrade the system. CITY OF CLAWSON MASTER PLAN 23

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31 Transportation The City of Clawson was settled according to the grid established by the American Rectangular Land Survey System of Clawson s road network generally follows the grid pattern established by this land survey system, except where topography has dictated otherwise. Roadway Classification and Responsibility Administrative jurisdictions identify roads in terms of governmental responsibility for construction and maintenance. Road classifications are also used to determine eligibility for federal aid. Administrative Jurisdiction/Federal Aid Act 51 of the Public Acts of 1951, as amended, charges county road commissions with the responsibility of classifying county primary and local roads. Roads designated as primary roads must be of the greatest importance. This determination is based on traffic volumes, primary generators of traffic served and other factors. The Road Commission for Oakland County (RCOC) has administrative jurisdiction over the following County primary roads within the City of Clawson: Maple Road, Crooks Road north of 14 Mile, Rochester Road north of 14 Mile and 14 Mile east of Rochester Road. The remaining streets in the City of Clawson are under the jurisdiction of the City of Clawson. Functional Classification Functional classifications are used to group streets and highways into classes, or systems, according to the character of traffic service they are intended to provide. There are three (3) highway functional classifications: Arterial: Provides the highest level of service at the greatest speed for the longest uninterrupted distance, with some degree of access control. Collector: Provides a less highly developed level of service at a lower speed for shorter distances by collecting traffic from local roads and connecting them with arterials. Local: Consists of all roads not defined as arterials or collectors; primarily provides access to land with little or no through movement. The majority of streets within the City of Clawson are classified as urban local streets. Portions of Maple, Crooks, Rochester, and 14 Mile Roads are classified as urban principal arterials/county primary roads. Main Street and a portion of 14 Mile Road and Crooks Road are designated as an urban minor arterial and Normandy Road is designated as an urban collector. Map 4, the existing transportation network, illustrates the classifications for roadways within the City of Clawson. CITY OF CLAWSON MASTER PLAN 25

32 Road Improvements Through the use of federal gas tax revenues, the City has performed maintenance of their local and major roadways. Annual maintenance programs include joint sealing, pothole repairs, and patching. In August 2006, voters in Clawson approved a special 3-mil tax for the purpose of paying principal and interest costs associated with a total of $21.75 million in bonds to be sold in three increments beginning in 2007 and ending in These bonds will be sold and proceeds used by the City for infrastructure improvements including water and sewer lines and street rehabilitation and/or reconstruction. On February 27, 2007, the City of Clawson sold its first issue of $9.5 million. In February 2008, the City of Clawson sold its second issue of $6.25 million. The final issue of bonds will be in In addition to the bonds, the City of Clawson sought and received several grants for the reconstruction of 14 Mile Road from Washington Street to Crooks Road in 2007, reconstruction of N. Main Street from Lincoln Street to Maple Road and a grant for the evaluation of the City's entire sewer system. These grants exceeded $7 million in total dollars. Spring 2007 was the kick-off of the City's first year of major infrastructure improvements. The dominant project was the reconstruction of 14 Mile Rd. All projects were completed in time and under budget. Spring 2008 involved the second year of major infrastructure improvements with the dominant project being N. Main Street. The final year of projects will occur in Based on the Road Commission of Oakland County s 2007 Report, Leveraging Assets to Balance Safety and Mobility, Report of the Strategic Planning Process, the long-range strategic transportation priorities for the City of Clawson includes work on the following roads: Crooks Road, Rochester Road, Main Street, Elmwood Street and 14 Mile Road. According to SEMCOG s Transportation Improvement Program (TIP), future improvements are scheduled for Crooks Road from 14 Mile to Elmwood. The proposed work includes widening the roadway from 4 to 5 lanes and adding a center left turn lane due to congestion issues. (Note: This project is under the jurisdiction of Oakland County Road Commission) Downtown Parking The Downtown Parking Study is being used by the City of Clawson to determine future parking needs and assist in determining how to meet those needs. Future parking will most likely be addressed by a combination of multi-level parking structures, on-street parking and surface lots throughout the downtown area. CITY OF CLAWSON MASTER PLAN 26

33 Public Transit The Suburban Mobility Authority for Regional Transit (SMART) currently provides fixed route bus service along Main Street and 14 Mile Road in Clawson. Other services provided by SMART include Connecter Service (by advanced reservation) and Community Transit to the Clawson Senior Center (by advanced reservation). Non-Motorized Transportation As shown in Map 4, a system of bike routes currently exists within the City of Clawson. Improvements have been made in recent years to connect routes to parks and other community amenities. Sidewalks are also provided along all streets within Clawson. CITY OF CLAWSON MASTER PLAN 27

34 Map 4: City of Clawson Existing Transportation CITY OF CLAWSON MASTER PLAN 28

35 CITY OF CLAWSON MASTER PLAN 29

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37 Land Use Implications The majority of the streets within the City are under the jurisdiction of the City thus maintenance is the responsibility of the City. Several streets are in need of significant work due to condition and/or functionality. Improved functionality of the City owned public parking lots is essential to the downtown merchants and patrons. Some alternative forms of transportation exist within the City from the public transportation that runs along 14 Mile Road and Main Street, to a paved bike route (City sidewalks) which meanders through the City. CITY OF CLAWSON MASTER PLAN 31

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39 Public Participation The commitment to use public participation early in the process cannot be underestimated. The Clawson Master Plan process brought the public together in informal work groups to discuss their expectations for community facilities; business; neighborhoods; transportation; utilities; and the downtown. The Master Plan workshop entitled The Future of Clawson as Envisioned by its Residents was held at the Clawson City Hall from 6:30-9:30 P.M. on June 22, The purpose of this workshop was to provide residents and City Officials with background information on the City of Clawson and Master Plan process as well as solicit feedback in order to develop and prioritize goals for the Master Plan. The workshop included an open-house format with informational stations, a brief formal presentation and small discussion groups facilitated by community members. The following pages summarize the issues identified by each of the four (4) small discussion groups, and how the issues ranked in terms of importance to each group. The most prominent issues heard among the four (4) groups included: Community Facilities Better use of City Park, including a paved track for ongoing festivals Business and Industry Need for a grocery store Need for a kid-friendly business Need to attract business and be business-friendly Neighborhoods Adequate lot size for single-family homes Stricter ordinance enforcement and improvement in home exterior maintenance Transportation/Utilities No roundabouts Improve parking (location and quantity) Need roadway and utility improvements Downtown Farmer s Market Rooftop Restaurant/Bar Need a park/green space Improve signage regulations More retail uses CITY OF CLAWSON MASTER PLAN 33

40 Table 6: Public Participation Responses Group 1 Community Facilities 1. Need grocery store 2. Need ice skating rink 3. Blacktop walking path 4. Fields could be better spaced 5. backboard tennis court 6. Glad Ash trees were replaced 7. Track need to be updated 8. Need place for kids to congregate Business and Industry 1. Need grocery store 2. Need good restaurant 3. Clawson center 4. Vacant storefronts 5. Need more professional buildings Neighborhoods 1. Loss of trees/pruning/replacement 2. Sidewalk maintenance 3. Road maintenance 4. Number of cars allowed per home 5. Removal of dead trees 6. Reduce number of overhead wires Transportation 1. Don t want to see main roads reduced to one lane-people will go down side streets 2. Need bike lanes 3. Main Street, 14 Mile and Park need work 4. Phillips and Washington should be a 4-way stop 5. Improve intersections at Phillips, Selfridge, and Manitou Downtown 1. Need park in downtown area-green up vacant lots 2. Established franchises (i.e., Starbucks) 3. Nothing to walk to (i.e., lack of shopping) 4. Strip malls are not attractive 5. Too many bars 6. SE corner building falling apart 7. Need nice restaurants 8. No high-rises like Royal Oak 9. Need business offices 10. Need exercise places 11. More retail shops 12. Clawson is a residential city CITY OF CLAWSON MASTER PLAN 34

41 Group 2 Community Facilities 1. Need roller blade track at city park 2. Need teen center 3. More library hours 4. Need skateboard park Business and Industry 1. Should be friendlier to new businesses (help rather than hinder) 2. Need supermarket 3. Need children s museum 4. Smoke free dining 5. Become more business friendly 6. Fewer bars 7. Need planetarium 8. Need movie theatre 9. Need hobby shop 10. Need bakery 11. Need ice cream shop Neighborhoods 1. More single-family homes on adequate lots 2. Stronger enforcement on home exterior maintenance 3. Tax break on home improvements Transportation 1. Parking is inconvenient 2. Consider free parking-2 hours 3. No roundabouts 4. Parking for new bars (concern) 5. Dangerous intersection at Goodale and Rochester (sign-stop for blinking red light) 6. Continue transportation for seniors Downtown 1. Water, sewer and road repair 2. Family oriented community 3. Make owners responsible for building upkeep 4. Encourage walking 5. More landscaping-trees and flowers 6. Brick medians CITY OF CLAWSON MASTER PLAN 35

42 Group 3 Community Facilities 1. Parks - Paved path in city park - Skate path/park at park 2. Schools/educational programs - Funding - Special needs programs 3. Bike path-intercity bike lanes 4. Summer Camp at Park - Crafts - Activities 5. Restroom facilities at park 6. Signs for reminder to throw trash away and additional trash cans 7. More festivals/family events Business and Industry 1. Address A-frame signage 2. No more pay day loan places 3. Need movie theatre 4. Maintain business appearance 5. Attract high tech business and become an automation alley community Neighborhoods 1. Strict ordinance enforcement 2. Limit rental property 3. Offer residential tree trimming at City contract bid 4. Penalties for ordinance violations 5. Sidewalk replacement program Transportation 1. No roundabouts at 14 Mile & Main (possible roundabout at 14 Mile & Bywood & collector roads) 2. Evaluate stop lights-retiming of lights on Main/Rochester Roads 3. Surface improvement on major roads/reduce cut through traffic in residential areas Downtown 1. Need deck/rooftop restaurant/bar 2. More restaurants/coffee houses 3. More trash cans 4. On street parallel parking (1 or 2 hours max on meters) 5. Historic preservation 6. Store fronts (maintenance) 7. Need boutiques-specialty shops 8. Need bike racks 9. Address parking behind businesses CITY OF CLAWSON MASTER PLAN 36

43 Group 4 Community Services 1. Exploit City Park as a community and recreation resource (institute events such as Blues & Brews ) 2. Utilize empty spaces for recreation 3. Need more community facilities (plan for senior needs), more communication with seniors & transportation for seniors 4. Relocate fire department for downtown development Business and Industry 1. Want unique businesses; don t copy Royal Oak 2. Need kid-friendly business 3. Increase business and industry and commercial to increase tax base 4. Limit industry to maintain Clawson s hometown appeal 5. Remove homes to accommodate new business 6. Want small upscale businesses 7. Maintain classic Clawson character Neighborhood 1. Keep neighborhoods looking good (no parking on street 2-6am); neighborhood pride 2. Too many houses, limit lot splits 3. Improve current appearance of homes (Code Enforcement) 4. Offer grants for home improvements 5. Change zoning from residential to commercial or from commercial to residential; relook at usage Transportation 1. Add on-street parking downtown 2. Improve the roads 3. Clawson Trolley 4. No roundabouts 5. Better communication between City and residents re: bond issue (roads) Downtown 1. Clawson farmer s market 2. Seek full occupancy) 3. More children s shops 4. More restaurants 5. Farmer s market/eatery (Toronto) 6. Encourage existing business to locate/expand in the downtown area 7. No more tattoo parlors 8. More like Royal Oak 9. More diversity 10. Cater to seniors (grocery store) 11. Utilize 2 nd story for commercial 12. No slum lords (absentee landlords) CITY OF CLAWSON MASTER PLAN 37

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45 Goals and Policies The following pages outline the Goals and Policies of the City. Goals are general statements that define the direction and character of future development. Policies set forth the framework for action and form the basis upon which more detailed development decisions are made. Adoption of policies does not commit the City to any particular recommendation, but does commit it to take actions that are consistent with the policy guidelines. The goals and policies presented below are a result of public and Steering Committee input, communication with City staff, and consultation of a variety of data sources, including the previous Master Plan, the Parks and Recreation Master Plan and the DDA Framework Plan. Community Facilities Goal 1: Provide recreation programs and facilities to meet the present and future needs of all City residents. 1. Expand upon the existing center for teens or partner with school district. 2. Continue to provide for the recreational needs of all segments of the population. 3. Continue to utilize parks for community festivals/family events. 4. Maintain and improve park cleanliness by ensuring adequate trash cans and well-maintained benches and tables. 5. Provide additional amenities within Memorial Park to increase its usability. Goal 2: Expand existing open space resources. 1. Adopt an open space/greenways plan. 2. Establish a program to promote the donation or acquisition of land to the City for conservation and/or recreational use. 3. Consider adopting policies and review criteria that will encourage new developments to provide usable open space/parkland and to provide pedestrian and bicycle links to community resources. Goal 3: Improve City Park 1. Continue to maintain and expand upon the walking path at City Park. 2. Incorporate additional bike paths that connect City Park to downtown, adjacent communities and bike routes. 3. Improve the sidewalks surrounding City Park where necessary. 4. Update the facilities, including the running track, baseball fields, practice field and lighting. 5. Expand upon the existing amenities by adding more benches, tables, trash receptacles, trees, water fountains, bike racks, etc. CITY OF CLAWSON MASTER PLAN 39

46 Goal 4: Improve Use of City Facilities and Assess Future Needs 1. Conduct periodic surveys to assess how resident needs are being met. 2. Improve participation in existing programs by increased advertisement on the web and through other resources. 3. Provide funding for community facilities such as the parks, historical museum, library, senior center, and other municipal facilities. 4. Provide support for studies that evaluate potential improvements to existing community facilities. 5. Encourage the development of a children s museum within the City. 6. Explore partnerships with surrounding communities. 7. Explore potential expansion of the library. 8. Require that all new municipal facilities seek LEED certification. 9. Work with the County and State to develop resource reduction and recycling programs and infrastructure, including gray water reuse and rain water reclamation. Goal 5: Locate all Municipal Services within the Downtown. 1. Expand the downtown development authority (DDA) district to include City Hall, Library and Memorial Park. 2. Explore the potential of relocating the Fire Department to a location along Main Street or 14 Mile Road where it is buffered from the neighborhoods and in closer proximity to City Hall. Business and Industry Goal 1: Attract new business and industry to the City. 1. Provide incentives through grants for new businesses to locate within the City. 2. Promote the availability of industrial and business sites, labor force, digital technology, and transportation amenities. 3. Encourage entrepreneurial development and assistance programs (i.e. business incubators, industrial/technical parks, etc.). 4. Encourage the start-up and/or location of emerging technology and high-tech industries. 5. Increase the marketing efforts of the City. 6. Work with Oakland County Business Development to attract new development to the City. 7. Encourage the development of youth oriented uses within the City. 8. Expansion of the existing businesses and industry along with attracting new businesses and industry will allow the City to rely less heavily on its residents and will increase the City s tax base. CITY OF CLAWSON MASTER PLAN 40

