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T H E V I L L A G E S C O M M U N I T I E SNEIGHBORHOOD STABILIZATION PLAN

COMMITTED TO THE REVITALIZATION OF DETROIT AND ITS NEIGHBORHOODSI N I T I A T I V E O F D E T R O I T L I S C L E D B Y C O M M U N I T Y L E G A L R E S O U R C E S

July 2011

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Table of ConTenTs

abouT us

Church of the Messiah Housing Corporation

GenesisHOPE

The Villages CDC

Area Map

The neighborhoods East Village

Indian Village

Islandview Village and Islandview Village East

West Village

Asset Map

The ProCess

The Challenge

Vacancy

Condition The sTraTegy

Overview

Three “Quick Hit” Actions

Improve Residential Fabric

Increase Local Control

Populate Neighborhoods

Build Green Assets

Strengthen Commercial

Beautify Neighborhoods

imPlemenTaTion Budget

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NEIGHBORHOOD STABILIZATION PLANT H E V I L L A G E S C O M M U N I T I E S

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abouT genesis harbor of oPPorTuniTies PromoTing exCellenCe (genesishoPe)

GenesisHOPE Community Development Corporation (GenesisHOPE), a 501(c)(3) tax exempt corporation, was founded in August 2008 by Genesis Lutheran Church to respond to the concerns and issues expressed by members of the community. GenesisHOPE seeks to meet the needs of people and communities on the near eastside of Detroit.

As an emerging corporation, GenesisHOPE improves the physical and social environment through youth programming, entrepreneurship training, community and market gardens, home repair assistance, vacant property and land use collaborative endeavors, as well as clean, safe and beautiful initiatives.

genesishoPe

GenesisHOPE 3458 Field Street, Detroit, Michigan 48214

www.genesishope.org

abouT ChurCh of The messiah housing CorPoraTion

Church of the Messiah Housing Corporation (CMHC) is a nonprofit 501(c)(3) tax exempt corporation. Organized to confront the extensive deterioration of housing primarily in the Islandview community, CMHC has been in existence since 1978 and is one of the oldest community development organizations in the country.

As it continues to look for new development opportunities (including senior housing), CMHC also plans to work on single family rehabilitation, manage properties, partner and collaborate with other nonprofits, and pursue sustainable vacant land reuse with its current goals.

messiah housing

Church of the Messiah Housing Corporation1154 Concord Ave., Detroit, Michigan 48214

www.messiahhousing.org

abouT The Villages CommuniTy deVeloPmenT CorPoraTion

The Villages Community Development Corporation is a non-profit 501c(3) organization dedicated to making the Villages a vibrant community that promotes culturally diverse business ownership and employment opportunities.

The neighborhoods of the Villages include the historic Indian Village, West Village and the Joseph Berry Subdivision, Islandview Village, East Village and the Gold Coast. The boundaries of the Villages CDC are Mt. Elliot to Cadillac, and Mack Avenue to the Detroit River.

The Villages CdC

The Villages CDC8109 E. Jefferson Ave., Detroit, Michigan 48214

www.thevillagesofdetroit.com

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THE VILLAGES CDC

GENESIS and MESSIAH

DOWNTOWN

MIDTOWN

EASTERN MARKET

NEW CENTER

BELLE ISLE

DETROIT RIVER

PLAN AREA

E JEFFERSON AVE

MACK AVE

CADILLAC BLVD

E GRAND BLVD

VAN DYKE

GRATIOT

MT ELLIOT

area maP

The plan area is 1.2 square miles and includes a portion of The Villages CDC, GenesisHOPE, and CMHC service boundaries.

$ area of detail


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easT Village The East Village neighborhood is bounded by Mack (N), East Jefferson (S), Cadillac (E) and Fischer (W). There are approximately 324 buildings in the neighborhood, 91% of which are single-family structures. In addition there are about 700 residential lots without structures. The East Village area has seen significant population loss and has a very high concentration of city-owned vacant lots, especially south of Kercheval. The northern portion of the neighborhood has a small grouping of historically significant homes that are well maintained, and adjacent to Indian Village.

indian VillageIndian Village is bounded by Mack (N), East Jefferson (S), Seminole (E), and Burns (W). It is a historic neighborhood located on Detroit’s east side and is listed in the U.S. National Register of Historic Places. The district has a number of architecturally significant homes built in the early 20th century. A number of the houses have been substantially restored. Many of the homes were built by famous architects for some of the area’s most prominent citizens. There are 353 structures in the neighborhood, most of which are single family homes in good condition. Indian Village has a very active community including the Indian Village Association, Men’s Garden Club & Women’s Garden Club. website: www.indianvillagedetroit.org

islandView Village and islandView Village easT Islandview Village’s boundaries are Mack (N), East Jefferson (S), Baldwin (E) and Mt. Elliott (W); Islandview North’s boundaries are Mack (N), Vernor and Kercheval (S), Maxwell (E) and Baldwin (W). Islandview has over 600 structures, which are mostly single family homes with a scattering of multifamily units. Islandview

North has just over 300 residential structures with under two-thirds in good condition. Islandview Village is the western gateway to the Villages Communities. East Grand Boulevard boasts an eclectic array of larger historic and older homes. From eldercare facilities, to beautiful and grand apartment buildings and single family homes, Islandview Village has a unique mix of residential and commercial offerings.

wesT VillageThe West Village neighborhood is bounded by Kercheval Avenue (N), East Jefferson Avenue (S), Parker (E), and Seyburn Avenue (W). There are nearly 350 residential structures in the neighborhood, which include single-family homes, duplexes, apartment buildings, and townhomes. In addition, commercial structures can be found at the intersections of Van Dyke and Kercheval, Agnes and East Jefferson. A designated historic district, this walkable community is the eastern gateway to the Detroit Riverwalk and Belle Isle and is just minutes from downtown. With its unique mix of residential apartments with single and multiple family homes, West Village remains charming and affordable.

