5-Background Studies

Regional and Metropolitan Setting

The City of Royal Oak is located approximately two and one half miles north of Detroit. First laid out in 1838, Royal Oak was a typical railroad town located halfway between Pontiac and Detroit. Its location along Woodward Avenue contributed to the early growth of the city. A unique feature about Royal Oak in comparison to other Detroit suburbs is that it is a self-contained community with its own downtown and residential neighborhoods. The City is now described as having: a vibrant downtown and commercial districts; mature, established neighborhoods; a significant number of historic structures located within both neighborhoods and commercial districts; and, an exemplary system of community and neighborhood parks. The map below illustrates the location of Royal Oak in relation to surrounding communities.

Figure 1 - Royal Oak

 

Implications for Planning:

Consideration of what is occurring in adjacent communities is integral to the planning process;

Coordination should occur with adjacent communities to benefit the entire area.

 

Past Planning Efforts

The City of Royal Oak has initiated various planning efforts in the past. The Master Plan adopted in 1968 has been amended 6 times. The latest amendment occurred in 1996. The following list indicates other significant planning efforts and studies that have occurred in the past which have

been made available to Steering Committee and Plan Commission members during the Master Plan process:

General Development Plan (Master Plan): 1968

The General Development Plan was adopted in 1968 to coordinate and guide decisions regarding the physical development of the community. The 1968 Plan calls for low density residential at 6-8 dwelling units per acre, medium density residential at 14-18 dwelling units per acre, and high density at 20-25 dwelling units per acre.

Strategy for Improving the Eleven Mile Road Corridor: 1989

This plan examined the land uses and conditions of the Eleven Mile Road Corridor between Troy and Campbell Streets. Recommendations included 14 programs and strategies to improve the physical appearance and enhance the commercial vitality of the commercial corridor.

Parks and Recreation Master Plan: 1999

The scope of this plan included an analysis of all existing City-owned parks and recreation programs. The plan was intended to establish goals and objectives so that a basis was set forth for future decision making in regards to future improvements. Furthermore, the DNR requires a community to have an up-to-date Recreation Plan in order to qualify for grant programs. The plan includes an action plan which spells out which improvements should occur over a five year period. 

Downtown Royal Oak Master Plan: 1994

This document was a plan prepared for the Downtown Development Authority (DDA) to assist the Board in planning activities for the future. It contains strategies for the following issues: market growth, land use and development, urban design enrichment, and cooperative downtown management. A Vision for the future was achieved from interviews, an interactive workshop, and observation and research. 

Downtown Parking Study and Master Plan: 1995

This study researched the existing parking situation in the downtown area and made recommendations for improvement or expansion of: parking operations, valet service, signage, trolley, marketing, additional parking, and financing. 

Woodward Avenue Corridor Study: 1995

This study was a cooperative effort between the six communities along Woodward Avenue from Eight Mile Road to Quarton Road, and Oakland County. The following topics were covered, each with extensive recommendations: the median, open space, buildings and parking, districts and gateways, signs, transportation, financing improvements, history, market potential, creation of the Woodward Avenue Action Association (WA3), and promoting the corridor.

Implications for Planning:

Past plans should be utilized in all current and future planning efforts;

The City should update and re-evaluate the City Master Plan on an ongoing basis

 

Population Trends and Projections

Historical Trends

The City of Royal Oak has historically been moderately sized. The population peaked in the year 1970 with 86,238 people, and has decreased to 64,635 people (SEMCOG estimate) in 1998. Although the population has declined by 25% since 1970, the number of households has increased slowly, indicative of a smaller number of people per household, and reflecting the additional housing built in the City since 1970.

The following graph depicts the population trends for the City of Royal Oak from 1970 to 1990, and the SEMCOG population estimates for 1995 and 1998.

Figure 2

Population And Households: 1970-1998

Royal Oak

SOURCE: U.S. Census, 1990, and SEMCOG "Population and Housing Estimates 1995-1998"

 

Projections

Population for the City of Royal Oak is projected to decrease slightly (2%) between 1990 and 2005, and then projected to rise slowly to 65,544 by the year 2020. Projections are based on a variety of inputs including demographic and housing data and regional and historical trends. The number of households is projected to steadily increase (5.8%) by the year 2020.

The following graph depicts population projections for the City as estimated by the Southeastern Michigan Council of Governments (SEMCOG) to the year 2020. Also shown is the number of households projected. 

Figure 3

Population And Household Projections: 1990-2020 Royal Oak

SOURCE: SEMCOG "1997 Regional Forecast"

 

Population Comparisons

Population changes between 1990 and 1995 have been small for Royal Oak and surrounding communities. Royal Oak and Berkley both experienced a slight decrease in population, while Birmingham and Clawson experienced slight increases. These slight changes are reflective of the fact that all of these communities are relatively built out in comparison to other more rural communities in Oakland County, and have rather stable population bases.