47 Goal 2: Recognize the main road corridors (14 Mile, Main St., 15 Mile, Crooks, and Rochester Road) are the essential link to expanding the economic base in the City. 1. Review each corridor carefully to determine land use patterns and opportunities for change. 2. Realize that the corridors should be treated differently and independent of one another. 3. Carefully plan each corridor as a critical sub area of the City by developing form-based zoning standards. Goal 3: Promote a well-planned and integrated system of commercial and office uses that will serve the needs of City residents, enhance the image of the City, and strengthen the City s tax and employment base. Provide sufficient transitions between adjacent residential neighborhoods and office, commercial, and industrial developments. 1. Revitalize viable commercial/office areas along South Main Street and along Rochester Road south of 14 Mile Road. 2. Encourage quality office development along 14 Mile Road with commercial uses located in the vicinity of major intersections. 3. Enhance the appearance of the entire 14 Mile Road corridor through development of unified streetscape improvements that would be consistent with the streetscape features in the downtown. 4. Assure regulation over the location of commercial/office land uses through zoning regulations and site plan review requirements. 5. Maintain high standards of site design for all commercial and office uses, including frontage beautification, buffering elements, landscaping, walkway linkages, controlled vehicular access, and attractive signage all that will promote long-term stability. 6. Consolidate vehicular-intensive commercial uses to specific corridors within the City. 7. Provide incentives and mechanisms for commercial tenants and owners to coordinate site and building improvements with City plans, recognizing the impact of commercial areas on tax revenues and residential property values. 8. Encourage the use of renewable/alternative energy sources and recycled materials in all new construction projects. 9. Work with the County and State to develop resource reduction and recycling programs and infrastructure, including gray water reuse and rain water reclamation. Goal 4: Provide sufficient transitions between adjacent residential neighborhoods and office, commercial, and industrial developments. 1. Provide appropriate land use classification transitions. 2. Require landscaping and open space to buffer incompatible uses. 3. Work with industrial property owners to improve the appearance of industrial uses along Rochester Road. CITY OF CLAWSON MASTER PLAN 41

48 4. Encourage appropriate development of vacant or underutilized parcels within established industrial areas. Neighborhoods Goal 1: Preserve, protect, and enhance the residential character of Clawson s neighborhoods through sound architectural and land use policies. 1. Create development guidelines to preserve existing neighborhood character (including lot sizes, lot coverage, attached/detached accessory structures, etc.). 2. Encourage compatible infill single-family development to revitalize existing neighborhoods. 3. Carefully monitor where residential areas are located adjacent to commercial and industrial uses and apply appropriate transitions to maintain residential quality. 4. Work with the County and State to develop resource reduction and recycling programs and infrastructure, including gray water reuse and rain water reclamation. Goal 2: Encourage maintenance of existing homes. 1. Provide incentives for the conversion of subdivided homes back into single-family residences. 2. Create awareness of programs to restore and preserve homes. 3. Protect residential property investments through high quality maintenance of public facilities and infrastructure. Goal 3: Encourage streetscape maintenance. 1. Offer residential tree trimming service at a City contracted price. 2. Accelerate removal of dead trees and offer replacement services. Goal 4: Encourage the development of different housing opportunities for older adults to accommodate their changing lifestyles and health care needs. 1. Encourage Universal Design Standards and Visitability Standards in all new construction. 2. Encourage affordable housing for the elderly through alternative residential programs. CITY OF CLAWSON MASTER PLAN 42

49 Transportation Goal 1: Provide a transportation system that safely and efficiently serves residents and businesses within Clawson. 1. Design new streets, eliminate unnecessary streets, reconstruct, resurface and repair older streets, including Main Street and 14 Mile Road, to meet new safety standards, effectively move vehicular traffic, accommodate pedestrians and bicyclists, and have minimum negative environmental impacts. 2. Evaluate traffic signal retiming/improvements for Main Street, 14 Mile Road and Rochester Road. 3. Continue public capital improvement efforts in the City, including the street and sidewalk repair and replacement program, provision of needed streetlights, and provision for new street trees. Goal 2: Implement traffic calming techniques to make the streets of Clawson more pedestrian friendly. 1. Minimize new curb cuts and work to consolidate existing cuts. 2. Add bump-outs in the downtown and encourage conversion of 14 Mile Road and/or Main Street to a boulevard with a center pedestrian refuge. Goal 3: Pursue alternative forms of transportation where appropriate. 1. Promote land use patterns and transit-oriented design standards that support walking, bicycling, and public transit. 2. Expand public transportation service within Clawson and specialty services for older adults. 3. Create a bikeway/sidewalk/greenway network that is an integral part of the transportation system. 4. Work with State and County agencies to establish policies and programs to reduce travel demand. 5. Work with regional authorities in the establishment of a commuter rail system. 6. Identify and address the needs of minority and low-income residents in making transportation decisions. Goal 4: Provide incentives for adjoining property owners to incorporate shared access drives and parking lots into new redevelopment projects. 1. Create an access management ordinance. 2. Permit construction of new parking lots only where shared access is provided. 3. Encourage consolidation and/or elimination of drives onto major roads. CITY OF CLAWSON MASTER PLAN 43

50 Goal 5: Maintain the City s utility infrastructure. 1. Continue to prepare and annually update a comprehensive capital improvements plan for the City s infrastructure and major equipment expenditures. 2. Upgrade the water main system. Downtown Goal 1: Attract new businesses to the downtown. 1. Provide incentives through the Downtown Development Authority (DDA). 2. Enhance the recruiting efforts of the Downtown Development Authority. 3. Encourage collaboration between the Downtown Development Authority and Chamber of Commerce to promote the downtown. 4. Encourage the location of compatible specialty retail businesses in the downtown. 5. Encourage the use of tools to promote and maintain the downtown, such as a Principal Shopping District (PSD) or Business Improvement District (BID). 6. Encourage the creation of a Merchants Association for downtown businesses within the Chamber of Commerce. 7. Expand the boundaries of the DDA to include the Municipal Services Center, Library, Memorial Park and other abutting businesses that could in return take advantage of the benefits afforded those within the downtown. 8. Encourage the use of renewable/alternative energy sources and recycled materials in all new construction projects. 9. Work with the County and State to develop resource reduction and recycling programs and infrastructure, including gray water reuse and rain water reclamation. Goal 2: Maintain and enhance the downtown as the social and cultural center of Clawson. 1. Develop a community brand and character. 2. Establish a visible and deliberate entry into the downtown area. 3. Encourage the use of downtown as a community gathering space (for example, initiating a downtown farmer s market and holding community events downtown). 4. Encourage development of sidewalk cafés, decks or rooftop areas. 5. Encourage the development of open / park spaces or pocket parks within the downtown. 6. Improve the appearance of downtown by maintaining a human scale in the built environment, enhancing existing building appearances and historic charm. CITY OF CLAWSON MASTER PLAN 44

51 7. Protect, preserve and enhance the historic significance of the downtown. 8. Encourage a pedestrian and bicycle-friendly downtown environment. 9. Promote compatible residential uses among the commercial uses in the downtown. Goal 3: Bring cutting-edge amenities to the downtown. 1. Encourage collaboration with Wireless Oakland to create a wireless downtown and bring other technological advances to the downtown. 2. Evaluate the sale, lease or development of publicly owned, underutilized properties to bring cutting-edge, mixed-use developments to the downtown. 3. Encourage the utilization of renewable emerging energy technology in all development/redevelopment projects. Goal 4: Improve parking options in the downtown. 1. Maximize the use of on-street parking, shared parking, public-parking structures, and other off-site parking. Parking lots and structures should be located behind buildings and/or out of prominent view. 2. Provide on-street parking on streets within the downtown. 3. Redesign existing parking lots to maximize parking and improve aesthetics. 4. Limit curb cuts for public parking lots. 5. Encourage the development of pedestrian sidewalks adjacent to parking facilities. 6. Encourage bicycle parking that does not impede pedestrian traffic in mixed-used development areas. 7. Adjust the current parking lot time limitations. 8. Evaluate the use of alternate forms of paid and/or time specific parking provisions for on- and/or off-street parking spaces. 9. Encourage public/private partnerships for parking lot use and maintenance. Goal 5: Improve safety and transportation conditions in the downtown. 1. Retime traffic signals within the downtown to improve traffic operations. 2. Require provisions for public transit vehicles and users in the development of all streetscape plans. 3. Institute a wayfinding system that reinforces the unique identity of the downtown, identifies key destinations, and improves vehicular, pedestrian, and bicycle circulation. 4. Strategically place pedestrian refuge areas and landscaping to provide visual cues to slow traffic and provide mid-block areas for pedestrian crossings. 5. In mixed-use areas and where deemed feasible, provide sidewalks of adequate width to accommodate high pedestrian traffic volumes, bike racks, benches, planter boxes, and other amenities. CITY OF CLAWSON MASTER PLAN 45

52 6. Provide sufficient lighting within all pedestrian alleys and downtown streets. 7. Provide signed crosswalks or countdown signals and reduce crossing distances on major streets by reducing width and/or providing curb bump-outs at intersections. 8. Encourage the creation of a comprehensive bicycle network within the City that connects to the existing bike route, downtown and other regional networks. 9. Reestablish all historic alleyways and create new ones where identified in the Downtown Clawson Framework Design Plan (October 2004). Goal 6: Implement design guidelines for the downtown. 1. Implement the design goals identified in the Downtown Clawson Framework Design Plan (October 2004). 2. Address storefront maintenance. 3. Improve sign regulations within the Downtown. 4. Consider the creation of design guidelines for new development activities within the Downtown. CITY OF CLAWSON MASTER PLAN 46

53 Future Land Use Plan The planning policies contained in this document guide future development of all types in the City of Clawson. These policies provide guidance to public officials and owners and developers of property concerning the appropriate location and scope of future developments in the community. The policies and land use plan together establish the long-range vision for the future development of the City. A key feature of the land use vision is the identification of corridor redevelopment districts that promote the integration of complementary land uses. These corridor districts recognize the future land use categories as described in this chapter and the location of these land use categories on the future land use map. The corridor districts expand on the redevelopment potential by describing scenarios where land use structure depicted can be mixed. A summary of the future land use categories is provided below and depicted in Map 5: Single Family Residential Within this area, single-family residences should be developed at a density of not greater than seven (7) dwelling units per acre or a minimum lot size of 5500 square feet. This is the minimum lot area currently required within the City's R-1 Single Family Residential zoning district. While the majority of the City is largely developed, there is a possibility that some vacant areas or areas currently under commercial or industrial use could be converted to single-family residential areas. Multiple Family Multi-family residential dwellings will provide a density much greater than typically found within single-family usage. The density range will be determined by the Zoning Ordinance but in all cases such developments will occupy much less total land area than other residential use densities. Their use will also create a much higher traffic volume than lower density residential uses and must be situated near and accessible to major streets. Several of the multi-family areas designated on the City's Future Land Use Plan (Map 5) are existing multi-family uses. There are a few acres that are currently not being used for multi-family usage which are proposed for such use in order to accommodate possible multi-family expansion or expansion of senior citizen housing. CITY OF CLAWSON MASTER PLAN 47

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55 Map 5: City of Clawson Future Land Use CITY OF CLAWSON MASTER PLAN 49

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57 Industrial The industrial district is designed to primarily accommodate wholesale activities, warehouses, and industrial operations whose external and physical effects are restricted to the immediate area having only a minimal effect on surrounding districts. The district is also structured so as to permit the manufacturing, compounding, processing, packaging and assembly of finished or semi-finished products from previously prepared materials. Automotive related commercial uses are also anticipated to remain as ancillary uses within the district. Public/Quasi-Public This designation includes government service buildings such as City Hall, DPW and the Library. It also includes school facilities such as elementary, middle, high school and administration buildings. Public/Quasi-Public would also include churches or other places of worship. Recreation/Open Space This classification includes all municipal, private parks and school properties that provide an open space area that may be used for public recreation. Corridor Redevelopment Districts The five (5) primary thoroughfares of 14 Mile, Maple, Crooks, Main, and Rochester Roads provide vehicle access to businesses and neighborhoods; provide visual exposure for the business community commerce and industry; are framed by residential uses in many segments and serve as public open space. As observed, some corridors require more intense redevelopment while others need improved maintenance. Each prospective corridor has a unique mix of uses. Specific land uses and design concepts are outlined later in this document. The long-range vision is framed by the following urban design concepts: The City Center is the social focus and geocentric core of Clawson. Buildings should range between three (3) and four (4) stories in height to accentuate a visual prominence. CITY OF CLAWSON MASTER PLAN 51

58 14 Mile Road, within four (4) blocks of Crooks, is a primary gateway into the City. Building heights of two (2) stories realizes two benefits: 1) visually separates this area from the immediate surrounding area, and 2) is less than the height permitted in the City Center district. Main Street, within three (3) blocks of City Center, is the entry to the City Center. This area foresees construction of two (2) story buildings to provide a step-up approach to the taller structures in the City Center. Corridors, or segments within, must be treated differently. They have been incrementally developed over the years with distinct land use patterns residential, low-rise strip commercial, downtown ambience, shallow lot depth and deep lot depths. Visual character, established through building height, façade design, site design and sign design, is an important consideration. Maintenance of the private and public realms is universally applied. Access management techniques are key considerations for all corridors. The corridors are segmented into four (4) character districts based on current land use pattern, surrounding land use pattern and property sizes. The City Center and West Gate districts are geographically delineated in a single zone. The Business Renewal and Residential Preservation areas each have multiple non-contiguous concentrations. For each of the four (4) districts (see Map 5), specific land use, design and maintenance criteria are developed. City Center The City Center is a destination and a hub of social and economic activity. It is the core of the community and contains both civic and high school campuses. The downtown is in the midst of an economic resurgence. Buildings are being renovated and new uses are reoccupying spaces. A streetscape reconstruction is in progress. Land Use Intent: This area is the core of the City and should visually separate itself from the balance of the community. The provision for denser housing and four (4) story buildings (taller than the balance of the City) provide visual separation. The civic and school campus must remain but become more physically tied to the City Center. Abutting the City Center core, a zone (correlating with the boundaries of the CMD-2 zoning district) of moderate-intensity land uses with a three (3) story maximum height provides a transition zone from the adjacent lower-density neighborhoods. The intent is to prohibit uses that do not provide a balance between pedestrian and vehicle use. CITY OF CLAWSON MASTER PLAN 52