West Village Association : [email protected]

ISLANDVIEWVILLAGE

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ISLANDVIEWVILLAGE

Riverview

WESTVILLAGE

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The Villages CommuniTies

The neighborhoods


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asseTsThis location offers neighborhood residents many assets, including:

Historic Districts

Schools

Churches

Community Gardens

Parks

Commercial Nodes

Other Community Spaces

Neighborhood Associations

Block Clubs

Proximity To:• Downtown (2.8 mi)• Belle Isle (<1 mi)• Eastern Market (3.5 mi)• Dequindre Cut / River

Walk (2 mi)• Detroit River (1 mi)• Parks• Eastern Suburbs (5 mi)• Interstates ( 3 mi)

Source: Planning Committee, 2010-2011


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The ProCess

The Detroit Vacant Property Campaign planning process revolves around input from community stakeholders. Stakeholders make up the planning committee and are the lead decision makers. During this planning process, the planning committee is presented with data on vacancy, condition, ownership, and market activity. With this information, the committee identifies a goal and strategies to address neighborhood instability. The final stage of the process is the implementation of the plan, a responsibility that lies with the stakeholders and the lead committee members.

In August of 2010, members of the Planning Committee organizations, Community Legal Resources, and Next Detroit Neighborhood Initiative came together to develop a unified and collaborative approach to the challenge of neighborhood instability in the Villages Communities.

The Villages Communities did not have an overarching community group or community development organization to address neighborhood stability; each area took on area-wide challenges in isolation from one another. However, the community groups in the area recognized that the neighborhoods are interdependent and in order to achieve greater stability, the groups could not work in isolation. With the formation of The Villages Community Development Corporation and new leadership at CMHC and GenesisHOPE, community residents and community development organizations saw an opportunity to develop a holistic, action-oriented and area-wide strategy to address the challenges of vacant property, and also begin a collaboration that will help the neighborhood thrive and grow for years to come.

The Planning ProCess

Members: Church of the Messiah Housing CorporationJoan Moss

Field StreetSandra Yu

GenesisHOPE Jeanine HatcherChloe Richardson

Historic Indian Village AssociationDoug Way

Mack Avenue Community ChurchLeon Stevenson, III

The Villages CDCBrian HurttienneKirsten UsseryBill Swanson

West Village Neighborhood AssociationAaron Wagner

Facilitator:Detroit Vacant Property Campaign (DVPC)Heidi MucherieDanielle LewinskiJane Tigan

Partners in Implementation:Trinity Deliverance ChurchPastor Diane Washington

Implementation Coordinator:Next Detroit Neighborhood InitiativeSteve Ogden

Planning Committee:


P a g e l 9

The Challenge

The Villages Communities, bounded by Mack (N), Crane (E), East Grand Blvd (W), and East Jefferson Ave (S), have a wide spectrum of property conditions, land uses, and markets. In that respect, the area is a microcosm for the entire city of Detroit. Proximity to downtown, Belle Isle, and other amenities as well as a historic role in the residential fabric of the city have all made this area attractive to live in since the early 1900s. Though the area has a history of neighborhood strength in the city of Detroit, it is in need of interventions in order to maintain its reputation as an attractive place to live and do business.

Currently, the neighborhoods’ stability, which had helped to attract and retain residents and businesses, is vulnerable. The structural foundation of an appealing neighborhood exists (schools, a community center, single- and multi-family housing, and commercial uses), yet the Villages Communities have struggled to leverage those assets against the wake of neighborhood challenges.

Vacancy and population loss were challenges before the late 2000s; the foreclosure crisis exacerbated these challenges and brought on new ones. The pace of foreclosures has slowed over the last year, yet many homes have been left vacant and much of the inventory is in the hands of investors with little desire to invest in properties. Additionally, the housing bubble of the mid-2000s and subsequent burst in 2008 tightened the credit market, resulting in gaps between purchase price and the amount for which banks will provide credit. That lack of available credit has also frozen the sale of homes that need work beyond basic repairs. While the demand for the homes in parts of the Villages Communities exists, credit systems and absentee investors present major obstacles to properties moving through to stable homeownership. In parts of the Villages Communities where little residential market exists, vacancy and blight are increasing.

The Villages Communities are also struggling with under used commercial spaces. Properly zoned commercial space in the neighborhood exists, but the current tenant mix does not satisfy the neighborhood desire to have more “third spaces” (i.e. restaurants, coffee shops, or other community gathering spaces). The lack of these spaces detracts from a neighborhood feel that could help attract new residents and retain current ones.

In addition to the aforementioned market challenges, overall population loss and limited City resources have led to an increase in concentrated vacancy and blight, a decrease in market activity, and a perception of declining safety.

The Challenge

Vacancies

Blight

Safety

NeighborhoodInstability

Market Activity

The Planning Committee has identified four main causes for neighborhood instability that the goals and objectives of this plan will address.

Vacancies: Vacancies and blight have plagued this area even before the foreclosure crisis. In 2000, the area’s vacancy rate was near 15 percent. Neighborhood surveys in 2010 found that over 300 homes (18 percent) in the area are vacant; of those, 42 percent are in good condition.

Market Activity: In the past five years, market activity of arms- length and non-arms-length transactions has decreased significantly. While the occurrence of transactions is low, in areas like West Village this is a result of investors holding properties and a shortage of credit, rather than a lack of demand for properties in the area.

Blight: Community surveys conducted in 2010 found that nearly one quarter of the existing housing stock is rated less than “good” condition. Vacant and unimproved lots account for 40 percent of total parcels in the area and many of those empty lots have trash and illegal dumping.

Safety:: Incidences of crime and general perceptions of safety are barriers to potential residents and detract from neighborhood appeal. Poor street lighting, vacant and open buildings, and overgrown trees and bushes contribute to the perception of a lack of safety that community groups in the area feel affects its attractiveness .

Source: Community Surveys, 2010; Planning Committee


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VaC anC yAcross the entire plan area, vacant lots and structures pose a challenge to the neighborhood. However, the impact of vacancy differs de-pending on geography, con-dition, and concentration. Vacant structures in Indian Village, for example, are gen-erally well maintained; they have only a minor impact on the neighborhood feel. In contrast, Islandview and East Grand Boulevard have con-centrations of unmaintained vacant properties; these properties have a major im-pact on the neighborhood. Altogether, the neighbor-hoods have nearly 350 vacant residential structures and over 1,500 vacant residential lots. Reasons for residential vacancy also vary from an ag-ing population to mortgage foreclosures.

