City of Clawson, Michigan Downtown Master Plan

D OWNTOWN M ASTER P LAN Adopted by the Planning Commission: October 13, 2015 Adopted by the Downtown Development Authority: October 21, 2015 Adopted by the City Council: November 17, 2015

Introduction……………………………………………………..1 Existing Conditions…………………………………………….2 Demographics Summary of Recent Planning Studies

Building Form……………………………………………………9 Overview Historic Context Architectural Elements Massing Elevations

Streetscape………………………………………………..…….21 Overview Plantings Amenities Sidewalks Signs

Circulation & Parking………………………………………….33 Overview Pedestrian & Bicycle Vehicular & Parking Service Areas

Future Land Use……………………………………………….43 Goals & Objectives Plan Public Input

Implementation………………………………………………..71 Strategies

Winner - 2017 Vernon Deines Honor Award for Outstanding Small Town Special Project Plan

This plan was prepared by the City of Clawson Planning Commission and Downtown Development Authority, with assistance from Giffels Webster (formerly Clearzoning, Inc.)

Master Plan for downtown

Existing Conditions Building Form Streetscape

Clawson, Michigan | 1

Implementation

Through its Downtown Development Authority (DDA) the City is seeking a framework for development and redevelopment that will emphasize the uniqueness of downtown and set it apart from its neighbors. A Downtown Master Plan, long-range in its view, is intended to guide development in the City over a period of 10 to 20 years. A sound Master Plan promotes a land use pattern that is consistent with a community’s goals. It establishes long-range, general policies in a coordinated, unified manner, which can be continually referred to in decision-making.

Future Land Use

Over the past several years, the City of Clawson has focused on downtown revitalization activities aimed at establishing Clawson as a vibrant place with a unique identity. Situated in a region with iconic downtowns, including high-end Birmingham, fun-loving Royal Oak, and funky Ferndale, Clawson has cruised under the radar. While its downtown is dotted with successful one-of-a -kind shops and restaurants, the establishment of a clear identity for downtown has been hampered by underutilized properties and out-of-context development.

Circulation & Parking

Introduction

Existing Conditions | overview Downtown Clawson is a comfortable, eclectic small town center that provides numerous dining opportunities and a fairly diverse selection of retail and personal service businesses.

Retail uses range from practical amenities that primarily serve local residents, such as hardware and dry cleaning, to several specialty shops that draw clientele from around the region.

The building stock consists entirely of one and two-story structures, and the area’s casual, family-oriented urban/ suburban atmosphere reflects the city’s history of rapid growth in the mid-20th century. Though Downtown Clawson already has successful pieces in place, there are many ways in which the district could be made stronger and more vibrant.

The existing development pattern includes areas with defined building forms and concentrated uses. A study of existing conditions downtown can be considered in terms of several smaller districts, each with its own strengths and challenges (see map next page):  The Core occupies the blocks concentrated at the intersection of 14 Mile and Main Street.  The Restaurant Cluster lies at the southern end of Downtown on South Main.  East Downtown runs along 14 Mile from the current hardware store parking lot and Renshaw and has a less consistent character, especially on the south side of 14 Mile.  West Downtown also runs along 14 Mile and is uninterrupted by cross streets; it has a mix of building types but is interrupted on the south side of 14 Mile by a large vacant lot and large surface parking areas.  The Suburban Shopping area lies south of the Core and is characterized by strip-mall style development, with deep setbacks, and front yard parking.

Topic Areas Demographics Summary of Recent Planning Studies

2 | Master Plan for downtown

Existing Conditions

Building Form

Streetscape

Circulation & Parking

Future Land Use

Implementation

Clawson, Michigan | 3

Existing Conditions | demographics The City of Clawson is a 2.2-square-mile community located in southern Oakland County between Royal Oak and Troy, 5.5 miles north of the Detroit city limit and about one mile west of I-75. The downtown is centered on the intersection of Fourteen Mile Road and Main Street and is surrounded by neighborhoods with modest homes. Over 50% of the City is developed with single family homes and about 8% is developed with commercial and office uses.

The US Census reports that the 2010 population of Clawson was 11,825, down from 12,732 in 2000. The community is 92% white. The median age of Clawson residents increased from 37.7 years to 39.9 years between 2000 and 2010. This is due to a loss of the City’s population under age 50, which reflects the economic downturn that caused many to leave the area seeking employment elsewhere, as well as an overall trend of declining birth rates.

These factors, combined with longer life expectancy, suggest that the City’s population is likely to continue aging into the foreseeable future. The Southeast Michigan Council of Governments (SEMCOG), a regional planning agency, projects that by 2040, the population of the City may increase to about 12,373 people, including an 82% increase in the over 65 population. This will result in the over 65 population comprising 25% of the City’s total population, compared with 14% in 2010. The issue of providing housing, transportation, and economic opportunity for the aging population is very important for the City of Clawson, as well as the entire region and state.

In early 2014, the Clawson DDA prepared a Downtown Market Analysis with the assistance of Oakland University. In this study, demographics were presented for the primary trade area within a one-mile radius of the center of Clawson.

The research indicates a 2010 population of 14,555 within that trade area that is projected to grow slightly by 2018 (to 14,769). The area’s 2013 median household income was $53,960, which is projected to increase to $64,325 by 2018.

Housing values, depressed over the past several years, are also expected to increase, from $129,913 in 2013 to $152,959 in 2018.

4 | Master Plan for downtown

Current demographics and future forecasts for a community present a picture of its residents and provide insight into their needs.

Future projections show that the city’s population is not expected to increase much beyond what was lost over the past ten years.

However, the aging of the city’s population will impact the need for goods and services as well as building form and transportation.

17 & Under 18% 18-34 25%

60+ 20%

35-59 37%

2040 population projections by SEMCOG (right) shows how age groups may likely shift in the future.

2010 Census Data (left) shows the breakdown of the population by age groups.

17 & Under 18% 18-34 21%

60+ 32%

35-59 29%

Transportation is a major issue for the aging population. For those with mobility issues, it is important to have safe and comfortable alternatives to personal vehicles.

Existing Conditions Building Form

This image from shows a typical Clawson street with modest homes near the downtown area. (Source: Google)



Midlife Junction (20%): Median age is 37, with 20% over age 65; about half are married and have children at home.



Cozy & Comfortable (19%): Median age is 41.7; most married and less than half have children at home.



Metropolitans (17%): Median age is 37, with 25% under age 34; less than half are married with children.



Rustbelt Traditions (7%): Median age is 36 with a mix of married, single, with children and without.



Social Security Set (7%): Median age is 44 with 40% over age 65; most are single with no children at home.

Clawson, Michigan | 5

Implementation

The report notes that all of these market segments tend to be “conservative” or “careful” spenders who enjoy spending time at home or going out in the local community.

Future Land Use

Rustbelt Retirees (28%): Median age is 44.2, but one-third are over age 65; most are married, few have children at home.

Circulation & Parking



Streetscape

The impact of the aging population noted in the Census is also reflected in the profile information provided in the market analysis. In the report, the demographics are aligned with population segments developed by the geographic information systems firm Esri. From over 65 “tapestry segments,” five were found to match the downtown Clawson area (the percentage indicates the composition within the one-mile radius of downtown):

Existing Conditions | summary of reports Over the past ten years, the City of Clawson has actively engaged the public through its planning processes to identify ways to spur economic growth and development within the downtown center. These efforts include the 2004 Downtown Clawson Framework Urban Design Plan, the 2009 City of Clawson Master Plan, the 2013 Downtown Clawson Resource Team Report, the 2012 Downtown Bicycle and Pedestrian Plan, the 2014 Market Analysis, and most recently, the 2014 Downtown Clawson Visioning Report. A brief summary of these studies and plans begins with the most current report:

Visioning Report (2014) This report, completed with assistance from the Main Street Oakland County program, builds on previous planning efforts and identifies key areas of concern based on community-based visioning sessions. The following concepts are discussed:  Clear and concise regulatory and planning documents are needed to guide future development in a consistent and meaningful way.  Standards based on planning efforts will help define, enhance and protect the unique character of Downtown Clawson.  Expansion of the Downtown Development Authority Boundary may encourage optimal economic growth while not adversely affecting the surrounding residential neighborhoods.  Strategies are needed to address the maintenance and reoccupation of vacant properties.  The retail mix needs diversity; the DDA should continue its business retention and recruitment strategies.  A parking management plan will help determine current and future parking needs and strategies to address these needs.  Community integration, communication, and transparency is essential throughout the planning and development process.

6 | Master Plan for downtown

A recent survey of Clawson residents offers the insights illustrated above.

Building Form

This report presents an assessment of the downtown trade area and survey of business owners’ ideas for improving economic opportunities downtown. One of the most important findings is that Clawson business owners, as well as staff and officials, think of the downtown area as serving local residents, but in reality, the downtown serves as a destination for visitors who patronize many of its stores and restaurants. This study echoes the Visioning Report in advocating for clear and easy to understand ordinances for building and signage. Additional recommendations include:

Existing Conditions

Market Analysis (2014)

 Hosting events to draw more visitors downtown

 Raising awareness of downtown as an affordable location to do business The Market Analysis recommends that the  Continuing to pursue improvements that make downtown more City continue to host events that are pedestrian-friendly special for Clawson, such as the car show and block party.

Future Land Use

The City’s 2009 Master Plan includes a chapter dedicated to downtown. Specific goals address downtown and focus on attracting new businesses, improving the identity of downtown, and improving parking and transportation. This plan incorporates the 2004 Urban Design Plan (as an attachment), which recommended several strategies aimed at eliminating incompatible land uses and directing development/ redevelopment in the “traditional” style. The plan defines traditional style as having the following elements:

Circulation & Parking

Master Plan (2009) & Downtown Clawson Framework Urban Design Plan (2004)

Streetscape

 Appealing to residents in nearby cities without downtowns (e.g., Troy, Madison Heights, etc.)

 A network of alleys and streets  Placement of buildings at the street, with “zero” setback

 Opportunities for on-street parking

The 2004 Urban Framework Plan focused  A mix of uses that includes upper floor residential development on the historic resources of the City.

Clawson, Michigan | 7

Implementation

 Restoration of historic building façades with appropriate materials and ground floor windows

 Downtown entry features  Sign standards that are more pedestrian oriented, rather than “highway” oriented Additional strategies included: allowing for increased building heights while maintaining solar access for nearby parcels, and updating the streetscape with better landscaping selections that enhance, rather than detract from, storefront appearances Downtown Clawson Resource Team Report (2013) This report was prepared for the DDA by the National Main Street Center and Main Street Oakland County program and assesses how the DDA is incorporating the Main Street Four-Point Approach™ into its organization. The report discusses strengths and opportunities for organization, promotions, economic restructuring, and design. The design chapter focuses on the need to create a unique identity for Clawson’s downtown as well as to promote education and ongoing communication regarding important design goals for downtown. In addition, the report recommends improving nonmotorized transportation and circulation throughout the downtown. The need for clear standards and regulations is also stressed.

Clawson Downtown Bicycle & Pedestrian Plan (2012) This plan was prepared in conjunction with public input to improve the safety of pedestrians and bicyclists crossing 14 Mile Road and Main Street as well as improve pedestrian connectivity between the four quadrants of Clawson’s downtown. The plan includes:  Road Crossing Improvements: The plan discusses opportunities for adding five crossings/special treatments on 14 Mile and two on Main Street  Bicycle Improvements: the plan recommends a wayfinding system and additional bicycle parking  Pedestrian Streetscape Enhancements: additional landscaping treatments are recommended to soften the hardscape of sidewalks and plazas. An informational kiosk is recommended to guide visitors to key destinations and raise awareness about community events.

Cover image from the 2012 Clawson Downtown Bicycle & Pedestrian Plan

8 | Master Plan for downtown

Existing Conditions

Building Form

Streetscape

Building Form

Circulation & Parking

Future Land Use

Implementation

Clawson, Michigan | 9

Building Form | overview What We Saw Clawson has a strong downtown core comprised of one and two-story buildings, many of which were originally built from the 1920s through the 1950s. Generally speaking, with a few exceptions, the buildings of downtown Clawson have front entrances, generous window coverage at ground level, and are faced with durable materials, such as brick and stone. Many historic façades are intact, but some have been covered or partially covered over the years.

Downtown possesses many quality structures that contribute to a sense of place and identity for the City.

These structures, primarily in the Core of downtown, provide the sense of enclosure and place generally found in a downtown. Generally, buildings provide interest for the pedestrian through the use of architectural details and engaging windows, though some blank walls and obscuring landscaping can be found.

However, moving out of the Core, driveways and surface lots break up the downtown fabric. Particularly in East Downtown (along 14 Mile Road), some buildings are clearly oriented to primarily serve automobile traffic, rather than pedestrian traffic. This issue is compounded by the presence of several vacant lots. In these areas, the building form breaks the sense of place and identity of downtown.

