Brightmoor Land Use

1
Brightmoor Land Use

• Prepared by
• AAB Development Strategies, LLC
• McKenna Associates
• Allen Associates
• Spalding DeDecker Associates

2
Understanding Detroit Land Use

• Global Issues
• 1924 Ford Employs 70,000 People In Model T
  Plant on 100 Acres 700 people/acre
• 1954 Dodge Main Employs 43,000 People 5 story,
  5 Million Sq Ft on 58 Acres 730 People Per Acre
• In the 50s, The Block-long Hudsons Was 25
  Stories Tall, It Was The World's Tallest
  Department Store
• 1950s Detroit Is Full Essentially Most Land
  Developed over 1.8 Million people
• City Economy is Healthy
• City is Center of Manufacturing
• Detroit Cannot Respond to Changing Economys New
  Land Use Requirements

3
Understanding Detroit Land Use

• In the 50s the World Starts to Change
• Peak of the Industrial Era
• Industry Starts to Move to One Story Plants
• Today, GM Poletown Plant Employs 2,500 People on
  475 Acres 5.3 People/Acre
• 1st Regional Shopping Center Built in 54
  Contains 3 Story Suburban Hudson
• Lodge Opens in 54 Detroit Builds Before
  Interstate
• Purpose is to Feed Downtown
• Improves Access to Suburbs
• Eisenhower Initiates Interstate Program in 56

4
Understanding Detroit Land Use

• Important Statistic
• Since I776, Travel Time to Work Remains 25
  Minutes People Move to Be Near Jobs
• Industry Moves to Build New Modern Facilities
• People Move with Them
• FHA Accelerates Housing Construction
• Suburban Housing Discrimination Leaves
  African-American Population Behind

5
Understanding Detroit Market

• Jobs Are Leaving Detroit Faster Than Population
  (Between 1970 and 2005) (-60.5 vs. -43.5)
• Detroit Loses 427,000 Jobs
• Creates Pent up Pressure For More Population
  Exodus
• Detroit Loses 653,000 People
• Detroit Losing gt4,400 Households/ Year Between
  2000 and 2008
• New Neighborhood Housing Buyers Tenants Are
  Detroiters
• Meaning Every New Unit Demolition
• Vacancy Rate Changes 10.3 to 16.1 - 57,000
  Vacant Housing Units

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Where Detroit Residents Work

• Detroit 154,933 48.6
• Southfield 15,644 4.9
• Dearborn 14,332 4.5
• Livonia 12,893 4.0
• Warren 10,082 3.2
• Troy 7,040 2.2
• Sterling Heights 5,263 1.6
• Romulus 5,184 1.6
• Farmington Hills 5,047 1.6
• Highland Park 3,675 1.2
• Elsewhere 84,908 26.6
• Detroit Working Residents 319,001 100.0
• More Detroiters Now Commute to Work in Suburbs
  Instead of Detroit
• Most of Detroit is Suburban in Use Function
• Boston Has 682,000 Jobs for 286,000 Workers of
  608,000 Residents
• Detroit Has 318,000 Jobs for 319,000 Workers of
  825,000 Residents

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Detroits Competitiveness

• Loss of Jobs to Suburbs Pull People Out
• On Average, People will Locate Within 25 Minutes
  of Jobs
• If Roads are Congested People Move Closer to Work
• Roads Are Congested Out of City
• Need to Convert Residential land Uses to Job
  Producing
• Estimate City Needs 72,000 New Jobs to Help
  Stabilize Population Base
• Estimate City Needs to Maintain Existing Jobs to
  Stabilize at approximately 500,000 to 600,000
  Persons

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Detroits CompetitivenessHousing Cost Differences
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Detroit Must Become Cost Competitive

• Affordability
• High Insurance Costs Redline City
• Major Barrier to Cost Competitiveness
• Estimated Loss to Property Values gt 4 Billion
• Need to Review Legal Legislative Response
• Require Detailed Study to Build the Case
• Fairness of Cost Allocation
• Comparison w Other States
• Options
• Governors New Initiative May Create Opportunity
• Need Foundation Funded Task Force
• Need Improved State Aid for Low Income City
  Revenue Losses
• Need Dramatic Change to Change Direction
• Constitutional Amendment Cut Millage Remove
  Income Tax In Exchange for Increased Assessment
• Limit Assessment Changes to Inflation for 5 Years
• Need Detailed Analysis