 

The following graph compares 1990 and 1995 population figures for Royal Oak and surrounding communities 

Figure 4

Population: 1990-1995

Royal Oak And Surrounding Communities

SOURCE: U.S. Census, 1990 and SEMCOG "Population and Housing 1995"

 

Implications for Planning:

The City can expect a relatively stable population base in the future

 

Population and Housing Characteristics

Household Size

Household size has decreased from 3.09 persons per household in 1970 to 2.26 persons per household estimated by SEMCOG for 1995. The largest decrease occurred between 1970 and 1980, where the household size decreased by 19%. This compares with an 8.4% decrease between 1980 and 1990. Overall, this is consistent with state and national trends of decreasing household size.

The following graph depicts the changes in household size from 1970 to 1995.

Figure 5

Household Size: 1970-1995

Royal Oak

SOURCE: U.S. Census, 1990 and Oakland County Community Profiles, 1996

 

Royal Oak has a smaller household size than Berkley, Clawson, and Oakland County as a whole. Surrounding communities have also experienced a decrease in household size since 1990, as typical of the more mature communities. Household size for the County as a whole has increased, indicative of all of the new development occurring in the northern and western suburbs, and the increasing number of families with children locating in these areas. 

The following chart shows the changes in household sizes for Royal Oak and surrounding communities between 1990 and 1995 (SEMCOG estimate).

Figure 6

Household Size: 1990-1995

Royal Oak And Surrounding Communities

SOURCE: U.S. Census, 1990 and SEMCOG "Population and Housing 1995"

 

Household size for Royal Oak is expected to continually decrease, with a projected 2.17 persons per household by the year 2020 (a 13% decrease since 1980, and a 30% decrease since 1970). This trend is consistent with the national trend of decreasing household size as families wait longer to have children, are having fewer children in general, and single parent families increase.

The following graph depicts the projected household size for Royal Oak. 

Figure 7

Projected Persons Per Household: 1990-2020

Royal Oak

SOURCE: U.S. Census, 1990 and SEMCOG "1997 Regional Forecast"

Gender, Race, and Age Composition

As of the 1990 Census, 47% of the population of Royal Oak is male, and 53% is female. Racial composition is predominantly white, as depicted in the following table.

Table 1

Racial Composition In Royal Oak

POPULATION BY RACE	PERCENT %
White	97.1%
Black	0.5%
Asian	1.1%
Hispanic	1.1%
Other	0.2%

 

SOURCE: U.S. Census, 1990

 

In comparison to Oakland County as a whole, the County has more residents under the age of 17, and Royal Oak has more residents over 45 years of age. This is indicative of an aging population in addition to a majority of households without children, a trend projected to continue to increase over time. Age distribution in Royal Oak is depicted in the following graph.

Figure 8

Age Distribution 1990

Royal Oak

SOURCE: SEMCOG "Community Profile", 1997

The median age of Royal Oak residents has increased from 1980 to 1990 by 6%. The City has a number of residents over the age of 65 which contributes to a higher median age. Surrounding communities have also experienced an increase in median age. As the "baby boomer" generation continues to age, median age will steadily rise.

The following chart depicts the median age of Royal Oak residents in comparison to adjacent communities.

Figure 9

Median Age: 1980-1990

Royal Oak And Surrounding Communities

SOURCE: SEMCOG "Community Profile"

 

Educational Achievement

Royal Oak has a well-educated population with 28.4% of the population having at least a bachelors degree or higher.

The following graph depicts educational attainment levels for Royal Oak residents in comparisons to surrounding communities.

Figure 10

Educational Attainment 1990

Royal Oak And Surrounding Communities

SOURCE: SEMCOG "Community Profile"

Income

The median household income in Royal Oak in 1995 was estimated by Oakland County to be $55, 534. This was higher than the neighboring communities of Berkley or Clawson, as well as Oakland County as a whole, but lower than that of Birmingham. Median per capita income in 1997 was estimated at $20,122, an increase from the 1990 level of $18,065. The 1997 per capita income is comparable with the average for Oakland County.

The following graph depicts median household income for Royal Oak and surrounding communities.

 

 

Median Household Income: 1995

Royal Oak And Surrounding Communities

SOURCE: Oakland County "Community Profile"

 

Housing Value

Although dated, the 1990 Census revealed that the majority of the housing in Royal Oak (72%) was valued in the $50,000 to $99,000 range, with 17% valued over $100,000, and 11% valued less than $49,999. The 1990 median value was $74,900. Since 1990, housing values have increased. The 1995 average housing cost in Royal Oak was $102,517 (Oakland County Community Profile, 1996). Average housing costs in Royal Oak rank above those in Berkley and Clawson, but below Birmingham and Oakland County as a whole.