High concentrations of va-cant lots exist in East Village (93 percent) and throughout Islandview and Islandview North (44 percent). Lots in south Islandview are gener-ally better maintained than those in north Islandview, which also has concentra-tions of poorer condition and vacant homes.

Commercial Vacancy Along Van Dyke, Kercheval, and Agnes, neighborhood-level com-mercial properties sit vacant. At the high-visibility intersec-tion of East Jefferson and Van Dyke are vacant commercial buildings with unmaintained facades, detracting from an attractive gateway to the neighborhood.

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Total Parcels: 3,600Total Surveyed Parcels: 3,146Total Surveyed Structures: 1,811Total Vacant Structures: 337Total Vacant Lots: 1,521

Vacant LotLegend

Vacant Structure

18 %vacant

structures48%

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*percentages calculated with number of surveyed structures and parcels

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Source: Tax Assessor 2010; Community Surveys, 2010


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CondiTionGeographic trends for prop-erty conditions differ only slightly from those of va-cancy. The highest concen-tration of properties in good condition is in the Indian Village historic district. West Village has nearly the same percentage of vacant prop-erties (~10 - 11 percent) but lower property condi-tion ratings. North Island-view has the lowest con-centration of properties in good condition and highest in demolition condition (10 percent). Field Street, new townhome developments in south Islandview, and parts of historic East Grand Bou-levard provide anchors of good property condition for the western side of the plan area.

Despite the overall good condition of properties, a small portion of residen-tial structures pose safety concerns: at least 40 struc-tures in the neighborhoods are obvious candidates for demolition and around 60 structures have open points of entry visible from the street.

Commercial Condition Overall, conditions of com-mercial properties along the Van Dyke corridor are fair. Several structures at Kerche-val and Van Dyke are in need of rehabilitation.

Source: Community Surveys February 2011

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Structure*

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Fair

Poor

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* non-residential, not surveyed

Structure Condition

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Stabilize Neighborhood

IncreaseLocal Control

Improve Residential

Fabric


BeautifyNeighborhoods

Build Green Assets

StrengthenCommercial

Address Vacant

Properties

Maintain and Increase Residential

and Commercial Occupancy

Improve Physical

Conditions

The sTraTegy

The Planning Committee assessed the current vacant property situation, housing conditions, trends in ownership and the housing market, and primary accounts of area conditions. It then came to a consensus on a goal to guide the neighborhood stabilization plan.

Goal: The goal of this plan is to stabilize the area in 2-5 years by achieving three objectives:

• Maintain and increase residential and commercial occupancy• Address vacant properties• Improve physical conditions

Due to the wide-ranging origins of instability in the plan area, the Planning Committee concluded that residential interventions were necessary but insufficient to address the nature of instability. The plan

uses a holistic approach that considers the complex causes of instability while highlighting immediate needs to strengthen and prime the area to become a neighborhood that contributes to a sustainable future for Detroit. While this plan has long-term stability in mind, the strategy is intentionally short-term, actionable, and realistic. Working with other parallel processes, such as the Lower Eastside Action Plan (LEAP) and the Community Development Advocates of Detroit (CDAD) Typology Pilot, The Villages Green Task Force and Greenways plan, and the East Jefferson Corridor Collaborative (EJCC), this plan contributes to the creation of a vision for the Villages Communities.

To achieve the plan goals and objectives, the Planning Committee has designed actions that will:

• improve residential fabric• increase local control • populate neighborhoods • build green assets• strengthen commercial nodes • beautify neighborhoods

Every strategy area in the plan will benefit from at least one specific intervention, with several areas included in multiple interventions. Some interventions are geographically targeted in order to achieve highest impact; others are dispersed throughout the plan area.


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Strategic Actions

The Planning Committee created each of the action strategies listed below. Over the next two years, interventions within these action areas will achieve stabilization in the neighborhood through improving physical conditions, addressing vacant properties or maintaining/increasing residential and commercial occupancy. The following pages provide Strategic Action overviews and associated leads, with maps and timelines on subsequent pages.

Improve Residential Fabric - Church of the Messiah Housing Corporation (CMHC)

Challenge: Areas designated for ‘Improve Residential Fabric’ strategies have housing conditions that are stronger than other areas, but many properties are not up to code and homeowners lack access to capital to renovate and update homes. Rental properties in these two areas also have problematic conditions. In spite of these problems, these and the ‘Populate Neighborhood’ areas have been identified by the Planning Committee as having some of the strongest market potential.

Interventions: These strategies are designed to improve physical conditions and catalyze private investment for structure improvements.

• Launch CLEAN + SAFE code enforcement and community policing program - GenesisHOPE, CMHC• Match home repair funds for 60 properties - GenesisHOPE, CMHC• Audit and provide energy efficiency upgrades for 400 properties - Villages CDC• Provide incentives for 100 units of rental repairs - Villages CDC

Increase Local Control - Villages CDCChallenge: Areas designated for ‘Increase Local Control’ have higher vacancy rates than the rest of the area and a higher concentration of good condition properties. In the past few years, the area has experienced some instability as a result of absentee owners.

Interventions: These strategies are designed to bring control and ownership back to individuals or community groups to improve physical conditions and address vacant property.

• Track REO properties - Villages CDC• Track tax foreclosed properties - CMHC• Advocate for inclusion in Project 14 - Villages CDC• Assist 50 homeowners in side-lot acquisition and improvements - CMHC

Populate Neighborhoods - Villages CDCChallenge: Areas designated for ‘Populate Neighborhoods’ currently have the strongest housing conditions and market for purchase. However, barriers to attracting more homeowners, which include capital for mortgages and gaps in sale and appraisal values, stymie the market potential in these areas.

Intervention: These strategies are designed to increase residential occupancy in the area.

• Fill the appraisal gap for 20 properties - Villages CDC • Attract pipeline of rehab developers - Villages CDC• Activate investor market - Villages CDC• Recruit buyers and renters - Villages CDC • Acquire, rehabilitate, and resell 30 key properties - CMHC


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Build Green Assets - GenesisHOPEChallenge: While this area is host to two community gardens, two parks, and proximity to Belle Isle, there is no coordinated effort to create physical spaces that can serve to gather community and benefit natural systems. These efforts will take advantage of the vacant lots—some currently owned by organizations at the planning table—in the area, while working toward a sustainable future for the neighborhood.

