RESILIENT MONROE
2014 Master Plan
CHAPTER FIVE - HOUSING AND NEIGHBORHOODS
Introduction
Monroe is a city with well-established, attractive and historically significant neighborhoods. These
neighborhoods help define the character and unique sense-of-place of the City. The preservation and
enhancement of these neighborhoods is essential to the City’s success. Every effort should be made to
stabilize and encourage reinvestment in these neighborhoods. At the same time, the City must continue
to seek out and invest in new housing options. These new housing options should include the type of
housing desired by young professionals, empty nesters and seniors, including duplexes, townhouses and
live/work apartments. Furthermore, these new housing options should be located in the walkable, highdensity, mixed-use areas of the City.
Housing Types
Market studies have shown that many
young professionals, empty nesters and
seniors are looking to move away from
single-family housing and into more
duplex and townhouse type units.
The first section of this chapter describes the current population and housing characteristics in Monroe.
The second section of the chapter includes goals and objectives, as well as improvement and
redevelopment strategies for the various neighborhoods that make up the City.
Household Characteristics
Household Units
Table 5.1 depicts the change in households from 2000 to 2010. In 2000, Monroe had 8,594 households.
By 2010, the total number of households decreased by approximately 4.1% to 8,238. This decrease is in
large part due to the decrease in population within the City. The decrease in average household size
mirrors decreases in both the state and nation.
Table 5.1 Household Trends (2000 - 2010)
Number of Households
Average Household Size
2000
2010
8,594
2.47
8,238
2.44
2000-2010
(% change)
-4.1%
-1.2%
Source: SEMCOG, U.S. Census
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Housing Type
Table 5.2 depicts the change in housing type from 2000 to 2010. The type of housing that experienced
the largest increase in Monroe over the ten-year period was single-family detached homes, at 363 units.
Over the same period, the number of new duplexes and manufactured homes increased just slightly.
The types of housing that experienced a decrease over the same ten-year period were
townhouses/attached condos and multi-unit apartments, by 32 and 66 units respectively.
Table 5.2 Housing Type (2000 - 2010)
2000
5-Yr. ACS
2010
Change
2000 - 2010
Single-Family
Detached
Duplex
Townhouse or
Attached Condo
Multi-Unit
Apartment
Mobile Home or
Manufactured Housing
5,858
800
291
2,192
22
6,221
807
259
2,126
40
363
7
-32
-66
18
Source: SEMCOG, U.S. Census
Housing Tenure
Table 5.3 depicts the change in housing tenure in Monroe from 2000 to 2010. Despite the overall
increase in the number of housing units, the number of owner occupied units and renter occupied units
both decreased substantially between 2000 and 2010. At the same time, the number of vacant housing
units increased by 407 units. The decrease in owner occupied and renter occupied units is in large part
due to the decrease in population within the City, while the number of vacant housing units is due to the
lack of new residents moving into the City.
Table 5.3 Housing Tenure (2000 - 2010)
Total Housing Units
2000
9,107
2010
9,158
Change 2000 - 2010
51
Owner Occupied Renter Occupied
5,323
3,271
5,116
3,122
-207
-149
Vacant
513
920
407
Source: SEMCOG, U.S. Census
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Median Housing Value
Table 5.4 shows the median housing value in 2010 and the change in median housing value between
2000 and 2010. Over that ten year period, the median housing value decreased by 8.6%. This decline is
similar to many communities across southeastern Michigan during this ten year period. This decline was
also similar to many communities across the country becaise housing values were impacted by the
housing foreclosure and banking crisis of 2010.
Table 5.4 Housing Value (2000 - 2010)
5-Yr ACS
Change
2010
2000 - 2010
Median Housing
$139,200
$ -13,063
Value
% Change
2000 - 2010
-8.6%
Source: SEMCOG, U.S. Census
Previous Residence from One Year Ago
Table 5.5 shows where people resided in Monroe between 2008 and 2012. Over that four year period,
83% of the population lived in the same house as the previous year, 13% of the population moved to a
different house (somewhere in Monroe County) and about 3% of the population either moved away from
the Monroe community or to another state. These residential statistics are similar to communities
throughout Southeast Michigan - communities with citizens who are unable to move because they cannot
either sell their home or their mortgage is worth more than the value of the home.