Topic Areas Historic Context Architectural Elements Massing Elevations

10 | Master Plan for downtown

Existing Conditions

Building Form

Streetscape

Circulation & Parking

Future Land Use

Implementation

Clawson, Michigan | 11

Building Form | historic context What Is Working

Benchmark

 Three of the four corners of Main and 14 Mile feature quality buildings from the 1920s, which provide a sense of connection to the city’s past at its most important intersection.

Quality materials, interesting architectural details and inviting ground level features create both a sense of history and vitality for downtown visitors.

 These buildings have been renovated and are currently in use with viable businesses that draw people into the Core.  Though its centerpiece buildings date from the 1920s, the downtown area primarily developed with one-story buildings during the 1950s and 60s.

The restoration and preservation of historic structures adds a feeling of longevity to a downtown. The history of a place comes alive through the ability of visitors to see and touch historic materials and understand how a place evolved over time.

 While the variety of buildings in the downtown could be seen as a lack of unity, the district’s funky eclecticism can also be considered a strength and one of the aspects that sets it apart from nearby downtowns, with its own distinct identity.

What Needs Work  The fourth corner (the northwest corner) of Main and 14 Mile lacks the mass and building form of the other three corners, leaving a gap in the downtown fabric.  While commercial strip centers are part of the district’s mid-century character, inconsistent building setbacks limit the cohesion of the district outside of the historic core.  Some older buildings have been re-cladded with less expensive materials such as EIFS, which obscure their historic character.  Several surface parking lots interrupt the fabric of the downtown, especially with their lack of screening and landscaping.

12 | Master Plan for downtown

This 1920’s era building (above) offers building mass and form well‐suited for downtown. The northwest corner of the Core presents an opportunity for redevelopment that could better anchor the downtown in terms of mass and form (below).

Historic details (bottom) help tell the story of Clawson.

Existing Conditions Building Form

This historic photo (above) shows the traditional downtown corner still exists today (left).

Streetscape Circulation & Parking Future Land Use Implementation

The old Clawson Theater (second from top) still stands (second from bottom) and will be renovated with a retail use adjacent to destination retailer, Leon & Lulu.

Clawson, Michigan | 13

Building Form | architectural elements What Is Working

Benchmark

 Most buildings in the downtown core have windows and other features that provide visual interest by allowing passersby the chance to see activity.

A wide variety of quality architectural building details that fit within the context of individual buildings and the block as a whole is encouraged to create a vibrant downtown.

 Most buildings can be entered from the front, even when rear entry from a parking lot is also provided.  Several buildings include window trim, unique brickwork, shed awnings, and gooseneck light fixtures that add interest and style.  The majority of windows and doors are vertical in proportion and window glazing is clear and nonreflective.

What Needs Work  A number of buildings, especially those set well back or not oriented toward the street, have little in the way of architectural details.  While most buildings have good window coverage on the ground floor, some do not, and these are nearly as effective at discouraging foot traffic as the buildings with larger setbacks and the vacant lots.  Awnings that are not an integral part of the building design detract from the appearance of downtown.  Rooftop equipment is often not screened from view by parapet walls or other methods.

When an integral part of building design (top & above) canopies and awnings can enhance a building. The building below is obscured with Below: The building on the left features complementary awnings and window detail, building materials that are inconsistent with a as contrasted with its neighbor on the right. downtown setting.

14 | Master Plan for downtown

Existing Conditions Building Form Streetscape

This one‐story building (above) includes interesting architectural elements such as awnings, light fixtures, and a unique roof parapet. Although located in a rear parking area, the building below demonstrates positive attention to detail.

Circulation & Parking Future Land Use

Clawson, Michigan | 15

Implementation

The rear of buildings should also incorporate interesting details, especially when they offer pedestrian entrances. In the above example, the awning, entrance door, and planters provide a visual cue for visitors that they are welcome to enter.

Building Form | massing What Is Working

Benchmark

 In general, buildings are human-scaled and most break up continuous walls with vertical architectural elements.

Buildings should be designed to reinforce the street wall, creating a comfortable and interesting environment.

The mass of buildings—their size, shape and volume—frame the outdoor space of a downtown in the form of a street wall. Changes to the vertical and horizontal planes of buildings affect how people perceive the mass of buildings and are an important element in building design.

 Range in building sizes is small enough that there are no jarring transitions between buildings that touch each other.  Wide right-of-way reinforces the district’s suburban character.  Most one-story buildings have high ceilings, cornices or parapet walls that make them feel substantial.

What Needs Work  Buildings that are exceptions to the provision of vertical architectural elements generally have low-quality façades, accentuating the lack of visual interest.  Buildings with large setbacks feel as though they do not continue the downtown fabric.  The Pizza Hut building is low and focused inward, occupying an important corner with a building obscured by landscaping and not in character with any of its neighbors.  Several surface parking lots interrupt the fabric of the downtown, and most of these lots are maintained and landscaped in a way that makes them feel like gaps.

Better defining the boundaries of these spaces could greatly improve the pedestrian experience.  Large vacant lots make the ends of downtown feel further apart than they are. West Downtown in particular feels nearly empty on the south side of 14 Mile despite the presence of several businesses.

16 | Master Plan for downtown

Large vacant lots and small buildings with large setbacks detract from the downtown street wall.

The one story building below enhances its setback area with outdoor dining furniture, adding a feeling of building mass to the street wall.

Existing Conditions Building Form Streetscape

A consistent downtown streetscape along E. 14 Mile Road is maintained by a continuous street wall, punctuated with outdoor dining and street trees. (above). A courtyard (below) helps bridge the gap between two buildings.

Across the street (bottom), the street wall is interrupted with parking lots, signs, and inconsistent building setbacks.

Circulation & Parking Future Land Use

Clawson, Michigan | 17

Implementation

Another example on 14 Mile of how parking lots and vacant property interrupt building massing and the creation of a street wall.

Building Form | elevations What Is Working  Many buildings are faced with high-quality materials that convey a sense of permanence, such as brick.  While natural colors are the dominant palette, there are splashes of color on many buildings that enhance the visual appeal of the downtown and convey a sense of liveliness. This is especially true of the Restaurant Cluster on South Main.  Most buildings have horizontal architectural elements that help define the different parts of the building.  Many businesses have high-quality signage on their frontage.  Many rear elevations in the Core are well-designed and maintained, inviting customers in with awnings and signage.

What Needs Work  Many buildings, particularly those built after the 1940s, have façades at least partly constructed of less attractive materials, some of which have aged poorly.  The hardware store presents a loading zone and an unscreened dumpster to 14 Mile; this utilitarian area could be better screened from the road and sidewalk.  Some businesses have signage that is made of nondurable materials; several panel signs and pole signs in particular look worn out.  When a variety of materials are used on a building, there should be changes in the vertical or horizontal building plane.

18 | Master Plan for downtown

Benchmark Ground floor elevations are the most important building element for pedestrians as they are a point of interaction.

Ample windows, recessed doorways, quality doors and door hardware, awnings, and other interesting architectural details draw pedestrians into buildings as well as along a street.

Upper floors make up the “core” of the building and add architectural interest for downtown visitors. The core of the building should clearly reflect a change in the building structure. This can be done by simplifying materials and design on upper floors and by using projections and recesses for certain building elements. Upper floors should express a rhythm in the placement of windows and other building elements.

The hardware store (below) utilizes prime ground floor elevation for service uses, detracting from the front door of the adjacent business as well as downtown. The building below left shows a change in the vertical and horizontal plane when colors change.

Existing Conditions Building Form Streetscape

Ground floor elevations on the buildings above feature ample windows, recessed doorways, and interesting details. The building below, while using quality materials, lacks a change in the vertical or horizontal building plane, giving the building a 2‐dimensional feel.

Circulation & Parking

Elevations of the building above do a good job of providing ample ground floor window glazing. Improvements to building materials from EIFS to a more durable material, such as brick or stone, would enhance this structure and better tie in with the traditional context of the adjacent buildings to the north. The building below right features brick construction, but is low‐slung and largely obscured by landscaping.

Future Land Use Implementation

Clawson, Michigan | 19

Building Form |

Intentionally Blank

20 | Master Plan for downtown

Existing Conditions

Building Form

Streetscape

Circulation & Parking

Future Land Use

Implementation

Clawson, Michigan

What We Saw Downtown Clawson’s streetscape has changed a great deal over the last half-century. In the past, the roadways served the automobile exclusively, with perpendicular parking along 14 Mile and a wide, four-lane road on Main Street through the heart of downtown. Today, much of the pavement has been reclaimed for sidewalks and planting strips, and Main Street now narrows to better manage traffic in the areas most heavily traversed by pedestrians.

The wide right-of-way provides space for on-street parking and wide sidewalks, though in some locations outside the Core, the space available for sidewalks is not well -used or is inexplicably narrow. Much of the sidewalk in the Core features pavers, with patches of concrete. Sidewalks outside the core are mostly concrete with occasional patches of pavers.

Landscaping in most of Downtown is minimal. Several planting strips can be found on South Main, while the northwest corner of Main and 14 Mile is largely hidden by planting. Street trees are young and do not yet provide significant shade. Placement of trees is highly inconsistent.

Flower baskets hung from streetlamps add a touch of seasonal color.

Streetlights, benches and trash cans are consistent and made with durable materials, though their placement and maintenance is sometimes haphazard. Trash can shells are used in several places to obscure on-the-ground utilities.

One of the great strengths of Downtown is that nearly every dining establishment features outdoor dining; even when not in use, these dining areas make the district feel lively and inviting.

Topic Areas Plantings Amenities Sidewalks Signs

Master Plan for downtown

Existing Conditions

Building Form

Streetscape

Circulation & Parking

Future Land Use

Implementation

Clawson, Michigan

What Is Working

Benchmark

 A small number of businesses, including Leon & Lulu, Clawson Grill, and the establishments in the Restaurant Cluster, have taken a great deal of initiative to enhance their frontage with flowers and other plantings. Michael’s Liquor has also extensively landscaped the base of its sign.

Planting a tree is one of the most significant and valuable actions that can be taken in a community.

If done according to a well thought -out plan, trees will boost property values, shade pedestrians in warm weather, and add color and softness to what could be a very harsh environment.

 The only remaining old-growth street tree on either Main or 14 Mile, at the far south end in the Restaurant Cluster, provides attractive and functional shade for the adjacent outdoor dining areas.

What Needs Work  Street trees are young and do not yet provide shade.

While this will change with time, street trees are also not consistently spaced; in many cases, trees seem to have been left out of the planting plan to avoid placing them in front of businesses. Without further planting, the future stock of mature trees will not provide a consistent or continuous canopy.

Downtown streets should be lined with trees. Off-street parking lots should be partially screened from view with landscaping or screen walls. Annual flowers should be found in every direction, and green areas—like public squares and parks—should be part of the downtown fabric.

 There is ample space for more plantings throughout Downtown, and especially along 14 Mile.  The most landscaped property, on the northwest corner of 14 Mile and Main, has no plantings intended to mature into canopy; the low vegetation is essentially intended to screen the building.  The planting strips that separate sidewalks from parking lots on South Main are scrubby, especially on the west side of the street.  The grass lawns that fall within the right-of-way are underutilized; some of them could be landscaped with more extensive plantings to beautify the area.  The three vacant lots that dot Downtown are generally well-maintained, but the vast expanses of grass feel empty and inhibit pedestrian connectivity.  There are several large expanses of paving that could benefit from more definition, which plantings and knee walls could help provide.  Public parking lots are barren expanses of concrete or asphalt.

Master Plan for downtown

Lack of street trees on E. 14 Mile (above).

Excellent example of streetscape plantings using annual flowers, street trees, and accessories (below).

Existing Conditions Building Form

A low wall with landscaping would improve the appearance of this shopping center (above) by screening cars and containing mulch.

Streetscape

This overgrown shrubbery should be replaced with landscaping more appropriate for downtown, particularly since it is at the key intersection of the Core.

Circulation & Parking

This entry into the Core of downtown could be enhanced with the addition of street trees and parking lot screening.

Future Land Use

The hanging baskets downtown add a touch of color, but more substantial landscaping is needed to enhance this important corner of downtown. Also, the wide paver area in this quadrant could be enhanced with landscaping in new beds or raised planters.

Implementation

While pavers and green space oer interest, the placement of the pavers seems random, as in the example above, where the pavers do not lead to an entrance, as one might expect.

Clawson, Michigan

What Is Working

Benchmark

 Street furniture is durable and uniform in style.

The details of a downtown, including street lights, park benches and public water fountains, reflect the depth of community planning and the civic pride that emanates from downtown property owners and merchants. Part of the charm of a small town business district is the unique physical elements—the details—that set it apart from more sterile commercial areas.

 Street lamps are attractive and different in style from lamps found in other districts.  Street lamps support attractive banners that can be changed seasonally.  The City of Clawson sign prominently reminds people in vehicles passing through where they are.

What Needs Work  Downtown lacks a public gathering place.  Placement of street furniture is often puzzling and seems to have no regular pattern. For instance, one bench is placed in the middle of an alley, facing the street; it is unlikely to be used at this location.

