In many of our historic neighborhoods, you can glimpse carriage houses behind the main homes. These two-story glorified garages typically date to the late 1800s, ranging from simpler barn-like structures to ornate smaller twins of the main house, and often included servants’ quarters on the upper story. Today, these carriage houses are big enough to support an apartment, spacious home office, or workshop…That is, when they’ve survived.

A sadly typical example of the form--the "historic building" plaque may be the only structurally sound part of the building.

A sadly typical example of the form–the “historic building” plaque may be the only structurally sound part of the building.

To the chagrin of many in the historic preservation world, carriage houses are often allowed to decay, then demolished. If we look at the overall pattern and landscape of historic neighborhoods as something worth preserving, this is a loss, no matter how immaculately kept the main house may be. And to the property owner—especially one who bought the property with the carriage house already beyond reasonable repair—there are few incentives to invest in restoring them.

Enter the Accessory Dwelling Unit.

Perhaps the best tool cities have to support preservation of these structures is to make them economically productive assets for the homeowner by allowing—or even incentivizing—their reuse as small apartments. This is also an opportunity for older communities to start adding the “missing middle” of housing options back in to their mix.

Encouraging owners of historic homes to build ADUs in their carriage barns can be a more powerful preservation tool than any amount of enforcement—while supporting increased property values, population, and all the other benefits that ADUs offer to any neighborhood.

Some great examples of the form. I think. It can be hard to tell from the street--which is why ADUs are sometimes called "invisible density".

Some great examples of the carriage house ADU. At least I think they are–it can be hard to tell from the street whether these are lived in, which is why ADUs are sometimes called “invisible density”.

Coming from the other side, historic districts can be a great place for a community to take baby steps on ADUs. If a community has concerns about accessory dwelling units “fitting in” but isn’t ready to dive into writing a form-based code to address those concerns, an existing historic district already offers standards for making sure new units fit the local context. (Considering the historic activities these structures were originally used for, including living space, ADUs will often be a more context-appropriate option than a more passive use.)

So where should a community look to start?

First, ADUs need to be provided for in zoning. Under a conventional zoning ordinance, if there is no single zoning district that aligns well with the historic neighborhood in question, an overlay district may be the best way to match up new standards. Look to ordinance language like Grand Rapids’ for the type of provisions to include—within that sample, the critical enabling language is “Residential Density. The ADU shall not be counted toward maximum residential density requirements.”

(Under a form-based code, enabling carriage house ADUs can be done through a new building type entry: look to our Traverse City PlacePlan for an example, on pages 185-187 of the PDF.)

From there, consider exemptions from any policies that may make carriage house ADUs prohibitively expensive. For example, the cost to run dedicated water and sewer lines (plus tap fees!) will eat up a much larger slice of the total construction cost for a 500-square-foot ADU than for a new home. If ADUs are to be part of a historic preservation strategy, consider waiving tap fees, or allowing the ADU to tie into the existing laterals for the main house. (This will require working with your building official to identify proper backflow protections on the shared sewer lateral.) New-build requirements like a site plan—or even survey—might not make sense in the context of rehabilitating a century-old structure. Off-street parking requirements should be applied cautiously, if at all.

Finally, educating all involved on the rules and the intent will help get carriage houses off the endangered list: this should involve not just working with the historic district commission in developing standards, but proactive outreach to the owners of candidate carriage barns to put this opportunity on their radar. Realtors will also be important partners in helping prospective homeowners see their carriage barns as an opportunity, rather than a nuisance.

The pre-feasibility study looked at several routings for coast-to-coast service, as well as connections to existing Amtrak services.

The pre-feasibility study looked at several routings for coast-to-coast service, as well as connections to existing Amtrak services.

Rail service connecting Detroit, Ann Arbor, Lansing, Grand Rapids, and Holland?  Yes, please! With the amount of travel we do just between the League’s Ann Arbor and Lansing offices—let alone across the state—it’s easy to see the benefit of the “Coast-to-Coast Rail” service described in a new ridership and cost estimate study.