Housing values for Royal Oak and surrounding communities are depicted in the following graph.

Figure 12

Average Housing Value: 1995

Royal Oak And Surrounding Communities

SOURCE: Oakland County "Community Profile"

 

Housing Characteristics

Based upon 1990 Census data, the largest percentage (35.7%) of housing in the City was constructed between 1950 and 1959. However, a large percentage of housing (39.6%) was constructed prior to 1949. These figures are indicative of an older suburb, where much of the housing was built prior to World War II. Mature trees in most of the neighborhoods reflect the older nature of these neighborhoods with distinct architecture and a variety of housing styles.

The following chart reveals when housing was built in the City of Royal Oak by decade.

Figure 13

Year Housing Built In Royal Oak

SOURCE: U.S. Census, 1990

 

Residential Construction

Redevelopment of areas of the City into higher density housing has been a common occurrence over the last 5 years, indicative of the high quality of life the City has to offer and subsequent market conditions which facilitate such development. Most of the new construction has been in owner-occupied condominium developments.

The following graph depicts building permit activity for development of single and two family housing, multi-family housing, and demolitions.

 

Figure 14

Residential Construction Permits Issued: 1992-1997

Royal Oak

SOURCE: SEMCOG "Residential Construction in Southeast Michigan" 1992-1997

The net gain of housing units from 1980 to 1990 was 196 units, compared to 383 new units from 1990-1997 which is nearly twice as many units over a smaller time period. However, more demolitions occurred between 1980 and 1990 than between 1990 and 1997.

The following graph depicts residential construction trends since 1970.

Table 2

Residential Construction Permits Issued: 1980-1997

Royal Oak

	1980-1990	1990-1997
SINGLE FAMILY	171	128
TWO-FAMILY	76	4
MULTI-FAMILY	88	305
DEMOLITIONS	139	54

 

SOURCE: SEMCOG "Residential Construction in Southeast Michigan" 1980-1997

  

Implications for Planning:

Decreasing household size will slow population increases and have implications on the types of new housing that will be needed in the City;

An aging population will increase the demand for senior housing and services;

The amount of older housing stock in the City will require proactive and ongoing rehabilitation measures.

 

Economic Base

Regional Influences

Royal Oak is within a short distance to major regional job and trade centers located in Detroit, Southfield, and Troy. As job growth in these areas continues, Royal Oak's central location and high quality of life will continue to attract new residents.

Tax Base

Residential property has continued to be the largest tax generator for the City of Royal Oak, indicative of the large number and quality of neighborhoods in the City. Commercial and Industrial SEV's (State Equalized Value) have remained relatively stable after a slight increase in 1991. Although the Residential SEV experienced a slight decline between 1990 and 1992, it increased steadily from 1992 to 1995.

The following chart shows the SEV between 1990 and 1995.

Figure 15

State Equalized Value: 1990-1995

Royal Oak

SOURCE: Oakland County Planning and Development

 

The following chart shows how the SEV is distributed amongst residential, commercial, and industrial lands.

 

Figure 16

Royal Oak State Equalized Value: 1995

SOURCE: Oakland County Planning and Development

Commercial Base

The commercial base in Royal Oak is the largest category in terms of tax base after residential land use. Commercial uses are located predominately along Woodward Avenue and in the downtown area, with small pockets along Mile Roads and intersections. There are five major office buildings on Woodward which comprise 140,000 square feet of office space, and range in rents from $12.50 to $18.50 a square foot according to the Woodward Avenue Corridor Study Market Analysis. Two large retail centers located along Woodward are the Northwood Center which contains 214,675 square feet of space, and the Beaumont Center which contains 150,000 square feet of space. The downtown contains approximately 325,000 to 375,000 square feet of retail space according to the Downtown Royal Oak Master Plan, with rents ranging from $8 to $17 a square foot. The health of these commercial areas has a direct impact on the entire City as they provide a significant portion of the tax base.

Industrial Areas

There are three general industrial areas in the City of Royal Oak. The largest area is located on the east side of Coolidge, north of Normandy. A smaller industrial area is located at the southeast corner of Campbell and Bellaire, and lastly, there are a few remaining industrial uses along the railroad between Lincoln and I-696.

EmployersBeaumont Hospital is the largest employer in the City of Royal Oak, employing 8,100 workers.

 

Major employers in Royal Oak are listed in the following table. Table 3

Royal Oak Employers

FIRMS	# EMPLOYED
William Beaumont Hospital	8,100
Royal Oak Schools	1,100
National City Bank	*844
Meijer Inc.	835
Consumers Energy	615
City of Royal Oak	391
Masco Tech Forming Technologies, Inc.	340

 

SOURCE: Oakland County Planning and Development *Due to buyout of First of America, this figure could not be verified.