Table 5.5 Previous Residents from One Year Ago (2008 – 2012)
Different House Different County
Same House
Different State
(same county)
in Michigan
1%
Percent
83%
13%
2%
Source: SEMCOG, U.S. Census
Age of Housing Stock
Approximately one third of the housing stock in Monroe was built prior or right around 1900. The
largest building boom occurred between 1944 and 1975, with 2,263 housing units. Between 1976 and
2012, approximately 820 housing units were constructed. Units constructed before 1960 or in some cases
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before 1970, were built before modern building codes were instituted. While quality craftsmanship was
the norm when these older units were constructed, there are many homes that have been updated and
might not pass today’s code standards. The City should work with home owners to be sure historic
homes are able to meet current building standards while also preserving their historic character. Table
5.6 presents information on the age of housing stock in Monroe. Map 5.1 illustrates the location of the
housing stock for Monroe.
Table 5.6 Age of Housing Stock
Number of
Percent of Total
Housing Units
1803 - 1867
221
3.5%
6.1%
1868 - 1897
391 3.4%
19.5%
1898 - 1919
1,2463.4%
22.5%
1920 - 1943
1,4343.4%
35.5%
1944 - 1975
2,2633.4%
1976 - 2012
820
12.9%
Source: City of Monroe
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Characteristics of Great Neighborhoods
The City of Monroe provides a variety of housing styles and neighborhoods with their own unique
character. Each neighborhood has its own identity and it is important to bring out the positive elements
of each neighborhood to ensure its long-term strength and viability. Before improvement strategies are
developed for each neighborhood, it is important to understand the elements that compose a great
neighborhood. These items are listed below and serve as the framework for the goals and objectives of
this chapter.
Traditional Neighborhood Characteristics

Posses a center and an edge. The center should incorporate a public space and does not
necessarily have to be in the exact center, but should serve as a focal point.

Walkable scale around a quarter mile from center to edge.

Balanced mix of activities, living, shopping, working, schooling, worshipping, and recreating
where residents can gather and socialize.

Interconnected street and pathway system that allows multi-modal accessibility.

The street system should create a comfortable, safe environment through appropriate pavement
widths, street lighting, street trees and sidewalks that is inviting for visitors and residents to
socialize and bring them out of their homes and back yards.

The living areas and the front entry of the homes should be the prominent feature viewed from the
street.

Embrace its resources whether they are historical, civic, natural or cultural. These elements should
be promoted as a focal point for the neighborhood.
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Neighborhoods
The following section provides a brief description of each the City’s 14 unique neighborhoods. Map 5.2
illustrates each neighborhood.
1. Darington – needs description
2. Downtown
The Downtown Neighborhood is bound by Second Street to the south, Navarre to the east, Smith to the
west and the River Raisin to the north. The downtown area continues to be the traditional and primary
retail and commercial center of the City. The downtown is also the center of most governmental
activities - City Hall, the Monroe County administrative offices and the Monroe County courts are
located in the area.
3. East Elm
The East Elm Neighborhood is bound by Monroe Street to the west, Lorain to the north, Baptiste to the
east and the River Raisin to the south. Portions of the neighborhood are registered as a Historic District
(see Chapter Three). Many of the historic homes in this district range from estates to working class
dwelling units representing all periods from the early nineteenth to early twentieth century in many
architectural styles.
4. Frenchman’s Bend
The Frenchman’s Bend Neighborhood offers some of the most recently developed moderate-density
housing in the City. Reaching the far western limits of the City, the neighborhood consists of suburban
design, high-end homes built on large-lots. The proximity of Munson Park to the west and the River
Raisin trail to the south contribute greatly to the neighborhood’s attractiveness.
5. LaPlaisance
The LaPlaisance Neighborhood is bound by South Monroe Street on the west, Sixth on the north,
Kentucky on the east and the City boundary on the south.
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6. Mason Run
Located east of the East Elm neighborhood, the Mason Run Neighborhood is bound by Baptiste to the
west and Lorain to the north, the railroad to the east and the river to the south. The Mason Run
Neighborhood is designed to reflect the traditional character and layout of the East Elm Neighborhood
and Hollywood Neighborhoods.