Interventions: These strategies are crafted to address vacant property and improve physical conditions while supporting innovations in land reuse.• Develop native plant island corridor - CMHC, GenesisHOPE• Convert alley to green alleyway - GenesisHOPE• Install rain garden pilot - Villages CDC• Create dog park pilot - Villages CDC• Engage community to determine future land use - GenesisHOPE• Improve cohesion of neighborhood corridors - Villages CDC

Strengthen Commercial - Villages CDCChallenge: The Van Dyke corridor designated as ‘Strengthen Commercial’ is the commercial backbone of the area but is currently underutilized. Residents must travel outside of the local commercial district to access most retail amenities; this corridor could serve the area’s need for walkable retail, restaurants, or other commercial uses. The Van Dyke commercial corridor provides opportunity for neighborhood commercial development and creation of additional neighborhood amenities that would appeal to residents.

Interventions: These strategies are crafted to address vacant property and increase commercial occupancy.• Perform commercial feasibility study - Villages CDC• Implement wayfinding plan - Villages CDC• Attract new commercial and retail businesses - Villages CDC

Beautify Neighborhoods- GenesisHOPEChallenge: Throughout the area, lots, homes, and streets are in need of basic maintenance in order to build neighborhood aesthetic and increase the feeling of safety. Throughout the area, buildings in that are poor condition and/or are vacant and open pose safety hazards to residents.

Intervention: These strategies are designed to increase neighborhood aesthetic, improve property conditions, and address vacant property. • Organize vacant lot maintenance program - GenesisHOPE• Blitz for vacant property plantings - All• Install neighborhood signage - Villages CDC• Demolish or deconstruct 20 homes - GenesisHOPE

Partnering for Action:Several actions within the plan will benefit from existing work already underway. For example, The Villages’ Green Task Force has planned an entire network of greenways for the Lower Eastside and the East Jefferson Corridor Collaborative is developing strategies to enhance the quality of place along Jefferson. The Lower Eastside Action Plan (LEAP), which tackles vacant land repurposing, is more suited to address future land use and outreach. The Planning Committee will collaborate with LEAP and the community on determining the eventual use for those designated areas in ‘Build Green Assets.”


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ACQUIRE,REHAB, RESELL

3HOME REPAIR

MATCHING GRANTS

1

CLEAN + SAFEPROGRAM

2

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Identify properties and give priorities to each

Aquire propertyConduct due diligence on each property

Begin rehabilitationRecruit buyers and renters Provide incentives for buyers and renters

Acquire, Rehabilitate, and Resell 30 Key Properties (CMHC)

Launch CLEAN + SAFE Program (CMHC, GenesisHOPE)Create tracking mechanismDevelop targeted strategies working with BSEED for enforcement blitzIdentify crime patterns related to vacant propertyPartner with DPD to implement Community Policing

Match Home Repair Funds for 60 Properties (CMHC, GenesisHOPE)Identify existing funding sources to matchWork with homeowners to access fundsDisburse matching funds

2011 2013Q3 Q4 Q1 Q2 Q3 Q4 Q1 Q2 Q3

2012TOP THREE PROJECTS

ToP Three “QuiCK hiT ” ProJeC Ts

Of the actions this plan calls for, the Planning Committee has determined that three projects are ready for implementation and will provide immediate, meaningful and catalytic impact on the neighborhoods. Two of the projects have specific target geographies and the other will occur throughout the area. The three projects are:

1. Home Repair and Matching Grants: Sixty grants for repairs will improve the living situation of current residents and have an immediate visual impact on the street.

2. Clean + Safe Program: The Clean + Safe Program, which will combine code enforcement and community policing efforts, will engage neighbors and City departments on two of the biggest challenges throughout the Villages Communities: blight and safety.

3. Acquire, Rehab, and Resell: Immediate efforts to populate neighborhoods will focus on targeted acquisition and rehabilitation projects. Efforts to recruit buyers and renters will be done in tandem to ensure success.


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imProVe residenTial fabriC

Improving the physical conditions of residential fabric is essential for the stability of the neighborhood. Origins of under-maintained structures vary across the Villages Communities and as a result, the Planning Committee decided on a multi-prong approach. Areas designated to attract additional residents, including community gateways, are priority for code enforcement and safety mechanisms. Many have strong housing stock, community organization and market activity, but are in need of catalysts for additional activity. These actions follow the geography the Planning Committee has outlined for attracting population and serve to increase property conditions. These steps are designed to build a momentum of property and neighborhood involvement. When fully implemented, over 550 interventions will have been applied in the area and will complement the acquisition, rehab and resell efforts in the ‘Populate Neighborhood’ action strategy.

Launch CLEAN + SAFE Program: GenesisHOPE and CMHC will create a database to track incidences of crime and code violations, partnering with the Detroit Vacant Property Campaign’s Boarding Coalition, and the Building, Safety, Engineering and Environment Department for code violations, and the Police Department for crime reports. Stipended volunteers will identify crime patterns especially as they relate to vacant property in the area. This information will inform strategic enforcement blitzes and neighborhood outreach. Intervention strategies for code enforcement will be tailored depending on violation and occupancy. Additionally, the Next Detroit Neighborhood Initiative will provide assistance to start and implement the CLEAN + SAFE program.

Match Home Repair Funds for 60 Properties: Given the need for major home repairs, CMHC and GenesisHOPE will provide matching grants and loans to leverage existing programs and individual investments such as City of Detroit Minor Home Repair, Michigan State Housing Development Authority’s Property Improvement Program for homeowners, and others. This program is designed as a bridge between home repair cost and the capital currently available.

Audit and Provide Energy Efficiency Upgrades for 400 properties: The Villages CDC, with funding from the Better Buildings Program and in partnership with WARM Training, will recruit homeowners to participate in free energy audits and connect homeowners to energy efficiency grants and loans.