Employment

In 1990, 35,027 residents were employed, or 53.5% of the population. Mean travel time to work is approximately 20 minutes for Royal Oak residents, meaning most residents are employed in close proximity to their homes. The majority of Royal Oak residents (74%) are in the Finance/Business, Wholesale/Retail, and Manufacturing type of industries. The following graph depicts job sectors for Royal Oak residents.

Figure 17

Population By Industry: 1990

Royal Oak

SOURCE: SEMCOG on-line "Community Profile", www.semcog.org

Implications for Planning:

A strong, stable residential base is vital to the City;

Large employers in the City should be encouraged to stay to provide jobs for residents;

The continued strong economic roles of the Woodward Avenue corridor, downtown, and other economic areas are vital to the future of the City.

 

Community Facilities

Recreation and Public Service

The City Department of Recreation and Public Service is responsible for Parks, the Library, and the Senior/Community center. The department offers a comprehensive program for youth, adult, and senior activities. There are 50 parks in the City of Royal Oak. The City has a variety of Mini-Parks, Neighborhood Parks, and Community Parks. Facilities include a golf course, driving range, softball fields, an ice rink, and others. Parks provide a range of activities including both passive and active parks. The 1999 Parks and Recreation Master Plan included goals addressing needs for programs, recreation lands, administration and organization, and facilities. The Plan also established a five year Action Plan for programs and facilities improvements.

The Senior/Community Center is located in the northern section of the City on Marais Street where a variety of programs and activities are offered for youth, adult, and seniors. Senior support services include ROSES, Royal Oak Senior Emergency Services which offers a variety of support services to residents 60 years of age and older. These services include home repairs, chores, and personal home care. Outreach and other support services such as the Alzheimer Support Group are also offered.

The City of Royal Oak has a library which is under the jurisdiction of the City in the Recreation and Public Service Department. The Library is located downtown in the Civic Center area and offers a variety of programs and services including classes and special programs such as a Summer Reading program and the Poet in Residence program.Royal Oak Neighborhood Schools

The School District of the City of Royal Oak has approximately 7,100 students, and 1,100 full time staff. The District includes all of the City of Royal Oak, and small portions of Huntington Woods, Clawson, and Berkley. Due to decreasing enrollment, redistricting started the 1998 school year. Redistricting resulted in the following mix of schools: ten elementary schools, two middle schools, and two high schools. The high schools will not have districts, rather will run on an open enrollment policy. Additionally, a vocational school operated by the Oakland Tech Center School District is located in the north part of the City.

Oakland Community College

The Oakland Community College system comprises five campuses throughout Oakland County and is the largest community college in the state. The Royal Oak campus, located at the northeast corner of Washington and Lincoln, contains four buildings totaling approximately 164,000 square feet and a parking structure, all of which comprise the entire block. The college has been in Royal Oak since 1971. The Royal Oak campus is combined with the Southfield Campus in terms of administration and programming and serves approximately 7,000 students. The majority of students come from Royal Oak, Ferndale, and Madison Heights. A recent Master Plan for the college calls for the expansion of the campus to allow for additional classroom and counseling space. Any expansion would take place adjacent to the existing campus.

Police

The City Police station is located downtown in the Civic Center. The department has 97 employees and performs a variety of functions and programs. Divisions include Traffic Safety, Traffic Enforcement, Parking Enforcement, Traffic Education, Traffic Engineering, Traffic

Accident Investigation, and Criminal Investigation. The department, in conjunction with the Royal Oak School District runs the THINK Program (Teaching, Helping, Involving, Nurturing, Kids) which sponsors substance abuse education classes in elementary and middle schools. The police department has three crime prevention programs run through the Crime Prevention Section: 1) Neighborhood Watch, 2) Business Watch, and 3) School Crime Prevention. In addition to the employed officers, the City has an Auxiliary Police Force. Members of the auxiliary force are

trained and uniformed volunteers from the community who help patrol neighborhoods and business districts and report on suspicious circumstances. The force also provides additional support for emergency calls, and traffic control at accidents.

Fire

The City has the following three active fire stations: the main station at Sixth Street and Troy Street in the downtown, 13 Mile Road and Woodward Avenue, and 13 Mile Road and Rochester Road. There are 71 active members who, in addition to fire protection also provide Emergency Medical Services (EMS) and ambulance transport services. The Fire Department also conducts Public Fire Education with school children and seniors. The average response time in the City for emergency calls is approximately 2.8 minutes. The department is an active member of the Oakway Mutual Aid Pact including Ferndale, Birmingham, Madison Heights, Pontiac, Southfield, Bloomfield Township, and West Bloomfield Township. The pact has an agreement to assist in times of extraordinary need. The Pact also shares the "Haz-Mat" team for hazardous materials response and shares a vehicle equipped to address emergencies involving hazardous materials.