59 Land Use Structure: Uses permitted in CMD-1, Mixed Development Zoning District. Uses permitted in CMD-2, Mixed Development Zoning District. Public civic and school facilities. Planning Considerations: The vision for the City Center is reinforced through the Downtown Clawson Framework Urban Design Plan (see appendix). Building and site design standards set forth in CMD-1 and CMD-2 Zoning Districts. Location: Area within the CMD-1 and CMD-2 Zoning Districts expanded to include the Main Street frontage from Nakota to just north of Baker including the four (4) intersection properties. West Gate The West Gate area encompasses property fronting 14 Mile Road from Crooks to Manitou. The properties in this area have a greater depth in general. Buildings are one (1) story. There is no discernable district as buildings and properties are isolated. A moderate sized shopping center is located on the south side of 14 Mile Road, but due to a deep setback, visual connection to the street is not possible. Land Use Intent: There is prime opportunity to create a visual and functional impact through redevelopment with buildings of greater height set near the right-of-way line. Taller buildings will signal to visitors that one is entering Clawson. This area will be less stringent in regulating vehicles then the City Center but still promote pedestrian activity. The intent is to restrict height to two (2) stories so as to not visually compete with the downtown. Land Use Structure: Commercial and office. Mixed-use buildings with commercial or office on the ground level with office on the upper level. Artisan uses. Personal service. Outdoor cafes. Multiple-family residences on the south side of 14 Mile Road. Planning Considerations: Build-to line (i.e. required building setback) should be considered, including the utilization of perimeter buildings fronting on the road rightof-way. Maintain green space between the sidewalk and the buildings. Building heights of two (2) stories if sensitive design features are incorporated. Shared parking in the off-street parking calculations. Adopt access management standards. Adopt design criteria in zoning ordinance. Invest in creating wide sidewalks with street trees and design amenities. CITY OF CLAWSON MASTER PLAN 53

60 Buildings should establish physical and visual connections to the public sidewalk system through transparent windows, and delineation of fenestrations with use of awnings, overhangs or architectural trim. Location: 14 Mile Road frontage from Crooks Road to Manitou Avenue. Business Renewal Districts These districts are located along the majority of Clawson s major thoroughfare frontages. The typical pattern is the accumulation of one (1) story buildings set at differing setbacks and with differing parking patterns (front yards, side yards and rear yards). Drive access is not predicable. Some of the buildings are retrofits and currently house uses that differ from the original intent. Signage location is not uniform. The cumulative effect is that of a disorganized collection. Visual communication is a concern. Land Use Intent: These segments are in need of renewal. However, each segment is quite different in character. The use of cohesive site design solutions in the form of building location, landscaping, access, and parking locations will visually tie the block faces together as a coherent district. It is vital that the rights-of-way and private properties stay continually maintained. The use of an overlay zone with design standards and possible modification to permitted and conditional uses for the specific underlying zoning districts is warranted. Zoning map changes are not recommended until a comprehensive evaluation of each corridor is prepared. Land Use Structure: The land uses permitted within the zoning districts currently in place are acceptable. Planning Consideration: Comprehensive evaluation of the Business Renewal Districts should occur. Location: Corridor frontages on the following segments: Rochester Road from the City of Royal Oak to Lincoln Avenue. Main Street from Maple Road to Leroy Avenue. Main Street from City of Royal Oak to Nakota Avenue. Crooks from Maple Road to just south of N. Selfridge Boulevard. 14 Mile Road from Gerard Avenue to S. Manitou Avenue. Maple Road from Crooks Road to N. Selfridge Boulevard. Residential Preservation Districts These corridor segments are characterized by location of multiple-family communities or single-family houses. For the most part, multiple-family communities do not divide and isolate the single-family homes. These segments appear well-maintained and viable. CITY OF CLAWSON MASTER PLAN 54

61 Land Use Intent: The preservation of residential segments provides land use and visual relief from continuous strips of non-residential development. They are important in separating segments into manageable areas. New development is encouraged to front the corridor. The City is expected to maintain walks and paths to allow convenient access to parks and open spaces. Planning Consideration: Multiple-family development can be integrated with the single-family homes provided that they assume the character of a single-family home through the use of porches/stoops, scale and orientation to the public sidewalk system. Blight control and code enforcement is critical to keeping these segments healthy and vibrant. Location: Segments of corridors that primarily consist of residential uses: Crooks Road from N. Selfridge Boulevard to Broadacre Avenue. Crooks Road from Samoset Avenue to Normandy Avenue (City of Royal Oak). Main Street from Leroy Avenue to just north of Baker Street. 14 Mile Road from City Center to the City of Madison Heights (east City limit) excluding Business Renewal District at Rochester Road. CITY OF CLAWSON MASTER PLAN 55

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63 Implementation The City of Clawson Master Plan serves as the broad framework within which the City will guide future land use. Implementation of this Plan will require the ongoing efforts of City officials, Planning Commissioners, Zoning Board of Appeals members, Downtown Development Authority, neighboring agencies, and citizens. The effectiveness of the Plan relies upon the diligence with which its provisions are implemented. When properly applied, the Zoning Ordinance accepts the realities of existing land uses and gradually, as new development or redevelopment is proposed, directs growth toward achieving the goals and policies of the Master Plan. As rezonings are considered, they should be compared to the goals, policies, and future land use designation of this Master Plan. Finally, this Master Plan should be a flexible document that changes as the character of the community and its people change over time. This Plan should be periodically (at least once every five (5) years) reviewed and amended, as necessary, to remain up-to-date. It should be remembered that the Master Plan is just the best estimate of what would be the desirable land use configuration of the community in the future, from a point in time at the present. As time moves on, this concept of a desirable community may change, so the Plan must be flexible in order to accommodate that change. To assist in reaching the goals of this Master Plan, certain actions should be taken including, but not limited to, the following: Adherence to the Future Land Use Plan in zoning decisions. Review of the Zoning Ordinance and Subdivision Regulations to ensure that they are in line with the Goals and Policies of this Plan. Review of the Zoning Map to ensure that it supports the goals of the Master Plan and has a strong relation to the Future Land Use Plan. Coordination of planning activities and programs with surrounding communities and with other levels of government. Once adopted, the Clawson Master Plan is the official policy guide to be used by the City Council and Planning Commission to solve the existing and anticipated community development problems identified in this document. Through text and maps, the Master Plan illustrates the attitude and desires of the community toward future growth and development. Further, the Plan also promotes continuity in development policy, as memberships on the Planning Commission and City Council change over the years. CITY OF CLAWSON MASTER PLAN 57

64 To implement the Master Plan, the following specific recommendations are made: City Policy The Master Plan is the official policy document regarding development in the community. It establishes an idealized goal toward which the entire community can work. The Plan establishes the foundation against which private and public development proposals can be based. Too often, local officials and citizens find themselves in a reactive role to development proposals within their community. Without a firm base of information, communities must either accede to development pressures or be criticized for arbitrary denials. In addition, decisions regarding public improvements are often made incrementally and not related to any overall concept. Careful attention to adopted City policy must therefore be practiced by the Planning Commission and City Council. Capital Improvement Program The City's role in providing and financing community facilities will undoubtedly increase in the future. An orderly procedure for planning and financing such facilities can be achieved through the continued evaluation and modification of a Capital Improvement Program (CIP), attached to the annual budgeting process. The CIP should be updated annually in conjunction with the preparation of the City budget. Federal/State Funds Given the high cost of public improvements, many local units of government have become reliant on outside sources of funding. The City of Clawson has already enhanced its ability to secure grant funds by adopting a Master Plan. The Plan not only sets priority for public improvements but should also be used to justify the need for such improvements to funding agencies. Federal and State funding can be raised through the following sources: SAFETEA-LU The Safe, Accountable, Flexible, Efficient Transportation Equity Act of 2005 Projects awarded grant monies include a wide variety of efforts from historic preservation related projects to landscaping and beautification projects such as a streetscape plan. MDOT makes decisions after a local and regional screening process is conducted. An effort to seek additional SAFETEA-LU funds for various projects in the City is recommended. CITY OF CLAWSON MASTER PLAN 58

65 Brownfield Redevelopment Act Financing, Public Act 381 of 1996 This method allows a community to use tax increment financing (TIF) in order to finance the clean up of sites where environmental contamination limits redevelopment. Where applicable, the development of a Brownfield Authority and designation of potential redevelopment sites is recommended. Local Funds The potential availability of grant funds does not eliminate the necessity to finance all or portions of projects with local funds. It is the rule rather than the exception that Federal grants require the local unit of government to fund or match a portion of the project. Local funding can be raised through the following sources: General Fund The City Council may make an appropriation from the general fund to finance certain improvements. However, this method is not considered entirely feasible because general funds are usually needed to finance essential services, leaving little available money for additional projects. Revenue Sharing Again, the City Council may choose to appropriate a portion of Federal and State revenue sharing funds for improvement projects. However, Federal revenue sharing cannot be used as a local match to Federal grants. General Obligation Bonds With the approval of the voters, the City can sell general obligation bonds, usually having a long payback period and low interest rates. General obligation bonds also enjoy the backing of the full faith and credit of the City. However, the sale of such bonds usually results in a millage increase. Revenue Bonds Revenue bonds are paid off through revenues generated by a project. For example, most municipal water systems are financed through revenue bonds with user charges paying off the bond. Revenue bonds are not necessarily backed by the full faith and credit of the City, do not require voter approval, and usually are sold at higher interest rates than general obligation bonds. Special Millage The City Council may ask for voter approval to earmark increased millage for a specific improvement project. Special Assessment Many projects that benefit only a segment of the community, rather than the community at large, are financed through special assessments to the benefiting property owners. Drainage and street improvements are projects frequently financed through special assessments. CITY OF CLAWSON MASTER PLAN 59

66 Plan Education Citizen involvement and support will be necessary as the Master Plan is implemented. Local officials should constantly strive to develop procedures that make citizens more aware of the planning process and the day-to-day decision-making that affects implementation of the Plan. A continuous program of discussion, education, and participation will be extremely important as the City moves toward realization of the goals and policies contained with the Master Plan. Master Plan Updates This Plan should not become a static document. The City Planning Commission should attempt to re-evaluate and update portions of the Plan on an annual basis. The land use portion should be updated at least once every five (5) years and the Planning Commission should set goals for the review of various sections of this Plan on a yearly program. Implementation Program The following pages provide a summary of the tasks that are necessary in order to implement the goals and policies of the City of Clawson Master Plan. CITY OF CLAWSON MASTER PLAN 60

67 Table 8: Implementation Schedule TASK Leadership YEAR RESPONSIBLE PARTY City Council holds annual meeting with DDA and other organizations interested in planning and redevelopment activities. City Council holds annual joint meeting with the Planning Commission, Zoning Board of Appeals and department directors to discuss planning, zoning, and economic development issues. Offer and encourage training for elected and appointed officials and development staff in economic development, planning and zoning tools. Public Outreach X X X X X X X X X X X X X X X Council and DDA Council, Planning Commission, ZBA and Staff Everyone Website Continually update. X X X X X Staff Website Incorporate sections on economic development and planning activity. X X X X X Staff Use newsletters, cable TV and similar methods to alert public to economic development and planning activities. Include discussion on economic development and planning activities within the annual State of the City address. Economic Development Partner with neighboring cities to strategize redevelopment activities for shared thoroughfares. Utilize a corridor improvement authority or other incentive programs to stimulate corridor redevelopment. X X X X X X X X X X X X X X X X X X Staff Council Planning Commission Council and Planning Commission CITY OF CLAWSON MASTER PLAN 61

68 Implementation Schedule (Continued) TASK YEAR RESPONSIBLE PARTY Research and pursue grant opportunities. X X X X X Council and DDA Prepare promotion package to recruit new business. X X X X X DDA and Chamber Conduct business recruitment and retention program. X X X X X DDA and Chamber Work with Oakland County Department of Planning and Economic Development to enact programs appropriate for Clawson and to pursue grant opportunities. Zoning Ordinance X X X X Council and DDA Compare Master Plan recommendations with Zoning Ordinance to determine conflicts and strategize immediate and long-range changes. X X Planning Commission Review fee schedule and adopt new fee schedule, if necessary. X X X X X Staff Review zoning regulations in comparison to the new Zoning Act PA 110 of 2006, as amended, and amend ordinance as necessary. X X X X X Planning Commission Adopt criteria for conditional rezoning. X Planning Commission Update Wireless Communications Ordinance to incorporate recommendations of the Wireless Oakland report. X Planning Commission CITY OF CLAWSON MASTER PLAN 62

69 Implementation Schedule (Continued) TASK Study the corridors in greater depth using the planning and design concepts described in this Master Plan. Use development incentives to stimulate change in land use patterns promoted by the Master Plan. YEAR RESPONSIBLE PARTY X X X X X Planning Commission X X X X X Planning Commission and DDA Codify the corridor redevelopment districts (see footnote below). X X X X Planning Commission Capital Improvement Program Create five (5) year capital improvement program. X X X X X Council and DDA Annually update five-year capital improvement program. X X X X X Council and DDA Redevelopment Review Process Include review and permit applications on website. X X Staff Continually train key staff on G.I.S. upgrades. X X X X Staff Utilize permit-tracking system to its fullest extent. Link all departments, train staff and incorporate ability to link photographs, maps and construction drawings. X X X X Staff Explore membership opportunities with the Michigan Suburbs Alliance. X X Council CITY OF CLAWSON MASTER PLAN 63

70 FOOTNOTE: Proposed ordinance modifications to implement the corridor redevelopment vision of this Master Plan are offered below. This Master Plan recommends that overlay districts, form-based codes or a combination of both be explored as a means of enacting the vision. City Center Boundaries: Primarily 14 Mile and Main Street frontages (and all areas) within the current CMD-1 and CMD-2 zoning districts. The City Center (aka downtown) is also expanded to include: Northward along Main Street to cover the civic and school. Southward along Main Street to Nakota/Walper Streets. Eastward along 14 Mile Road to Bellvue and High Streets. Property fronting Renshaw Avenue from Tacoma Avenue to Gardner Avenue. Property fronting Tacoma Avenue from Main Street to Renshaw Avenue. Land Uses: Mixed-use with more intense uses locating in the centrally situated CMD-1 zone. The properties north of Broadacre and Bowen remain public or office. Mixed-uses of less intense characteristics as allowed in the CMD-2 zone should continue within the CMD-2 zone and the expanded City Center. Building Height: Four (4) stories or fifty (50) feet in the CMD-1 area. Three (3) stories or forty-five (45) feet in the balance of the City Center district. The core of this district should be visually taller and then step down to meet the residential neighborhoods. Upper floors should be stepped back to permit natural light to permeate the ground level. Building Location: Buildings in the CMD-1 zone should build to the right-of-way line. A minor setback can be allowed for buildings requiring amenities such as sitting areas or landscaping in the front yard. The CMD-2 zone should use a build-to line that meets the minimum setback dimension currently set in place. It is suitable for public buildings to have a deeper setback. Parking/Access: Off-street parking requirements should be followed with the exception that on-street parking adjacent to a subject property can be counted for buildings accommodating upper level residences. Shared parking should also be used as a method to reduce the land area required for on-site parking. Off-street parking should be located in a rear yard and should be screened by a knee wall or landscape hedge at 30 inches in height when visible from a public road. CITY OF CLAWSON MASTER PLAN 64