10
Detroits Population Projection
Sustainable Detroit Action Team ReportSponsored
by AIADetroit Needs to Plan Itself To House
About 600,000 People by 2025 National Real
Estate Institute
The Citys Population Is Likely To Stabilize At
Between 500,000 And 600,000 By 2025
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Summary

• Detroit Jobs Population Are Shrinking
• Road Congestion Force People Closer to Work
• As Discrimination Lessens, More People Leave
• Must Plan For Smaller City
• Job Creation Neighborhood Preservation Must Be
  First Priority
• Land Management Critical to Future
• Detroit Must Become Cost Quality Competitive
• Detroit Has Excessive Affordable Housing
• Freeze LIHTC Developments
• Unless Needed To Stabilize Neighborhoods
• Must Demolish Excessive Substandard Housing
• Must Preserve Neighborhoods Move People From
  Blighted Area
• Provide Home Improvement Loans for Quality Intact
  Neighborhoods
• Encourage Fair Housing in Region
• MSHDA Needs to Eliminate Need for PILOT
• Establish Incentives for Detroit Housing
• Down Payment Assistance
• Homeownership Tax Credit Loan Program
• Encourage DHC to Acquire Quality Neighborhood
  Houses

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Brightmoor Demographics

• Population 2008 24,552
• Change (from 2000) -10.8
• Households 2008 8,615
• Estimated Vacant Units 1,335
• Change (2000) -11.4
• Owner Occupied Housing 5,234
• Declining Faster
• Renter Occupied Housing 4,486
• 82.3 African-American Population
• Median HH Income 40,341
• 20.7 Make lt15,000
• 11,416 City Lots

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Original Brightmoor

• Designed to Fail
• Low Cost Housing for Appalachian Auto Workers
• 600800 Sq ft Houses
• On Slab
• Small Lots
• Out House in Rear
• Substandard Construction
• City Annexes Builds Sewers

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Projected Number of Houses, Households
Vacancies in Brightmoor

• Housing Exceeds of Households by 1330 Units
• Normal Vacancy Rate is 1½ for Homeownership
  5 for Rentals
• Need to Demolish 1,100 Units to Balance Markets
• Need to Demolish Estimated 107 Unit/Year
  Thereafter
• Any New Housing Increases Demolition 11 Until
  Structural Issues Are Resolved
• Make it Part of Cost

15
Property Conditions

• Quality Neighborhood Being Threatened by
  Foreclosure
• New Housing Has Not Stabilized Neighborhood
• Most Property is Privately Owned

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Public, NDND Foreclosure Owner

• Foreclosures Start to Affect Quality
  Neighborhoods
• Need to Intercede to Protect Neighborhoods
• Colors Emphasize Public Ownership Confusion
• Impossible to Have Coordinated Development
  Strategy
• Need to Assemble All Property Under Land Bank /
  Neighborhood Management

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Fragmented Land Management

• Need to Manage Property Under Single Management

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Public, Foreclosed, Vacant, Demo Properties

• Same Chart Made More Readable To Determine Land
  Availability
• NDND Property
• City Property
• County Property
• State Property
• Vacant Land Property
• Demolition Property
• Foreclosed Property

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Street Maintenance

• Maintenance Unrelated to Neighborhood Conditions
• Street Maintenance Needs to Be Targeted for
  Quality Areas

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Brightmoor Neighborhood Design

• Quality Neighborhood
• Brightmoor Next Economy Tech Park
• BNETP Phase 2 - Southeast Section
• Commercial Areas
• Southwest Section
• Northwest Section
• Northeast Section
• Eliza Howell
• Redford HS
• Hubert School

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The New Brightmoor Neighborhood

• Preserve Reinforce Quality Areas
• Create Opportunity Area
• Encourage Residents to Move to Better Areas
• Offer Foreclosed Houses in Trade
• Job Opportunity
• Brightmoor Next Economy Business Park
• Move Outer Drive to Fenkell to Frame New Area
• Structure Residential Area for Large Lots
  Gardens Farms
• Establish Homestead Program
• Eliminate Many N-S Streets
• Establish Homestead Program
• Relocate LIHTC Homes - Fill SE Neighborhood
• Commercial Center On Fenkell East of Burt
• Rethink Hubert School Closing
• Or Convert to Community Center
• Or Demolish
• Redford HS Site is Development Opportunity
• Community Service Center
• Neighborhood Shopping Center