7. Mercy Memorial/Hollywood?
The Mercy Memorial Neighborhood is located in the north-eastern portions of the City. The
neighborhood is bound by Lorain to the south, Monroe to the west and Cole to the north. East of
Macomb Street, the predominately single-family neighborhood is laid out on a traditional street grid.
Both mature and infill homes on larger lots are located on Hollywood Drive. Significantly larger lots are
also located on Hollywood Drive, north of Oakwood Street. The rest of the neighborhood is comprised
of homes on smaller lots.
8. North Telegraph
The North Telegraph Neighborhood is located in the northwest area of the City, adjacent to the
Telegraph Road corridor. The Telegraph commercial corridor serves the community and the region with
local shopping opportunities. The residential areas east of Telegraph feature medium-density singlefamily homes. The residential areas west of Telegraph feature high-density town-houses and apartment
complexes.
9. Old Village Plat
The Old Village Plat neighborhood is located south of the downtown area. Most of the homes in this area
fall within the Old Village Plat Historic District and remain in good condition. Many of the homes in the
Historic District date to the early nineteenth century, and have been preserved and rehabilitated,
reflecting the neighborhood’s original character.
10. Orchard East
The Orchard East Neighborhood is bound by Kentucky to the west, Wood to the south and Norwood to
the east. Most of the homes in this neighborhood are in fair condition with small pockets in poor
condition. There are also several empty lots throughout the neighborhood. Commercial uses along
Winchester are spread over five blocks. The City should support efforts to retain this area for
neighborhood commercial uses. The River Raisin National Battlefield Heritage Corridor East Master
Plan outlines a series of redevelopment opportunities for the northern portions of this neighborhood.
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11. Riverside Manor
The Riverside Manor Neighborhood is bound by Scarlet Oak to the west, Northridge to the north, W.
Lorain to the east and the River Raisin to the south. This neighborhood is primarily comprised of
moderate-density single-family homes.
12. Woodcraft/South Central?
The South Central Neighborhood is located on the west side Monroe, adjacent to downtown and the Old
Village Plat Neighborhood. A number of retail and commercial uses are located along South Monroe
Street. The neighborhood features a range of medium-sized homes in good condition and large historic
home which have been rehabilitated and preserved.
13. Waterloo/Southwest?
The Waterloo Neighborhood is bound by the River Raisin to the north, Telegraph to the east, Seventh
Street to the south and Western Avenue to the west. Small lots, mature homes and tree-lined streets
characterize most of the residential areas west of Telegraph. Areas along Custer Road feature highdensity town-houses and apartments.
14. St. Mary’s
The St. Mary’s Neighborhood is home to the SSIHM campus. Small to medium sized single-family
homes are located on either side of the campus. The future home of the Lay-Z-Boy headquarters campus
will be located in the northern area of this neighborhood.
15. Woodland
The Woodland Neighborhood is bound by Sixth Street to the south, Navarre Street to the west, the River
Raisin to the north and Kentucky to the east. Low-density, medium sized lots and tree lined streets
characterize the Woodland Neighborhood. The neighborhood also serves as a buffer between the
commercial areas near Winchester Street and the Downtown and Old Village Plat Neighborhoods.
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Improvement and Redevelopment Strategies
Monroe’s neighborhoods contain a number of desirable assets. Additionally, current vacant lands and
redevelopment sites offer many new opportunities for additional residential development. This section
sets forth a framework to successfully strengthen existing areas and offer guidance to ensure that new
residential areas positively influence the character of the community.
The strategies listed below detail the actions that should be undertaken by the City to implement the
goals and objectives and achieve the traditional neighborhood elements described in the beginning of the
chapter.
City Wide Strategies
a. Periodically monitor industrial uses adjacent to residential areas to ensure compliance with codes
and minimize impacts on residential neighborhoods.
b. Use new residential development to address gaps in housing types.
c. Promote the use of public and quasi-public facilities, such as schools and religious institutions, as
neighborhood anchors.
d. Regularly inspect and maintain all neighborhood infrastructure.
e. Review and revise the city zoning regulations to ensure compatibility with the master plan.
f. Pursue programs for housing reinvestment and ownership including low-income and senior
populations.
g. Continue on-going infrastructure maintenance and improvements such as sidewalk repair and road
improvements.
h. Promote a mixture of housing types and styles (“the missing middle”) such as attached and
detached condominiums, townhouses, upper story apartments, and granny flats.
i. Work with local realtors to determine the specific market for “missing middle housing types.”
