telegraph road - monroe, mi

Telegraph Roadcorridor improvement planMONROE, MI

1. Purpose of the Study

2. Summary of Major Findings

3. Recommended Corridor Improvements

4. Catalytic Sites

5. Implementation

6. Questions and Discussion

agenda

2

purpose of the study

• Understand existing conditions of the area

• Identify market based strategies and concepts for catalytic sites along the corridor

• Promote changes to improve safety and travel for all types of users

• Improve identity and visual appeal of the corridor

• Set the stage for potential action steps

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Telegraph Road Corridor | Pedestrian, Bicycle, and Transit connections

N O R T H 4

Multi-Use Path - 10 feet

Proposed Sidewalks - 6 feet

Median Midblock Crossing with "Active" Device (i.e. Rapid Flashing Beacon)

High Priority Sidewalk Neighborhood Connections - 5-6 feet

Medium Priority Sidewalk Neighborhood Connections 5-6 feet

Enhanced or New Crosswalk

Proposed Bus Stop/Shelter

F R E N C H T O W N C H A R T E R

T O W N S H I P

M O N R O EC H A R T E R

T O W N S H I P

C I T Y O F M O N R O E

TELEGRAPH RD

STEWART RD

STEW

ART

RD

N C

US

TER

RD

W E

LM A

VE

W F

RO

NT

ST

S C

US

TER

RD

W 7TH

ST

W 7TH

ST

LASA

LLE

RD

MA

LL RD

E D

UN

BA

R R

D

WALMART AT MALL ROAD

FORMER LA-Z-BOY HQ

NORTEL LANES MILL RACE PARK

BOWL-A-DROME

1200 TELEGRAPH ROAD

Former La-Z-Boy HQ

1

2

3

4

5

6

Nortel Lanes

Proposed Access Road

Noble Avenue

Bowl-a-Drome

1200 Telegraph Rd

Enhanced Pedestrian Crossing & Access

Potential Realignment for a Crossing

Midblock Crossing

Midblock Crossing

New Pedestrian Crossing

section 2 | la-z-boy former headquarters100’

RIGHT OF WAY

64’EDGE OF PAVEMENT

17’DRIVES

15’LAWN

Former La-Z-Boy HQ


6’SIDEWALK

10’LAWN

10’LAWN

10’PATH

100’RIGHT OF WAY

Hampton Plaza Redevelopment

Former La-Z-Boy HQ

Redevelopment

5

E X I S T I N G C O N D I T I O N S

P R O P O S E D I M P R O V E M E N T S *

section 3 | nortel lanes100’

RIGHT OF WAY


11’LAWN

10’LAWN

5’WALK

5’WALK

2.5’LAWN

4’LAWN

Nortel LanesParking Lot

100’RIGHT OF WAY


11’LAWN

4’LAWN

5’WALK

2.5’LAWN

10’PATH

5’LAWN

Nortel Lanes Redevelopment

Strip Mall

6



NORTH

N CUSTER RD

CU

STE

R D

R

N T

ELE

GR

AP

H R

D

Veterans Park

Multi-Use Path Connection

Green space Improvements*

North Custer Road Diet & Bike Lanes

Enhanced Pedestrian Crossing Enhanced

Pedestrian Crossing

Multi-Use Path

Median Removed

section 4 | custer road connection

Iceberg Heating & Cooling

Monroe Bank & Trust

First Baptist Church

Veterans Park

Family Farm & Home

7



section 5 | matt urban memorial bridge65’

RIGHT OF WAY

1’1’RAILING BARRIER

RAILING BARRIER

12'LANE

12'LANE

12'LANE

12'LANE

6’WALK

9’WALK


65’RIGHT OF WAY

9’ 1’1’ 2’


65’RIGHT OF WAY

6’6’ 10’ 1’1’ 1’ 1’

DEC

OR

ATIVE R

AILIN

G

BA

RR

IER

EXISTIN

G

RA

ILING

B

AR

RIER

DEC

OR

ATIVE R

AILIN

G

BA

RR

IER

EXISTIN

G

RA

ILING

BA

RR

IER

CO

NC

RETE

BA

RR

IER

CO

NC

RETE

BA

RR

IER

ELEVATED

BO

LLAR

DS

WA

LK

WA

LK

PATH

PATH

12'LANE

12'LANE

12'LANE

12'LANE

11’LANE

11’LANE

11’LANE

11’LANE

Sidewalk retains existing elevation

Sidewalk retains existing elevation

8



section 6 | mill race park


6’LAWN

6’WALK

8’WALK

18’LAWN

10’LAWN

110-120’RIGHT OF WAY

RiverBend Commons

Parking Lot

Mill Race Park

9




6’LAWN

6’WALK

10’PATH

18’LAWN

10’LAWN

110-120’RIGHT OF WAY

RiverBend Commons

Parking Lot

Mill Race Park

section 7 | bowl-a-drome100’