A successful downtown finds the right balance between uniformity and diversity in these physical elements.

 The northwest corner of 14 Mile and Main has an unusually high concentration of street furniture, as though the street treatment was attempting to compensate for the excessively wide sidewalk and the presence of a building out of character with the district.  Placement of bike racks is unpredictable; several are too close to trash cans or benches to allow two bicycles to park. The racks are also drably colored and can be difficult to notice.  Public utilities currently screened by trash can cages might be more effectively screened by plantings.  Additional pedestrian-oriented lighting would be a benefit along paths and sidewalks.  Street furniture, including trash receptacles, should be maintained on a regular basis.

Consistent light poles and luminaires are found in much of downtown (above), but more pedestrian‐ scaled lighting would be a plus.

Master Plan for downtown

Existing Conditions Building Form

Engraved brick pavers at the main corner oer opportunities for community engagement and show civic pride in the downtown.

Streetscape

At this location, the bike rack is placed too close to the trash receptacle and bench to be utilized properly.

Circulation & Parking

Banners on street lamps oer opportunities to raise awareness about Clawson and its events.

Future Land Use

The deciduous trees in the photo above are fuller than those closer to the Core and provide more shade and soften the landscape. Evergreen trees are inappropriate for a downtown setting, especially when they become overgrown.

Implementation

All street furniture should be appropriately maintained. Another method for screening of utilities should be considered.

Clawson, Michigan

What Is Working

Benchmark

 Outdoor dining lends the area a sense of vitality and activity.

Downtowns should be safe, walkable, and barrier-free with minimal conflicts between vehicles and pedestrians as well as accommodations that encourage bicycle traffic.

 Sidewalk pavers in the Core create the sense that this is a distinct district.  Crossings at 14 Mile and Main are timed.  In the Core, there are very few interruptions in the sidewalk.

What Needs Work

Outdoor dining spaces on public sidewalks offer opportunities for restaurants to extend their dining room as well as contribute to a vibrant and engaging street life.

 The boundary between many front parking lots and the sidewalk is ill-defined.  There is only one sidewalk-oriented projecting sign in all of Downtown.  Lighting on the sidewalks is inconsistent. Streetlamps have only one neck, oriented to the street, and much of the remaining sidewalk light is provided by gooseneck fixtures on buildings. In areas where there are no buildings or buildings are set back behind parking lots, the sidewalk can be dark at night.  Outside the Core, many driveways cross the sidewalk.

This restaurant has expanded its structure into the public right of way to accommodate outdoor dining in inclement weather. Given the wide sidewalk in this area, it enhances the streetscape.

A generous sidewalk in key locations offers the opportunity to provide needed amenities, such as this bus shelter on 14 Mile Road (left). No other bus stops in the downtown feature shelters.

Master Plan for downtown

Existing Conditions Building Form

Alleys can be part of the downtown sidewalk system and should be maintained to promote safety and comfort for pedestrians.

People enjoy watching people. Outdoor dining on the sidewalk oers opportunities to engage passersby and creates a feeling of activity downtown.

Streetscape Circulation & Parking

This location on S. Main would benefit from enhanced sidewalk treatment and parking screening.

Future Land Use

Clawson, Michigan

Implementation

This outdoor dining area adds to the street life on E. 14 Mile Road, but would be enhanced with coordinated dining furniture.

The sidewalk in this portion of S. Main Street (above) is broken up by driveways (indicated by yellow dots), which can potentially cause pedestrian�vehicular conflicts and interrupt the pedestrian experience.

What Is Working  Public parking lots can be located with the aid of signs.  Banners on street lights contribute to a sense of place.  City of Clawson sign helps solidify a sense of place.

What Needs Work  Public parking lot signs are generic traffic signs.  Outside of signs pointing drivers to parking lots, there are no wayfinding signs Downtown. Signage pointing pedestrians to various destinations, including places outside of the DDA territory such as parks, the City Hall and the public library, with distances, could be very useful. A district map would be helpful as well, and serve as a cue to visitors to the extent of Downtown and what it has to offer.

Benchmark

Downtown business signs should be eye-catching, easy to read and made of quality durable materials.

Appropriately scaled and designed wall signs, projecting signs, awning signs, window signs, and sidewalk signs clearly identify downtown businesses, engage the pedestrian, and enhance the streetscape.

Individual signs complement the building, positively add to the overall image and character of downtown, and fit in with neighboring buildings.

 In general, public signage does not convey a brand or unified image for downtown.  Pole signs for businesses in East Downtown and West Downtown are in poor repair  Many businesses lack signage facing rear parking lots.

This projecting sign (above) is appropriately scaled for the building and uses quality materials and design. It reflects the quality of the business inside. The pole sign (below) is completely out of scale for downtown in terms of height and area.

This collection of businesses (above) has signage that is appropriate in terms of scale, materials, and lighting. Each sign is unique and reflects the nature of each business.

Master Plan for downtown

Existing Conditions Building Form

These attractive wall signs on N. Main Street (above and right) effectively communicate the type of business they represent.

Externally illuminated wall signs (above and top left) add architectural interest to downtown buildings.

Streetscape

Simple signage on rear entrances helps visitors find their way downtown, especially when parking in off‐street lots at the back of businesses.

Circulation & Parking Future Land Use

Window signs are an integral part of building design and play a key role in retail merchandising. Regularly changed window signs reflect a dynamic business and streetscape.

Stenciled letters (above) allow views inside this shop, enhancing the pedestrian experience. Cluttered windows that block views (below) into shops discourage window shopping and do not contribute a positive image to the streetscape.

Clawson, Michigan

Implementation

While this business (above) is in an area that has been built in a more suburban style, signs such as this pole sign are out of keeping with a pedestrian‐scaled downtown.

Intentionally blank

Master Plan for downtown

Existing Conditions

Building Form

Streetscape

Circulation & Parking

Future Land Use

Implementation

Clawson, Michigan

What We Saw Downtown Clawson is centered on the busy intersection of 14 Mile and Main Street (known as Livernois in the mile road grid). Main Street has been narrowed north and south of 14 Mile in the downtown district, with a single travel lane, turning lanes at intersections, and on-street parking spaces. 14 Mile contains four travel lanes with a left turn lane throughout downtown; there is an additional right turn only lane at Main in both directions. The city’s basic grid layout gives people multiple routes to enter downtown.

One problem area occurs at the Core intersection; Southbound traffic on Main Street north of 14 Mile Road has many violators slipping by on the diagonally striped section to avoid merging into through traffic. This is creating congestion and safety issues.

Clawson’s system of signed bicycle route gives cyclists many options for reaching downtown, but few options for navigating while in downtown, where bicycle parking exists but can be hard to find.

The southbound lane drop on Main, north of 14 Mile, has numerous violators driving across the diagonal striping on the pavement. Congestion is pushing motorists to cut through via Broadacre and the alley to the west. Improvements should be explored.

Public parking lots are generally accessible but are often poorly screened and un-landscaped. Private lots in the downtown run a gamut from well-maintained and well-defined to crumbling asphalt expanses where the boundary between neighboring parking lots is difficult to discern. Circulation in many of these lots is confusing, especially in the lot behind the buildings on the northeast corner of 14 Mile and Main, which is partly public and partly private, with multiple paving surfaces and space orientations, and outdoor storage and dumpsters covering parking spaces.

Downtown has many parking spaces, with roughly 305 off-street public spaces, 85 on-street spaces, 767 marked private spaces, and room for 150-200 more spaces in private lots that are currently unstriped or poorly laid out. All parking is unmetered.

Topic Areas Pedestrian & Bicycle Vehicular Parking Service Areas Source: Google Maps

Master Plan for downtown

Existing Conditions

Building Form

Streetscape

Circulation & Parking

Future Land Use

Implementation

Clawson, Michigan

What Is Working  There are five streets with signed bicycle routes that come directly to downtown.  In general, the narrowing of Main Street north and south of 14 Mile calms traffic and enhances pedestrian safety.  Wide sidewalks in the Core and throughout much of the rest of downtown offer convenience and safety for pedestrians.

What Needs Work

Benchmark

Pedestrians generally do not like to walk more than 150’ out of their way to cross a street. According to the Institute of Transportation Engineers, a marked midblock crossing should be considered when protected intersection crossings are spaced greater than 400 feet apart and pedestrian volumes are high enough to warrant additional crossings. (http://www.ite.org/css/online/DWUT09.html)

 Outside of the primary intersection, there are no additional marked pedestrian crossings in downtown; the nearest signaled pedestrian crossings to the east and west are over half a mile away, while the nearest signaled crossings to the north and south are each over 1,000 feet away.  Once bicyclists reach downtown via a signed bicycle route, there are no further directions regarding routes through downtown.  There are no bicycle lanes downtown; 14 Mile in particular offers little safety for cyclists.  Most downtown parking lots have few places for pedestrians to walk other than in the maneuvering lanes.  In some places, pedestrians exiting cars in the on-street parking bays or buses at signed stops do not have a paved, direct path to the sidewalk.  Pedestrians and cyclists navigating through the mix of public and private parking lots north of 14 Mile have no defined paths to follow.  Many parking lots are open to adjacent public streets, with little or no screening.

14 Mile Rd.

Source: Google Maps

It is 1,100 feet between marked pedestrian crossing areas on Main Street, north of 14 Mile.

Other quadrants have similar conditions.

Master Plan for downtown

Existing Conditions Building Form Streetscape

The above pedestrian alley, also known as a paseo, provides a link from 14 Mile Road to public and private parking areas in the southwest quadrant of the downtown. The placement of the bench could be altered to facilitate pedestrian travel, rather than block it.

Additional amenities and pedestrian lighting along this path would encourage more use and provide for a more interesting downtown stroll.

This bike rack is located in a somewhat random spot; a comprehensive approach to bicycle facilities would make it easier for cyclists to access downtown and find secure parking.

Circulation & Parking

The photo above shows a raised water valve near an active pedestrian crossing area at Main and 14 Mile. This should be adjusted to enhance overall pedestrian safety in the area.

Future Land Use

This location on the west side of Main Street, north of 14 Mile Road, would be a great location for an enhanced eastâ€?west connector for pedestrians. It terminates at the door for Leon & Lulu and passes several other active retail, oďŹƒce, and restaurant uses. In its current condition, it is not welcoming or wellâ€?defined for either pedestrian or vehicular travel.

Clawson, Michigan

Implementation

There is a wide variety of bench styles used in the public right of way throughout downtown. The downtown could require a bench standard or embrace the eclectic nature of what is provided.

What Is Working

Benchmark

 Downtown has parking distributed throughout the district,

The number of parking spaces required in a downtown can be substantially reduced when there is a wide mix of land uses with different peak parking demand characteristics.

For example, office uses typically have little demand after 5 p.m., when restaurant and retail parking demand often increases. A retail shopping center may need 5 spaces per 1,000 square feet of leasable area. That same amount of retail space in a mixed-use environment may be adequately served with 3 to 3.5 spaces per 1,000 square feet.

including on-street spaces, off-street public lots, and offstreet private lots. It is nearly always easy to find a space.

 Public lots that are shared among uses allow downtown to provide ample parking for visitors without providing an oversupply of parking relative to actual at-one-time demand. This helps minimize the amount of land in the district devoted to pavement.

What Needs Work

 Many private lots are unstriped or inefficiently laid out.  In two locations, both north of 14 Mile, it is difficult to distinguish the boundary between public and private lots; particularly northeast of 14 Mile and Main, the private lot is cluttered with signage.

 The half-public/half-private lot northeast of 14 Mile and Main has spaces that are covered by outdoor storage and dumpsters. This space is generally disorganized and aesthetically unappealing.

 The lot of Main Street Liquor is in poor repair, unstriped, and has boundaries that are difficult to distinguish. Parking lots along Bowers Street are in generally poor repair and abut this lot.

 Parking lots on the south side of 14 Mile in East Downtown have little sense of separation from the sidewalk other than bumper blocks; this is an issue repeated at the north and south ends of downtown on the east side of Main.

 The Pizza Hut parking lot is inefficiently laid out, and its boundaries with respect to neighboring parking lots are ambiguous.

 Parking in the alleys between buildings on the north side of 14 Mile in West Downtown is haphazard.

 The public lot southeast of 14 Mile and Main is aesthetically unappealing.

 Parking time limits in the public lots are unreasonably short in most cases; one-hour parking is inadequate for visitors seeking to visit more than one business, especially if one of those businesses is a restaurant.

 Parking lots in some sections of downtown are located in front of buildings.

 There are some on-street parking spaces on 14 Mile that are too close to existing fire hydrants.

Master Plan for downtown

Examples above show both unscreened and well‐ screened off‐street parking areas.

Existing Conditions Building Form

This private lot (above) provides no screening and spills out into the overly wide driveway.