Provide Landlord Repair Incentives for 100 units: The Villages CDC will provide grants to landlords for 60 rental homes and 40 multi-family units in the targeted area. To encourage positive landlord involvement, grants will have performance-based requirements (or ‘clawback provisions’) wherein any code violations will trigger a repayment on the part of the participating landlord.

2011 2013Q3 Q4 Q1 Q2 Q3 Q4 Q1 Q2 Q3

2012

Recruit HomeownersDisburse grants and with additional funding where possible

Apply for Better Buildings Grant

Launch CLEAN + SAFE Program (CMHC, GenesisHOPE)

Match Home Repair Funds for 60 Properties (CMHC, GenesisHOPE)Identify existing funding sources to matchWork with homeowners to access funds

Create tracking mechanismDevelop targeted strategies working with BSEED for enforcement blitz

Connect to resources for repairsConduct outreach to landlords in targeted areas

Provide Landlord Repair Incentives for 100 properties (Villages CDC)

Identify crime patterns related to vacant propertyPartner with DPD to implement Community Policing

Disburse matching funds

IMPROVE RESIDENTIAL FABRICLead: CMHC

(Villages CDC)


P a g e l 17

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CLEAN + SAFE (Priority 1)

CLEAN + SAFE (Priority 2)

Through Penalty

Home Repair/E�ciency Match/Grant

Good Landlord Match/Grant

Through Incentive

Legend

$ 0 0.1 0.2 0.30.05Miles

Improve Residential Fabric


18 l P a g e

inCrease loCal ConTrol

In these areas, opportunities exist for the local community to increase ownership of vacant lots and homes, especially since these areas fall within HUD’s Neighborhood Stabilization Program 1 boundaries. Developing intensive partnerships with NDNI and the Detroit Land Bank Authority (DLBA) is necessary to address many of the property ownership and title issues that arise in this area. These partnerships will greatly expand the offerings of technical assistance to buyers interested in the Villages Communities.

Track Real Estate Owned (REO) Properties: The Villages CDC will partner with NDNI to maintain a database of known mortgage foreclosures, research and evaluate properties, and connect a pipeline of potential buyers to available properties, working closely with the DLBA to move REO properties into the hands of individuals.

Track Tax Foreclosed Properties: CMHC will work with CLR and NDNI to maintain a list of target properties for tracking through the Wayne County tax foreclosure auctions in 2011 and 2012. After determining the potential for rehabilitating a property, CMHC will work to publicize properties to known individuals, developers, and organizations interested in purchasing property.

Advocate for Inclusion in Project 14: The Villages CDC will work with the DLBA for inclusion in Project 14, the City of Detroit’s effort to encourage police and fire workers to move into the city. In partnership with NDNI, the REO and tax foreclosure tracking mechanisms will funnel properties for DLBA acquisition, which will then be entered into the Project 14 pool of properties. Because of the boundaries of available NSP funding, this will be primarily in the area of Indian Village north of Kercheval. This investment area presents the opportunity for concentrated, immediate impact to spur additional investment.

Assist 50 Homeowners in Side-Lot Acquisition and Improvements: CMHC will partner with CLR to provide workshops and technical assistance for residents to acquire and improve side-lots as a way to improve maintenance and expand residents’ yards. In addition to the logistics of purchase, workshops will highlight acquisition successes and provide cost estimates for particular projects. Additionally, CMHC will attempt to work with the City of Detroit to expedite purchase of side-lots in this area and explore current projects and obstacles to acquisition.

Funnel properties from tracking mechanisms to DLBA for acquisition

Q2 Q3 Q4 Q1 Q2 Q3 Q4 Q1 Q2

Partner with the DLBA and the City of Detroit for inclusion in programAdvocate for Inclusion in Project 14 (Villages CDC)

Track REO Properties (Villages CDC)

Track Wayne County Tax Foreclosed Properties (CMHC)Map and research properties slated for auctionEvaluate for acquisition and rehab potential

Compile a list of properties at-risk or in mortgage foreclosureEvaluate for acquisition and rehab potential

Develop outreach curriculum, green space handbook for side-lot acquisitionAssist 50 Homeowners with Side-Lot Acquisition and Improvements (CMHC)

Partner with NDNI, DLBA for acquisition assistanceConnect property to known and active investors or individuals

Connect property to known and active investors or individual

2011 2013Q3 Q4 Q1 Q2 Q3 Q4 Q1 Q2 Q3

2012

Host workshops and technical assistance for acquistion how-to Work with City of Detroit for expedited acquistion processMarket lot acquisition assitance program

INCREASE LOCAL CONTROLLead: Villages CDC


P a g e l 19

Project 14

Local ControlLegend

Homeowner Side-lot Acquistion Target Area

Track Real Estate Owned and Tax Foreclosed Properties

$ 0 0.1 0.2 0.30.05Miles

AREA PROPOSEDFOR PROJECT 14

HOMEOWNER SIDE-LOTACQUISITION

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PoPulaTe neighborhoods

The Planning Committee determined that increasing residential occupancy is critical to the goal of neighborhood stability. After examining condition and vacancy to determine which areas would be most prepared for immediate recruitment of residents, the following areas were highlighted for their relatively strong housing stock and the potential for ripple effects for the area. Tools for attracting residents are tailored to meet the current needs and dynamics of the housing market. These efforts must be done in tandem with ‘Increase Local Control’ and ‘Improve Residential Fabric’ in order to achieve maximum community impact.

Fill the Appraisal Gap for 20 Properties: Partnering with existing marketing efforts in the area, The Villages CDC will disburse funds to home buyers as a way to bridge the gap between appraisals and an agreed upon purchase price, one of the largest challenges for this residential market.

Attract Pipeline of Rehab Developers: In order to encourage private investment in the area, The Villages CDC will identify and publicize available properties through on-the-ground research and the REO and tax foreclosure tracking mechanisms. In addition, The Villages will create a toolbox of information and resources for rehab financing and information.

Activate Investor-Owned Properties: Stalled and vacant properties need to be occupied or move into hands of owners who will work to occupy the properties. The Villages CDC will aggressively reach out to targeted property owners sitting on property, encouraging them to use the developer’s toolbox and occupy the property.

