Telegraph Road corridor improvement plan MONROE, MI
agenda 1. Purpose of the Study 2. Summary of Major Findings 3. Recommended Corridor Improvements 4. Catalytic Sites 5. Implementation 6. Questions and Discussion 2
purpose of the study • Understand existing conditions of the area • Identify market based strategies and concepts for catalytic sites along the corridor • Promote changes to improve safety and travel for all types of users • Improve identity and visual appeal of the corridor • Set the stage for potential action steps 3 3
Telegraph Road Corridor | Pedestrian, Bicycle, and Transit connections M A L L C I T Y O F M O N R O E R Proposed Access Road D LASALLE RD STEWART RD 1 MILL RACE PARK NORTEL LANES Enhanced Pedestrian Crossing & Access Potential Realignment for a Crossing BOWL-A-DROME Former La-Z-Boy HQ W ELM AVE W FRONT ST 2 W TELEGRAPH RD WALMART AT MALL ROAD 7 T H S T STEWART RD Nortel Lanes M O N R O E FORMER LA-Z-BOY HQ C H A R T E R 3 Noble Avenue T O W N S H I P F R E N C H T O W N 4 C H A R T E R T O W N S H I P Bowl-a-Drome Multi-Use Path - 10 feet 5 Midblock Crossing Proposed Sidewalks - 6 feet Midblock Crossing N CUSTER RD 1200 Telegraph Rd Median Midblock Crossing with "Active" Device (i.e. Rapid Flashing Beacon) 6 High Priority Sidewalk Neighborhood S CUSTER RD 1200 TELEGRAPH ROAD Connections - 5-6 feet E DUNBAR RD Medium Priority Sidewalk Neighborhood Connections 5-6 feet W 7 Enhanced or New Crosswalk New Pedestrian T H Crossing S Proposed Bus Stop/Shelter 4 NORTH T
section 2 | la-z-boy former headquarters 100’ EXISTING CONDITIONS RIGHT OF WAY Former La-Z-Boy HQ 15’ 64’ 17’ LAWN EDGE OF PAVEMENT DRIVES PROPOSED IMPROVEMENTS* 100’ RIGHT OF WAY Former Hampton Plaza La-Z-Boy HQ Redevelopment Redevelopment 10’ 10’ 64’ 10’ 6’ PATH LAWN EDGE OF PAVEMENT LAWN SIDEWALK 5
section 3 | nortel lanes EXISTING CONDITIONS 100’ RIGHT OF WAY Nortel Lanes Parking Lot 10’ 5’ 4’ 63’ 11’ 5’ 2.5’ LAWN WALK LAWN EDGE OF PAVEMENT LAWN WALK LAWN PROPOSED IMPROVEMENTS* 100’ RIGHT OF WAY Strip Mall Nortel Lanes Redevelopment 4’ 63’ 11’ WALK 2.5’ 5’ 5’ 10’ LAWN LAWN EDGE OF PAVEMENT LAWN LAWN PATH 6
section 4 | custer road connection EXISTING CONDITIONS Family Farm & Home First Baptist Church Monroe Bank Iceberg Heating & Trust & Cooling Veterans Park PROPOSED IMPROVEMENTS* Multi-Use Path Connection Green space Improvements* North Custer Road Diet & Bike Lanes Median CUSTER DR Removed N TELEGRAPH RD Multi-Use Path N C U S Veterans Park T E R R D Enhanced Pedestrian Crossing Enhanced Pedestrian Crossing NORTH 7
section 5 | matt urban memorial bridge 65’ EXISTING CONDITIONS RIGHT OF WAY 1’ 1’ 9’ 12' 12' 12' 12' 6’ RAILING RAILING WALK LANE LANE LANE LANE WALK BARRIER BARRIER PROPOSED IMPROVEMENTS* 65’ 65’ Sidewalk retains RIGHT OF WAY Sidewalk retains RIGHT OF WAY existing elevation existing elevation 12' 11’ 11’ 12' 6’ 1’ 1’ 10’ 1’ 12' 11’ 11’ 12' 1’ 1’ 6’ 1’ 9’ 2’ LANE LANE LANE LANE LANE LANE LANE LANE BARRIER RAILING EXISTING BARRIER RAILING DECORATIVE BARRIER CONCRETE BARRIER CONCRETE RAILING BARRIER EXISTING BOLLARDS ELEVATED WALK BARRIER RAILING DECORATIVE WALK PATH PATH 45’ 46’ EDGE OF PAVEMENT EDGE OF PAVEMENT 8
section 6 | mill race park EXISTING CONDITIONS 110-120’ RIGHT OF WAY RiverBend Mill Race Commons Park Parking Lot 8’ 10’ 61’ 6’ 6’ 18’ WALK LAWN EDGE OF PAVEMENT LAWN WALK LAWN PROPOSED IMPROVEMENTS* 110-120’ RIGHT OF WAY RiverBend Mill Race Commons Park Parking Lot 10’ 10’ 61’ LAWN 6’ 6’ 18’ PATH LAWN EDGE OF PAVEMENT WALK LAWN 9
section 7 | bowl-a-drome 100’ RIGHT OF WAY EXISTING CONDITIONS LaRoy Door Sales & Service Don Larson’s Bar Parking 16-18’ 63’ 18’ LAWN EDGE OF PAVEMENT WALK 100’ PROPOSED IMPROVEMENTS* RIGHT OF WAY Driveway Closure Driveway Closure New Plaza LaRoy Door Sales & Service Don Larson’s Bar Parking 10’ 8’ 63’ 6’ 12’ PATH LAWN EDGE OF PAVEMENT LAWN WALK 10
telegraph road corridor | catalytic sites M A L L C I T Y O F M O N R O E R Proposed Access Road D LASALLE RD STEWART RD 1 Former La-Z-Boy HQ (separate project in progress) 2 W ELM AVE W FRONT ST W 7 T H TELEGRAPH RD S T STEWART RD Nortel Lanes M O N R O E F R E N C H T O W N C H A R T E R 3 C H A R T E R Noble Avenue T O W N S H I P 4 T O W N S H I P Bowl-a-Drome 5 N CUSTER RD 1200 Telegraph Rd 6 6 E DUNBAR RD S CUSTER RD W 7 T H S 11 T NORTH