Where possible, the space separating the pedestrian from the vehicular parking area should be well defined and attractive. The use of bumper blocks can be minimized by adding 4 inch high curbing (which allows vehicles to overhang) and a knee wall or landscaping. If bumper blocks are used, they can be designed to be more accessible to those requiring barrier free access.

Future Land Use

Some parking spaces on 14 Mile Road (below ) are located immediately adjacent to a fire hydrant. Parking is not permitted within 15’ of a hydrant per the Michigan Vehicle Code.

Circulation & Parking

If public and private parking areas can be developed and operated in a coordinated fashion, it sends a positive message to customers and it yields more total parking spaces for all users to share.

Streetscape

The parking areas north of 14 Mile Road and east of Main Street (above) would benefit from a coordinated striping plan and enhanced layout.

The lot has a mix of striping colors (should be white with blue for barrier free spaces), awkward aisle placement, and ineďŹƒcient design.

Implementation

Clawson, Michigan

What Is Working

Benchmark

 Most public alleys are kept clear.

Downtown should have a system of accessible service areas separate from public roads and sidewalks.

Such areas should be integrated with public parking lots and inviting rear business entrances.

 Loading and unloading are mostly kept off the public streets.

What Needs Work  Quality of dumpster screening is inconsistent, and some dumpsters are not screened, including one in the alley leading to the public parking lot southeast of 14 Mile and Main and the hardware store dumpster, which is visible from 14 Mile.  The hardware store loading area is immediately adjacent to the sidewalk along 14 Mile and completely unscreened.  Several other loading zones have the potential to conflict with parking spaces in public lots.  Opportunities exist for rear facades and service areas to be enhanced for customer entry, outdoor gathering / dining, employee break areas, and more.

Attractive rear entrances are a great way to accommodate patrons of who use off‐street parking lots behind businesses . These entrances also help encourage visitors to park in one location and go to multiple shops.

Loading and service needs should be accommodated out of view whenever possible, especially with the mix of uses as shown above.

Master Plan for downtown

Existing Conditions Building Form

Dumpster screening is lacking in many areas downtown. In some cases, exposed dumpsters are directly adjacent to pedestrian areas.

Streetscape

The service area above also provides barrier�free parking spaces, but the spaces are not striped and signed properly. The change in rear wall location from one building to another also provides an opportunity to create a unique space close to the building while still providing required parking.

Circulation & Parking Future Land Use

The use of murals and public art can enhance an otherwise unremarkable service area.

It can also assist businesses in balancing the dual role of addressing service needs and providing an attractive rear entry for patrons.

Implementation

Clawson, Michigan

Intentionally blank

Master Plan for downtown

Existing Conditions

Building Form

Streetscape

Future land use

Circulation & Parking

Future Land Use

Implementation

43

Clawson, Michigan |

Future LandUse | goals & objectives Overview Development and redevelopment in downtown Clawson should achieve certain goals and objectives that reflect the community’s vision for how downtown will look and function. Land use policy and decisions are guided by the framework illustrated in the future land use plan.

Goals describe the community’s vision for the future. Objectives describe how the community can achieve the goals. This Master Plan Update will consider goals and objectives from previous planning studies in conjunction with public input and current demographic and economic data to refine goals and objectives for the future.

GOALS & OBJECTIVES Goal: Regulations. Building and site regulations should produce consistent results and provide clear guidance for development and enforcement.

Objective: Refine existing development regulations in conjunction with the recommendations and vision of the Downtown Master Plan.

Objective: Adopt specific text- and graphic-based design guidelines for developers and business owners seeking to develop, expand, or improve a downtown building.

Goal: Downtown expansion. The Downtown area should be expanded to create more opportunities for development and redevelopment in a way that complements the vision of a vibrant, walkable area, while protecting existing residential areas. The expansion area should be distinct from, yet complementary, to the primary core area.

Objective: Reconsider downtown Clawson as three distinct areas as recommended in the Downtown Clawson Visioning Report and further considered in this plan: the Downtown Core, the Core Fringe, and Core Residential. (See Future Land Use Map on page 32).

Goal: Business mix. The business mix of downtown should include both destination and neighborhood businesses that attract visitors from the region while also serving the needs of Clawson residents.

Objective: Continue marketing activities aimed at bringing visitors to downtown Clawson, while offering support to local business owners to help them grow and succeed.

Objective: Create development review procedures and building regulations that are clear and easy to understand.

Objective: Ensure the development review process is efficient and consistent.

44

| Master Plan for downtown

Objective: Enhance public parking areas by maximizing the number of parking spaces while improving circulation and wayfinding.

Objective: Assist property owners willing to share private spaces to maximize parking areas and improve aesthetics.

Existing Conditions

Goal: Parking. Parking in the downtown area should be convenient for vehicles and bicycles, allowing visitors to easily find parking both on-street and off-street in well-lit, safe, and attractive parking areas.

Objective: Improve screening requirements to buffer parking areas from view.

Goal: Physical design. Downtown Clawson should have an authentic and perceptible identity that sets it apart from neighboring downtowns. Public and private improvements that enhance walkability and the pedestrian experience should be encouraged.

Objective: Create opportunities for art throughout the downtown area on both public and private property. Consider ways in which art can serve a function, such as for seating, bicycle parking, screening, and wayfinding.

Objective: Encourage unique signage that expresses business character while respecting the building upon which it is located.

Goal: Historic preservation. Historic structures should be preserved to tell the story of Clawson and how it evolved over time.

Circulation & Parking

Objective: Develop a plan to strategically place visually impactful landscape improvements, such as greenwalls and decorative planter boxes, at locations throughout the downtown districts.

Streetscape

Objective: Utilize physical design elements and building form to a create vibrant, cohesive, and pedestrian-oriented downtown. The ground floor of new buildings should have high ceilings and all street-facing facades should have design elements to foster pedestrian activity.

Building Form

Objective: Document parking demand during peak hours on at least a yearly basis to assist ongoing efforts to effectively manage parking within the DDA district.

Objective: Explore historic designation at the State, National or local level that helps raise the awareness of the historic resources downtown.

Future Land Use

Objective: Refine development regulations to ensure that additions and improvements respect and complement existing historic structures.

Goal: Vacant lots and buildings. Complete the fabric of Downtown Clawson to provide a continuous streetscape for pedestrians and additional economic opportunity for property owners and businesses.

Objective: Update and enforce property and blight maintenance standards to improve and maintain the appearance of downtown.

Clawson, Michigan |

45

Implementation

Objective: Develop short-term and long-term strategies aimed at ensuring that all parcels in the downtown area contribute to the vitality and economy of downtown.

Future LandUse | plan

This future land use map utilizes the downtown framework developed in the 2014 Downtown Clawson Visioning Report, which recommends the establishment of a Downtown Core and Core Fringe, and further expands on this idea by proposing a Core Residential area. Areas marked Core Residential are considered part of the greater downtown but are likely to maintain their current use well into the future.

This map does not change the zoning of any property and does not imply that rezoning of any particular property is imminent. It outlines how the City must think about land in the downtown over the long-term if it wishes to give tis downtown room to grow organically.

46

| Master Plan for downtown

Existing Conditions

FUTURE LAND USE—DOWNTOWN CORE



Building Form

Downtown Core. The Downtown Core is the hub of downtown. The existing building stock consists entirely of one and two-story structures, and reflects the city’s history of rapid growth in the mid20th century. Though Downtown Clawson already has successful pieces in place, there are many ways in which the district could be made stronger and more vibrant. The core of downtown includes the primary intersection of 14 Mile and Main Street and is anchored by the highest concentration of historic structures. The identity of Clawson should start in the center and work its way outward. The following Planning Principles should apply in the Downtown Core: Building Form: Vibrant downtowns are dependent on a building form that is designed to encourage pedestrian traffic by framing the public realm in a way that is interesting, safe, comfortable, engaging, and attractive. Many existing buildings in the Downtown Core exemplify this strategy nicely by being set at the front property line with no front setback and no front yard parking. This pattern should continue throughout the Downtown Core.



Building materials: Natural materials including brick, stone, and wood are found in the Downtown Core and should be primary materials used in renovation and new construction. Lesser quality manmade materials including EIFS should be minimized, if used at all.



Building elements: Awnings, exterior lighting, and business signage should be considered part of the building design and should complement the building as well as the businesses located within. When used, awnings should be functional rather than decorative and be placed so as to provide climate protection for pedestrians.



Rear entrances: When provided, rear entrances provide another opportunity for businesses to pique the interest of shoppers. These entrances should be clean, well-lit and attractive.

Clawson, Michigan |

Implementation

Building height: The existing one-two story building height is appropriate for downtown and fits the City’s historic context. One story buildings should be tall enough to contribute to a sense of presence to downtown by framing the edge of the public realm and incorporating design elements that engage the pedestrian. Taller buildings, up to three stories, may be compatible with other buildings in the Core when the third floor is set back from the street-facing façade.

Future Land Use



Circulation & Parking

Building setbacks: Development and redevelopment should be set at the front property line or within five feet and may fill the width of the property with no side setbacks. Minor variations are permissible for courtyards, recessed outdoor dining areas, and similar features. Building entrances should be accommodated both in the front and in the rear.

Rear entrances should be easy to identify, secure, and attractive. Spaces between buildings (mid-block pedestrian pathways) that run from the street right-of-way to a rear parking area should be enhanced with landscaping or art to draw people from the parking areas out to the downtown sidewalks to encourage visits to multiple destinations.

One pedestrian pathway is desirable for every block in the downtown district.

Streetscape



47

Future LandUse | plan 



Streetscape: While buildings frame the streets and set the stage for the downtown identity, the elements found within the streetscape showcase the City’s investment and commitment to Downtown. Changes in the downtown environment means that visitors have the opportunity to see something different with each visit. 

Landscaping: Living materials in the streetscape that change with the seasons contribute to a sense of change and growth downtown. Deciduous trees that are columnar in shape can soften the built environment and offer some climate protection for pedestrians while minimizing the impact on views to ground floor business display windows and signs.



Planters and pots: These smaller opportunities for landscaping offer additional places for color and texture to soften the landscape. Flower baskets hanging on the streetlights should be identical or present a discernable pattern as well as be ample enough to fit the scale of the streetscape. Individual businesses can use unique pots and planters to add color and interest to their front and rear entrances.



Blank walls can be enhanced with vertical landscaping that adds interest and color, and often requires little maintenance. Such spaces also offer the opportunity for artwork in the form of murals or sculpture.

Circulation & Parking: Parking in the downtown area should be located on the street or behind businesses in existing parking lots. 

Employees should always be using off-street parking, leaving the most convenient spaces for customers.



Whether public or private, parking lots should be well-lit, safe, and attractive. Private lots should support multiple businesses, which will encourage more traffic for all businesses.



Where parking abuts a street, park, or plaza area, low landscape screening and/or screenwalls should be in place.



On-street parking spaces should be regulated so that parking is limited to no more than two hours in duration, allowing these spaces turn over for new customers throughout the day.

DOWNTOWN QUADRANT IMPROVEMENTS The planning principles discussed in the previous section are explained in more detail in the illustrations of downtown quadrants that follow.

48

| Master Plan for downtown

Existing Conditions

Downtown Quadrant Improvements: Northeast Corner of Main Street and 14 Mile Road N

N. Main Street

The existing screening on the Bowers side of the parking lot (at the top of the image) is in poor repair and should be replaced.

E. 14 Mile Road

Streetscape

N 3

N. Main Street

1 Circulation & Parking

2

Future Land Use

The concept illustrated at right shows the benefit of p u b l i c - p r i v a t e cooperation in parking lot layout and function. The public and private parking areas are r e s t r i p e d a n d landscaped, providing opportunities to soften the hardscape with color and texture.

(1) A defined east-west pedestrian walkway is provided. (2) A new zero-front setback one– or two-story building is shown at the north end to complete the street wall on this important block. (3)

Building Form

Existing Condition of the northeast corner of Main Street and 14 Mile Road. The large parking area is actually a public lot and two private lots.

All lots are striped differently and have different signage, leaving visitors confused and possibly discouraged over finding a place they are permitted to park.

E. 14 Mile Road

Issues to be addressed: Building form: There is an opportunity to better address the gateway to the Downtown Core through a new zero front setback building at the southeast corner of N. Main and Bowers.

Parking for this use should be provided in the rear and/or in the main parking lot.



Parking: New screening and landscaping can help improve the appearance of this parking area as well as better define areas for vehicles and pedestrians. The concept plan (above) shows a new east-west pedestrian walk near the rear façade of the 14 Mile Road buildings.

Clawson, Michigan |

Implementation



49

Future LandUse | plan Downtown Quadrant Improvements: Northwest Corner of Main Street and 14 Mile Road Issues to be addressed:



N

Parki n g & St r eet s c ap e : N ew screening and landscaping can help improve the appearance of this parking area as well as better define areas for vehicles and pedestrians. A key element in the concept plan is a clearly defined east-west pathway from N. Main Street to the Leon & Lulu building, which has an eastfacing entrance in addition to its W. 14 Mile entrance.