Recruit Buyers and Renters: The Villages CDC will work with existing marketing campaigns to expand the reach of the efforts, including working with area employers to promote the area and available properties. Connecting buyers to gap financing and other repair dollars, as well as providing renting assistance, will be main components of recruitment. The Villages CDC will also begin to work with employers to promote the area.

Acquire and Rehabilitate 30 Properties: CMHC will acquire and rehabilitate 30 properties throughout the Populate Neighborhoods areas; these properties will be resold to qualified homebuyers. Rehabilitation will include complete energy efficiency upgrades where possible, with a “key” multi-unit rehab on a highly visible corner. This will include a geothermal well and environmentally sustainable landscaping. Aggressive marketing campaigns will work to resell the properties.

Connect buyers to available cost-reducing programsPartner to expand reach of existing marketing campaigns

Recruit Buyers and Renters (Villages CDC)

Fill the Appraisal Gap for 20 Properties (Villages CDC)

Attract Pipeline of Rehab Developers (Villages CDC)Identify and publicize available properties

Research appraisal gaps in area

Expand existing marketing to publicize program

Connect properties to known and active investors or individuals

Implement program

Connect properties to potential buyers

POPULATE NEIGHBORHOODSLead: Villages CDC

Acquire and Rehabilitate Key 30 Properties (CMHC)Identify properties and give priorities to each

Aquire propertyConduct due diligence on each property

Begin rehabilitation

Q2 Q3 Q4 Q1 Q2 Q3 Q4 Q1 Q22011 2013

Q3 Q4 Q1 Q2 Q3 Q4 Q1 Q2 Q32012


P a g e l 21

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Gap Financing for Appraisal Value/Downpayment Assistance

Acquisition/Rehab Target AreaAttract Pipeline of Rehab DevelopmersRecruit Buyers and Renters

Legend

$ 0 0.1 0.2 0.30.05Miles


REHABKEY


22 l P a g e

build green asseTsThe Planning Committee has created short-term actions to build green assets that add permanent appeal to the neighborhood and have a direct impact on the environmental sustainability of the area. For example, greening interventions can improve a problematic alleyway, native plant parks and rain gardens will serve to improve vacant land, and both of these benefit storm water run-off and neighborhood infrastructure. These efforts will capitalize on the vacant land throughout the area.

Install Native Plant Island Corridors: CMHC will work with landscape architecture students to develop a sustainable site design and educational component for the Native Plant Islands. They will also work with the City for acquisition of the additional City-owned lots necessary for the corridor build out.

Convert to Green Alleyway: Genesis HOPE has already begun outreach and education with residents and other partners to convert a derelict and problematic alley into a ‘green’ alleyway. Genesis HOPE will research alley systems and potential for sustainable interventions, conduct a design charette, and construct the green alley. The project is a pilot for additional alleys in the area.

Create Pilot Dog Park: The Villages CDC will work with residents and the City of Detroit Recreation Department to gauge interest and assess potential for a dog park within the area. After determining interest and building a partnership with the Recreation Department, The Villages CDC will evaluate site options and possibility for Recreation Department divestment, contract to design sustainable park landscape and conduct build out.

Improve Cohesion of Neighborhood Corridors: The Villages CDC will lead efforts to improve uniformity and aesthetics of corridors with annual plantings. Permanent corridor installations, like rain gardens and bioswales, will be coordinated with the GREEN Task Force Greenways plan and will increase the feeling of cohesion in the neighborhoods.

Engage Community to Determine Future Land Use: These are “areas of coordination” for determining the community’s desire for future land use. All partners will continue to engage with residents on issues related to future land use in these areas and will work to identify opportunities to the implement new land uses. Continued outreach will occur after the completion of LEAP to determine community benefits agreements with new ventures.

Contract sustainable streetscape design for major corridorPlant along main corridors and gateways

Improve Cohesion of Neighborhood Corridor (Villages CDC)

Install streetscape

Identify and assess feasibility and community bene�t of implementation opportunitiesOutreach to residents within LEAP process

Engage Community to Determine Future Land Use (GenesisHOPE)

Involve community in evaluating implementation opportunities

Research dog park regulations and modelReach out to Recreation Department

Create Dog Park Pilot (Villages CDC)

Work with neighbors and City to plan and convert pilot

Research green alley models and best practices for design charetteContinue community outreach and education on Green Alleyways

2011 2013Q3 Q4 Q1 Q2 Q3 Q4 Q1 Q2 Q3

2012

Install Phase I on Messiah-owned land

Install Phase II

Conduct design charetteConstruct green alleyway

BUILD GREEN ASSETSLead: GenesisHOPE

Convert to Green Alleyway (GenesisHOPE)

Develop Native Plant Island Corridor (CMHC)

Install Rain Garden (Villages CDC)Complete garden and conduct regular maintenance Evalute feasibility for additional rain garden site

Contract LA students for site design and educational component

Acquire city-owned lots for Phase II


P a g e l 23

Short Term Priority

Long Term Priority

Legend

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Build Green Assets

ENGAGE COMMUNITY TO DETERMINE FUTURE LAND USE

Improve Cohesion of Neighborhood Corridors

GREEN Task Force Planned Greenway

DOG PARKPILOT

NATIVE PLANT ISLAND CORRIDOR

GREEN ALLEY

RAIN GARDEN

PLANNED GREENWAY

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24 l P a g e

sTrengThen CommerCial

One challenge for the future of this neighborhood is the lack of active commercial space that fulfills the needs and desires of the residents and provides walkable amenities. Moreover, there is nearly $85M of retail and $11M restaurant “leakage” in the Villages Communities and the potential for those uses in this market is over 100,000 square feet (Social Compact DrillDown Analysis, 2010). Fortunately, there is an existing infrastructure along Van Dyke for neighborhood-level commercial that can provide opportunities for small businesses to address the leakage and strengthen the neighborhood. Strategies in the ‘Strengthen Commercial’ portion of the plan are designed to increase commercial occupancy and improve physical conditions of the Van Dyke Corridor.

Perform Feasibility Analysis: The Villages CDC will attract new commercial and retail uses along the Van Dyke corridor. To do this, The Villages CDC will perform a commercial feasibility study and engage stakeholders to better understand the market and residents’ interests. After a complete real estate building analysis, The Villages CDC will develop and launch tailored technical assistance to aid small businesses.