RIGHT OF WAY


18’WALK

16-18’LAWN

Don Larson’s Bar Parking

LaRoy Door Sales & Service

100’RIGHT OF WAY


6’LAWN

10’PATH

12’WALK

8’LAWN

Don Larson’s Bar Parking

LaRoy Door Sales & Service

New PlazaDriveway Closure Driveway Closure

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telegraph road corridor | catalytic sites

11N O R T H

TELEGRAPH RD

STEWART RD

STEW

ART

RD

N C

US

TER

RD

W E

LM A

VE

W F

RO

NT

ST

S C

US

TER

RD

W 7TH

ST

W 7TH

ST

LASA

LLE

RD

MA

LL RD

E D

UN

BA

R R

D

F R E N C H T O W N C H A R T E R

T O W N S H I P

M O N R O EC H A R T E R

T O W N S H I P

C I T Y O F M O N R O E

Former La-Z-Boy HQ(separate project in progress)

1

6

Nortel Lanes

Proposed Access Road

Noble Avenue

Bowl-a-Drome

1200 Telegraph Rd

2

34

5

6

Catalytic site #2 | former la-z-boy headquarters

MARKETABILITY AND POTENTIAL USES

Lifestyle Anchors:• Westborn Market• Men’s Wearhouse• Gap, Old Navy outlets

Supporting Uses:

• Townhomes• Lofts• Single-Family • Neighborhood Scale Retail

HU

BER

DR

IVE

BEN

TLEY

DR

IVE

HOLIDAY BOULEVARD

EATON DRIVE

JOH

N L

DR

IVE

NO

RTH

RO

ESSL

ER S

TREE

T

DA

ZAR

OW

DR

IVE

STEWART ROAD

LAVE

ND

ER S

TREE

T

Cottage and Neo-Traditional Homes

Mason Run Open Space

Townhomes

Townhomes

Lofts

Lofts

Retail

Retail

10' Multi-Use Path

Proposed Bus Stop

HU

BER

DR

IVE

BEN

TLEY

DR

IVE

HOLIDAY BOULEVARD

EATON DRIVE

JOH

N L

DR

IVE

NO

RTH

RO

ESSL

ER S

TREE

T

DA

ZAR

OW

DR

IVE

STEWART ROAD

LAVE

ND

ER S

TREE

T

Office Build-to-Suit Campus

Mason Run Open Space

Townhomes

Townhomes

Lofts

Lofts

Retail

Retail

10' Multi-Use Path

CONCEPT 1 SITE PLAN

CONCEPT 2 SITE PLAN

TELE

GRA

PH R

OAD

TELE

GRA

PH R

OAD

Proposed Bus Stop

12

Catalytic site #3 | nortel lanes

N T

ELEG

RAPH

RD

BEN

TLEY

DR

JOH

N A

ND

ERSO

N C

T

W LORAIN ST

Community-Wide Entertainment and Fun

Center 80,663 SF total

Neighborhood Connection

Outdoor DiningVolleyball Courts

Enhanced Pedestrian Access

Multi-Use Path

Proposed Bus StopEnhanced

Pedestrian Access

FOUR SEASONS ENTERTAINMENT CENTER

ADULTS - INDOORS• Gourmet Pizzas, Grill• Micro-brewery• Bocce Ball / Fowling Lanes

ADULTS - OUTDOORS• Patio extension of bar & grill• Volleyball Courts• Shuffleboard

FAMILIES - INDOORS• Bowling Lanes• Simulation Arcade• Beginner’s Bounce• Childcare Services

13

Catalytic site #4 | noble avenue

Multi-Use PathProposed Bus

Stop

Enhanced Entrance Drive and Pedestrian

Access

N T

ELEG

RAPH

RD

BEN

TLEY

DR

W NOBLE AVENUE

CUST

ER D

RN CUSTER RD

Existing Building

14,350 SF

Proposed Outparcel7,000 SF

Proposed Outparcel7,000 SF

Existing Building 78,700 SF

MARKETABILITY AND POTENTIAL USES

• Fast Food Casual Dining• Bar and Grill • Outdoor Dining Space• Coffee Shop

14

Catalytic site #5 | bowl-a-drome

Existing Buildings 20,000 SF

Enhanced Pedestrian Crossing

Driveway Closure

Driveway Closure

Public Plaza & Outdoor Dining

Proposed Bus Stop

PROSPECTIVE TENANTS

• Micro-brewery, Brewpub• Special Event Center• Community Theater• Artisan Studios• Lofts above Retail

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• Signage: Stricter and carefully crafted regulations should be created for Telegraph Road for the number, size, and types of signs as well as the general materiality and design of those signs.