The study is the product of nearly five years of work by the Michigan By Rail coalition, in partnership with MDOT and local transit agencies across the state. It dives deep into current travel patterns and the conditions of Michigan’s existing rail network to evaluate the costs and benefits of several possible routings across the state.  Their conclusion: that new train service running 4 to 8 daily round-trips at maximum speeds of 79-110 miles per hour between our state’s major cities is possible, and would be popular.

Forfeit hours of my life to staring at the bumper in front of me, or relax on the train?  Hmmm, tough choice.

Dedicate hours of my life to staring at the bumper in front of me, or relax on the train? Hmmm, tough choice.

This service could give me back 2 hours of productive time every time I need to go to Lansing for a meeting, rather than spending that time staring at the freeway in front of me—I’m writing this blog post from the bus on my morning commute, after all—and the ticket would certainly be cheaper than mileage + parking. Outside of work, when we take the kids to visit family in Grand Rapids, they’d certainly be happier riding the train than stuck in their carseats for two hours and change.

The study says I’m not alone–over a million people a year could be expected to use an 8-round-trip, 110mph rail option on any of the three routings examined. The preliminary financial analysis shows this ridership could actually let the service run a strong enough annual profit to cover Michigan’s capital costs of getting it up and running–not something that can be said of most road projects!

Of course, the real potential of this rail service relies on coordinating it with other pieces of the travel network to address the “last mile” question: how do I get from the train station to where I’m really going? Unless my destination is within half a mile of the station, I’ll need to pair the train service with something else: bikeshare or Uber or a seamless connection to local bus service, if I’m going a couple miles; something like ZipCar at the train station if I’m going a bit further.

The Dearborn PlacePlan included a look at how the new train station could support new mixed-use development.

The Dearborn PlacePlan included a look at how that city’s Amtrak station could support new mixed-use development.

What happens around the stations will also be important to making the service successful: people who live or work or go to school within that half-mile or so from a station are the most likely to use it regularly. Of course, the proposed service connects places that are already major activity centers, which contributes to the positive ridership forecast.  But there are also plenty of surface parking lots, vacant industrial buildings, and similar potential near many of the suggested stations, providing good opportunities for upcycling to active uses.

Obviously, it will be a decade or more before the Coast-to-Coast service can be up and running—but spending that time to look at the land use and connecting transportation networks around the stations will be critical to cities and their residents getting the most of this opportunity.

Last week saw Lansing take up bills for a “Historic District Modernization Act”, as well as CityLab weigh in on historic districts’ role in driving up housing prices and limiting affordability. In this context, we can revisit the role of local historic districts in placemaking.  (Spoiler: they’re an important tool!)

Since about 1970, when the Federal and state historic preservation statutes were enacted, 78 cities around Michigan have created districts to support their historic neighborhoods. These efforts provided property owners in those areas a stable and predictable context for investment, often allowing blighted or long-neglected areas to become, over time, some of our communities’ most sought-after neighborhoods. The combination of expertise and oversight provided by Historic District Commissions and staff, as well as Federal tax credits (and state credits, until recently), laid the foundations for these efforts.

Grand Rapids' Cherry Hill area demonstrates how historic districts support the ongoing work of neighborhood reinvestment.

Grand Rapids’ Cherry Hill area demonstrates how historic districts support the ongoing work of neighborhood reinvestment. (Photo courtesy East Hills Council of Neighbors)

I’ve previously written on Grand Rapids’ Heritage Hill and East Hills neighborhoods, which offer great examples of how historic districts support placemaking.  In 1992, residents of the Cherry Hill area of the east hills began the process of forming a district as part of their fight against blight, crime, and absentee property owners. A walk through the neighborhood today, just over two decades later, shows how the district has contributed to creating a great neighborhood that anchors the Wealthy Street and Cherry Street commercial districts. While work definitely remains to be done, many of the homes have been brought back from the brink of destruction by fire or neglect, creating the physical fabric that supports close relationships between neighbors.

The significance is not just aesthetic, but economic. During the real estate roller coaster of the last 10 years, Zillow reports this neighborhood’s average home value has increased by 25%, while the average home value in Grand Rapids as a whole remains 7% below 2006 levels. In the Fairmount Square portion of the East Hills—where another historic district was established in 1999, following Cherry Hill’s example—the economics were strong enough to support the construction of 35 condo townhomes during the middle of the recession, in coordination with the rehabilitation of the adjacent DA Blodgett Home for Children. The success of these neighborhoods for both residents and businesses show how historic districts support economic development efforts—in buildings both new and old.