Implement Wayfinding Plans: The Villages CDC will create and implement wayfinding strategies for targeted commercial areas that will integrate with greenways, the RiverWalk, neighborhood signage, and the corridor improvement plan.

Attract New Commercial and Retail Businesses: The Villages CDC will begin the process of attracting businesses to the Van Dyke Corridor by developing a marketing plan that identifies the target audience, recommends strategies, tactics, and an outreach agenda. The Villages will use its commercial feasibility analysis to develop a technical assistance package with offerings tailored for small businesses and entrepreneurs interested in the Villages Communities.

Reach out to small businesses and entrepreneurs

Reseach and develop marketing planDevelop technical assitance package

Attract New Commercial and Retail Businesses

Implement Way�nding PlanCreate way�nding plan to integrate residential and commericalInstall way�nding elements

Conduct stakeholder and community outreachReview existing plans and studies

Survey and analyze real estate building and potential

Provide technical assistance to new businesses

Perform Commercial Feasibility Analysis

2011 2013Q3 Q4 Q1 Q2 Q3 Q4 Q1 Q2 Q3

2012STRENGTHEN COMMERCIALLead: Villages CDC

(Villages CDC)

(Villages CDC)

(Villages CDC)


P a g e l 25

Market Feasibility Study

Retail Attraction Program

Strengthen CommercialLegend

Way�nding Plan

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26 l P a g e

beauTify neighborhoods

Throughout the plan area, unmaintained vacant lots and houses, overgrown trees, and weeds in sidewalks and right-of-ways give the feeling of an unkept neighborhood and have real implications for safety and neighborhood marketability. The Planning Committee developed strategies that will improve the physical conditions of the neighborhood, impacting both vacant homes and lots. These actions will have a positive impact on the perception of safety in the neighborhood, and will bolster community pride.

Launch Vacant Lot Maintenance Program: GenesisHOPE will lead the initiative to create a comprehensive vacant lot maintenance program and tracking system as part of the CLEAN + SAFE program. After compiling a list of volunteer organizations and reaching out to East Grand Boulevard institutions, GenesisHOPE will conduct regular maintenance on vacant lots throughout the area, take service requests from neighborhood groups and partners for specific lot clean ups, and track impact of clean ups.

Blitz Planting at Vacant Properties: Each organization will work with volunteers to conduct blitz plantings of annual plants at vacant homes in strategic areas as a way to improve physical conditions and deter vandalism. These plantings at vacant homes in the Indian and West Villages and the vacant lot maintenance program targeted in Islandview Village will improve the area and increase its marketability. Larger plantings at the intersections of Lafayette and Grand and large lot clean up and plantings at Coe and Van Dyke were chosen as early, visible, and significant actions.

Demolish or Deconstruct 20 Houses: GenesisHOPE will advocate to the City of Detroit’s Buildings, Safety, Engineering, and Environment Department to consider 20 houses for demolition and evaluate the potential of a pilot program for deconstruction of community-identified priority properties.

Install Neighborhood Signage: The Villages CDC will lead the design, placement, and installation of neighborhood signs along high traffic intersections for each of the neighborhoods. Neighborhood signage and plantings along the main thoroughfares of the area are designed to let visitors and residents alike know that this area is cared for and maintained.

BEAUTIFY NEIGHBORHOODS

Blitz Planting at Vacant Properties (All)Recruit volunteers Determine streets in need of planting that provide impact

Create property tracking list, coordinated with code enforcement list

Contract for regular maintenance between volunteer work days

Evaluate properties for deconstruction potential

Launch Vacant Lot Maintenance Program (GenesisHOPE)

Recruit volunteers and organize clean up and follow up maintenance

Plant and maintain

Work with DWEJ to hire trained local workers and contractors

2011 2013Q3 Q4 Q1 Q2 Q3 Q4 Q1 Q2 Q3

2012

Demolish or Deconstruct 20 homes (GenesisHOPE)Prioritize properties identi�ed for demolition

Track and evaluate demolitions and deconstructions

Design and install signs at strategic intersections

Install Neighborhood Signage (Villages CDC)

Partner with BSEED to for decontruction criteria, expedited demolition

Determine most impactful sites for signage, coordinate with existing plans

Lead: GenesisHOPE


P a g e l 27

Signage

Potential Sites for Demolition/Deconstruction

Vacant Lot Maintenance (Priority 1)

Vacant Lot Maintenance (Priority 2)

Planting at Vacant Structure

LegendBeautify Neighborhoods

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28 l P a g e

budgeT

imPlemenTaTion

The implementation of the neighborhood stabilization plan will be carried out over a two-year period and will require the investment of resources from internal and external stakeholders who are able and willing to contribute to the stabilization, redevelopment and growth of the community. In order to justify the investment of the level of resources this plan suggests, the following are the tangible benefits:

Investment Opportunities and Return:• Rehabilitation of 300 residential units to improve physical conditions for current residents and

neighbors or assist new homebuyers in rehabilitation. These improvements are designed to leverage homeowner and landlord resources and serve as catalysts for additional rehabilitation projects.

• Acquisition and rehabilitation of 30 residential units specifically for resale. Property acquisition and rehabilitation will be within the specified target areas and partnered with additional marketing efforts.

• Launch of the Villages Community CLEAN + SAFE program which will work with BSEED and DPD to train neighbors in community policing and code enforcement. Citizen education and engagement will inform and equip 50 neighbors and community vacant lot clean up will impact over 100

vacant lots over a two-year timespan.

Amount

$ 16,291,000

Improve Residential $2,945,000

Increase Local Control $5,239,000

Populate Neighborhood $4,296,000

Build Green Assets $636,000

Strengthen Commercial $1,535,000

Beautify Neighborhood $1,640,000

303 =

62 units in landlord program (houses)

80 units in “--” (apts-->4 bldgsx20 units)

25 units from REO tracking and rehab

75 units from WayneCo Tax Foreclosure/rehab

8 units from Project 14

20 units impacted by gap financing

8 units resulting from developer attraction

25 units impacted by recruitment tools

• Acquisition and improvement of at least 30 vacant sidelots.