71 Architectural Façade Design: Facades fronting public streets shall have transparent glass covering a large expanse of the façade that highlights the activity happening on the interior and visually connects to the exterior. Entries fronting a public street and off-street parking area should be provided. Fenestrations should be accented with awnings, overhangs or decorative trim. First floor heights for new construction in the CMD-1 zone shall not be less than 12 feet from finished floor to finish ceiling. Residential development should have usable front porches that front the street. Building Materials: Durable materials are required. The use of EFIS, aluminum siding, vinyl siding or other material not suited to heavy exposure is restricted to ten (10) feet above grade. Signage: Signs shall be located above the ground level windows and the sills of second story windows. For single-story buildings, signs shall be located between the windows of the ground level and the parapet. Landscape/Site Amenities: Businesses are encouraged to install design solutions that promote human scale and interaction through sight, sound, touch and smell along the public street. The intent is to invite people to interact and inhabit the public walks and private yards through the offering places to sit, or softening the hardscape with landscape features. Solutions are encouraged to be incorporated into building design as functional elements. Nuisance Management: All waste storage and mechanical equipment shall be opaquely screened from view. Screen walls should complement the ground-level building material. Conduits and similar exterior equipment that cannot be screened should be of a complementary color to the building wall color. West Gate Boundaries: 14 Mile Road from Crooks Road to Manitou Avenue. Land Uses: Mixed-use commercial and office at ground level. Offices on the upper levels. Building Height: Up to two (2) stories if sensitive design features are utilized. Building Location: New construction should situate near the street frontage. Parking/Access: Shared parking should be used as a method to reduce on-site parking. Off-street parking will be located in a rear and/or side of the building and will be screened by a knee wall or landscape hedge at 30 inches in height when visible from a public road. CITY OF CLAWSON MASTER PLAN 65

72 Architectural Façade Design: Facades fronting public streets shall have transparent glass covering a minimum percentage of the façade. The use of thin horizontal windows is not the intent. Entries fronting a public street and off-street parking area should be provided. Fenestrations should be accented with awnings, overhangs or decorative trim. Building Materials: Durable materials are required on the ground level to minimize damage caused by humans, bicycles, vehicles and similar uncontrollable accidents that cause visual blight and visual degradation of the district. The use of EFIS, aluminum siding, vinyl siding or other material not suited to heavy exposure is restricted to ten (10) feet above grade. Signage: Signs shall be located between the ground level windows and the sills of second story windows. For single-story buildings, signs shall be located between the windows of the ground level and the parapet or on the awning. Landscaping: The space between the buildings and the sidewalk shall be maintained as green space. Site Amenities: Businesses are encouraged to install design solutions that promote human scale and interaction through sight, sound, touch and smell along the public street. The intent is to invite people to interact and inhabit the public walks and private yards through the offering places to sit, or softening the hardscape with landscape features. Solutions are encouraged to be incorporated into building design as functional elements. Nuisance Management: All waste storage and mechanical equipment shall be opaquely screened from view. Screen walls should complement the ground-level building material. Conduits and similar exterior equipment that cannot be screened should be of a complementary color to the building wall color. Business Renewal Districts Boundaries: Corridor frontages on the following segments: Rochester Road from south City border to Lincoln Avenue. Main Street from Maple Road to Leroy Avenue. Main Street from Nakota/Walper to Chippewa Avenue. Crooks from Maple Road to Elmwood Avenue. Crooks from 14 Mile Road to Samoset Avenue. Maple Road from Crooks Road to Selfridge Avenue. 14 Mile Road from Manitou Avenue to Washington Avenue. Land Uses: The permitted and special uses currently allowed for each zoning district within each business renewal district should be studied in greater detail prior to making changes. Building Height: Up to two (2) stories. CITY OF CLAWSON MASTER PLAN 66

73 Building Location: Build-to line dimensions that replace and concur with current minimum setback dimensions. Parking/Access: Current off-street parking requirements should be followed. Shared parking can also be used as a method to reduce on-site parking. Parking should be located in the rear yard or interior side yard. Architectural Façade Design: All structures should address the public street through the use of pedestrian entries, windows, decorative features and other similar methods. Fenestrations fronting a public way should be accented with awnings, overhangs or decorative trim. Building Materials: Durable materials are required on the ground level to minimize damage caused by humans, bicycles, vehicles and similar uncontrollable accidents that cause visual blight and visual degradation of the district. The use of EFIS, aluminum siding, vinyl siding or other material not suited to heavy exposure is restricted to ten (10) feet above grade. Signage: Signs shall be located above the ground-level windows and the sills of second story windows. For single-story buildings, signs shall be located between the windows of the ground level and the parapet. The use of monument signs is feasible for businesses fronting Crooks Road north of Elmwood Avenue and Maple Road. These sites exhibit deep front yards permitting monument signs to be erected without interfering with view paths. 14 Mile Road near Crooks and the industrial area on Rochester may be other areas to consider for monument signs. The location and illumination of monument signs are important considerations. Landscape/Site Amenities: Uniform landscaping should be installed for all businesses within each segment. The City should develop a palette of materials to choose from with a prescriptive method for installation. Nuisance Management: All waste storage and mechanical equipment shall be opaquely screened from view. Screen walls should complement the ground level building materials. Conduits and similar exterior equipment that cannot be screened should be of a complementary color to the building wall color. Residential Preservation District Boundaries: Segments of corridors that primarily consist of residential uses: Crooks Road from Elmwood Avenue to Broadacre Avenue. Crooks Road from Samoset Avenue to Normandy Avenue (south City limit). Main Street from Leroy Avenue to Baker Street. 14 Mile Road between the downtown core and Rochester Road. 14 Mile Road east of Rochester Road to the City limit. CITY OF CLAWSON MASTER PLAN 67

74 Land Use: Mix of low- and moderate density housing. Existing lowerintensity office or institutional uses can remain. Architectural and site design and maintenance are key considerations in the health of these areas. Building Height: Two and one-half (2.5) stories or thirty-five (35) feet. Building Location: Establish build-to line that allows for a continuous front building line. Parking/Access: Current off-street parking requirements should be followed providing that parking is located in a rear yard. Multiple family and non-residential uses may use one (1) internal side yard provided acceptable screening methods are provided. Architectural Façade Design: Structures should face the street and include usable porches and dedicated pedestrian walks connecting structures to the public sidewalks. Building Materials: Durable materials are required on the ground level to minimize damage caused by humans, bicycles, vehicles and similar uncontrollable accidents that cause visual blight and visual degradation of the district. The use of EFIS, aluminum siding, vinyl siding or other material not suited to heavy exposure is restricted to ten (10) feet above grade. Signage: All signage must follow the requirements of the City s sign code. Landscape/Site Amenities: Front yards are required to incorporate landscaping consisting of a combination of ornamental trees, shrubs and ground plants at the base of structures. In addition, street trees located between the sidewalk and curb are required. In the event the right-of-way greenbelt is less than eight (8) feet or overhead wires are located in this same greenbelt, trees should be installed on the front lawn. Nuisance Management: All waste storage and mechanical equipment shall be opaquely screened from view. Required screen walls should complement the building materials. Conduits and similar exterior equipment that cannot be screened should be of a complementary color to the building wall color. CITY OF CLAWSON MASTER PLAN 68

75 Appendix A Background Studies

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77 Population Population Growth Trends Existing and Projected Population The population of the City of Clawson has steadily decreased since the 1970 U.S. Census. The current population, according to the 2000 Census, is 12,732 people. This represents an 8% decrease from the 1990 Census figure of 13,874. Southeastern Michigan Council of Governments (SEMCOG) predicts that by the year 2030, the City of Clawson can expect to have a population of 10,654. This represents a continued decline in population, and a 16% change from the 2000 population. Clawson s projected decline in population is partially attributable to a reduction in household size. Figure 1 below represents actual and projected population totals by census year from 1930 to Figure1: City of Clawson Population Growth ( ) Source: U.S. Census and SEMCOG CITY OF CLAWSON MASTER PLAN A-1

78 The pattern of population decline noted in Clawson is parallel to that of surrounding communities. As illustrated in Figure 2 and Table 1 below, Berkley, Ferndale, Madison Heights and Royal Oak experienced decreases in their total population between 1990 and During this same period, Oakland County grew from 1,083,592 to 1,194,156 in total population, a 10.2 percent increase. Between 2000 and 2030, all communities shown in Figure 2 are expected to experience reductions in total population. Oakland County, however, is expected to increase in population between 2000 and 2030, by approximately 11.7% or 139,417 new residents. Figure 2: Total Population in Clawson and Surrounding Communities ( ) Source: U.S. Census and SEMCOG Table 1: Population Change and Percent Change in Clawson and Surrounding Communities ( and ) Population Change Percent Change 90-'00 00-'30 90-'00 00-'30 Clawson -1,142-2, % -16.3% Berkley -1,429-1, % -12.7% Ferndale -2,979-4, % -19.1% Madison Heights -1,095-4, % -14.6% Royal Oak -5,348-7, % -13.0% Troy 8,075-3, % -4.8% Source: U..S. Census and SEMCOG

79 Households According to the 2000 Census, the City of Clawson has 5,572 households. As illustrated in Figure 3, SEMCOG projects that the number of households will decrease by approximately one percent by As Table 2 indicates the household size in Clawson was 2.26 persons per household. The table also shows that since the 1970s, household size has decreased in Clawson, adjacent communities, and Oakland County in general. Communities such as Clawson, Royal Oak, and Madison Heights, whose household size has been reduced significantly since the 1970s, are expected to experience declines in total population between 2000 and In the case of Clawson, household size, rather than a decrease in the total number of households, plays a more significant role in the reduction of total population. Figure3: Number of Households in Clawson ( ) Source: U.S. Census and SEMCOG CITY OF CLAWSON MASTER PLAN A-3

80 Population Characteristics Household Type Table2: Household Size in Clawson and Surrounding Communities ( ) Source: U.S. Census and SEMCOG According to the 2000 U.S. Census, 58.5% of the City s population lives in family households. This percentage is less than the County s which is 66.9%. The remainder of the population is composed of non-family households. Non-family households are those which comprise a group of unrelated persons or one person living alone. Age Composition As depicted in Figure 4 (next page), 40% of residents in Clawson are between the ages of 35 and 64. Approximately 15% are over the age of 65 and the remaining 45% are below the age of 35. According to SEMCOG s forecast, by 2030 the age distribution in Clawson is projected to change significantly in the age 65+ range. By 2030, approximately 33% of residents will be ages 65 and older, 32% will be between the ages of 35-64, 20% will be between the ages of 18-34, and 16% will be between the ages of This doubling in the 65+ population range suggests that the population of Clawson is aging and there are fewer households with children. It also supports the pattern of population decline projected in the coming decades. Income Clawson Berkley Ferndale Madison Heights Royal Oak Troy Oakland County The City of Clawson has experienced an increase in affluence over the past two decades. According to the U.S. Census, the median household income in 1990 (in 1999 dollars) was $48, 957 and in 2000 $50,929.

81 Figure 4: Population Distribution by Age Group (2000) Source: U.S. Census Education The City s population is well-educated. Over 60% of residents have college or advanced education. The following chart shows the educational achievement per the 2000 U.S. Census. Figure5: Educational Achievement of Residents Over 25 Years of Age Source: U.S. Census CITY OF CLAWSON MASTER PLAN A-5

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83 Housing Characteristics Residential Characteristics There are 5,676 housing units in the City of Clawson, a.5% increase over the 5,647 units reported in As per Figure 6, the City of Clawson issued 63 residential building permits, along with one (1) apartment building (44 units), from From , 97 residential building permits were issued. The chart below reveals the number of residential permits issued per year for the past seven (7) years. Figure 6: Residential Building Permits Source: SEMCOG and City Building Department CITY OF CLAWSON MASTER PLAN A-7

84 Housing Unit Type The 2000 U.S. Census identifies the predominant housing type in the City of Clawson as an owner-occupied, single family unit. Of the 5,676 total housing units, 4,364 (77%) are single-family detached dwellings, 123 (2%) are single-family attached dwellings, 1,142 (20%) are multi-unit apartments, and 47 (1%) are two family dwellings or duplexes. Seventy-four percent of the dwelling units in Clawson are owner-occupied, 24% are renter-occupied and 2% are vacant. Age of Housing The majority of the housing stock in the City of Clawson was built from The following table shows the approximate number and percentage of the housing stock for each year built prior to Housing Costs Table 3: Age of the City of Clawson's Housing Stock Year Structure Built Number Percent 2005 to to to to to to to , to , or earlier Source: U.S. Census The cost of housing in Clawson has risen in the last several years. According to 2007 Community Profile Data compiled by Oakland County, the average housing cost in 2001 was $153,326. By 2003, the average housing cost was $164,344 and by 2005, $168,087. Since that time, it is assumed that there has been a decrease in housing costs within the City as well as the region.

85 Existing Land Use An evaluation of the existing land use patterns is key to determining the preferred future land use pattern for any community. To that end the City s land uses were field verified in The following classifications have been applied to Clawson s land uses, all of which have been retained from the 1990 Master Plan for comparative purposes: Single and Two Family Residential: This classification includes improved single land parcels having one-family detached and two-family dwelling units in predominantly residential uses. Multiple Family Residential: This classification includes land area that is occupied by predominantly residential structures containing dwelling units for three (3) or more households. This form of housing is commonly referred to as apartments, townhouses, or attached condominiums. Office/Service: This classification includes establishments different from retail activity in that they usually specialize in a professional service. Uses generally have a lower intensity of land use and a lesser rate of client turnover than commercial land use; and therefore, often act as a transition between residential and commercial land uses. Such uses include professional and business offices, financial institutions, and medical and dental centers. Funeral homes and child care centers have been included in this classification. Convenience Commercial: This classification includes retail of goods chiefly satisfying the day-to-day convenience needs of customers such as: food, meat, drugs, bakery goods, and local services, including beauty and barber shops, repair shops, and cleaning establishments. In general, this classification includes commercial activities that cater primarily to persons living in adjacent residential areas. Community Commercial: This classification includes a cross section of retail and service uses offering those items purchased less frequently, thus affording the customer an opportunity to shop around and compare. These commercial activities generally service customers that live throughout or even outside the community. Apparel stores, household furnishings and appliance stores, restaurants, and theaters are examples of Community Commercial. Highway Commercial: This classification includes retail and service uses which are oriented toward the automobile such as gasoline stations, car washes, motels, drive-through restaurants, and outdoor sales. These commercial activities are generally incompatible with pedestrian movement. CITY OF CLAWSON MASTER PLAN A-9

86 Quasi-Public: This classification includes land uses and accessory facilities which are privately owned or operated, and used by the public or a limited number of persons, but do not have profit as their principal intent. Included in this classification are buildings such as churches, private clubs, parochial schools, sports clubs and other similar activities. Public: This classification includes land areas and facilities that are publicly operated and available for use by the public. Public uses include public schools, municipal buildings, post offices, and community centers. Recreation: This classification includes publicly or privately owned land that is utilized primarily for outdoor recreation or leisure activities. Examples include baseball diamonds, tennis and basketball courts, tot lots, picnic areas, and natural open space areas. Industrial: This classification includes land parcels devoted to the manufacturing, assembling, fabricating, packaging, warehousing or treatment of products. Examples are: tool and die or woodworking shops, auto repair shops, lumber or brick storage areas, and high tech research and development laboratories. Heating and power generation plants and junkyards are also included in this classification. Vehicular Parking: This classification includes parcels zoned for off-street parking of private passenger vehicles as a use incidental to adjoining commercial, office, industrial, or institutional land uses. Rights-of-Way: This classification includes all dedicated rights-of-way which are used predominantly for transportation including public roadways, thoroughfares, local streets and alleys, and those drainage, utility, walkway, or communication uses which are contiguously related to the transportation use. Vacant: This classification includes land not used for any of the abovedefined uses.