Public Services

Water service is through the Southeast Oakland County Water Authority (SOCWA), which purchases water from the City of Detroit. The Authority has water mains at several locations throughout the City where the City taps into and is metered. Royal Oak is one of ten nearby participating communities in the Authority.

Sanitary sewer and storm sewer utilizes the Oakland County Drain Commission drains which is then treated in Detroit at the treatment plant. The majority of the City has combined sewer and storm drains. Currently the 12 Towns Drain Improvement Project is underway, as directed by the Drain Commissioner, to improve capacity in the north arm of the drain system. The City performs maintenance on all drains, and the Engineering Department is responsible for new or replacement projects, while the City's Department of Public Works performs minor repairs.

The City also participates in the Southeast Oakland County Resource Recovery Authority (SOCRRA) for refuse and curbside recycling service. There is, however, a separate millage for refuse pick-up. Yard waste removal is available for a small fee. Royal Oak is one of 14 nearby communities who participates.

Implications for Planning:

Residents will continue to expect the high quality of City services and programs currently provided; 

The City should continue to seek cooperative efforts with neighboring communities to increase efficiency of services.

Transportation

Being an older community, Royal Oak has a well established grid-style street system. This type of system helps deliver traffic in a spread-out manner. Roadway improvements are mainly maintenance and resurfacing related.

Functional Classification System

Road classifications identify the volume and type of traffic that is appropriate for each segment of the roadway network. For purposes of transportation planning, a functional classification of roads has been developed. The Michigan Department of Transportation (MDOT) and the Oakland County Road Commission utilize the classification system to determine the order in which improvement projects should be completed. Map 1 illustrates the functional classification system for various streets within Royal Oak. The following is a description of the different roadway classifications:

Principal Arterials - Interstate/Non Interstate

These roadways are at the top of the classification hierarchy and the primary function of such roadways is to carry vehicles relatively long distance, and to provide through-travel movements.

Minor Arterials

Minor arterials include roads connecting intra-urban land uses. These roads tend to accommodate slightly shorter trips than a major arterial.

Urban Collectors

There are two types of collectors: major and minor. Major collectors provide access and mobility within residential, commercial, or industrial uses. Major collectors generally carry more traffic than minor collectors.

Local Streets

The remainder of the streets within the City provide access to individual properties, with limited continuity and mobility. Local streets are designed for low volumes and are linked by collector roadways to other lands uses or arterials.

City Roadway Improvement Programs

The City maintains and repairs all roads in Royal Oak, coordinated by the Departments of Transportation and Public Services. There are, however, roadways that are under County jurisdiction that the City is reimbursed to maintain as listed in the following table:

Table 4

Roadway Segments Under County Jurisdiction in Royal Oak

Roadway	From:	To:
Coolidge Highway	Woodward Avenue	Fourteen Mile
Eleven Mile Road	Rochester Road	Campbell Road
Twelve Mile Road	Campbell Road	Stevenson Highway
Fourteen Mile Road	Rochester Road	Campbell Road
Greenfield Road	Webster Road	Fourteen Mile Road

 

Downtown Parking

Parking in the downtown area is comprised of a combination of surface lots, structures, and on-street parking spaces. According to the City of Royal Oak Downtown Parking Study and Master Plan report, there are 4,656 total parking spaces in the downtown area: 566 on-street parking spaces and 4,090 off-street parking spaces. The City controls 2,010 of the off-street parking spaces, and the remainder are privately managed and owned. The on-street parking provided allows for a variety of length of stay with 1 hour, 2 hour and 10 hour meter parking. The study concluded that occupancy rates are highest between the hours of 8:00 pm and 10:00 pm, reflecting the position of the downtown as an entertainment and restaurant district with strong night-time activity.

Functional Classification Map

Transit

Royal Oak residents have a variety of transit opportunities provided by SMART (Suburban Mobility Authority for Regional Transportation) which has a service hub in downtown Royal Oak. SMART transit opportunities include fixed route service to Detroit and nearby suburbs, park and ride facilities, and Community Transit services, which provides curb to curb transit services within a six mile radius of Royal Oak. Community Transit charges seniors and handicapped customers $1 a ride, and all others pay $2. The service uses large vans which hold up to 18 people. Advance scheduling is required except for common destination points. Also coordinated with SMART is Greyhound Bus Service and taxi-cab service. Amtrak service is also provided.

Airports

Royal Oak is conveniently located in close proximity to three major airports: Detroit Metropolitan Airport, Detroit City Airport, and Oakland County International Airport.

Non-Motorized Transportation

Many people have chosen to live in Royal Oak because of the pedestrian scale of the community. The primary means of providing non-motorized transportation are traditional City sidewalks. Lacking is a well-identified bikeway system providing designated linkages between neighborhoods and key community facilities. Royal Oak is designated, however, in the Southeast Michigan Greenways Concept Plan as having potential for pedestrian and bike paths which connect to the larger Oakland County System.