Catalytic site #2 | former la-z-boy headquarters Retail MARKETABILITY AND CONCEPT 1 SITE PLAN DAZAROW DRIVE Townhomes POTENTIAL USES Lofts 10' Multi-Use Path HOLIDAY BOULEVARD Lifestyle Anchors: Mason Run Open Space Proposed Bus Stop Lofts • Westborn Market Cottage and Neo- • Men’s Wearhouse Traditional Homes S • Gap, Old Navy outlets T Retail E W NORTH ROESSLER STREET A R T R O A D Supporting Uses: TELEGRAPH ROAD LAVENDER STREET • Townhomes BENTLEY DRIVE Townhomes E • Lofts HUBER DRIVE V I R D EATON DRIVE L N • Single-Family H O J • Neighborhood Scale Retail Retail CONCEPT 2 SITE PLAN DAZAROW DRIVE Townhomes Lofts 10' Multi-Use Path HOLIDAY BOULEVARD Mason Run Open Space Lofts Proposed Bus Stop Offjce Build-to-Suit Campus S T Retail E W NORTH ROESSLER STREET A R T R O A D TELEGRAPH ROAD LAVENDER STREET Townhomes BENTLEY DRIVE E HUBER DRIVE V I R D EATON DRIVE L N 12 H O J
Catalytic site #3 | nortel lanes FOUR SEASONS ENTERTAINMENT CENTER Neighborhood JOHN ANDERSON CT Connection ADULTS - INDOORS • Gourmet Pizzas, Grill • Micro-brewery • Bocce Ball / Fowling Lanes Enhanced Pedestrian Access ADULTS - OUTDOORS Outdoor Dining • Patio extension of bar & grill Volleyball Courts N TELEGRAPH RD • Volleyball Courts • Shuffmeboard FAMILIES - INDOORS • Bowling Lanes Community-Wide • Simulation Arcade Entertainment and Fun • Beginner’s Bounce Center Proposed Bus Stop W LORAIN ST • Childcare Services 80,663 SF total Enhanced Pedestrian Access BENTLEY DR Multi-Use Path 13
Catalytic site #4 | noble avenue MARKETABILITY AND W NOBLE AVENUE POTENTIAL USES • Fast Food Casual Dining Existing Multi-Use Path Proposed Bus Building • Bar and Grill Stop 14,350 SF • Outdoor Dining Space • Cofgee Shop Enhanced Entrance Drive and Pedestrian Access Proposed Outparcel 7,000 SF Existing Building BENTLEY DR 78,700 SF Proposed Outparcel 7,000 SF N TELEGRAPH RD R D R E T S U C N CUSTER RD 14
Catalytic site #5 | bowl-a-drome PROSPECTIVE TENANTS • Micro-brewery, Brewpub • Special Event Center • Community Theater • Artisan Studios • Lofts above Retail Existing Buildings 20,000 SF Driveway Closure Enhanced Pedestrian Crossing Driveway Closure Public Plaza & Outdoor Dining Proposed Bus Stop 15
implementation | zoning overlay recommendations Existing conditions along Telegraph Road • Signage: Stricter and carefully crafted regulations should be created for Telegraph Road for the number, size, and types of signs as well as the general materiality and design of those signs. • Access Management: This section of the overlay should include provisions for adequate sight distance, limit the total number of driveways per site, encourage/require shared driveways, spacing and design standards, and pedestrian and bicycle considerations. Zoning Overlay recommendations could help transform the corridor • Uses Permitted: The overlay may also need to permit some additional uses along the corridor to allow for proposed uses that are marketable within the catalytic sites. • Building Placement: Buildings should be oriented to empahsize a continuous streetwall. This section of the overlay could include standards such as: stricter front yard setbacks, require at least one main entrance that faces the street. 16
implementation | zoning overlay recommendations The Zoning Overlay should limit parking to the rear and/or side yards. • Parking: Altering parking requirements and design standards could lead to transformative changes along the corridor. Standards that could be adopted include: limit parking to the side and rear yards, create a maximum ratio or percentage of parking spaces to a site, permit parking reductions and allow for shared parking. • Landscaping and Streetscape: Landscaping within the overlay should include uniformly planted canopy trees, permit sidewalk cafes, and native vegetation of bushes and fmowers should be planted along foundation walls and fences. Amenity outdoor space with plentiful and lush landscaping creates an inviting and pleasant experience. 17
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