87 The table below lists the land use in the City of Clawson in Table 4: City of Clawson Existing Land Use (2007) Land Use Categories Acreage Percent of Total Area Single and Two Family Residential Multiple Family Residential Office/Service Convenience Commercial Community Commercial Highway Commercial Quasi-Public Public Recreation Industrial Vehicular Parking Rights-of-Way N/A N/A Vacant Total Acres 1, % Source: Carlisle/Wortman Associates Existing Land Use Patterns Residential Areas Established single family neighborhoods represent the predominant land use in the City of Clawson and a major strength of the City. These neighborhoods are well-maintained and for the most part are protected from incompatible land uses. Since the City s previous Master Plan, published in 1990, single family residential remains the largest single land use category within the City of Clawson. The percentage of Clawson s total land area covered by the single and two family residential categories has increased from 60% to 69% between the 1990 Master Plan (1988 was the inventory year) and The highest concentration of two family residential land uses is located along Main Street, north of Elmwood Avenue. The percentage of total land area developed for multiple family residential uses has also increased between the 1990 Master Plan and 2006 from 3% to 5%. As in the previous Master Plan analysis, multiple family residential uses tend to be located along the perimeter of single family neighborhoods with access to more highly-traveled roadways. In addition to multiple family residential developments along the perimeter of Clawson s single family neighborhoods, one occupied, several commercial/office buildings located within the downtown contain upperstory residential dwellings. CITY OF CLAWSON MASTER PLAN A-11

88 Office/Service Office/Service land use within Clawson has remained relatively constant since the 1990 Master Plan. Currently, 1.33% of Clawson s total land area is devoted to office/service use. These uses can be found in Clawson s downtown along Main Street and 14 Mile Road, as well as along Crooks, Maple and Rochester Roads. Commercial Most of the commercial development in the City of Clawson is classified as Community Commercial, which consists of a cross section of retail and service uses offering those items purchased less frequently, including: apparel stores, household furnishings and appliance stores, restaurants, and theaters. Community commercial land use currently accounts for over 3% of the total land area of Clawson, compared with 2.6% in the 1990 Master Plan inventory. Community commercial uses tend to be concentrated in Clawson s downtown along 14 Mile Road. The percentage of land classified as Convenience and Highway Commercial has also increased since the previous master plan analysis to 2.29% and 1.27% respectively. These uses are found both in Clawson s downtown and along major roadways such as Rochester and Maple Roads. Although the commercial category as a whole accounts for only 6.92% of Clawson s land cover, the current analysis shows a trend for increased commercial development in Clawson. Industrial Industrial land use within the City of Clawson has increased from 4.6% to 5.75% of the total land area between the 1990 Master Plan and The largest concentrations of industrial development remain constant from the 1990 Master Plan and include the following areas: Crooks Road south of Maple Road, and Rochester Road in the vicinity of Goodale and Hendrickson. Public and Quasi-Public Public land uses in Clawson account for 3.38% of the total land area. This category includes land used for municipal purposes and schools. Quasipublic facilities, which include churches, private clubs and schools currently account for 1.8% of Clawson s total land area, a slight reduction from the previous 1990 Master Plan. This is due in part to the closure of two (2) public schools.

89 Recreation The percentage of land devoted to recreation in Clawson has not changed significantly since the 1990 Master Plan. City Park, the City s largest recreational area consisting of approximately 36.9 acres, is located north of Elmwood Avenue. There are several other City-owned parks and recreational facilities scattered throughout Clawson s neighborhoods. Recreational amenities in Clawson are described in greater detail in the Community Facilities Chapter. Rights-of-Way and Vehicular Parking The percentage of land devoted to road rights-of-way was not inventoried for this Master Plan. As in the 1990 Master Plan, it is assumed that road rights-of-way for major corridors such as 14 Mile Road, Maple Road, Crooks Road, Main Street and Rochester Roads compose a significant percentage of Clawson s total land area. Vehicular parking is generally provided by surface lots. Currently.75% of the City of Clawson s land area, or approximately 8.4 acres, is zoned for vehicular parking. The current acreage is almost half of what it was in the 1990 Master Plan. CITY OF CLAWSON MASTER PLAN A-13

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91 Economic Base Consideration of the local economic base is included in the planning process to ensure that land reserved for commercial and industrial uses is of adequate size to meet the aspirations of the community. Economic activities may create job opportunities for local residents and contribute to the improvement of the City tax base. However, new commercial and industrial uses must be located in areas which are compatible with surrounding land uses and adequately served with public utilities, service, and transportation systems. Factors considered in the evaluation of the local economy include labor force characteristics, existing employment within the City and tax base. Labor Force Characteristics As indicated in Table 5, over 65% of Clawson residents are employed in white collar professions. According to the 2000 U.S. Census, approximately 67% of the City s work force was employed as managers, professionals, sales or office professions; approximately 20% was employed in construction, extraction, maintenance, production, transportation or material moving; and approximately 13% was employed in the service industry. Table 5: City of Clawson Occupational Employment Occupation Type Construction, extraction and maintenance Farming, fishing and forestry Mgmt, professional and related Production, transportation and material moving Numbers Employed Percentage % 0 0% 2, % % Sales and office 2, % Service % Source: Oakland County Community Data Profiles, Census 2000 The percent of the local labor force employed in various industries in 2000 is presented in Table 6. Manufacturing, education, health and social services, and professional, scientific, management, administration and waste management are the industry categories most represented. CITY OF CLAWSON MASTER PLAN A-15

92 Table 6: City of Clawson Employment by Industry Industry Numbers Percentage Employed Agriculture, forestry, fishing, hunting and mining 0 0.0% Arts, entertainment, recreation, hotels and food % Construction % Education, health and social services 1, % Finance, insurance and real estate % Information % Manufacturing 1, % Other services (except public administration) % Professional, scientific, management, 1, % administration and waste management Public administration % Retail trade % Transportation, warehousing, and utilities % Wholesale trade % Source: Oakland County Community Data Profiles, Census 2000 Major Employers According to the Oakland County Community Profile for the City of Clawson, the largest employers in the City are as follows: Major Employers Number of Employees Ameristaff Inc. 50 Ameritech 69 Cambridge North, Inc. 115 Clawson Public Schools 350 Clawson Steak House 75 City of Clawson 45 Future Products 47 Insurance Services Construction 75 Julian Brothers Inc. 46 Modern Technical Employment 262 N-D Industries 80 National City Bank 76+ Patriot Sensors/Control Corp. 121 Stanley Industries 75 Staple Store 75 Sunny Skies Child Care Inc. 24 United Parcel Services 158 Wendy s 75 Table 7: City of Clawson Major Employers Product/Service Home health care services Telephone communication Skilled nursing care facility Elementary, middle and high schools Restaurant Executive offices Special dies, tools, jigs, and fixtures Flood/fire repair service Retail bakery Help supply services Metal coating and allied services Commercial bank Relays and industrial controls Parts distributor Business supply sales and services Child day care services Mailing and shipping service Fast food restaurant Source: Oakland County Community Profiles

93 Tax Base Real property assessments are broken into various use classifications and include residential, commercial and industrial development. Table 8 presents the 2007 distribution of assessed and equalized real and personal property values for Clawson and its surrounding cities. The comparison indicates that Clawson s assessed, equalized, and taxable values for real and personal property are in line with the community of Berkley, whose total population is the most comparable to that of Clawson. Table 9 shows the extent to which various land use categories contributed to the City of Clawson s real property valuations shown in Table 8. Table 9 also includes 2001 data to demonstrate where recent change has occurred. The residential land use category accounts for the largest percentage of the City s tax base. Between 2001 and 2007 the residential category has accounted for close to 80% of the total tax base, while the commercial and industrial categories have accounted respectively for approximately 16% and 4%. Table 10 indicates taxable value by land use classification for Clawson and nearby communities. Table 8: 2007 Distribution of Assessed and Equalized Values for Clawson and Surrounding Communities City Real Property Personal Property Assessed Equalized Taxable Assessed Equalized Taxable Clawson $500,106,380 $500,106,380 $392,930,140 $14,949,830 $14,949,830 $14,937,430 Berkley $681,331,840 $681,331,840 $518,853,150 $13,561,450 $13,561,450 $13,561,450 Ferndale $839,186,280 $839,186,280 $595,864,600 $46,488,740 $46,488,740 $45,784,610 Madison Heights $1,264,356,590 $1,264,356,590 $1,063,312,930 $143,905,950 $143,905,950 $143,905,950 Royal Oak $2,989,374,160 $2,989,374,160 $2,309,810,510 $124,894,290 $124,894,290 $124,894,290 Troy $5,958,445,910 $5,958,445,910 $5,086,302,787 $464,213,900 $464,213,900 $464,213,650 Source: Oakland County Department of Management and Budget Table 9: City of Clawson Real Property Valuations by Land Use Commercial Real Property 2007 (2001) Assessed $81,150,650 Values ($57,633,250) Equalized $81,150,650 Values ($57,633,250) Taxable Value $63,759,340 ($51,861,380) Industrial Real Property 2007 (2001) $23,039,100 ($16,591,500) $23,039,100 ($16,591,500) $17,766,930 ($15,300,220) Residential Real Property 2007 (2001) $395,916,630 ($303,907,110) $395,916,630 ($303,907,110) $311,403,870 ($233,744,840) Total Real Property 2007 (2001) $500,106,380 ($378,131,860) $500,106,380 ($378,131,860) $392,930,140 ($300,906,440) Source: Oakland County Department of Management and Budget CITY OF CLAWSON MASTER PLAN A-17

94 Table 10: Taxable Value by Land Use Classification Cities Commercial Industrial Residential Clawson 16.23% 4.52% 79.25% Berkley 10.07% 0.72% 89.21% Ferndale 13.54% 10.80% 75.66% Madison Heights 25.46% 22.67% 51.87% Royal Oak 16.38% 2.44% 81.18% Troy 27.29% 10.04% 62.66% Source: Oakland County Department of Management and Budget

95 City Hall and Municipal Buildings Community Facilities City Hall represents a major focal point within the City of Clawson. Built in 1963, the City Hall occupies a 1.4 acre site located on the west side of N. Main Street, two blocks north of 14 Mile Rd. The site contains a number of civic and governmental activities, including the general city offices, council chambers, and Police department. Located across Main Street from City Hall is Blair Memorial Library and Clawson Historical Museum. The city also owns and maintains the Hunter Community Center located at the end of Fisher Court. The Center contains the Parks & Recreation department offices and is used for adult education courses and other community activities. Clawson has a volunteer Fire Department which operates out of two fire stations. One station is located on Gardner near Church within the central southeast portion of the city. The second station is contained at the city s Department of Public Works site which is located at W. Elmwood and N. Bywood in the central northeast portion, of the city. All homes are within one mile of a fire station. Parks and Recreation According to the City of Clawson s Master Recreation Plan ( ), the City owns 45.8 acres of park land. The largest park is City Park at 36.9 acres and is located in the central northwest portion of the City. City Park contains lighted recreation facilities for active sports (football, basketball, tennis) and open green spaces for picnicking and other leisure activities. Because of several major school sports events, the City's annual July 4th Celebration and many other community-wide activities take place at City Park, the park is an important focal point of the community. In September 2000, the City of Clawson published a master plan for City Park to document improvements that could be implemented over a 5-10 year period. CITY OF CLAWSON MASTER PLAN A-19

96 In 2004, the Parks and Recreation Department replaced the old picnic pavilion at City Park with a new facility using a grant from the State of Michigan. In 2006, electrical upgrades were added to the main panel which services the outdoor recreation courts for the park. Table 11 provides an inventory of recreational facilities in the City of Clawson. As listed in Table 11, the City owns and maintains seven recreational facilities. Schools Within the Clawson Public School District are located four (4) schools, including: Schalm Elementary (Selfridge north of Elmwood) Kenwood Elementary (Nahma and Samoset) Clawson Middle School (John M and Washington) Clawson High School (John M and Washington) The Clawson Middle and High Schools serve the entire City for students in grades six (6) through twelve (12). Schalm Elementary School serves grades kindergarten through fifth for students living north of 14 Mile Rd. and west of Rochester Rd. Kenwood Elementary School serves kindergarten through fifth grade for students living south of 14 Mile Rd. and north of 14 Mile Rd., east of Rochester Rd. The public school administration offices are located on the second floor of the Baker Administrative Building at Phillips and Bywood. There is one (1) private elementary school within the City. The Guardian Angels School serves kindergarten through eighth grade and is located on 14 Mile Rd. west of Rochester.

