MOUNT CLEMENS, MICHIGAN
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1 Prepared For: Mount Clemens Downtown Development Authority Downtown District Plan MOUNT CLEMENS, MICHIGAN Prepared By: Michigan State University Practicum Josh Croff Emily Gehle Justin Habalewsky Daniel Luscombe Eric Sarb Robert Wertman April 2011
2 AGENDA Project Scope Introduction to Mount Clemens, MI Key Topics Public Input Zoning and Land Use Demographics Business Conditions Walkability Traffic and Circulation Recommendations
3 SCOPE OF SERVICES Scope: Engage in a public planning process to create a downtown district plan for the future development of Downtown Mount Clemens Client: Arthur Mullen, AICP Executive Director of Mount Clemens Downtown Development Authority
4 LOCATION AND BOUNDARIES
5 DOWNTOWN MOUNT CLEMENS Entertainment and dining capital for Macomb County Located along the Clinton River Historic Downtown County Seat Public Art and home to Anton Art Center
6 HISTORY Source: apps.detnews.com Settlement began in late 1700 s Incorporated in 1879 Once known as Bath City America because of health spas and mineral baths Experienced loss of retail to surrounding shopping malls Now the nightlight and entertainment hub for Macomb County Source: reference.findtarget.com
7 Source: denvergov.org PUBLIC INPUT
8 PUBLIC INPUT Individual Surveys Small Group Discussion Strengths, Weaknesses, Opportunities, Threats (SWOT) Analysis
9 DOWNTOWN LANDMARKS List the buildings and/or landmarks that define the downtown area to you Macomb Daily Building
10 STRENGTHS AND WEAKNESSES STRENGTHS Historic Downtown Fabric Clinton River Entertainment and Night Life WEAKNESSES Lack of Business Niche Shopping Downtown Business Association Safety Concerns Not enough recreational programs Source: cityvoter.com
11 OPPORTUNITIES AND THREATS OPPORTUNITIES Development of Clinton River Waterfront Amenities and Activities Adaptive reuse of vacant properties Office to Residential Branding and Marketing of the downtown THREATS Negative Perception and Safety Concerns Vacant Store Fronts Aging and blighted infrastructure High rent costs and taxes Prohibit new business opportunities Loss of Sense of Place Redundancy of Bars
12 Source: flickr.com ZONING AND LAND USE
13 ZONING
14 LAND USE
15 BROAD LAND USE
16 DEMOGRAPHICS Source: worldofstock.com
17 PERSONS PERSONS POPULATION Mount Clemens Population Macomb County Population 19, ,500 18,000 17,500 17,000 18,490 17,312 16, , , ,620 16,500 16, ,400 16, , , YEAR YEAR
18 PERSONS EDUCATION Mount Clemens Educational Attainment Population Number EDUCATIONAL ATTAINMENT
19 PERSONS EMPLOYMENT Mount Clemens Civilian Employed Occupation Population Number of People OCCUPATIONAL STATUS
20 Source: prospectequities.com BUSINESS CONDITIONS
21 TRADE AREAS Source: ESRI
22 MARKET GAP ANALYSIS Largest Gross Dollar Leakages: 1 Mile Trade Area: Department Stores, Grocery Stores, General Merchandise Stores 3 Mile Trade Area: Department Stores, Full-service Restaurants, Grocery Stores 5 Mile Trade Area: General Merchandise Stores, Grocery Stores, Full-service Restaurants
23 CONSUMER SPENDING POTENTIAL Largest CPS indexes: 1 Mile Trade Area: Education, Food at Home, Health Care, TV/Video/Audio 3 Mile Trade Area: Education, Computer and Accessories, Food away from Home, Entertainment and Recreation, Food at Home, Shelter, TV/Video/Audio 5 Mile Trade Area: Education, Entertainment and Recreation, Shelter, Computer and Accessories, Travel, Food away from Home, TV/Video/Audio, Food at Home, Health Care
24 CONSUMER SPENDING POTENTIAL Mount Clemens Demands the following industries: Food away and at home Electronics Entertainment and recreation Health Care Shelter
25 ESRI TAPESTRY SEGMENTATION 1 Mile 1 Mile 1, 3, 5 Mile 3, 5 Mile 3 Mile 5 Mile
26 Source: torontoist.com WALKABILITY
27 WALK SCORE Walk Score measures how easy it is to live a car-lite lifestyle not how pretty the area is for walking. (Walk Score) BACKGROUND 9 Amenity Categories Evaluated; Banks, Books, Coffee, Entertainment, Grocery, Parks, Restaurants, Schools, Shopping