New townhomes in Grand Rapids' Fairmount Square historic district show how new and historic construction can fit side by side.

New townhomes in Grand Rapids’ Fairmount Square historic district show how new and historic construction can fit side by side.

The Grand Rapids examples also show the weakness in CityLab’s critique.  While that piece targets local historic districts as tools to exclude lower-income residents—and uses an image from the Heritage Hill district to illustrate “pretty house” preservation—that neighborhood hosts Grand Rapids’ densest and most diverse set of housing options.  The home pictured sits on a block whose housing ranges from beautiful historic mansions to modest homes on postage stamp lots, alongside a mix of duplexes, townhomes, carriage barn apartments, and 8 story apartment buildings: hardly the exclusive enclave of single-family homes the author describes.

In this case, as in many of our cities, historic districts include and protect housing in a broad range of styles and price points. And, as the Fairmount Square development shows, can incorporate new development as well. While local districts can be used to reinforce exclusive zoning, they don’t necessarily do so, nor are they as much of a factor as single-family zoning standards, minimum lot sizes, or parking requirements. And to the CityLab concern about historic districts boosting property values, well, that was the hope of the Cherry Hill residents trying to build a neighborhood—bringing property values from the rock bottom of abandonment back up to something near the city and statewide averages.

Older neighborhoods often mix retail storefronts into residential areas, offering the walkable amenities residents want.

Older neighborhoods often mix retail storefronts into residential areas, offering the walkable amenities residents want.

In many cases, our historic districts are pre-war neighborhoods that look a lot like the types of areas that we’ve talked about in our strategic placemaking efforts: small commercial areas with apartments (or the possibility of them) above business uses that front on the sidewalk, and neighborhoods of homes, apartment houses, and small apartment buildings adjacent.  Many of the buzzwords we use in our placemaking work—“compact, walkable mixed-use districts with high connectivity and missing middle housing options” (huh?)—are just a way of saying, “let’s build great new neighborhoods that look and function like these great old neighborhoods.”

In older communities across Michigan, taking care of the good places we already have is the easiest starting point for placemaking—and historic districts are an important foundation for that work.

knight-cities-challenge-logo-200x227The Knight Foundation has announced the finalists for this year’s Knight Cities Challenge–and the League’s idea – “Permit Corps” –  is among them!  With over 4,500 ideas submitted in the first round, the 158 finalists who have been invited to submit full proposals include 20 finalists from Detroit.  (We’re tied with Philadelphia for the largest number of finalists.)

The Permit Corps would be an intern or fellowship program that would place graduate students in a few neighborhoods in Detroit. They would serve as a combination of technical expert and patient advocate, helping residents and small business owners get projects done.

Maybe a small business owner needs a site plan to show zoning compliance for an expansion: an urban planning student from Wayne State or an architecture student from University of Detroit Mercy could help navigate the zoning ordinance and draft the site plan showing the relevant information. Perhaps a resident wants to renovate their home in a historic district: Eastern Michigan University has one of the country’s leading historic preservation programs, and a student from that program could help the resident evaluate their options and put together materials for the Historic District Commission. Maybe a Spanish-speaking resident wants help filling out permits in English–there are any number of ways that the Permit Corps might be able to help neighborhood residents take care of the paperwork so that they can take care of their projects, as well as easing the burden on city staff.

We’ve primarily targeted the Challenge’s goal of “expand economic opportunity” with this proposal: by providing technical capacity to neighborhood residents. We would complement the city’s own efforts to streamline their internal functions and broaden access to the formal process.

This idea stems in part from my own time in Ypsilanti City Hall, helping people through various city, county, and state permitting processes: no matter how much a city has done to make its processes easy, the zoning ordinance is still a legal document, and presenting to the Planning Commission or Historic District Commission can still be intimidating to people.

And that’s why the League chose to dive into the Challenge with this idea–we know we can’t possibly help every person who’s trying to make something happen in their piece of Detroit, but we hope to model a new interaction between residents and city processes that can be adopted not just across Detroit but in other Knight Cities–or by our communities across the state.