97 Table 11: City of Clawson Recreation Inventory City Facilities Acreage Facilities City Park Park Office 1- Concession Stand and Restroom 1- Full Size Football/Soccer Field with Asphalt Track on Perimeter (lighted) 1- Full Size Soccer Field 1- Full Size Baseball Field (lighted) 1- Softball Field (lighted) 5- Outdoor Tennis Courts (lighted) 1- Picnic Pavilion 1- Children s Tot-Lot 1- Children s Playground 2- Shuffleboard Courts (lighted) 4- Horseshoe Pits 1- Open Play Area 2- Sand Volleyball Courts 1- Fitness Trail 1- Roller hockey Court Hunter Park Community Center with Gym and Classrooms 1- Small Soccer Field 1- Children s Playground 1- Picnic Ground 1- Senior Citizens Activity Room with Kitchen Facilities City Hall Community Center Activity Room with Kitchen Facilities Parkland Park Children s Playground 1- Picnic Ground 1- Basketball Court Grant Park Outdoor Tennis Courts 1- Little League Baseball Field 2- Basketball Courts 1- Small Soccer Field Baker Park Little League Baseball Field 1- Children s Playground Memorial Park Gazebo 3- Park Benches Public School Facilities 1- Children s Playground 1- Multi-Purpose Room Kenwood School Basketball Court 1- Little League Baseball Field 1- Indoor Gymnasium Schalm School Little League Baseball Field 1- Children s Playground 1- Indoor Gymnasium 1- Multi-Purpose Room Middle School High School 11.5 (with High School) 11.5 (with Middle School) 1- Softball Field 2- Indoor Gymnasiums 1- Soccer Field 1- Soccer Field 1- Auditorium/Theater 1- Baseball Field 1- Indoor Swimming Pool 1- Indoor Gymnasium CITY OF CLAWSON MASTER PLAN A-21

98 Hospital Facilities One (1) of the nation s finest medical centers, William Beaumont Hospital, is located approximately two (2) miles southwest of Clawson s City limits at Woodward and 13 Mile Rd. in the City of Royal Oak. Post Office The local U.S. Post Office is located on North Main Street south of City Hall. Water Service The City of Clawson owns and maintains the municipal water system that services the entire City. The City of Clawson purchases water from the Southeastern Oakland County Water Authority (SOCWA) at three locations. SOCWA provides Detroit Water and Sewer Department (DWSD) water through its member distribution systems to a population of greater than 200,000 within a 56 square mile area. As of 2004, members included: Berkley, Beverly Hills, Bingham Farms, Birmingham, Clawson, Huntington Woods, Lathrup Village, Pleasant Ridge, Royal Oak, Southfield and Southfield Township. The City is also in the process of constructing an emergency water connection of the City of Troy s system. Sanitary and Storm Sewers The City of Clawson owns and maintains the local combined sanitary/storm sewer system which discharges at various pints into combined sewers owned and maintained by the Oakland County Drain Commission (OCDC). Because there are no rivers or floodplains within the City, sewer overflows during rain events are not a problem. The City of Clawson has an ongoing maintenance and cleaning program to evaluate the condition of the City s sewer system and recommend repairs. Solid Waste The City of Clawson hires a private contractor for trash collection. Clawson is a member of the Southeastern Oakland County Resource Recovery Authority (SOCRRA), a municipal corporation founded in the early 1950 s. SOCRRA consists of twelve (12) member municipalities with a total population of approximately 283,000 and covers an area of 75 square miles. Trash is processed at transfer stations operated by SOCRRA and hauled to landfills for disposal. The City also provides an extensive recycling program for residents and curbside yard waste collection between April and December. Other Utilities Within Clawson, electric power is provided by DTE Energy, telephone service is provided by AT&T, and natural gas is provided by Consumers Energy. Several cable television and internet service providers exist within the community, including Wireless Oakland.

99 Transportation The City of Clawson was settled according to the grid established by the American Rectangular Land Survey System of The main features of this system were the survey lines that were to be oriented with cardinal directions and that land was divided into six-mile square sections (640 acres), quarter sections (160 acres) and quarter quarters (40 acres). Clawson s road network generally follows the grid pattern established by this land survey system, except where topography has dictated otherwise. The first road in the City of Clawson, now known as Main Street, was constructed between the section lines in In 1829, Paint Creek Trail, now Rochester Road, was made a plank toll road from an existing Indian trail. Townline Road, later known as Clawson Road, and now known as 14 Mile, was finished in Clawson s road network was further developed during the housing boom that occurred in the mid-1900s. Today, the City of Clawson is fullydeveloped and the majority of the circulation system is established. Emphasis in the future must therefore focus on addressing current and potential traffic problems and maximizing the efficiency of existing roadways. Plans to fulfill the anticipated future need are already in place. Roadway Classification and Responsibility Roadway classifications are often confusing because planning agencies use the classifications for different purposes. Administrative jurisdictions identify roads in terms of governmental responsibility for construction and maintenance. Road classifications are also used to determine eligibility for federal aid. Functional classifications are used to group streets and highways into classes, or systems, according to the character of traffic service they are intended to provide. Administrative Jurisdiction/Federal Aid Act 51 of the Public Acts of 1951, as amended, charges county road commissions with the responsibility of classifying county primary and local roads. The classifications developed by the county road commissions are subject to Michigan Department of Transportation (MDOT) approval. Roads designated as primary roads must be of the greatest importance. This determination is based on traffic volumes, primary generators of traffic served and other factors. There is no state or interstate highway running through the City of Clawson. I-75 runs within one (1) mile to the north and east of the City and Woodward Avenue runs within two (2) miles southwest of the City. CITY OF CLAWSON MASTER PLAN A-23

100 The Road Commission for Oakland County (RCOC) has administrative jurisdiction over the following County primary roads within the City of Clawson: Maple Road Crooks Road north of 14 Mile Rochester Road north of 14 Mile 14 Mile east of Rochester Road The remaining streets in the City of Clawson are under the jurisdiction of the City of Clawson. Table 12: City of Clawson Length of Streets by Type Type of Street Length in Miles Local Minor Streets Local Major Streets 9.62 County Primary 3.0 Source: SEMCOG Database, City of Clawson Act 51Map Functional Classification Functional classifications are used to group streets and highways into classes, or systems, according to the character of traffic service they are intended to provide. There are three (3) highway functional classifications: Arterial: Provides the highest level of service at the greatest speed for the longest uninterrupted distance, with some degree of access control. Collector: Provides a less highly developed level of service at a lower speed for shorter distances by collecting traffic from local roads and connecting them with arterials. Local: Consists of all roads not defined as arterials or collectors; primarily provides access to land with little or no through movement. All streets and highways are grouped into one (1) of these classes, depending on the character of the traffic (i.e., local or long distance) and the degree of land access that they allow. Typically, travelers will use a combination of arterial, collector, and local roads for their trips. (Source: FHWA, AASHTO Green Book Ch. 3). The majority of streets within the City of Clawson are classified as urban local streets. Portions of Maple, Crooks, Rochester, and 14 Mile Roads are classified as urban principal arterials/county primary roads. Main Street and a portion of 14 Mile Road and Crooks Road are designated as an urban minor arterial and Normandy Road is designated as an urban collector.

101 Road Conditions The City of Clawson authorized a study of all streets in the City system, to rate the condition of each street, identify needed maintenance and repair, and provide preliminary cost estimates. The rating results are summarized in Table 13 and Map 1 and are the basis for the development of rehabilitation and reconstruction programs, depending on availability of funds. The City of Clawson DPW and City Engineer rated every City street on March 23, 2005 using the Pavement Surface Evaluation and Rating (PASER) system. The PASER rating scale ranges between 1 (very poor condition) to 10 (excellent condition). Most pavement will deteriorate with time making maintenance and rehabilitation a continuous process. The time it takes to go from an excellent (10) to a very poor condition (1) depends on the quality of the original construction, the amount of heavy traffic loading, and the amount and quality of preventative maintenance. City roadways were reevaluated in 2006 in conjunction with the Road Commission for Oakland County using a different data collection and evaluation system. The method used was based on a more scientific approach than the visual inspection of the pavement surface, which the current PASER ratings are based on. The City sought and received a millage increase to cover the cost of roadway and infrastructure reconstruction and rehabilitation. Funds are intended to be used to perform the recommended repairs. Existing roadways with higher ratings will continue to be maintained with funds the City receives from the federal gas tax, as gas tax funding is inadequate to cover the entire cost for reconstruction/rehabilitation of the lowest rated roads. CITY OF CLAWSON MASTER PLAN A-25

102 Table 13: City of Clawson Road Ratings Paser Rating % of Roads Repair Recommended Description % Reconstruction Composite and concrete roads that have been rated 1 through 3 are in poor condition. It is recommended that the entire road be removed and reconstructed. Base material should be inspected for stability and replaced as necessary to support the new concrete road. Continuous underdrain may be recommended to keep the subgrade from becoming saturated and subjected to freeze thaw conditions % Rehabilitation Recommended rehabilitation of composite roads with a rating of 4 or 5 includes removal of the asphalt overlay by milling and replacing with a new 3 asphalt cap. Rehabilitation for a concrete road with a rating of 4 may include diamond grinding in addition to concrete patching. Diamond grinding involves grinding down the concrete in areas, particularly along the gutter to remove bumps between sections of pavement that are a result of the concrete pitching or heaving. Recommended rehabilitation for concrete roads with a rating of 5 is concrete patching. This involves sawcutting and removing damaged sections of pavement, replacing the base material as necessary, and pouring a new section of concrete pavement % Surface Repair/ Preservation Composite roads with a rating of 6 should receive preservative treatments such as slurry and/or seal coating. This involves coating the existing asphalt with a thin layer of asphalt emulsion, aggregate, and water mixture. This serves to protect the road by sealing cracks that have formed and helps to prevent water and ice damage. Surface repairs and partial depth patching are recommended for concrete roads with a rating of 6. Partial depth patching involves cleaning and filling large cracks and potholes with asphalt % Routine Maintenance Roads with a rating of 7 or 8 are in good condition, but routine maintenance and / or crack sealing and minor patching is needed. Crack sealing involves cleaning out the pavement joints and cracks in the pavement and filling the void with bituminous sealant % None Roads with a rating of 9 or 10 are considered to be in new condition and require no repair, but require routine maintenance in order to prevent deterioration.

103 MAIN STREET CROOKS ROAD CITY of CLAWSON MAPLE ROAD MASTER PLAN Legend Roads Not Maintained by Clawson ELMWOOD AVENUE Paser Rating Percentage of City Roads 34.4% 54.1% 9.0% 2.4% 0.1% ROCHESTER ROAD 14 MILE ROAD MAP 5 - ROAD CONDITION SURVEY Feet ,000 2,000 4 PRINT DATE: MARCH 2006

104

105 Road Improvements Through the use of federal gas tax revenues, the City has performed maintenance of their local and major roadways over the years. Annual maintenance programs include joint sealing, pothole repairs, and patching. In August 2006, voters in Clawson approved a special 3-mil tax for the purpose of paying principal and interest costs associated with a total of $21.75 million in bonds to be sold in three increments beginning in 2007 and ending in These bonds will be sold and proceeds used by the City for infrastructure improvements including water and sewer lines and street rehabilitation and/or reconstruction. On February 27, 2007, the City of Clawson sold its first issue of $9.5 million. In February 2008, the City of Clawson sold its second issue of $6.25 million. The final issue of bonds will be in In addition to the bonds, the City of Clawson sought and received several grants for the reconstruction of 14 Mile Road from Washington Street to Crooks Road in 2007, reconstruction of N. Main Street from Lincoln Street to Maple Road and a grant for the evaluation of the City's entire sewer system. These grants exceeded $7 million in total dollars. Spring 2007 was the kick-off of the City's first year of major infrastructure improvements. The dominant project was the reconstruction of 14 Mile Rd. All projects were completed in time and under budget. Spring 2008 involved the second year of major infrastructure improvements with the dominant project being N. Main Street. The final year of projects will occur in Local street infrastructure improvement and reconstruction projects completed in 2007 included the following streets: Essex 14 Mile Road to Goodale Huntley 14 Mile Road to Goodale Gordon Court Goodale to Goodale Wilson 14 Mile Road to Coolidge Grant Avenue Huntley to the east end Goodale Avenue Huntley to the east end Marc Street School to Stephen W. Baker Selfridge to Bywood Elmsford Selfridge to Bywood Gardner Renshaw to S. Main Street The reconstruction of Main Street (from Lincoln to Maple) is scheduled for A total of $2.124 million Federal Aid funding plus $885,000 Jobs Today funding has been made available for the project. The City of Troy will share costs on part of Main Street adjoining their community. The estimated City of Clawson local match for this project is 14% or $350,000.

106 Based on the Road Commission of Oakland County s 2007 Report, Leveraging Assets to Balance Safety and Mobility, Report of the Strategic Planning Process, the long-range strategic transportation priorities for the City of Clawson are: Widen Crooks Road from 14 Mile Road to north of Elmwood Road. Resurface Rochester Road from 14 Mile Road to Elmwood Road. Reconstruct Main Street from Lincoln Street to Maple Road. Reconstruct Elmwood Street from Crooks Road to Rochester Road. Reconstruct 14 Mile Road east of Rochester Road, including a new water main. According to SEMCOG s Transportation Improvement Program (TIP), future improvements are scheduled for Crooks Road from 14 Mile to Elmwood. The proposed work includes widening the roadway from 4 to 5 lanes and adding a center left turn lane due to congestion issues. Downtown Parking The Downtown Parking Study is being used by the City of Clawson to determine future parking needs and assist in determining how to meet those needs. Future parking will most likely be addressed by a combination of multi-level parking structures, on-street parking and surface lots throughout the downtown area. The City owned and maintained parking lots in each of the quadrants of 14 Mile and Main Street are also being evaluated for functionality. Future parking will most likely be addressed by a combination of multi-level parking structures and surface lots throughout the downtown area. In the interim the Downtown Development Authority (DDA) has an approved management plan for the parking lot within the northeastern quadrant of the downtown. This plan includes both the City lot along with the private lot owned by ACO. Fire Routes The City Fire Department has designated approximately 7 miles of local streets for fire routes. Parking along the routes is prohibited to improve response time during fire emergencies. Public Transit The Suburban Mobility Authority for Regional Transit (SMART) currently provides fixed route bus service along Main Street and Fourteen Mile Road in Clawson. Other services provided by SMART include Connecter Service (by advanced reservation) and Community Transit to the Clawson Senior Center (by advanced reservation).

107 Non-Motorized Transportation As shown in Map 4, a system of bike routes currently exists within the City of Clawson. Improvements have been made in recent years to connect routes to parks and other community amenities. Sidewalks are provided along all streets within Clawson affording good pedestrian access to parks, local schools, and other community resources. Improvements have been made in recent years, and are ongoing, to address American Disability Act (ADA) standards. Airports The Oakland Troy Airport is located in the City of Troy within 1/2 mile of the City of Clawson. The airport is used primarily by private and corporate-owned airplanes.