N. Main Street

Building form: There are two opportunities to complete the building fabric of the Downtown Core by redeveloping the northwest quadrant. The illustrations at right show concepts for a two-story building at the corner with screened parking at the side and in the rear. In addition, a one-story building could replace the existing car dealership on W. 14 Mile Road. Completing this important downtown frontage will encourage pedestrian activity along this block, promoting multiple destination visits.

W. 14 Mile Road

Existing Condition

N

N. Main Street



1

2

3 W. 14 Mile Road

In the concept above, the parking areas are restriped and landscaped, providing opportunities to soften the hardscape with color and texture (1). Another concept illustrated above is a one-story infill building to replace the auto sales office and lot on W. 14 Mile with a building that better fits the context of the downtown fabric (2). A new two-story building is also shown for the Pizza Hut lot. Pedestrians are accommodated with a new east-west walkway extending west from N. Main Street (3).

50

| Master Plan for downtown

Existing Conditions

Northwest Corner of Main Street and 14 Mile Road

Building Form

Existing Condition on the west side of N. Main Street Streetscape Circulation & Parking

The illustration at right shows a new pedestrian walkway connecting W. 14 Mile Road to N. Main Street via the parking area, offering visitors the opportunity to park anywhere in the downtown and acces s all th at downtown offers. Additional parking lot landscaping softens the appearance of this area.

New pedestrian walkway

Future Land Use

d

The existing free standing restaurant at the heart of the Downtown Core could be redeveloped with a two-story building, as illustrated in the graphic above. Outdoor dining areas and building elements should be intentionally designed with attention to detail for this important corner.

Clawson, Michigan |

51

Implementation

The small office and auto display area on W. 14 Mile Road could be redeveloped with a one-to-two-story building, as illustrated in the graphic above.

Outdoor dining areas, landscape planters, and building elements should be intentionally designed to provide a cohesive look for the property.

oa Mile R W. 14

Future LandUse | plan Downtown Quadrant Improvements: Southwest Corner of Main Street and 14 Mile Road Short Term Issues to be addressed: 

Building form: There is a significant opportunity to complete the building fabric of the Downtown Core by redeveloping the vacant lot on the south side of W. 14 Mile Road. The illustration below shows concepts for a two-story building with parking in the rear. Completing this important downtown frontage will encourage pedestrian activity along this block, promoting multiple destination visits. A pedestrian passageway connects W. 14 Mile Road to the parking behind the building and can serve as open space for landscaping and outdoor dining.



Parking & Streetscape: It is important to entice shoppers to keep walking throughout the downtown area. New screening and landscaping can help improve the appearance of this parking area as well as better define areas for vehicles and pedestrians. Art installations and unique landscaping treatments can soften the hard edges of downtown and give visitors something to remember about Clawson.

W. 14 Mile Road

Existing Condition: South side of W. 14 Mile Road

1

W. 14 Mile Road

2

In the concept above, the parking lot facing W. 14 Mile is screened with a masonry screenwall that is enhanced with decorative panels and flower pots (1). Another conceptual improvement illustrated above is a minor renovation of the Clawson Shoe Repair building. The addition of paint, a new awning, light fixtures, and signage is a simple approach to helping this building contribute to the streetscape and business mix of downtown.

People love to watch people—enlarging the windows of this building gives pedestrians something to look at as they walk down the street (2).

52

| Master Plan for downtown

Issues to be addressed:



Parking & Streetscape: It is important to entice shoppers to keep walking throughout the downtown area. New screening and landscaping can help improve the appearance of parking areas as well as better define areas for vehicles and pedestrians. Art installations and unique landscaping treatments can soften the hard edges of downtown and give visitors something to remember about Clawson.

Streetscape

Building form: There is a significant opportunity to complete the building fabric of the Downtown Core by redeveloping the vacant lot on the south side of W. 14 Mile Road. The top illustration below shows the maximum level of development achievable on the lot at present. Because parking considerations limit feasible development to around 5,000 square feet, it is difficult to achieve full coverage of the lot’s frontage. The gap between buildings is partially covered by screening. The bottom image shows the strip mall on S. Main redeveloped with buildings along the lot line and parking consolidated in the rear.

Building Form



Existing Conditions

Issues to Address and Limitations on Commercial Development on the South Side of West 14 Mile

Circulation & Parking

Looking south from 14 Mile toward the currently vacant lot.

Future Land Use Implementation

Looking northeast from near the intersection of Madison and Main.

Clawson, Michigan |

53

Future LandUse | plan Downtown Quadrant Improvements: Southeast Corner of Main Street and 14 Mile Road Issues to be addressed: 

Building form: For the most part, the existing building fabric of the Downtown Core in this area is intact on S. Main Street. With two exceptions, the buildings are one-story and comprised of brick and stone. Signs and other exterior building elements should fit with the context of the buildings themselves.



Parking & Streetscape: As was noted previously, it is important to entice shoppers to keep walking throughout the downtown area. New screening and landscaping can help improve the appearance of the parking area on S. Main Street. In this lot, dumpster enclosures should be constructed and handicapped parking should be more clearly marked.

The illustrations at right, provided by the Clawson DDA, show planned improvements in progress for the Clawson Grill and Beauty Supply. This building will be dramatically improved by the replacement of the green and red vinyl awning signs with functional awnings that complement and enhance the building, as well as more appropriate signage that reflects the quality of the businesses.

Existing Condition: East side of S. Main

Illustrations above provided by the Clawson DDA

54

| Master Plan for downtown

Existing Conditions Building Form

Artful Alley This illustration shows how a unique art installation—a living greenwall—enhances this alley that links E. 14 Mile to the parking behind the businesses. A string of lights above creates a festive atmosphere. Note the bench placement—welcoming pedestrians rather than blocking their path.

Streetscape Circulation & Parking

After: A dramatic piece of art or vertical landscape wall in the alley can create a memorable place in Downtown Clawson.

Future Land Use

After: Over time, a once-uninviting alley can be transformed through small improvements into a welcoming space where people may even choose to linger. The examples above are in Marshall (left) and Kalamazoo (right).

Clawson, Michigan |

55

Implementation

Existing Condition: South side of E. 14 Mile Road, east of Main St.

The Potential of The Downtown Core with its Current Boundaries The redevelopment potential of the downtown core is strongly tied to the ability of developers to receive a return on their investment. Currently certain areas of the core lack the necessary amount of acreage needed to provide adequate parking for larger buildings. The City prefers an incremental approach to the growth of downtown and presently prioritizes the preservation of single-family homes.

The renderings below show views of potential redevelopment that could likely be achieved with the current amount of land. The image below shows the northwest quadrant of the core, with the Pizza Hut building replaced with a two-story, downtown-style building, a one-story building in place of the car lot, and reconfigured parking and pedestrian accommodations. A new building at 14 Mile and Washington replaces the former Burger King and strengthens the gateway to downtown. The bottom image shows the vacant lot on the south side of West 14 Mile; redevelopment of this lot as it stands is limited to one or two single-story commercial buildings with a maximum area of around 5,000 square feet.

Master Plan for downtown





Building height: Most buildings within the fringe are one-story but two-story buildings could also be appropriate when massing is compatible with adjacent uses and design elements are included that engage the pedestrian.



Building materials: Natural materials such as brick, stone, and wood are found in the Downtown Core and should be primary materials in the Fringe area as well. Lesser quality manmade materials including EIFS are permissible only as minor accent materials, and should be used sparingly to minimize the need for upkeep and maintenance.



Building elements: Awnings, exterior lighting, and business signage should be considered part of the building design and should complement the building as well as the businesses located within. When used, awnings should be functional rather than decorative and be placed so as to provide climate protection for pedestrians.



Rear entrances: When provided, rear entrances offer another opportunity for businesses to pique the interest of shoppers. These entrances should be clean, well-lit and attractive.



Signs: Many businesses have signs near the street, but no complementary sign on the building; in these cases, it is often difficult to visually connect the business to its sign. Allowing small building-mounted signs could significantly increase the legibility of East Downtown.



Landscaping: As described earlier, living materials in the streetscape that change with the seasons contribute to a sense of dynamism and growth downtown. Deciduous trees could be fuller in the Fringe area because there is more space between buildings, reducing the chance that trees would block businesses. Trees should offer some climate protection for pedestrians while minimizing the impact on views to ground floor business display windows and signs.

Clawson, Michigan |

57

Implementation

Streetscape: In the Core Fringe, the streetscape, rather than buildings, will have more influence over the public realm and supporting the identity of the Downtown Core.

Future Land Use

Building setbacks: Buildings for infill and redevelopment should be set back in a pattern that is compatible with adjacent properties. Limited parking may be permitted in the front yard.

Open space, green space, and outdoor dining areas should reach into the front parking area to draw in pedestrians, providing interest and a sense of activity.

Circulation & Parking



Streetscape



Building Form: The outer edges of the Core Fringe are within a seven- to ten-minute walk from the 14 Mile/Main intersection, so it will be important to utilize building forms and other design elements that encourage pedestrian traffic by continuing to frame the public realm in a way that is interesting, safe, comfortable, engaging, and attractive.

Building Form

Core Fringe. The Core Fringe supports the Downtown Core and helps contribute to the identity of downtown Clawson. As recommended in the 2014 Downtown Clawson Visioning Report, defining this expansion area helps the downtown grow while preserving the integrity and character of the surrounding single family residential neighborhoods. Regulations in the Core Fringe area will reflect the looser development pattern that exists while providing consistent direction for redevelopment and improvements. The following Planning Principles should apply in the Downtown Core:

Existing Conditions

FUTURE LAND USE—CORE FRINGE

Future LandUse | plan





Planters and pots: These smaller opportunities for landscaping offer additional places for color and texture to soften the landscape. Flower baskets hanging on the streetlights in this area will soften the landscape but should be different from those in the Core. Pots and baskets should be ample enough to fit the scale of the streetscape. Individual businesses should be encouraged to use unique pots and planters to add color and interest to their front and rear entrances.



Street lighting and furniture: Street amenities should be compatible with the Downtown Core in terms of materials and colors, but should not replicate those in the Core.



Blank walls can be enhanced with vertical landscaping that adds interest and color, and often requires little maintenance. Such spaces also offer the opportunity for artwork in the form of murals or sculpture.



Wayfinding will be an important tool to help visitors navigate through Downtown and find important destinations.

Circulation & Parking: Parking in the Fringe area may be located in the front yard, but also may be placed in the side or rear yard of a business. 

Parking lots should be well-lit, safe, and attractive.



Private lots should support multiple businesses, which will encourage more traffic for all businesses.



Where parking abuts a street, park, or plaza area, low landscape screening and/or screenwalls should be in place.



Employees should always leave the most convenient spaces for customers.

Existing Conditions: The images above show how landscaping and outdoor dining enhance the spaces between buildings and parking or the street.

58

| Master Plan for downtown

Existing Conditions

Examples of Core Fringe Improvement Concepts

Building Form Streetscape

Existing Conditions: The image above shows a typical strip shopping center with parking in the front. This harsh pedestrian environment could be enhanced with landscape treatments and a screenwall for the parking.

Circulation & Parking Future Land Use

Clawson, Michigan |

59

Implementation

The concept above shows how awnings and unique signage can enhance a typical strip shopping center.

Simple screening (decorative fence, brick pillars, and ornamental grass) of the parking area softens the edge of the sidewalk.

Future LandUse | plan FUTURE LAND USE—CORE RESIDENTIAL Core Residential. Thriving downtowns include opportunities for a variety of housing types. In Clawson, single-family residential is the predominant housing type and, while some higher density housing options are desirable in the Downtown Core and Core Fringe, there are a few areas where the single family home remains an integral part of the downtown. It is envisioned in the short-term that residential uses will continue, and the City may wish to consider allowing low-intensity nonresidential uses to encourage a transition that may support redevelopment and development of vacant parcels. Such low-intensity uses might include office and “by-appointment� retail, such as for art or furniture studios. These uses should not require significant parking beyond that which is customary in a residential neighborhood and should otherwise be harmonious with neighboring parcels. It is likely that there will be redevelopment pressure on some of these Core Residential areas. Therefore, at the time of the next Master Plan Update, City may wish to revisit this issue, particularly to study the impact of retaining these areas on redevelopment of Downtown Core areas.

Building Form: Single family residential homes are the only building form found in the Core Residential are; most are detached. This building form should be preserved to maintain the context of these areas. Any additions should be otherwise compatible with other single family areas.

Existing Conditions: These images of Bowers Street illustrate the single-family residential character of the areas adjacent to the downtown area.

60

| Master Plan for downtown

Existing Conditions Building Form Streetscape Circulation & Parking Future Land Use

The Future Land Use Map (repeated from page 46) illustrates the Core Residential area (in blue) where building form will be maintained as single family homes. The City may wish to explore allowing low-impact non-residential uses that may be compatible with adjacent residential areas and also support the downtown.