Neighborhood Strategies
1. Downtown
a. Educate property owners about historic rehabilitation tax credits and other incentives.
b. Require infill development to complement the architectural character of the surrounding
neighborhood.
What are Missing Middle Housing Types?
Many Michigan communities have an
abundance of low-density single-family
housing units and high-density mid-rise
apartments. What communities don’t have
a lot of are the housing types somewhere
in the middle (e.g. duplex, townhouse,
live/work apartment located in walkable
mixed-use areas) - commonly referred to
as the “missing middle.” It turns out these
are the types of housing units desired by
many young professionals and empty
nesters.
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c. Preserve and protect the historic character of the neighborhood.
d. Promote the development of alternative housing marketed to seniors and/or professionals in the
downtown core (i.e., live-work units, loft conversions, etc.).
2. East Elm-North McComb
a. Educate homeowners about preservation techniques.
b. Require new infill housing to complement the architectural character of the surrounding
neighborhood.
c. Develop and implement streetscape design guidelines for Monroe, Macomb and Elm Streets.
d. Develop entry and interpretive signage for the East Elm - North Macomb Historic District.
e. Extend downtown streetscape for north Monroe Street.
3. Frenchman’s Bend
a. Coordinate efforts with adjacent townships to connect city and county streets.
b. Develop plans for non-motorized connections to Munson park and the River Raisin Heritage Trail.
4.
a.
b.
c.
d.
e.
f.
LaPlaisance
Target code enforcement, property maintenance and rehabilitation efforts where needed.
Explore opportunities to link Cherry and Walnut Streets with LaPlaisance Road.
Develop municipal gateway entries at South Monroe and LaPlaisance.
Complete streetscape program for South Monroe Street.
Complete plans for Kentucky-Winchester connection in accordance with the RRHCEMP.
Work with the railroad to improve the Kentucky Street right-of-way, safety, and aesthetics.
5. Mason Run
a. Reevaluate PUD to consider current housing needs and market demands.
b. Develop a strategy to market remaining project areas to prospective residential developers.
c. Prepare a landscape plan to improve the buffer between Mason Run and the NS Railway.
d. Identify an additional east-west connection to Maple Blvd on Michigan Ave.
6. Hollywood
a. Promote mixed-use development along North Monroe Street, provided that it complements and
serves the nearby residential neighborhoods without negative impacts.
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b. Continue to promote maintaining historic character with appropriate design guidelines or overlay
district.
c. Work with Mercy Memorial Hospital to develop a plan for future expansions that minimizes impact
to surrounding residential land areas.
7.
a.
b.
c.
d.
North Telegraph
Develop multi-family specific design standards.
Develop and implement streetscape improvements for Telegraph Road.
Work with Frenchtown Township to eliminate sidewalk gaps.
Buffer, with landscape and hardscape screening, the negative impact of the commercial uses along
Telegraph Road and the industrial uses along Huber Drive.
e. Improve property incentives to promote investment and rehabilitation of historic homes.
f. Promote Old Village Plat as a model for the formation of neighborhood associations city-wide.
8. Old Village Plat
a. Educate homeowners about historic rehabilitation tax credits and grants.
b. Require new infill housing to complement the architectural character of the surrounding
neighborhood.
c. Preserve the integrity of single family homes.
d. Complete streetscape programs for South Monroe Street.
e. Develop entry and interpretive signage for the Old Village historic district.
f. Educate homeowners and business owners in the Old Village Historic District about preservation
tax credits, grants for rehabilitation of their properties and the historic significance of the district.
g. Facilitate the creation of a local historic district.
9.
a.
b.
c.
d.
Orchard East
Require new infill housing to maintain consistency with existing neighborhood design.
Target property maintenance and rehabilitation efforts where needed.
Prepare a neighborhood plan to reflect the RRHCEMP.
Phase out industrial uses between the railroad to allow for development of the Greenway as
outlined in the Future Land Use & RRHCEMP.
e. Amend ordinance to promote businesses along Winchester Street as neighborhood service nodes
and niche retail services to capitalize on battlefield development.
f. Provide adequate buffering and screening between the neighborhood and I-75.