Implications for Planning:

Ongoing maintenance of existing City roadways is imperative;

Continue efforts to lessen and slow traffic along local streets within residential neighborhoods;

Explore alternative transportation measures to lessen traffic and improve circulation throughout the City;

Ensure adequate parking is provided to meet the growing demand.

 

Existing Land Use

Royal Oak was once a part of Royal Oak Township and is now defined by an assortment of mile roads, half mile roads and freeways. The municipalities of Royal Oak, Oak Park, Royal Oak Township, Huntington Woods, Ferndale, Berkley, Hazel Park, Madison Heights and part of Clawson all occupy the land which was once Royal Oak Township. Of this collection of communities, Royal Oak is by far the largest, occupying over 12 square miles of the 36 square mile area.

The majority of the City is located east of Woodward Avenue. I-696 serves as a southern boundary and I-75 serves as much of the boundary to the east. The north boundary is roughly defined by Fourteen Mile Road but jogs both north and south in some places to the nearest half mile roads.

Existing Land Use Definitions and Descriptions

Existing land uses were mapped through a combination of reviewing existing land use maps prepared by Oakland County, current aerial photography and quarter section mapping available from the City. Since all current resources were both dated and/or inaccurate, field verification by both the consultant and City staff were necessary. Maps on the following page illustrate existing land use patterns for the northern and southern portions of the City. Existing land uses in the City are defined and generally described below. Figure 19 illustrates the distribution of Existing Land Use within the City. More detailed descriptions of land use characteristics by Subarea are found in the next section.

Single Family Residential - Single family detached dwellings located on individual lots. Single Family Residential is the largest existing land use category in the City. Single Family Residential uses are located throughout the City.

Two Family Residential - Buildings which contain two attached dwellings (also called duplexes). Two Family Residential uses exist in both scattered patterns throughout the City and in concentrated areas such as the north side of Fourth Street east of downtown, and the west side of Campbell north of Twelve Mile.

Multiple Family Residential - Buildings which contain three or more attached units which are occupied as either apartments (rental units) or condominiums (owner occupied). Multiple Family Residential uses exist in scattered areas within the southern neighborhoods of the City, around the outskirts of downtown, in concentrated areas such as south of downtown west of Main Street, in the northern part of the City north of Fourteen Mile Road, and along Coolidge Highway east of Beaumont Hospital.

Commercial - Includes uses such as retail, service, restaurant, office, and entertainment facilities located in small or large commercial areas. Commercial uses are located largely in the downtown, along Woodward Avenue, and along other commercial corridors such as Eleven Mile Road, Rochester Highway, and North Main Street.

Restricted Parking - Parking lots which are accessory to a commercial or industrial use and are located on a separate residentially zoned and adjacent parcel. Restricted Parking areas are located predominantly along Woodward Avenue behind the commercial frontage.

Industrial - Uses include warehousing, storage, research, laboratory, manufacturing, processing, and fabrication. Industrial uses in the City are concentrated into three areas including East of Coolidge Highway north of Thirteen Mile Road, the southeast corner of Campbell Avenue and Bellaire Avenue, and in the southern portion of the City along the railroad tracks south of Lincoln Avenue.

Institutional - Uses include public buildings and parking lots, hospitals, schools, cemeteries, and churches. Institutional uses are located throughout the City such as Beaumont Hospital, schools, and cemeteries, and in the downtown such as City Hall, the Farmers Market, and Library.

Parks and Recreation - Includes public and private parks, recreational facilities, and open space systems. Parks and Recreation uses are located throughout the City both in the form of small scattered neighborhood parks, and larger City-wide parks and facilities such as the Royal Oak Golf Club.

Vacant - Parcels that are undeveloped and/or unused. There are very few vacant parcels remaining in the City. Two larger vacant parcels located in the southern portion of the City include the parcel east of the railroad north of I-696, and the area at the northeast corner of Main Street and I-696.

Transportation, Utilities, and Communications - Areas utilized for the provision of essential services such as gas, electricity, and telecommunications. There are only a few areas of Transportation, Utilities, and Communications in the City. Notable areas include the southeast corner of Fourteen Mile Road and Coolidge Highway, the east side of Troy Street between Lincoln Avenue and Seventh Street, and some scattered locations along the railroad.

Figure 18

Existing Land Use: 1998
Royal Oak

SOURCE: Carlisle/Wortman Associates, Inc.

 

    - Existing Land Use Map

 

 

Subarea Existing Land Use Descriptions

For purposes of organizing workshops and analyzing areas, the City was divided into seven planning subareas, as depicted by Map 3. A brief description of the location, land uses, and major landmarks are included in the Subarea land use descriptions below.