Implementation

Clawson, Michigan |

61

Future LandUse | plan Faรงade Improvement The following pages, which were presented at an open house, illustrate conceptual short- to midterm faรงade improvements for commercial buildings in the core. Such improvements could be implemented through a combination of changes to the sign and zoning ordinances and funding via a faรงade improvement program. The illustrations also show how infill buildings could complete the fabric of downtown by filling gaps, while screening and trees tie the district together aesthetically.

North Main, East Side (Before)

North Main, East Side (After)

North Main, West Side (Before)

North Main, West Side (After)

62

| Master Plan for downtown

South Main, East Side (Before)

Building Form

Both sides of South Main within one block of 14 Mile & Main feature complete streetwalls. The illustrations primarily focus on signage, awnings, and trees, with two examples of cornice extensions to buildings on the west side.

Existing Conditions

The west side of North Main has much more significant gaps than the east side. The east side illustration addresses blank walls and front yard parking while adding trees. The west side illustration shows an infill building, enhances an existing storefront, shows simple parking lot screening, and shows the beginning of a stronger pedestrian connection across the parking area.

Streetscape

South Main, East Side (After)

Circulation & Parking

South Main, West Side (Before)

Future Land Use

South Main, West Side (After) Implementation

Clawson, Michigan |

63

Future LandUse | plan Improvements for East 14 Mile are focused on signage, awnings, plantings, building materials, and rooflines. Low-cost, non-durable materials are replaced with more durable, visually interesting materials. Panel and internally lighted channel letter signs are replaced with more distinctive designs, and new awnings are functional. Add-on roofs are removed and replaced with cornices that lend the buildings a more authoritative appearance.

East 14 Mile, North Side (Before)

East 14 Mile, North Side (After)

East 14 Mile, South Side (Before)

East 14 Mile, South Side (After)

64

| Master Plan for downtown

West 14 Mile, North Side (Before)

Building Form

Similar concepts are illustrated for the south side; this illustration also shows aesthetic improvements for the public parking lot, including a screen wall and trees.

Existing Conditions

West 14 Mile is characterized my very long blocks on both sides of the street; these illustrations do not show the full blocks. They do, however, address some weak nesses of build form and design in the area. The north side illustrations show plantings and infill buildings, as well as ways that opening up the front of a building with windows can make an area more inviting to pedestrians.

Streetscape

West 14 Mile, North Side (After)

Circulation & Parking

West 14 Mile, South Side (Before)

Future Land Use

West 14 Mile, South Side (After)

Implementation

Clawson, Michigan |

65

Future LandUse | public input Summary of Public Input on Future Land Use Concepts In order to gauge public support for or opposition to certain ideas discussed in this plan, the City launched an online poll. The poll received 304 responses. Important results are summarized below, and full results are available in the appendix.

Q: Which of the options below do you think shows the most appropriate future maximum building height for downtown Clawson?

Summary Based on responses to this question and the text responses at the end of the survey, there is a clear desire for Clawson’s downtown to maintain its friendly, family-oriented nature.

While a plurality of respondents preferred two stories, nearly as many were receptive to three stories, so long as steps were taken to downplay the bulk of a three-story building.

Answer Choices

Responses

2 Stories

41.89%

124

3 Stories

23.31%

69

3 Stories, with 3rd Story Set Back

34.80%

103

Total

66

| Master Plan for downtown

296

Existing Conditions

Q: The areas marked “Core Residential” on the map are currently detached single family homes. Do you think allowing other types of housing, such as townhomes or row houses, would be appropriate over the long-term to help add more choices for downtown living?

Summary

Responses

Yes

67.15%

186

No

33.21%

96

Total

Streetscape

Answer Choices

277

Summary Respondents very strongly supported the longterm concept of allowing homes in the core fringe area to be converted for low-intensity commercial uses.

Circulation & Parking

Q: Over the very long term, the areas marked “Core Fringe” on the map are envisioned to be commercially redeveloped. Do you think allowing small offices, galleries, or other businesses to occupy existing homes would be appropriate in the interim?

Future Land Use

Answer Choices

Responses

Yes

71.43%

195

No

29.67%

81 Implementation

Total

Building Form

There was strong support among respondents for the gradual introduction of a wider variety of housing options on the periphery of downtown in order to bring more residents to the area.

273

Clawson, Michigan |

67

Future LandUse | public input Public Gathering Space In discussions of the plan, the downtown’s lack of a public gathering space was a common theme.

The survey provided sample images of six different types of public gathering spaces: a miniature parklet, a permanent location for the farmer’s market, a small concert stage, a playground, a small park with a focal point, and a formal square. Respondents were asked to rate each option as “very appropriate,” “appropriate,” or “not appropriate.”

More than half of respondents rated the miniature parklet and the permanent location for the farmer’s market as “very appropriate.” The stage was the only other concept for which “very appropriate” was the most common answer. The playground was the only concept for which “not appropriate” was the most common answer.

In general, and in the comments that followed at the end of the survey, there is broad support for a public space in downtown Clawson, if an appropriate location can be found. Some of the concepts presented in the survey are already provided for or could be supported at the City Park or the library.

The Parklet & Market A parklet can take many forms. The image presented in the survey (top left) occupies a handful of on-street parking spaces in Richmond, CA. However, a small public space such as this can also be located in an alley or other, similar space, as shown in the Southeast Quadrant examples. Downtown may be able to accommodate both kinds of parklet.

A permanent market location would ideally accommodate multiple uses. The example below left is in Dexter, MI, and is a dedicated market shed. The conceptual rendering below shows one example of how a market shed could interact with other uses; it houses the stands on market days, and shelters parking spaces on non-market days.

68

| Master Plan for downtown

It is important to note that these concept plans are not intended to identify specific uses for individual properties. Rather, they provide a planning framework of design and functional elements to foster an attractive, pedestrian-oriented downtown. Similar elements that achieve the same overall goals and objectives are acceptable, subject to approval by the City.

The next chapter will outline implementation strategies that support the framework outlined in the future land use chapter.

Streetscape

Wholesale change rarely happens all at once. An incremental approach built around a wellsequenced series of small steps will lead to transformation over a long timeframe. All of the concepts illustrated in this chapter are part of that incremental process.

Building Form

The proposed changes to the Future Land Use map provide a framework for needed regulatory changes. The Zoning Ordinance, Sign Ordinance, and Design Guidelines, amended to reflect this plan, will guide development and redevelopment in downtown Clawson to a form that better reflects the community’s vision for how downtown will look and function in the future. The following pages further illustrate the described concepts as applied to the Downtown Core.

Existing Conditions

CONCLUSION

Circulation & Parking Future Land Use Implementation

Clawson, Michigan |

69

Future LandUse |

Intentionally blank

70

| Master Plan for downtown

Existing Conditions

Building Form

Streetscape

Implementation

Circulation & Parking

Future Land Use

Implementation

Clawson, Michigan | 71

Implementation | strategies Overview The full implementation of the Master Plan for Downtown is likely to take 20 years or longer. The implementation strategies in this chapter will assist the City in putting the key recommendations of the Master Plan to work. The first section discusses the tools that will allow the City to pursue its goals, then follows with an implementation program. The implementation program sets priorities and correlates specific plan proposals with the appropriate implementation tools. These tools should be referred to frequently and used systematically so that the outcome is a consistent program of implementation over whatever period of time is required to achieve the Plan recommendations.

Annual review of the implementation strategies allows the City to adequately budget for needed resources, as well as share and celebrate accomplishments with the community.

Implementation Tools Zoning Plan Zoning is one of the City’s most effective tools for implementing the recommendations of the Master Plan; however, there is not always a direct correlation between the Plan’s future land use designations and the City’s current zoning districts. The reason for this is that the Future Land Use Map represents the City’s preferred long-range land use arrangement for the downtown area, while the Zoning Ordinance regulates specific use and development of property today.

72 | Master Plan for downtown

Central Residential



Central Mixed Use



City Core

Office Service (O‐1)

 

Future Zoning

Local Business (B‐1)

Downtown Core Core Fringe Core Residential

Multiple Family Residential (Low) RM‐1

Existing Zoning

Future Land Use

Central Mixed Development‐2 (CMD‐2)

As shown in the chart at right, the Plan’s land use framework considers three areas as part of Downtown Clawson: the Downtown Core, Core Fringe, and Core Residential. To transform the entire area into the envisioned building form and land use over time, three new zoning districts or overlay districts should be considered to replace the five zoning districts currently in place. The City should consider carefully how best to amend its ordinance to support the Plan.

Zoning Plan

City Center (CC)

The Zoning Plan for Downtown is intended to guide short-term implementation of the long-term recommendations illustrated on the Future Land Use Map (Page 32). The intent of the Zoning Plan is not to identify all areas that would require rezoning to be consistent with the Plan. Rather, the Zoning Plan highlights specific key or priority areas where existing zoning is significantly lacking appropriate standards or would inhibit development in accordance with the Master Plan. Redevelopment envisioned in this plan will be best implemented using form-based code elements.

  



 

A zoning plan shows how future land use categories of the Master Plan (the long range vision) relate to the zoning map (regulatory standards).

Code Enforcement

“Development Ready”

Building Form

To attract development and redevelopment in the downtown area, the City should ensure that the review process is efficient and effective. Now is also the appropriate time to review the community's site plan and special land use approval processes and standards. The standards should clearly set forth any discretionary powers the City feels it must reserve, and the administrative processes applied to review should be rigorous but also transparent and efficient. Once such standards are in place, the Planning Commission must adhere to them consistently when reviewing development proposals. In order to maintain the community’s vision, consistent application of design criteria and development standards will be essential, and the process for development review should be clear and efficient to all involved (property owners, applicants, staff, and approving bodies).

Existing Conditions

Simple code enforcement can often turn the tide with regard to the image of an area. Education and incentives should be the first step to solicit code compliance. When required, however, code enforcement should be consistent in its application throughout downtown, as well as in the issuance of citations and penalties.

Federal and State Grant Programs Streetscape

Federal and State grants are much smaller and more competitive than in their heyday during the 1950’s through the mid-1980’s. There are still programs in place, however, particularly for nonmotorized transportation enhancements and parks and recreation. Proper planning in advance is generally the key to success in securing these grants. Often, the granting agency is particularly interested in innovative projects that stretch the grant dollars or present a concept that is transferable to other communities.

Private & Public Funding

Circulation & Parking

The City utilizes tax increment financing (TIF) through its Downtown Development Authority (DDA), allowing for public investment to leverage private investment. The DDA is also able to receive donations and gifts of money and property. In some cases, issuing bonds or special assessments to fund improvements may be appropriate. Local businesses and philanthropic groups may be interested in contributing financially to improvements to the downtown area; many foundations have their own grant application processes. Crowd-funding is a newer resource that may be used to generate interest and financial participation from the community. Community lenders may be able to assist the DDA with the development of revolving loan funds to assist property owners with redevelopment.

Future Land Use

Implementation Strategies

Clawson, Michigan

Implementation

The implementation strategies on the following pages address the goals and objectives of the Downtown Plan and will establish a lead body (typically the Planning Commission, DDA, or City Administration) and general timeframes. These strategies constitute actions or series of actions that can be taken to reach stated objectives, after which the work will typically change to achieve a follow-up objective. The assignment of responsible boards/staff (the “lead’ for the task) and timeframes should be completed immediately after the Plan is adopted.

Implementation | strategies A. GOAL: Regulations. Building and site regulations should produce consistent results and provide clear guidance for development and enforcement.

B. GOAL: Downtown Expansion. The Downtown area should be expanded to create more opportunities for development and redevelopment in a way that complements the vision of a vibrant, walkable area, while protecting existing residential areas. The expansion area should be distinct from, yet complementary, to the primary core area.

Strategies (See also Goals C-D-E-F-G)

Zoning Standards: Refine existing development regulations in conjunction with the recommendations and vision of the Downtown Master Plan, using the concepts and models in the plan.

1. Zoning Districts: Amend existing zoning or create new zoning districts to reflect the land use envisioned for the three downtown areas. Consider non-residential, non-office uses for upper floors that preserve the character of downtown, such as dance and martial arts studios, artist and craft space, and galleries. Develop guidelines to permit innovative uses such as shared kitchens, pop-ups, and entrepreneurship incubators.

Extend the lives of historic residential structures through adaptive reuse by allowing nonresidential uses that are generally compatible with surrounding uses.

2. Form-Based Regulations: Form-based zoning ordinance elements will utilize desired physical design elements and building form to create regulatory standards for a vibrant, cohesive, and pedestrian-oriented downtown. The ground floor of new buildings should have high ceilings and all street-facing façades should have design elements to foster pedestrian activity.

3. Parking: Review parking standards to ensure they are up-to-date. Adopt flexible parking standards that work within the context of a site plan and mutual agreements to reduce parking requirements where feasible.

4. Landscaping & Screening: Improve screening requirements to buffer parking areas from view.

Design Guidelines: Adopt specific text- and graphic-based design guidelines for developers and business owners seeking to develop, expand, or improve a downtown building. Use updated Zoning Ordinance standards as the foundation; refer to “Physical Design” (F) goal for additional support.