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g. Promote infill residential uses throughout the neighborhood.
h. Establish neighborhood enterprise zones for maintenance and preservation.
10.
a.
b.
c.
Riverside Manor
Coordinate efforts with adjacent townships to connect city streets and county roads.
Enhance neighborhood gateway entries.
Preserve Oak Forest Park as a natural amenity for the neighborhood.
11. Woodcraft
a. Target property maintenance and rehabilitation efforts where needed (ie. east of Riverview, south of
Scottwood, west of Michigan and north of Elm).
b. Target code enforcement, property maintenance and rehabilitation efforts where needed.
c. Explore opportunities to connect the neighborhood to the River Raisin.
d. Explore the possibility of removal of the abandoned rail corridor that is closest to downtown.
e. Complete streetscape programs for north and south Monroe Street.
12.
a.
b.
c.
Southwest
Coordinate efforts with adjacent townships to connect city and county streets.
Develop Mill Race Park as an amenity for the community.
Explore opportunities to connect the neighborhood to the River Raisin.
St. Mary’s
Coordinate efforts with adjacent townships to connect city and county streets.
Enhance neighborhood gateway entries at Roessler.
Educate homeowners about historic rehabilitation tax credits and grants.
Require new infill housing to complement the architectural character of the surrounding
neighborhood.
e. Explore opportunities to link existing dead end streets along the Immaculate Heart of Mary campus
property line.
f. Develop and implement streetscape programs for Monroe, Macomb and Elm Streets.
g. Promote mixed-use development along North Monroe Street, provided that it complements and
serves the nearby residential neighborhoods without negative impacts.
13.
a.
b.
c.
d.
14. Woodland – needs goals
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Housing and Neighborhoods Goals and Strategies
Policy Statement
Sustain and enhance Monroe’s neighborhoods by providing for the safety and protection of all residents,
visitors, and property, and enabling the development of strong, cohesive, and stable neighborhoods
Goal #1
Preserve, protect, and enhance the integrity, economic viability and livability of Monroe’s
neighborhoods.
a. Plans, programs and investment opportunities should be consistent with the Future Land Use Plan
and with the strategies described below for each neighborhood area.
b. Limit non-residential intrusions into residential neighborhoods and buffer detrimental effects of
commercial and industrial uses through the use of open space and landscape treatments and site
design.
c. Evaluate zoning categories to ensure the integrity of the neighborhood is upheld.
d. Promote home ownership in all neighborhoods.
e. Educate residents about tools such as the City’s “Fix Program” and other financial assistance
programs that become available.
f. Ensure that all new housing is compatible with the desired characteristics of that particular
neighborhood and in accordance with the general neighborhood strategies contained in this chapter.
g. Improve property maintenance of existing housing stock for renters and homeowners through
enhanced code enforcement and rental inspection.
h. Explore private/public partnerships to establish a home maintenance program for the low income,
disabled, and senior populations.
i. Implement comprehensive housing preservation strategies such as overlay districts and form-based
codes to help maintain neighborhood character.
j. Unifying elements should be utilized as a ‘neighborhood identifier,’ whether it is signage, similar
architecture, street lighting or consistent streetscape landscaping.
Goal #2
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Protect the character and quality of neighborhoods by maintaining parks and enhancing their
open spaces, as well as public safety.
a. Maintain all City parks and recreation facilities and pursue cooperative arrangements with other
public and private groups for maintenance of these facilities.
b. Involve residents in planning and maintaining open space and neighborhood parks.
c. Encourage residential areas to participate in the “adopt a park program” and neighborhood watch
groups.
d. Work with law enforcement to convene discussions with schools, churches or other institutions to
educate youth about crime prevention and public safety
e. Explore opportunities to convert active space to passive space and consider water-storage
opportunities.
Goal #3
Create an identity for all neighborhoods.
a. Promote, develop and support block clubs, neighborhood associations and homeowner associations.
b. Identify funding to support the establishment of neighborhood associations.
c. Encourage cooperation between community groups and the City to implement a neighborhood
signage programs.
d. Incorporate expanded streetscape improvements to foster neighborhood identities.
e. Utilize landscaping at entry points, in the rights-of-way and park areas, to improve the image of all
residential neighborhoods.
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