108 Appendix B Downtown Clawson Framework Design Plan

109 Downtown Clawson Framework Urban Design Plan Clawson Downtown Development Authority 425 Main Street Clawson, MI Adopted: Clawson DDA October 26, 2004 Clawson Planning Commission October 26, 2004 Clawson City Council November 1, 2004

110 Downtown Clawson Framework Design Plan Clawson Downtown Development Authority Kolin Ayres Lisa Dwyer Karen Jaczynski, Chair Michael Lang Leo Lamce Joseph Merucci Jim Olenski Steve Rusin Sandy West Kelly Yousoufian Clawson Planning Commission Howie Airriess Joseph Bedford Bob Blanchette Jeff Hammond (resigned 10/2004) David Rehse R. Rocco Romano Gary Sherman John Ross Thompson Clawson City Council Lisa L. Dwyer, Mayor David S. Bartley Kurt C. Hack Penny C. Luebs Avon (Joe) H. Schwab Urban Design and Ordinance Change Task Force Members Lisa Dwyer, DDA Member Jeff Hammond, Planning Commission Jim Olenski, DDA Member Steve Potter, Zoning Board of Appeals R. Rocco Romano, Planning Commission Gary Sherman, Planning Commission Kelly Yousoufian, DDA Member Advisors: Deborah Schutt, Schutt & Company Russ Lewis, Oakland County Planning and Economic Development Bret Rasegan, Supervisor, Oakland County Planning and Economic Development October

111 Downtown Clawson Framework Design Plan Table of Contents Page I. Background 3 II. Purpose 6 III. Findings 7 IV. Goals 12 V. Recommendations 16 VI. Implementation Strategy 27 October

112 Downtown Clawson Framework Design Plan I. Background In 2002 the DDA was reconstituted after several years of inactivity. Within the first several months the DDA prepared a Vision Statement for the district along with a Work Program and Budget. Lockwood made a final presentation of their findings and recommendations. Vision Statement - Downtown Clawson is a vibrant pedestrian-friendly center of commerce. The restored vintage style buildings and compatible architecture house a variety of unique specialty retail stores, restaurants and second story residences. The tree-lined downtown is safe, clean, well maintained and adorned with colorful flowers, street furniture, banners and decorative paving. The main streets are lined with on-street parking and surrounded by well designed public parking in ample lots where patrons access the stores through attractive front and rear entrances. The downtown is a gathering place for people to mingle in outdoor cafés and public spaces for shopping, eating, entertainment, festivals and family fun. One of the important program elements identified in the Vision Statement and Work Program was the institution of onstreet parking. In the winter of 2002 the DDA solicited proposals from traffic engineering firms and selected the firm of Glatting, Jackson, Kercher, Anglin, Lopez, Rinehart, Inc. to determine if onstreet parking was feasible on both Main Street and 14 Mile Road in the downtown. In June 2003, Ian Lockwood and Todd Clements of Glatting Jackson conducted an almost week long charrette in the City offices. Residents, business owners, officials, and visitors were invited to share their experiences, observations, background data and ideas with the traffic engineer and landscape architect. On June 12, 2003, Ian The above 105 Right of Way diagram demonstrates the recommendation of onstreet parking for Main Street. It was recommended that in the downtown core area that traffic lanes be reduced to one lane in each direction along with a median/turn lane. A bike lane was incorporated along the traffic lane in both directions and on-street parking was configured as reverse angle. The 120 Right of Way diagram above for 14 Mile Road recommended that 2 through lanes for traffic in each direction be retained, however lane width was reduced to encourage traffic calming. A refuge area is located between the lanes which also serves as a center turn lane at the intersection at Main. Landscaping is recommended to reduce vision expanse and also calm traffic. Parking is accommodated in a reverse angle style. October

113 Downtown Clawson Framework Design Plan As a part of the charrette, a vision sketch below was prepared which demonstrated on-street parking in addition to streetscape elements and building infill. Connected Human Scale Block Structure (No Super Blocks) Maximize Existing Alleys Encourage New Alleys ON-STREET PARKING Mandatory on Main Street and 14 Mile Road Protected/Bulb-outs (landscaped) Parallel or Back-in Angle Minimize Driveways An intersection diagram was also created which demonstrated the street configuration along with the suggestion of a public town square at the northwest corner of the intersection of 14 Mile Road and Main Street. The parking in this diagram suggested an alternative of parallel parking on Main Street and reverse angle on 14 Mile Road. SIDEWALKS Minimum width sidewalk Zones o Furniture Zone o Unobstructed Pedestrian Walk Zone o Display/Café Zone Comfortable/Protective o Shade o Parking o Furniture Zone/Planting Buffer MAIN STREET BUILDINGS Continuous Façade o Driveway Consolidation o Rear Parking Sign & Awning Code Provide Multi-Use/Multiple Story o Residential o Office Space Building Up to Street o Create Sense of Enclosure Finally, as part of the charrette a list of the following Observations/Recommendations were made. BONE STRUCTURE (NETWORK) STREETSCAPING Good Street Tree Hardscaping for Identity & Access to Retail/Low Maintenance Appropriate Street Furniture Location Planting Zone/Tree Grate October

114 Downtown Clawson Framework Design Plan Bike Lanes DRIVER BEHAVIOR Slow Speeds (25 MPH) Narrow Lanes Remove Surplus Lanes Sense of Place/Territory Guests in Clawson Not Drive- Thru Sense of Enclosure Legible Streets o Pedestrian Crosswalks/Access DOWNTOWN DISTRICT Sense of Arrival Define District o Carry Theme to Edge of District Establish Edge o Define Traffic Calming o Define Context Sensitive Design o Support Traffic Calming & Context Sensitive Design o Road Diet Support Parking Rules o Reduce On-Site (offstreet) Parking Requirement o Encourage Shared Parking o Count On-Street Parking Towards Site Requirement o Begin Cash In-Lieu Program o Screen & Landscape Surface Parking Lot Establish Official Truck Route Map MULTI-MODAL ISM Better Pedestrian Environment o Edges Better Crossings o Bulb-outs/Shorter cross distance o Distinguishable Cross Area with Specialty Colored Paving Bicycle Facilities o Good for School Access Bus Shelter/Stop o Within Bulb-out o Comfortable & Safe RULES TO ESTABLISH Change Site Plan Requirements o Main Street Buildings o Driveway Access o Parking Change Speed Limit Adopt Comprehensive Plan Amendment o Pedestrian Friendly Downtown October

115 Downtown Clawson Framework Design Plan II. Purpose - The charrette final presentation was repeatedly broadcasted on cable TV and discussed by the DDA, Planning Commission, Zoning Board of Appeals and Council. The Vision Statement along with the sketched images captured character essence of the downtown that was desired for the future. necessary to support changes to the Zoning Ordinance which would guide the implementation of the Vision/Image for the downtown. The joint committee has prepared this framework urban design plan over the course of meeting twice a month from January April The DDA then began an examination of the current city Master Plan and Zoning Ordinance to ascertain if the Vision Statement/Images were consistent with the Plan and if application of the current ordinance would result in the Vision desired. There were several inconsistencies between the Master Plan and the future Vision/Images. In addition the Zoning Ordinance was found to weakly support the traditional town development style of the Vision/Image as it did not require zero lot development, suggested parking requirements which might make infill difficult, allowed inappropriate types of signage, and suggested parking lots as a primary use on the downtown frontage streets. The Downtown Development Authority, Planning Commission and City Council recognized the need to address the inconsistencies of the Master Plan and Zoning Ordinance. However funding available to prepare a comprehensive urban design plan supported by zoning ordinance changes/amendments was very limited. To maximize resources a joint committee of the Planning Commission and Downtown Development Authority was formed to prepare a framework urban design plan to address key components in order to provide the rationale and documentation October

116 Downtown Clawson Framework Design Plan III. Findings The development pattern of the Vision/Image is that of traditional town planning/design. The following issues were identified as the committee studied the charrette recommendations and existing conditions. a. Alleys and streets - Ian Lockwood described alleys and streets as the bones of the downtown. They provide the basic structure. His assessment was that Clawson had good bones based upon the grid pattern. However, both Mr. Lockwood and the committee recognized that in some instances alleyways have been displaced, are not used or are interrupted by building placement. The streets - both 14 Mile and Main Street are automobile orientated and have been maximized to accommodate the automobile and through traffic. Traffic speeds are excessive for a downtown area. Traffic speeds and conditions provide a very harsh and hostile environment for pedestrians. b. Zero Set back The vision for the downtown is that of traditional town development where buildings front onto sidewalks and sidewalls of buildings touch the sidewalls of the next building forming one continuous blockscape. The current zoning ordinance allows for a zero set back but does not require it. As a result, only the older and historic buildings reflect the zero setback placement. Many of the newer buildings are placed in a very suburban development style or strip center style where the building is set back from the sidewalk and has parking in front or surrounding the buildings. As an example the building where Michael s Party Store is located the building is set away from the sidewalk accommodating parking in the front yard. Also, it was observed that there is not a standard designated depth or length of building. For instance, the Ambassador Roller Rink has a substantially longer depth than most buildings, and protrudes into the alley acting as an impediment to a through alleyway. c. Historic properties There are several historic buildings within the core downtown area. These structures provide the link or heritage of the community. However, many have become defaced or modernized over time. The vision calls for the restoration of these buildings. Compare the following historic structures with the present day appearance. October

117 Downtown Clawson Framework Design Plan Southeast corner Northeast corner Main Street east side Southwest corner Main Street east side d. Off-Street Parking Each of the four quadrants contains a public parking lot. The aerial photograph below shows the parking lots outlined in light blue. A parking inventory conducted in early 2004, counted October

118 Downtown Clawson Framework Design Plan a total of 331 off-street parking spaces in the downtown area, with the following locational breakdown. Northwest lot: 65 regular spaces 2 Handicapped Northeast lot: 84 regular spaces 0 Handicapped Southwest lot: 70 regular spaces 2 Handicapped Southeast lot: 72 regular spaces 4 Handicapped opportunities, so that parking demand can be properly accommodated yet it doesn t dominate the landscape or preclude development opportunities. e. On Street parking There currently is no on-street parking on Main Street. There is limited on-street parking in cutout bays In addition to the four public parking lots, many of the sites in the downtown area provide for off-street parking in and around the individual business or building. Both of the public parking lots located south of 14 Mile front the street and abut the sidewalk taking valuable land from development potential. It is doubtful that the existing public parking lots will satisfy demand for parking when infill development is realized. However due to the style and nature of downtowns, it is necessary to look for innovative, flexible and shared parking on 14 Mile. There are 14 spaces on the northwest quadrant, 9 spaces in the northeast quadrant and 9 spaces in the southeast quadrant. There is no on-street parking in the southwest quadrant. f. Downtown Entry Currently, there is no entry treatment or signage announcing or signifying the arrival into the downtown. g. Incompatible land uses Currently there are several uses and/or businesses which are typically not found within a downtown and are considered incompatible. Examples of such businesses include those that are auto related such as the Collex Collision and the used car sales October

119 Downtown Clawson Framework Design Plan in the northwest quadrant fronting 14 Mile Road. h. Signage Signage within a downtown is typically smaller in scale and affixed directly to the building. There are usually two types of signage those which are orientated to passing traffic and are larger in scale and those which are orientated to the pedestrian, often perpendicular to the building and over the sidewalk. Currently some of the signage in the downtown is orientated toward highway type traffic large and out of scale to the surroundings. As an example Zorba s pole sign is a type of sign that would be found along a major highway and not within a downtown area. character and development style. In addition, there are drives and curb cuts along the primary blocks which impact the ability to institute and maximize onstreet parking and conflict with pedestrian traffic. New building infill should be encouraged in the gap areas. Curb cuts need to be minimized along the primary downtown blocks. i. Infill/Redevelopment Opportunities Due to the development patterns in more recent years there are gaps or holes between buildings. These gaps distract from downtown j. Building Height and Solar Access The majority of the buildings in the downtown are one or two stories. With infill development, consideration should be given to allowing taller buildings within the downtown. However permitting taller buildings may cause shadow effects or preclude some existing buildings from getting direct sunlight. Consideration should be given so that taller buildings are allowed where such impacts are limited. October

120 Downtown Clawson Framework Design Plan k. Window Glazing Over the years, many of the store fronts have undergone a modernization. Often as part of the modernization windows have been covered over or made smaller. The result has been diminished architectural integrity of the building. Buildings that once had symmetry and character now have none. receptacles, a downtown clock and an identification sign at the intersection of 14 Mile and Main Street. This capital improvement was a major investment. However, the hope and expectation that this improvement would entice a different and sustainable retail mix never materialized. In addition, complaints were received that the selection and placement of some of the trees foliage blocked the signage of some of the businesses. l. Mixed Use It is important in downtowns to have eyes on the street twenty-four hours a day and to provide a built in customer base. This is accomplished by having ground floor retail and residential upper floors. Although the downtown is surrounded by residential areas, there are currently very few buildings in the downtown that incorporate both a retail and residential component. m. Streetscape In the late 90 s a substantial streetscape improvement was undertaken in the downtown. It consisted of brick pavers, benches, trees, pedestrian lighting, trash October

121 Downtown Clawson Framework Design Plan IV. Goals The following goals and objectives have been developed to help guide the recommendations for the future of the downtown considering the existing conditions and recognizing the future Vision. Design Goals & Objectives 1. Improve the overall appearance and function of buildings and streetscape in the downtown. a. Develop ordinance changes that encourage a traditional downtown development style. b. Develop ordinance changes that require classic or traditional building design standards for the downtown. c. Develop ordinance changes that establish appropriate styles, dimension and placement for business signage. d. Utilize streetscape elements such as lighting, landscaping, furniture and signage to help visually unify areas and improve the pedestrian environment in the downtown. e. Develop streetscape plans which maximize the usable street zones: unobstructed Pedestrian Walk Zone, display/café, furniture and planting. f. Improve the appearance of historically defaced buildings through the offerings of design services and grant incentives. g. Improve the appearance of downtown buildings through proper identification and encouraged use of appropriate material, color, signage, lighting and design standards. h. Develop treatments for rear building elevations that accommodate building access and improves the appearance of rear entrances and service areas. i. Develop a unique and attractive Wayfinding system for the downtown. 2. Provide sufficient, accessible and attractive parking conditions for businesses, visitors and residents in the downtown. a. Investigate methods of reorganizing existing public parking areas to increase their efficiency and improve their appearance b. Identify future areas for public parking expansion. c. Prepare design plans for the maximum implementation of on- October

122 Downtown Clawson Framework Design Plan street parking on 14 Mile and Main Street. 3. Create a downtown that is distinctive, visually rich and well organized. a. Identify historic places, buildings, structures, important to the community and highlight them as features to the community. b. Identify opportunities for downtown scaled public art elements and public spaces within the downtown. c. Identify locations for public gatherings and events. d. Identify the downtown district through the use of gateways and design features. 4. Improve safety, traffic conditions and circulation. a. Consolidate and reduce the number of ingress/egress points along 14 Mile and Main Street while maintaining sufficient access to public parking lots and alleyways. b. Reduce conflict points between pedestrians and vehicular circulation. c. Reduce traffic speeds. Organization Goals d. Implement traffic calming measures. e. Establish a continuous alley access for deliveries. f. Facilitate pedestrian movement between quadrants through established pedestrian walkways and crosswalks. g. Incorporate a bicycle path or network along with bicycle facilities throughout the downtown connecting to the schools, public buildings (city hall, library, museum) and the neighborhoods. h. Encourage public transit and accommodate facilities for users and transit vehicles. 1. Retain full-time professional staffing for the DDA to advance revitalization of the downtown using the Main Street 4-point approach. Promotion Goals & Objectives 1. Work with the Clawson Chamber of Commerce to promote downtown Clawson. a. Develop a calendar of retail promotional events for downtown. October