In addition, ensure that design guidelines adequately address historic structures by ensuring that additions and improvements respect and complement existing historic structures.

Sign Standards: Amend the sign ordinance to encourage unique signage that expresses business character while respecting the building upon which it is located. Consider sign provisions that allow businesses to have a quantity of signs reflective of their location relative to the street.

Development Review Process: Create development review procedures and building regulations that are clear and easy to understand. Ensure that the development review process is efficient, transparent, and consistent.

74 | Master Plan for downtown

Lead

Time Frame

Lead

Strategies (See also “Development Review Process” under Goals A-B)

Time Frame

Building Form

Marketing: Continue marketing activities aimed at bringing visitors to downtown Clawson, while offering support to local business owners to help them grow and succeed. Develop online and print tools to promote awareness of downtown businesses.

D. GOAL: Parking & Circulation. Parking in the downtown area should be convenient for vehicles and bicycles, allowing visitors to easily find parking both on-street and off-street in well-lit, safe, and attractive parking areas.

Lead

Public Parking Lot Improvements: Enhance public parking areas by maximizing the number of parking spaces while improving circulation and wayfinding.

Circulation & Parking

Time Frame

Streetscape

Business Recruitment Strategy: Develop a business recruitment strategy that includes 1) an inventory of existing buildings, 2) an action plan, and 3) a business recruitment package.

Strategies (See also “Zoning Standards” under Goals A-B)

Existing Conditions

C. GOAL: Business Mix. The business mix of downtown should include both destination and neighborhood businesses that attract visitors from the region while also serving the needs of Clawson residents.

Bicycle Parking: Partner with businesses to improve secure bicycle parking options; consider a design contest to produce for artful, eye-catching bike racks.

Future Land Use

Private Parking Lot Improvements: Assist property owners willing to share private spaces to maximize parking areas and improve aesthetics.

Annual Parking Evaluation: Document parking demand during peak hours on at least a yearly basis to assist ongoing efforts to effectively manage parking within the DDA district.

Lead

Strategies (See also “Zoning Standards” & “Design Guidelines” under Goals A-B)

Time Frame

Historic Designations: Explore historic designation at the state, national or local level that helps raise the awareness of the historic resources downtown.

Clawson, Michigan | 75

Implementation

E. GOAL: Historic Preservation. Historic structures should be preserved to tell the story of Clawson and how it evolved over time.

Implementation | strategies F.

GOAL: Physical Design & Appearance. Downtown Clawson should have an authentic and perceptible identity that sets it apart from neighboring downtowns. Public and private improvements that enhance walkability and the pedestrian experience should be encouraged.

Strategies (See also “Zoning Standards” under Goals A-B)

Lead

Time Frame

Art: Create opportunities for art throughout the downtown area on both public and private property. Consider ways in which art can serve a function, such as for seating, bicycle parking, screening, and wayfinding.

Streetscape Improvements: Develop a plan to strategically place visually impactful landscape improvements, such as greenwalls and decorative planter boxes, at locations throughout the downtown districts.

Non-Motorized Transportation Improvements: Continue seeking funding for the remaining proposed pedestrian islands on 14 Mile; complement these efforts with signaled crossings on Main closer to 14 Mile.

Wayfinding: Develop a system of in-town wayfinding and directional signage: 1. Inventory the important sites and districts in the City that might benefit from signage guiding visitors to them. Businesses willing to fund the system may be included in this process.

2. Identify locations where wayfinding signs are appropriate and determine the destinations to place on each sign. As a first step, consider using a free service such as walkyourcity.org to gauge the effectiveness of signage locations.

3. Place a map with walking distances in an appropriate location downtown. (see next page) Code Enforcement: Update and enforce property and blight maintenance standards to improve and maintain the appearance of downtown.

G. GOAL: Vacant Lots and Buildings. Complete the fabric of Downtown Clawson to provide a continuous streetscape for pedestrians and additional economic opportunity for property owners and businesses.

Strategies (See also “Zoning Standards” under Goals A-B)

Upper Floor Redevelopment: Create a program to promote upper floor redevelopment to downtown property owners, highlighting financial benefits.

Financial Tools: Seek capital to fund matching loans for life safety and other upper floor improvements that enable residential conversions.

Ground Floor Windows: Require appropriate temporary solutions to empty ground floor establishments that create a sense of vibrancy and sense of excitement for what is to come. These solutions may include art, signage, temporary uses, etc.

Vacant Lots: Require appropriate mid- to long-term strategies for vacant lots that allow currently empty spaces to contribute to the streetscape. This may include public art, screening, or temporary uses.

76 | Master Plan for downtown

Lead

Time Frame

Lead

Strategies

Time Frame

Annual Review: Review the implementation strategies annually and celebrate benchmarks achieved, tasks completed, and outstanding items. Share this review with the community and all participants of the financial program.

Streetscape

Financial Program: Create a comprehensive program for funding short-, mid-, and long -range improvements for public and private investment. Consider a diverse approach to funding that taps into as many resources as possible. Assist property owners with financial resources such as façade grants and revolving loan funds to facilitate quality redevelopment.

Building Form

Prioritization: Refine the implementation strategies and create a realistic time frame for actions to be initiated, benchmarked, and completed. Assign lead bodies (City staff, Planning Commission, DDA) who will lead each task.

Existing Conditions

H. GOAL: Funding. Ensure that the implementation strategies associated with this Downtown Master Plan are adequately and consistently funded from initiation to completion.

Circulation & Parking Future Land Use Implementation

Examples of wayfinding signage. Above: conceptual design for a sign at 14 & Main. Right: Not all downtown maps must be metal and plastic kiosks. They can be integrated into the downtown fabric, as this example on a building wall in Chelsea, MI, shows.

Clawson, Michigan | 77

Implementation |

Intentionally blank

78 | Master Plan for downtown

Existing Conditions Building Form

Building Form Streetscape

Streetscape

Circulation Circulation & Parking & Parking

Future Future Land Use Land Use

Implementation

Implementation

Clawson, Michigan | 1

Existing Conditions

Appendix



Supplemental plans and concepts for the long-term



Parking study



Notice of intent to plan



Notice of public hearing



Transmittal of document for agency review/Responses



Resolution of adoption by Planning Commission



Resolution of adoption by City Council

Master Plan for downtown

A Fully Redeveloped Downtown Core

Existing Conditions

Building Form

Building Form

Streetscape

Streetscape

View from the southeast.

Existing Conditions

These two views below illustrate a vision for a redeveloped downtown Clawson as it may look over the very long-term. The top image shows a complete, cohesive district that builds on the strengths of the district today, with a somewhat expanded downtown footprint. The bottom image shows a new western gateway, with buildings lining the south side of 14 Mile and a new structure on the north side that occupies the corner and projects downtown character. In order to achieve a similar development pattern, the City will have to consider expansion of the district to accommodate the amount of parking needed to support redevelopment, particularly along 14 Mile in western downtown.

Circulation Circulation & Parking & Parking

View from the northwest.

Future Future Land Use Land Use

Implementation

Implementation

Clawson, Michigan | 3

Downtown Quadrant Improvements: Southwest Corner of Main Street and 14 Mile Road Long Term The image below illustrates a concept for the long-term redevelopment of the south side of W 14 Mile, taking into account the sort of change that will be necessary to accommodate growth at a slightly larger scale than can be currently achieved. 

Building form: The south side of 14 Mile has a small number of buildings that are set at the front lot line, but for the most part is vacant or set aside for parking. Pulling development up to the sidewalk and eliminating long stretches of vacant lot or pavement will help make this area feel like a part of downtown. The illustration below shows a mix of one and two-story buildings set at the front lot line where development is currently inconsistent. In order to accommodate this development, the commercial district has been pushed south to Jefferson Street.



Parking & Streetscape: The major challenge to redevelopment of the commercial lots on the south side of 14 Mile is the very shallow depth of the lots. The industry standard for commercial space calls for a minimum depth of 80 feet. With a rear alley for loading and unloading, no space is left behind the building for parking, regardless of the height of the building. Over the long-term, in order to enable development in this portion of downtown, the Zoning Ordinance will need to address the provision of off-street parking in this area. Otherwise, redevelopment at any scale is less likely to occur. The parking study on the following page illustrates the difficulty of redevelopment under current circumstances.

1 2

3

In the concept above, the commercial area extends from 14 Mile to Jefferson, enabling the redevelopment of currently vacant and underdeveloped lots along the south side of 14 Mile with one and two-story buildings (1). A rear parking lot has been heavily screened from homes across Jefferson (2). On Main Street, the strip mall with parking in the front has been redeveloped with a more downtown-appropriate building form (3). The parcel at the north side of Jefferson and Main could also be redeveloped with a two story building (not illustrated).

4 | Master Plan for downtown

Parking Study for Southwest Quadrant Redevelopment Existing Conditions

Existing Conditions

Unit 2: 1 story, GFA 12,800 sq If all retail/office: @4 spaces/1,000 sq = 51 spaces

Building Form

Building Form

Unit 3: 2 story, GFA 38,400 sq If all retail/office: @4 spaces/1,000 sq = 154 spaces If upper floor residen al: @4 spaces/1,000 sq = 77 spaces + 16 units @1.5 spaces/unit* = 24 spaces Total = 101

Streetscape

Streetscape

216.5’ from sidewalk on 14 Mile to sidewalk on Jefferson

All Buildings: 80’ deep Unit 1: 2 story, GFA 28,800 sq If all retail/office: @4 spaces/1,000 sq = 115 spaces If upper floor residen al: @4 spaces/1,000 sq = 58 spaces + 12 units @1.5 spaces/unit* = 18 spaces Total = 76

Jefferson

14 Mile Road

Unit 1

*1,200 sq residen al units

Future

Spaces provided in this layout: 102

Circulation

Total if all buildings one‐story retail: 186 spaces

Land Use

40’

Total if all upper floor is residen al: 228 spaces & Parking

22’

20’ drive lane

Unit 2

24’ Alley

Total if all retail/office: 320 spaces

15’ pedestrian paseo

This layout can be adjusted to yield more parking spaces; however, the difference between required spaces and available space remains substan al regardless of layout.

10‐foot screening greenbelt with 3‐foot screen wall

North Clawson, Michigan | 5

Implementation

Implementation

Unit 3

January 31, 2015 SEMCOG 535 GRISWOLD ST., STE. 300 DETROIT, MI 48226-3602 RE:

Notice of Intent to Plan City of Clawson

To Whom It May Concern: Pursuant to the requirements of Section 125.3839 (2) of the Michigan Planning Enabling Act, this notification is to inform you of the City of Clawson’s intent to update the City’s Master Plan through the preparation of a Downtown Master Plan. As required by the Michigan Planning Enabling Act, a copy of the draft Plan will be made available to you for your review and comment in advance of the City’s public hearing.

We welcome you to follow the progress of the plan update on the City of Clawson Downtown Development Authority Webpage: www.downtownclawson.com The City of Clawson intends to provide further information on the Plan through electronic mail, as permitted through the state statute referenced above. If you would like to receive any future notices regarding the Clawson Master Plan Update process through first class mail delivery, please e-mail your request along to James Albus, Director of Building and Planning at jalbus@cityofclawson.com.

Please feel free to contact the City’s Downtown Development Authority at 248.435.5299 if you have any questions. We look forward to your input as we prepare this update to the City’s Master Plan.

Sincerely, CLAWSON PLANNING COMMISSION

Bob Blanchette, Chair City of Clawson 425 N. Main Street Clawson, MI 48017

January 31, 2015 CITY OF ROYAL OAK PLANNING COMMISSION 211 SOUTH WILLIAMS STREET ROYAL OAK, 48067-2619 RE:

Notice of Intent to Plan City of Clawson

To Whom It May Concern: Pursuant to the requirements of Section 125.3839 (2) of the Michigan Planning Enabling Act, this notification is to inform you of the City of Clawson’s intent to update the City’s Master Plan through the preparation of a Downtown Master Plan. As required by the Michigan Planning Enabling Act, a copy of the draft Plan will be made available to you for your review and comment in advance of the City’s public hearing.

We welcome you to follow the progress of the plan update on the City of Clawson Downtown Development Authority Webpage: www.downtownclawson.com The City of Clawson intends to provide further information on the Plan through electronic mail, as permitted through the state statute referenced above. If you would like to receive any future notices regarding the Clawson Master Plan Update process through first class mail delivery, please e-mail your request along to James Albus, Director of Building and Planning at jalbus@cityofclawson.com.

Please feel free to contact the City’s Downtown Development Authority at 248.435.5299 if you have any questions. We look forward to your input as we prepare this update to the City’s Master Plan.