Subarea 1

Subarea 1 is the smallest of all the subareas and is located in the northern portion of the City, bounded by Clawson to the east, Troy to the north, Birmingham to the west, and Normandy Road to the south. This portion was annexed into the city in the 1920's. Single family neighborhoods contain post-war cape cods and ranches. New residential development in this Subarea has been the 18 unit Cummingston Court Condominiums along Parmenter Boulevard. There is a large residential development called Coventry Parkhomes located along the west side of Crooks Road north of Fourteen Mile Road which contains attached condominium units.

Industrial and intense commercial (Meijer's) uses are located along the railroad, while the east side is predominately residential. Light commercial uses are located along Fourteen Mile Road, and there is a commercial node at the Fourteen Mile Road and Crooks Road intersection. Landmarks include the large wooded Cummingston Park along the northern boundary of Royal Oak, the Normandy Oaks Golf Course, and the Railroad.

Subarea 2

This Subarea is located in the northwest portion of City, bounded by Birmingham to the north, Beverly Hills and Greenfield Road to the west, Berkley and Twelve Mile Road to the south, and the railroad tracks to the east. This area was annexed into the City in the 1920's.

The neighborhoods are varied architecturally including the Beverly Hills area on the west side of Woodward Avenue which was built in the 1930's and 1940's. This area includes Colonial Revival and ranch styles. A portion of the Vinsetta Park neighborhood is located in the southern section of Subarea 2. The remaining neighborhoods are generally post-war cape cods and ranches.

The land use patterns in Subarea 2 are predominantly single family, with commercial and office uses along Woodward Avenue and Thirteen Mile Road, and multiple family uses along the Coolidge Highway, Thirteen Mile Road, Fourteen Mile Road, and Greenfield Road. There is one industrial area between the railroad and Coolidge Highway, north of Normandy Road. Beaumont Hospital is located on the south side of Thirteen Mile Road west of Woodward Avenue. Landmarks include the Royal Oak Golf Club, Memorial Park, and the Fire Station on Thirteen Mile Road.

Subarea 3

Subarea 3 is located in the northern portion of the City and is bounded by Normandy Road and Clawson to the North, Main Street to the east, the railroad tracks to the west, and Twelve Mile Road to the south. This area was annexed into the City in the 1920's. Neighborhoods are predominantly comprised of post-war houses such as cape cods and ranches.

The Subarea is predominantly single family residential with two areas of duplexes south of Thirteen Mile Road, east of the railroad tracks, and north of Webster Road. Multiple family residential located uses are located along Normandy Road and the railroad, across Crooks Road from Kimball High School, along Thirteen Mile Road, along Webster Road, and other pockets in the southern section of the subarea.

Commercial uses exist along Crooks Road at Thirteen Mile Road, at Webster Road, and near Twelve Mile Road, and at the intersection of Main Street and Twelve Mile Road. New residential development has been limited to the 12 unit Oak Shade condominium project along Crooks Road. Landmarks include Kimball High School, the Senior/Community Center, Quickstad Park, Worden Park, and Starr Park.

Sub area map

Subarea 4

Subarea 4 is located in the northeast portion of the City and is bounded by Madison Heights to the east, Clawson to the north, Main Street to the west, and Twelve Mile Road to the south. This portion of the City was annexed in the late 1920's, with the small area east of Campbell Road being annexed in the 1950s. With the exception of the Lakeside Drive area which contains older large scale homes from the 1920's, the remaining neighborhoods are predominately post-war cape cods and ranches.

Land uses are predominately single family. There are duplexes along Campbell Road adjacent to Madison Heights, and scattered multiple family projects along Rochester Road and Main Street. Commercial uses are located along Main Street and along Rochester Road, and at the corner of Twelve Mile Road and Campbell Road. The small pocket on the east side of Campbell Road contains a school, park, and commercial and industrial uses. Landmarks include the Red Run Golf Club, Wagner Park, and the Fire Station along Rochester Road.

Subarea 5

Subarea 5 is located between the downtown to the east, Woodward Avenue to the west, I-696 to the south, and Twelve Mile Road to the north. A small portion of Subarea 5 is located across Woodward Avenue directly north of the Detroit Zoo, although this small area is virtually indistinguishable from surrounding Huntington Woods. The area of the City which encompasses Subarea 5 was annexed by 1922 and serves as a gateway to the City of Royal Oak.

Architectural styles are varied with some older neighborhoods built in the 1910's and 1920's containing larger scale Colonial Revival, English Tudor Revival, and Dutch Colonial. These areas are located along Hendrie Boulevard and in the Vinsetta Park area. Remaining architecture in Subarea 5 can be described as predominately Arts and Crafts, early 20th Century Bungalows, American Foursquares, and building styles taken from the Sears and Roebuck catalog.