28 WALK SCORE AMENITIES MAP LEGEND Banks Books Coffee Entertainment Grocery (none) Parks Restaurants Schools Shopping Non Amenity Downtown Zoning Parcels Water
29 WALK SCORE FINDINGS Provides all amenities besides a grocery store Very Walkable Source: metrodine.com
30 TRAFFIC AND CIRCULATION Source: mlive.com
31 TRAFFIC AND CIRCULATION BACKGROUND Gratiot Avenue converted to two streets functioning as one-way pairs in the mid 20 th century Street Inventory Key Northbound Gratiot Ave Main Street Southbound Gratiot Ave Conversion a response to an increase in traffic prior to the completion of I-94
32 TRAFFIC AND CIRCULATION FINDINGS Inadequate non-motorized facilities (bike lanes, pathways, etc.) NB Gratiot creates a barrier to the Clinton River SB Gratiot creates a barrier to neighborhoods
33 TRAFFIC AND CIRCULATION FINDINGS Excessive Block Length with few crosswalks on Gratiot Main Street bump-outs level with street reducing effectiveness
34 TRAFFIC AND CIRCULATION FINDINGS Downtown lacks a complete system of tactile response strips Crosswalks/ crosswalk signals missing Countdown timers/ audible signals not available
35 RECOMMENDATIONS Source: via-architecture.blogspot.com Source: thenorthwestern.com
36 RECOMMENDATIONS New Development and Redevelopment Commercial Opportunities Traffic Circulation, Motorized, and Non-Motorized Transportation
37 NEW DEVELOPMENT AND REDEVELOPMENT Recommendation 1: Direct new development to the downtown core to strengthen its existing fabric Recommendation 2: Address economic potential of new Oakland University campus Source: urbanabq.blogspot.com Recommendation 3: Create a unifying design recommendation for new development to retain a sense of place in the downtown Source: hargreaves.com Recommendation 4: Utilize Clinton River as a downtown asset
38 COMMERCIAL OPPORTUNITIES Recommendation 1: Attract a mid-sized, downtown appropriate grocery store $7.9 Million Leakage (1 mile trade area) Necessary to punctuate a downtown living experience Examples: Trader Joes- Berkeley, CA IGA Kress- Seattle, WA Source: Daily Journal of Commerce
39 COMMERCIAL OPPORTUNITIES Source: wagnersbbq.com Recommendation 2: Attract more family style full-service restaurants $250,000 Leakage (1 mile trade area) $41 Million Leakage (3 mile trade area) Focus on family-style and modestly priced restaurants Attracting consumers from 3 mile trade area critical to capture leakage. Supported by Walk Score
40 COMMERCIAL OPPORTUNITIES Source: homeaway.com Recommendation 3: Attract specialty food stores within the downtown area $838,000 Leakage (1 mile trade area) $4.6 million Leakage (3 & 5 mile trade area) Attracting consumers outside 1 mile trade area is critical, again. Possible examples: Cheese Store European food store Relocating farmers market to downtown core.
41 COMMERCIAL OPPORTUNITIES Recommendation 4: Attract a small to medium sized electronics and appliance store $1.03 Million leakage (1 mile trade area) $6.6 Million leakage (3 mile trade area) Highly desirable among younger tapestry segments and children of primarily married-couple tapestry segments Desirable among tapestry segments who own several TV s Source: hoboken411.com
42 TRAFFIC CIRCULATION, MOTORIZED, AND NON-MOTORIZED TRANSPORTATION Recommendation 1: Improve pedestrian safety and access to areas east of northbound Gratiot and to areas west of Southbound Gratiot Recommendation 2: Improve pedestrian safety and accessibility on main street Source: Institute of Transportation Engineers Recommendation 3: Create a plan that supports non-motorized forms of transportation Source: Institute of Transportation Engineers
43 TRAFFIC CIRCULATION, MOTORIZED, AND NON-MOTORIZED TRANSPORTATION Recommendation 4: Improve downtown infrastructure to adhere to ADA guidelines for accessibility Recommendation 5: Improve transit facilities to improve user experience Source: commons.wikimedia.org
44 Source: showmemtclemens.com Thank you
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