Sincerely, CLAWSON PLANNING COMMISSION

Bob Blanchette, Chair City of Clawson 425 N. Main Street Clawson, MI 48017

January 31, 2015 OAKLAND COUNTY PLANNING & ECONOMIC DEVELOPMENT SERVICES COUNTY SERVICE CENTER 1200 N. TELEGRAPH RD., BUILDING 34 EAST PONTIAC, MI 48341 RE:

Notice of Intent to Plan City of Clawson

To Whom It May Concern: Pursuant to the requirements of Section 125.3839 (2) of the Michigan Planning Enabling Act, this notification is to inform you of the City of Clawson’s intent to update the City’s Master Plan through the preparation of a Downtown Master Plan. As required by the Michigan Planning Enabling Act, a copy of the draft Plan will be made available to you for your review and comment in advance of the City’s public hearing.

We welcome you to follow the progress of the plan update on the City of Clawson Downtown Development Authority Webpage: www.downtownclawson.com The City of Clawson intends to provide further information on the Plan through electronic mail, as permitted through the state statute referenced above. If you would like to receive any future notices regarding the Clawson Master Plan Update process through first class mail delivery, please e-mail your request along to James Albus, Director of Building and Planning at jalbus@cityofclawson.com.

Please feel free to contact the City’s Downtown Development Authority at 248.435.5299 if you have any questions. We look forward to your input as we prepare this update to the City’s Master Plan.

Sincerely, CLAWSON PLANNING COMMISSION

Bob Blanchette, Chair City of Clawson 425 N. Main Street Clawson, MI 48017

January 31, 2015 CITY OF TROY PLANNING COMMISSION 500 W. Big Beaver Rd Troy, Michigan 48084 RE:

Notice of Intent to Plan City of Clawson

To Whom It May Concern: Pursuant to the requirements of Section 125.3839 (2) of the Michigan Planning Enabling Act, this notification is to inform you of the City of Clawson’s intent to update the City’s Master Plan through the preparation of a Downtown Master Plan. As required by the Michigan Planning Enabling Act, a copy of the draft Plan will be made available to you for your review and comment in advance of the City’s public hearing.

We welcome you to follow the progress of the plan update on the City of Clawson Downtown Development Authority Webpage: www.downtownclawson.com The City of Clawson intends to provide further information on the Plan through electronic mail, as permitted through the state statute referenced above. If you would like to receive any future notices regarding the Clawson Master Plan Update process through first class mail delivery, please e-mail your request along to James Albus, Director of Building and Planning at jalbus@cityofclawson.com.

Please feel free to contact the City’s Downtown Development Authority at 248.435.5299 if you have any questions. We look forward to your input as we prepare this update to the City’s Master Plan.

Sincerely, CLAWSON PLANNING COMMISSION

Bob Blanchette, Chair City of Clawson 425 N. Main Street Clawson, MI 48017

January 31, 2015 CITY OF MADISON HEIGHTS 300 West Thirteen Mile Road Madison Heights, MI 48071 RE:

Notice of Intent to Plan City of Clawson

To Whom It May Concern: Pursuant to the requirements of Section 125.3839 (2) of the Michigan Planning Enabling Act, this notification is to inform you of the City of Clawson’s intent to update the City’s Master Plan through the preparation of a Downtown Master Plan. As required by the Michigan Planning Enabling Act, a copy of the draft Plan will be made available to you for your review and comment in advance of the City’s public hearing.

We welcome you to follow the progress of the plan update on the City of Clawson Downtown Development Authority Webpage: www.downtownclawson.com The City of Clawson intends to provide further information on the Plan through electronic mail, as permitted through the state statute referenced above. If you would like to receive any future notices regarding the Clawson Master Plan Update process through first class mail delivery, please e-mail your request along to James Albus, Director of Building and Planning at jalbus@cityofclawson.com.

Please feel free to contact the City’s Downtown Development Authority at 248.435.5299 if you have any questions. We look forward to your input as we prepare this update to the City’s Master Plan.

Sincerely, CLAWSON PLANNING COMMISSION

Bob Blanchette, Chair City of Clawson 425 N. Main Street Clawson, MI 48017

February 15 SEMCOG 535 GRISWOLD ST., STE. 300 DETROIT, MI 48226-3602 RE:

Draft Downtown Master Plan City of Clawson

To Whom It May Concern: Pursuant to the requirements of Section 125.3839 (2) of the Michigan Planning Enabling Act, please find enclosed a copy of the draft City of Clawson Downtown Master Plan. Pursuant to the requirements of the Act, we are requesting your review and comment in advance of the City’s public hearing.

The plan is available for download at: http://www.clearzoning.com/clearzoning-clients/downtown-clawson-master-plan/ The Act provides surrounding communities and other respondents with 63 days to provide comments on the proposed Plan. Your comments must be submitted no later than 63 days after you receive this notice. Please submit comments to: James Albus: jalbus@cityofclawson.com Director of Building and Planning City of Clawson 425 N. Main Street Clawson, MI 48017 Thank you in advance for your cooperation and timely response in reviewing the draft Master Plan. Comments offered during this review process will be considered prior to adopting the Plan. Please feel free to contact the City’s Downtown Development Authority at 248.435.5299 if you have any questions. We look forward to your input as we prepare this update to the City’s Master Plan.

Sincerely, CLAWSON PLANNING COMMISSION

February 15 CITY OF ROYAL OAK PLANNING COMMISSION 211 SOUTH WILLIAMS STREET ROYAL OAK, 48067-2619 RE:

Draft Downtown Master Plan City of Clawson

Pursuant to the requirements of Section 125.3839 (2) of the Michigan Planning Enabling Act, please find enclosed a copy of the draft City of Clawson Downtown Master Plan. Pursuant to the requirements of the Act, we are requesting your review and comment in advance of the City’s public hearing.

The plan is available for download at: http://www.clearzoning.com/clearzoning-clients/downtown-clawson-master-plan/ The Act provides surrounding communities and other respondents with 63 days to provide comments on the proposed Plan. Your comments must be submitted no later than 63 days after you receive this notice. Please submit comments to: James Albus: jalbus@cityofclawson.com Director of Building and Planning City of Clawson 425 N. Main Street Clawson, MI 48017 Thank you in advance for your cooperation and timely response in reviewing the draft Master Plan. Comments offered during this review process will be considered prior to adopting the Plan. Please feel free to contact the City’s Downtown Development Authority at 248.435.5299 if you have any questions. We look forward to your input as we prepare this update to the City’s Master Plan.

Sincerely, CLAWSON PLANNING COMMISSION City of Clawson 425 N. Main Street Clawson, MI 48017

February 15 OAKLAND COUNTY PLANNING & ECONOMIC DEVELOPMENT SERVICES COUNTY SERVICE CENTER 1200 N. TELEGRAPH RD., BUILDING 34 EAST PONTIAC, MI 48341 RE:

Draft Downtown Master Plan City of Clawson

Pursuant to the requirements of Section 125.3839 (2) of the Michigan Planning Enabling Act, please find enclosed a copy of the draft City of Clawson Downtown Master Plan. Pursuant to the requirements of the Act, we are requesting your review and comment in advance of the City’s public hearing.

The plan is available for download at: http://www.clearzoning.com/clearzoning-clients/downtown-clawson-master-plan/ The Act provides surrounding communities and other respondents with 63 days to provide comments on the proposed Plan. Your comments must be submitted no later than 63 days after you receive this notice. Please submit comments to: James Albus: jalbus@cityofclawson.com Director of Building and Planning City of Clawson 425 N. Main Street Clawson, MI 48017 Thank you in advance for your cooperation and timely response in reviewing the draft Master Plan. Comments offered during this review process will be considered prior to adopting the Plan. Please feel free to contact the City’s Downtown Development Authority at 248.435.5299 if you have any questions. We look forward to your input as we prepare this update to the City’s Master Plan.

Sincerely, CLAWSON PLANNING COMMISSION

City of Clawson 425 N. Main Street Clawson, MI 48017

February 15 CITY OF TROY PLANNING COMMISSION 500 W. Big Beaver Rd Troy, Michigan 48084 RE:

Draft Downtown Master Plan City of Clawson

Pursuant to the requirements of Section 125.3839 (2) of the Michigan Planning Enabling Act, please find enclosed a copy of the draft City of Clawson Downtown Master Plan. Pursuant to the requirements of the Act, we are requesting your review and comment in advance of the City’s public hearing.

The plan is available for download at: http://www.clearzoning.com/clearzoning-clients/downtown-clawson-master-plan/ The Act provides surrounding communities and other respondents with 63 days to provide comments on the proposed Plan. Your comments must be submitted no later than 63 days after you receive this notice. Please submit comments to: James Albus: jalbus@cityofclawson.com Director of Building and Planning City of Clawson 425 N. Main Street Clawson, MI 48017 Thank you in advance for your cooperation and timely response in reviewing the draft Master Plan. Comments offered during this review process will be considered prior to adopting the Plan. Please feel free to contact the City’s Downtown Development Authority at 248.435.5299 if you have any questions. We look forward to your input as we prepare this update to the City’s Master Plan.

Sincerely, CLAWSON PLANNING COMMISSION

City of Clawson 425 N. Main Street Clawson, MI 48017

February 15 CITY OF MADISON HEIGHTS 300 West Thirteen Mile Road Madison Heights, MI 48071 RE:

Draft Downtown Master Plan City of Clawson

Pursuant to the requirements of Section 125.3839 (2) of the Michigan Planning Enabling Act, please find enclosed a copy of the draft City of Clawson Downtown Master Plan. Pursuant to the requirements of the Act, we are requesting your review and comment in advance of the City’s public hearing.

The plan is available for download at: http://www.clearzoning.com/clearzoning-clients/downtown-clawson-master-plan/ The Act provides surrounding communities and other respondents with 63 days to provide comments on the proposed Plan. Your comments must be submitted no later than 63 days after you receive this notice. Please submit comments to: James Albus: jalbus@cityofclawson.com Director of Building and Planning City of Clawson 425 N. Main Street Clawson, MI 48017 Thank you in advance for your cooperation and timely response in reviewing the draft Master Plan. Comments offered during this review process will be considered prior to adopting the Plan. Please feel free to contact the City’s Downtown Development Authority at 248.435.5299 if you have any questions. We look forward to your input as we prepare this update to the City’s Master Plan.

Sincerely, CLAWSON PLANNING COMMISSION

City of Clawson 425 N. Main Street Clawson, MI 48017

February 27, 2017 Mr. Rod Arroyo, AICP Giffels Webster 28 W Adams, Suite 1200 Detriot, MI 48226 rarroyo@GiffelsWebster.com Dear Mr. Arroyo, On behalf of the Small Town and Rural Planning (STaR) Division Awards Committee, we are pleased to inform you that your submittal of the Clawson Downtown Master Plan was selected as a recipient of the 2017 Vernon Deines Honor Award for an Outstanding Small Town Special Project Plan. The Awards Committee was incredibly impressed with this plan, and feel it embodies the best of small town planning. The breadth of community outreach techniques, particularly the awareness walks and built-form studies, as well as the overall support for the plan provides a model for communities of all sizes. The Committee was impressed with the community’s desire to see revitalize downtown with specific focus on trackable and straightforward action strategies. The plan is well laid-out and the images help make the plan user-friendly. We congratulate you on your successful project!

Please join us for the Awards Reception and STaR Business Meeting on Sunday, May 7th from11:45a.m. 12:45p.m during this year’s National Planning Conference in New York City. The reception will take place at the Javits Conference Center and will honor all award recipients. As an award recipient, the City of Clawson will receive an award plaque, will be highlighted at the ceremony and in a future STaR newsletter article. In addition, we would like to highlight all the award winning plans in a future webinar – please contact Bill Lavers, VC of Conferences and Programs, for more information on this opportunity.

Please consider joining us for the entire conference (https://conference.planning.org/conference/). Nominal reimbursement of travel costs is available for attendees from the City of Clawson. In addition, one member of the project team will receive a one-year membership in the STaR Division. Please contact us if you would like to take advantage of this travel assistance or the complimentary STaR membership. Additional copies of the award may be ordered for support staff and consultants at a nominal cost. Congratulations on your Award Winning Project!

Sincerely,

Jessica Garrow, AICP STaR Chair Division Chair Jessica Garrow, AICP Community Dev. Director City of Aspen 130 South Galena Street Aspen, CO 81611 (970) 429-2780 Jessica.garrow@cityofasp en.com

Bill Lavers, AICP STaR Vice-Chair – Conferences and Programs Immediate Past Chair Chad Nabity, AICP Planning Director Hall County RPC PO Box 1968 Grand Island, NE 68802 (308) 385-5240 cnabity@grand-island.com

Vice Chair-Communications John C Shepard, AICP Planning Manager Archuleta County PO Box 1507 Pagosa Spings, CO 81147 (970) 264-1390 jcshepard.aicp@gmail.com

Vice Chair-Programs Bill Lavers Executive Director Development Corporation of Snyder 325-573-1544 office 323-207-7298 mobile laversbill@gmail.com

Secretary-Treasurer Mary T. Howard, AICP 58 Nevis Rd Tivoli, NY 12583 (518) 929-5866 Mthdwh8000@yahoo.com

D OWNTOWN M ASTER P LAN