• Acquisition and rehab of a key multifamily property with sustainable energy efficiency upgrades including geothermal heating.

• Improvement of storm water management for 40 parcels through green alley conversion.

• Development of a suite of neighborhood recruitment tools designed to attract buyers and renters to return at least 50 properties to occupancy.

• Demolition of at least 20 dilapidated and deteriorated structures that are a risk to residents’ health and safety.

• Install native plant park, impacting 24 vacant parcels and improving storm water management.

• Improve corridor cohesion with neighborhood signage and streetscape improvements.

• Pilot a dog park to increase neighborhood amenities.

• Increase capacity of community organizations to carry out redevelopment activities.


P a g e l 29

30 l P a g e

abouT The dVPC

The Detroit Vacant Property Campaign (DVPC), led by Community Legal Resources, is a cross-sector collaboration of community advocates and leaders who are working together to develop and implement strategies to address conditions of vacancy, blight, and abandonment in Detroit.

The Detroit Vacant Property Campaign is comprehensively responding to the vacant property crisis through education and outreach, technical assistance, vacant property planning, and policy work.

The dVPC aPProaCh To TeChniCal assisTanCe and VaCanT ProPerTy Planning

DVPC provides technical assistance to community development corporations, non-profits, community groups, and partner organizations to empower organizations to achieve two goals: mitigate the negative impact of vacant property on the surrounding community and turn vacant properties into neighborhood assets. Our technical assistance approach is defined by the following four characteristics:

Neighborhood-specific: Certain variable factors impact a neighborhood’s vacant property situation, such as the level of community engagement, the foreclosure rate, and market strength. The combination of these variable factors creates a vacant property situation that is unique to each neighborhood. The core component of DVPC technical assistance and planning work is neighborhood engagement. DVPC works directly with local stakeholders to understand the vacant property situation in the area and develop an implementation strategy to effectively mitigate the vacant property issues.

Data Driven: DVPC technical assistance joins data and analysis with decision makers to improve their ability to respond effectively to vacant properties. Our approach marries external data with community-generated data. We believe that by incorporating community-generated data, our technical assistance will benefit from data left out of external sources, such as qualitative quality of life variables.

Market- and Asset-Based: In order to develop an appropriate response to vacant properties, it is imperative that plans and strategy recommendations are firmly based on the market conditions in a neighborhood. In addition, a neighborhood’s assets can play a large role in resident attraction and retention strategies. For this reason, DVPC technical assistance also focuses on reinforcing and generating neighborhood assets.

Strategic: DVPC encourages the use of multiple strategies in a targeted and phased approach to addressing vacant properties. There is no single “silver bullet” strategy for responding to vacant properties in Detroit. In order to respond effectively, plans must include many layered strategies that consider ownership, property condition, and location.

T E C H N I C A L A S S I S T A N C E

Vacant property mapping

Analysis of assets and market activity

Production of ownership, lien, and title data

Strategies for vacant property mitigation and community-based

interventions

S E R V I C E S O F F E R E Dm a p p i n g

s t r a t e g y

o w n e r s h i p

a n a l y s i s

P O L I C Y / S Y S T E M R E F O R M

Policy development for vacant property related issues

Analysis of current or proposed policies

S E R V I C E S O F F E R E Ddevelopment

a n a l y s i s

VACANT PROPERTY PLANNING

Development of plan aimed at returning vacant properties to

neighborhood assets

Title and ownership analysis focused on identifying barriers to

redevelopment

S E R V I C E S O F F E R E D

a n a l y s i s

p l a n n i n g

E D U C A T I O N / O U T R E A C HS E R V I C E S O F F E R E D

DVPC vacant property publications and informative community

presentations

Grants for organizations to employ innovative vacant property

maintenance and security activities

f u n d i n g

e d u c a t i o n

COMMITTED TO THE REVITALIZATION OF DETROIT AND ITS NEIGHBORHOODSI N I T I A T I V E O F D E T R O I T L I S C L E D B Y C O M M U N I T Y L E G A L R E S O U R C E S


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abouT ndni

Next Detroit Neighborhood Initiative (NDNI) was founded on the understanding that application of public and private investment in a concentrated geographic area is necessary to achieve maximum impact of stabilization efforts in Detroit. NDNI’s current work targets short term interventions toward neighborhoods with sufficient indicators to project a stable residential and commercial future.

In early 2009, NDNI created the Neighborhood Stabilization Initiative (NSI) which is a market based, asset driven approach to stabilizing neighborhoods in the short term. The goal is to identify and stabilize historically strong neighborhoods throughout Detroit in the wake of the foreclosure crisis and record unemployment.

The neighborhood identification strategy relies on data, both quantitative and qualitative, to point NDNI in the direction of identifying neighborhoods destabilized by foreclosure and current economic conditions. These are to be distinguished from neighborhoods that have been destabilizing over time due to chronic and persistent disinvestment.

NDNI’s initiative acknowledges that if the historically strong neighborhoods are ignored and intervention is delayed, people with choices will continue to leave the city. As a result, tax revenues available to serve all Detroiters, particularly those in neighborhoods with the greatest need for services, will disappear and the city will ultimately not be able to recover. All Detroiters would lose.

NDNI’s short term Neighborhood Stabilization Initiative is built on a premise that historically strong and viable neighborhoods need directed interventions now, before it’s too late. These neighborhoods, recently destabilized by foreclosure, cannot afford to wait the 12-18 months estimated for the City to complete a long-term land use plan because of the exodus of residents in these neighborhoods to the suburbs.

Therefore, over the last year, NDNI has taken the lead in partnering with community stakeholders to quickly shore up these neighborhoods while the City determines its land use and economic framework. Most important to NDNI’s role is the ability to strategize around land control through its partnerships and collaboration with stakeholders such as the Detroit Vacant Property Campaign, Data Driven Detroit, Office of Foreclosure Prevention and Response, Planning and Development Department, Neighborhood Community Stabilization Trust, Detroit LISC, the Detroit Land Bank Authority, the MSHDA Land Bank and various community- based organizations.


Completed with generous support from:

the villages communities - michigan community … · tle congress preston ... action-oriented and...

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