123 Downtown Clawson Framework Design Plan b. Investigate and implement additional promotional events. 2. Promote the downtown in order to increase consumers awareness of the downtown as an identifiable area for shopping and business. a. Strengthen the visual character of the buildings and organize restoration activity to provide a central focus for a new image. b. Inform the media as new development occurs and new businesses locate within the downtown. c. Develop promotional pieces that present the downtown as an identifiable area. d. Use the DDA logo and tag line as an identifier for the downtown district. e. Conduct a user survey to understand current users and shoppers and determine growth potential and tactics. 3. Develop joint merchandising and retail sales promotions among businesses. a. Develop a common format for on-going advertising and purchase shared space in newspapers, tabloids, radio and cable T.V. b. Promote the many specialty and unique businesses in the downtown to encourage new customers. 4. Promote special events within the downtown. a. Use special events that will be of sufficient impact and quality as to be an asset to the downtown without adversely affecting its image or operation. b. Investigate opportunities to host charitable events and activities in the downtown. c. Involve a wide variety of community groups, city government, businesses, chamber of commerce, schools, local arts groups, service clubs and associations in developing special events. d. Investigate the feasibility of a seasonal farmers market in the downtown including a Christmas tree lot, pumpkin sales, annual flower sales etc. Economic Restructuring Goals and Objectives 1. Maintain a healthy and vibrant retail and institutional mix that allows the downtown to be a desirable location October

124 Downtown Clawson Framework Design Plan a. Undertake a professional market analysis to determine appropriate businesses to target for attraction. b. Promote small business assistance through Oakland County s small business assistance program, and offer opportunities and sessions on merchandising, employee relations, etc. c. Promote uses and activities that maintain or increase the commercial tax base. d. Identify areas for future expansion of the traditional downtown area along with infill potential. e. Provide improvement grants and work with area financial institutions to provide low interest improvement loans. f. Prepare a comprehensive buildings inventory and uses so that matches can be made between vacancies and businesses desiring a downtown location. g. Develop a Historic District Plan so that property owners can take advantage of tax incentives and credits when restoring properties. h. Develop innovative financing/investment programs to encourage and assist in attracting new development 2. Recommend creative redevelopment concepts for underutilized properties within the downtown. a. Develop with cooperative land owners design plans for underutilized properties. b. Solicit RFP s for development and sale of public owned underutilized properties. 3. Phase out over time uses or buildings that have a negative impact on the downtown. a. Identify negative or inappropriate uses within the downtown area. b. Identify buildings or sites with outmoded site characteristics. c. Develop recommendations for the reuse of such parcels. d. Investigate financing options or incentives for redevelopment of such sites. October

125 Downtown Clawson Framework Design Plan IV. Recommendations It is the intent of this plan to create a downtown that is fashioned after the early heritage of classic urban forms and to use design approaches which integrate uses while creating a public realm that is conducive to pedestrian traffic and social interaction. Clawson s early heritage did not have to accommodate the automobile as the corners at 14 Mile and Main were developed at the turn of the century. However, over the last 50 years urban development focused solely on accommodating the automobile; and consequently the downtown experienced degradation in the process. This plan will attempt to incorporate the automobile into classic town design using techniques that evolved over centuries. It will seek to achieve a balance between the automobile and the pedestrian encouraging the pedestrian experience of the public realm and providing a sense of place/community. Clawson s downtown or public realm is the area between buildings that is visible or accessible to the public. The primary elements of the public realm are the streetscape, including streets, sidewalks, street lighting, tree lawns, street furniture, front yards, and building facades. A premium value will be placed on creating comfortable and attractive outdoor rooms by enclosing the street environment with lines of canopy trees and with continuous, regular, and visually appealing building fronts. Particularly in residential transitional areas, front stoops, porches, and low fences or hedges create transitional zones between the public areas of the street and the private spaces within buildings. Front yards and building facades are generally private property (except in public buildings and parks); they are as much a part of the visual experience of the streetscape as the public sidewalk. The public realm includes parks, squares, greens, plazas, playgrounds, trail corridors, and similar urban open spaces. It also includes areas that may not normally be thought of as public spaces, such as parking lots. In addition to the public realm, classic development includes the extensive use of alleys, which serve several functions. These include concealing garages from the streetscape, minimizing curb cuts for driveways, increasing the amount of onstreet parking (because of the lack of curb cuts), providing alternate routes for pedestrian, bicycles, service and emergency vehicles, and utility lines, and generally increasing the connectivity of the street network. Downtown Clawson is expected to be the most population dense and diverse area within the community which lends itself to public transit. Within the downtown businesses catering to the needs of daily living will be accessed on foot, bicycle or by public transportation. Such development style will enable more social interaction to occur among people of different economic status and age. A key feature of classic design is a highly interconnected network of streets. An interconnected street system adds variety and interest to the physical appearance of the community in addition to allowing for a great variety of choices in the route by which people move from place to place. The downtown should be defined by short blocks that encourage a varied and interesting pedestrian October

126 Downtown Clawson Framework Design Plan experience and encourage informal interactions among pedestrians. These blocks should disperse traffic through a network, rather than concentrating it onto a few clogged arterials. Parking in the downtown is a municipal function which should serve an entire block. Parking lots should not be open to the street or public view and should be screened behind buildings in mid-block locations so that they do not dominate the streetscape. Consideration should be given, when economics allow it to create parking structures with the ground floors maintained as retail or other uses that generate pedestrian traffic. Classic design does not address architectural style. However, it is important that individual architectural projects are seamlessly linked to their surroundings. In addition, there are architectural features such as window proportions, roof shapes and building heights that are important elements in defining the downtown and should be regulated to produce significant improvement in the quality of the urban environment. The classic buildings in Clawson are good model types because they were built to last with flexibility in mind with the ability to evolve and change uses over time. Spaces can transform over time to live-work to retail to residential and back again unlike single-use throwaway buildings. The downtown environment is being addressed in a holistic fashion, treating public and private property together as part of a complete ensemble making the downtown a vibrant business district and livable neighborhood. Successful implementation of this plan must anticipate complementary measures that should be taken in areas of regulation and municipal governance. Such measures may consider ordinances that focus on building scale, type and architectural features such as window proportions, building heights and roof shapes rather that rigidly regulating uses. The encouragement and maintenance of a lively mix of uses may require deliberate requirements such as groundfloor uses that activate the street or a minimum amount of residential use on upper floors. The following recommendations have been crafted after extensive review and analysis of the existing conditions in the downtown, the desire to create a downtown consistent with the adopted Vision and in accordance with the Goals and Objectives identified in Chapter III. The recommendations are arranged in the order of the goals of Chapter III. Design Goals Goal 1. Improve the overall appearance and function of the buildings and streetscape in the downtown. Recommendations: 1. Establish the core Central Business District within the current B2 district and immediate contiguous areas. See Figure Establish uses in the CBD consistent with Figure Establish short blocks by creating new streets in the southwest, northwest, and northeast October

127 Downtown Clawson Framework Design Plan quadrant to provide development opportunities and a pedestrianfriendly environment. Block faces should be between 300 and 500 feet. Those that exceed this distance must provide a pedestrian way at mid-block. See Figure Allow upper stories within mixed-use developments to include offices but generally 4. Require multi-story buildings throughout the CBD district. 5. Close Church Street off 14 Mile Road in the SE quadrant. 6. Require a build to or zero-lot line for all developments. 7. Allow encroachments into the sidewalk right-of-way for such features as awnings, balconies, café tables and outdoor displays. 8. Sidewalk widths within the downtown should be between 10 to 15 feet in mixed-use areas to accommodate high pedestrian traffic volumes, trees, planter boxes, small signs, and bike racks wider in areas to accommodate sculptures and street furniture. 9. Limit building heights to preserve solar access to neighborhoods and surrounding residence. 10. Limit all street level uses within mix-use developments to retail and service on properties fronting 14 Mile and Main Street, on all other streets also include office as a street level use. Examples of Mixed Use Development should be residential. 12. Provide a limitation on building street frontage width to create narrow storefronts that are small scale and pedestrian friendly. 13. Create provisions so that building density or height (if it does not impact solar access) might be increased if the developer provides public amenities such as (artwork, community centers, plazas or open space). 14. Encourage the installation of attractive rear entrances from the parking lots in buildings and businesses which currently do not have such entrances. 15. Prepare a Wayfinding system which reinforces a unique identity for downtown Clawson October

128 Downtown Clawson Framework Design Plan and also serves to identify destinations and preferred pedestrian and vehicular traffic circulation. 16. Establish minimum standards for glazing requirements in all buildings. 17. Limit the length or depth of buildings to 100 (a standard depth) to allow for the continuous alleyways and rear parking lots. 18. Eliminate pole or pylon signs from the CBD. Establish signage requirements appropriate to the CBD. Prohibit all billboards. 2. Provide sufficient, accessible and attractive parking conditions for businesses, visitors and residents in the downtown. Recommendations: 1. Maximize the use of on-street parking, shared parking, public parking structures and other offsite parking. Parking lots and structures will be located behind buildings and/or out of prominent view. 2. Set parking standards conservatively with low minimum requirements to prevent wasteful excess parking. 3. Provide parking areas within each of the new blocks (1, 2, 3, 4, 5, 6, 7, 8) see Figure Provide on-street parking on all streets within the Central Business District. 5. Reestablish all abandoned and historic alleyways and create new ones. See Figure Retain for parking lot use existing parking lots 9, 10, 11 and 12 noted in Figure 2 and redesign to maximize parking and improve aesthetics. See Figure Parking shall not be provided between the sidewalk and the primary frontage of a building or the sides of a building. 8. Prohibit all drive-through uses in the CBD district. 9. Curb cuts within the CBD will only be allowed to access public parking drives and lots. 10. All mix-use development areas must provide bicycle parking without blocking pedestrian traffic on sidewalks. 11. Develop parking requirements that encourage the payment of inlieu fees to create public municipal parking lots. Goal 3. Create a downtown that is distinctive, visually rich and well organize. Recommendations: 1. Establish a visible and deliberate entry into the downtown area October

129 Downtown Clawson Framework Design Plan with signage, design elements and character attributes. Establish the following entry locations: a. Phillips north b. Washington west c. Walper south d. Bellevue east See Figure Provide special streetscape treatment to connect the downtown to the municipal functions post office, high school, city offices, library, museum and park between Bowers and Phillips. Focus on elements that provide pedestrian and bike access and comfort. 6. Provide increased density with transitional higher density housing opportunities within strategic locations within the CBD and in the residential areas abutting the CBD. See Figure 3 for specific locations. 7. Undertake a historic survey to determine the existing historic buildings in the CBD. 3. Establish a use pattern of parking, alleys, mixed-use, transitional residential (brownstones/row housing) and residential with buildings facing at least three sides of each block as diagramed in Figure Provide existing parking lots 13 and 14 (see Figure 2) for development opportunities along with the frontage on 14 Mile created by closing Church Street. 5. Provide for live-work type of development in the downtown where small offices are located on the ground floor and the living space is above the unit. Live-Work Development Examples of Brownstone/Row Housing 8. To the extent possible, restore the historic buildings to their original design and character. 9. Establish a joint Planning Commission & DDA Design Committee to establish preferred guidelines for development within the CBD which includes building October

130 Downtown Clawson Framework Design Plan materials, etc; identifies spaces for public art; assists in the design of spaces for public gatherings and events and works with developers during the development phase to communicate community desired results. Goal 4. Improve safety, traffic conditions and circulation. Recommendations: 1. Reduce the width of the traffic lanes on both Main Street and 14 Mile to slow and calm traffic within the Central Business District. 2. Reduce the number of through lanes on Main Street to one in each direction maintaining a left center turn lane to create a people orientated safe Central Business District, provide safe turning movements and to accommodate on-street parking. 3. Eliminate single purpose right turn lanes from within the Central Business District to provide more sidewalk space and reduce the width of the traffic space needed to cross by pedestrian. 4. Provide left turn lanes within the Central Business District. Strategically place pedestrian refuge areas and landscaping to provide visual cues to slow traffic and provide mid-block areas for pedestrian crossing. 5. Require as a part of the City Master Plan update, a section on bicycle paths or greenways network and develop a plan that connects all parts of the city to the CBD and extends to connect to desirable destination beyond the city. 6. Require provisions for transit users and transit vehicles in the development of all Streetscape plans. Organization Goals Goal 1. Retain full-time professional staffing for the DDA to advance revitalization of the downtown using the Main Street 4-point approach. Recommendations: 1. As soon as financially feasible, hire a full-time DDA director, skilled in the 4-point Main Street approach. Promotion Goals Goal 1. Work with the Clawson Chamber of Commerce to promote downtown Clawson. Recommendations: 1. Establish a Merchants Association for downtown businesses within the Chamber of Commerce. Goal 2. Promote the downtown in order to increase consumers awareness of the downtown as an October

131 Downtown Clawson Framework Design Plan identifiable area for shopping and business. Recommendations: 1. Establish a Promotions Committee within the DDA. Goal 3. Develop joint merchandising and retail sales promotions among businesses. Goal 4. Promote special events within the downtown. Recommendation: 1. Require that all Streetscape designs and parking lot designs consider accommodating special events within the downtown that may require street closures or spaces for tents and displays. Economic Restructuring Goals Goal 1. Maintain a healthy and vibrant retail and institutional mix that allows the downtown to be a desirable location. 1. Provide assistance from the joint Design Committee to current property owners in the preparation of recommendations and sketches for redevelopment options. 2. Empower the joint Design Committee to create RFP s for development and sale of publicly owned underutilized properties and make recommendation to the DDA, Planning Commission and Council the selection of preferred proposals. Goal 3. Phase out over time uses or buildings that have a negative impact on the downtown. Recommendation: 1. Charge the joint Design Committee with identifying inappropriate uses or buildings and/or sites with outmoded characteristic within the CBD. Recommendation: 1. Establish an Economic Restructuring Committee within the DDA which includes a Team of Business Recruitment individuals consisting of current successful merchants. Goal 2. Recommend creative redevelopment concepts for underutilized properties within the downtown. Recommendation: October

132 Downtown Clawson Framework Design Plan Figure 1 RM-1 O1 B - 2 DDA Boundary & B-2 District with noted exceptions Immediate contiguous areas October

133 Downtown Clawson Framework Design Plan Figure 2 Closed Street 10 9 New Streets Alley New Parking Lot October

134 Downtown Clawson Framework Design Plan Figure 3 October

135 Downtown Clawson Framework Design Plan Figure 4 Special Streetscape treatment Entry October

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