• Access Management: This section of the overlay should include provisions for adequate sight distance, limit the total number of driveways per site, encourage/require shared driveways, spacing and design standards, and pedestrian and bicycle considerations.

• Uses Permitted: The overlay may also need to permit some additional uses along the corridor to allow for proposed uses that are marketable within the catalytic sites.

• Building Placement: Buildings should be oriented to empahsize a continuous streetwall. This section of the overlay could include standards such as: stricter front yard setbacks, require at least one main entrance that faces the street.

Existing conditions along Telegraph Road

Zoning Overlay recommendations could help transform the corridor

implementation | zoning overlay recommendations

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• Parking: Altering parking requirements and design standards could lead to transformative changes along the corridor. Standards that could be adopted include: limit parking to the side and rear yards, create a maximum ratio or percentage of parking spaces to a site, permit parking reductions and allow for shared parking.

• Landscaping and Streetscape: Landscaping within the overlay should include uniformly planted canopy trees, permit sidewalk cafes, and native vegetation of bushes and flowers should be planted along foundation walls and fences.

The Zoning Overlay should limit parking to the rear and/or side yards.

Amenity outdoor space with plentiful and lush landscaping creates an inviting and pleasant experience.

implementation | zoning overlay recommendations

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• Permits the usage of tax increment financing to implement capital improvements within the corridor

• Would help with redevelopment efforts by allowing communities to use tax dollars from different sources for economic development purposes

• Participating communities can plan and coordinate development through a TIF (requires approval of all taxing jurisdictions, including schools and counties)

• Telegraph Road corridor is eligible and meets all of the criteria to become a CIA (except for the requirement for areas to be zoned for mixed-use development which would require a zoning change)

• A board oversees the decisions and TIF plans for the corridor

implementation | corridor improvement authority

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• Transportation Alternatives Program (TAP): Provides funding for projects that enhance the multi-modal transportation system and provide safe alternatives to vehicular travel.

• Congestion Mitigation Air Quality (CMAQ): Provides funding to non-attainment counties to help meet the requirements of the Clean Air Act. Projects that are selected are those that are the most effective in reducing congestion and transportation related emissions.

• Michigan State Infrastructure Bank (SIB) Loan Program: Meant to be complmentary to other private and public funding resources, this program reduces borrowing costs for transportation projects.

implementation | POTENTIAL FUNDING RESOURCES

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SH

OR

T-T

ER

M T

AS

KS

1-2

YE

AR

S

Traffic Conduct a study on intersection signalization optimization of Telegraph Road to increase progression and decrease congestion along the corridor

City, Townships, MDOT, County Road Commission

Traffic Further investigate and implement recommended roadway and geometry mitigation measures at key intersections per the Traffic Analysis section of this plan

City, Townships, MDOT, County Road Commission

Transit Coordinate with Lake Erie Transit to confirm priority locations for future bus stops and enhancements based on their existing and projected ridership numbers. Use bus stop locations to help support approval for mid-block crossings.

City, Townships, Lake Erie Transit, MDOT

Zoning Create a zoning overlay district that can be adopted by all three communities to maximize pedestrian-oriented development opportunities

City, Townships

CIA Begin the Corridor Improvement Authority application process and coordinate with the necessary partners; ensure that the corridor meets all necessary eligibility requirements

City, Townships, County, Schools

Funding Further investigate funding resources for implementing the components of the plan and determine priority resources

City, Townships, SEMCOG, MDOT

Non-motorized Conduct an engineering and design study of the mulit-use pathway to determine cost estimates, acquisition needs, and phases of construction

City, Townships, County Road Commission, MDOT,SEMCOG

Streetscaping Create a corridor-wide streetscape plan to determine cost estimates, plant types, proper spacing, lighting, and seating details

City, Townships, County Road Commission, MDOT

Adoption Adopt the Telegraph Road Corridor Improvement Plan as part of each community Master Plan

City, Townships, Telegraph Corridor Task Force

Traffic Require Traffic Impact Studies for new developments to address access management, safety, non motorized travel, and transit.

City, Townships, MDOT

Access Management and Adoption

Adopt the 2005 Access Management Study and amendments to each community’s Zoning Ordinance. Ensure that MDOT is included in future site plan reviews.

City, Townships, MDOT

CATEGORIES TASKS PARTNERS

implementation chart

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DISCUSSION & QUESTIONS

telegraph road - monroe, mi

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