Identifiable landmarks and points of interest in Subarea 5 include the Detroit Zoo at the southern portion at I-696, the Grand Trunk Railroad which bisects the northern neighborhoods, the Woodward Avenue Corridor, the Royal Oak YMCA, Dondero High School, Meininger Park, and the Royal Oak Women's Club, built in 1839, the City's oldest structure. New housing has mainly consisted of the 14 unit Washington Place condominiums located across from Dondero High School.

The portion of Woodward Avenue located in Subarea 5 consists mainly of commercial, office, and multiple family uses. Both Eleven Mile Road and Washington Street (south of the downtown) provide a mix of small commercial, office, services, and small scale multiple-family uses. The commercial uses along Main Street north of downtown are characterized by more intense commercial uses such as automobile dealerships and repair. The remaining area is single family in nature with scattered multiple family uses.

Subarea 6

The location of Subarea 6 generally coincides with existing Downtown Development Authority boundaries with the exception of the northern boundary, which extends north to Oakland, University, and Pingree Avenues respectively, and the west side of the southern portion of Main Street, which is included in Subarea 6. The area which is now the downtown core was the origin of the City and was established in 1836. Several historic structures are located in the downtown area.

Land uses are predominantly commercial and office in nature, with scattered multiple family and institutional uses such as churches. Two high-rise senior housing complexes are located just east of downtown and residential uses are located north of Eleven Mile Road and east of Main Street.

The Civic Center area includes Farmers Market, City Hall, the Library, and the Police Station. Oakland Community College is located along Lincoln Street on the west side of downtown. Overall, downtown has a unique character with many restaurants, night spots and galleries. The southern node of Subarea 6 includes the newly developed Main Street Square townhouse development, and the recently approved but not yet built mixed use development.

Subarea 7

Subarea 7 is located in the southeast portion of the City and is bounded by I-696 to the south, I-75 and Madison Heights to the east, the downtown to the west, and Twelve Mile Road to the north. The western portion of Subarea 7 was annexed into the city in the 1920's, with the remaining area annexed in the 1940's. The architectural styles of the western portion includes predominantly Arts and Crafts, Sears Roebuck, Bungalows and American Foursquares. The eastern area is predominately post-war architecture which includes cape cods and ranches. New development has been concentrated in the southern portion of Subarea 7, such as the Maryland Club Condominiums, but also small scale condominium projects have been built throughout the Subarea.

Land uses are generally categorized as varied commercial, office, and industrial uses along the western border adjacent to downtown, commercial and multiple-family uses along Eleven Mile Road, Campbell Road, Fourth Street, and Lincoln Avenue. One large vacant parcel is located east of the railroad in the southern portion of the subarea. A predominately industrial area is located in the northeast corner of the subarea between Campbell Road, Gardenia Avenue, I-75, and Twelve Mile Road. The remaining area is single family in nature with scattered multiple and two-family developments, and various institutional uses such as churches and schools. Major landmarks include the Royal Oak, Oakview, and St. Mary's cemeteries.

Implications for Planning:

As the City nears build-out, planning efforts should be focused on maintaining existing neighborhoods and promoting the viability of existing commercial centers such as the Downtown and Woodward Avenue;

The City should continue exploring enhancement opportunities and potential for focused redevelopment efforts.

 

Summary of Implications for Planning

The following is a summary of the implications for planning from all of the various background studies which were conducted including Population, Housing, Economic Base, Community Facilities, Transportation, and Existing Land Use:

• Consideration of what is occurring in adjacent communities is integral to the planning process.
• Coordination should occur with adjacent communities to benefit the entire area.
• Past plans should be reviewed in all current and future planning efforts.
• The City should update and reevaluate the Master Plan on an ongoing basis.
• The City will evaluate the implementation of and adherence to the current Master Plan on an ongoing basis.
• The City can expect a relatively stable population base in the future.
• Decreasing household size will slow population increases and have implications on the types of new housing that will be needed in the City.
• An aging population will increase the demand for senior housing and services.
• The amount of older housing stock in the City will require proactive and ongoing rehabilitation measures.
• A strong, stable residential base is vital to the City.
• Large employers in the City should be encouraged to stay to provide jobs for residents.
• The continued strong economic roles of the Woodward Avenue corridor, downtown, and other economic areas is vital to the future of the City.
• Residents will continue to expect the high quality of City services and programs currently provided.
• The City should continue to seek cooperative efforts with neighboring communities to increase efficiency of services.
• Ongoing maintenance of existing City roadways is imperative.
• Continue efforts to lessen and slow traffic along local streets within residential neighborhoods.
• Explore alternative transportation measures to lessen traffic and improve circulation throughout the City.
• Ensure adequate parking is provided to meet the growing demand.
• As the City nears build-out, planning efforts should be focused on maintaining existing neighborhoods and promoting the viability of existing commercial centers such as the Downtown and Woodward Avenue.
• The City should continue exploring enhancement opportunities and potential for focused redevelopment efforts.