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Preserve Institutions

• Preserve Improve Quality Residential Areas
• Churches Community Centers Preserved
• Greenway Maintained

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Proposal Quality Neighborhood

• Use Wayne County Nuisance Abatement Program for
  Land Control
• Demolish Blighted Vacated Housing Immediately
  120 days
• Use Systematic and Consistent Code Enforcement
• For Demolition- Use Deconstruction Techniques
  Using Local Residents
• Create Employment Opportunities
• Grant Vacant Lot to Neighboring Homeowners
• Conditional on Integrating Into Property
• Establish a Home Improvement Program Use NSP
  for Foreclosed Flipped Property Rehab HOME
  Funds for Balance MSHDA PIP
• Use NSP to Acquire, Repair, Sell Foreclosed
  Abandoned Property
• Trade For Owner-occupied House in Opportunity
  Neighborhood
• Create a THERE There Still Defining Reduce
  Neighborhood Access
• Include Quality Area in City Tax Abatement
  Program
• Any New Housing Should be in Brick Homeownership

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Opportunity Area

• Create Opportunity for Residents to Move to a
  Quality Neighborhood
• Establish DEDC/DFTLBA/Next Energy JV As Developer
• Use County Nuisance Abatement to Acquire
  Properties Needing Demo.
• Trade Other Foreclosed Properties to Homeowners
  for their Property
• NDND Acquire All Slumlord Properties
• Manage Properties Until Relocation Opportunity
• Relocate Persons to Quality Neighborhood
  Foreclosed Properties or
• Relocate Persons to Tax Credit Developments or
  Public Housing
• Demolish Properties Transfer to Brightmoor Next
  Economy Tech Park
• Review Tenant Selection Program to Open
  Opportunity for Ex-offenders
• Acquire Private Vacant Lots
• Close Streets as Blocks are Vacated
• Relocate Outer Drive to Fenkell
• Acquire south side of Fenkell - West of Burt Road
• Maintain as Limited Access Tech Park
• Keep Lyndon as Pedestrian/Bikeway Greenway

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Opportunity AreaBrightmoor Next Economy Tech
ParkJob Producing initiative

• Establish a Green Business Park
• 420 Acres
• Outer Drive Entrance
• Move East-West Outer Drive to Fenkell
• Suburban Green Style, 40 Foot Setbacks
• Open Space Design
• 10 Megawatt Solar Energy Pilot w DTE
• Need More Detailed Proposal Propose to Governor
  for Stimulus Package
• Targeted Green Uses at Next Economy Industries
• Windmill Production
• PV Production
• Life Sciences Production
• Greenhouses hydroponic farms
• Bio-fuels Production
• Next Economy Growth Firms

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Opportunity AreaBrightmoor Next Economy Tech
ParkJob Producing initiative

• Can Create Value
• 2.6 4.4 Million Square Feet
• 325 - 544 Million in Value
• 5,200 8,700 jobs
• Farm During Pre Sale Period
• Developer DEGC/DEDC Or Private i.e., DeMattia
  or Both

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Brightmoor Next Economy Tech Park

• Phase 2
• Move LIHTC Housing Units to South Eastern Section
  
• Complete Acquisition Using of Balance of Property
  Using Same Procedures as Phase 1 Area

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Southwest Neighborhood

• Structure Larger Lot Residential Neighborhood
• Recognizes Poor Projected Market for Housing
• Target Based on Land Availability
• Establish Homestead program
• Create With Minimum Dislocation of Existing
  Residents
• Use Natural Forces as Driver
• Maximize Positive Impact on Homeowners
• Initiate Systematic Street Closures to Reduce
  City Costs Land Control to Create Controlled
  Green Spaces
• Lease Lots for Farming Community Gardens
• Can Hubert School Become Community Center
• If not, Demolish
• Target Infill Development by NDND
• NDND to Manage Common Areas

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Southwest Neighborhood

• Use Wayne County Nuisance Abatement Program for
  Land Control
• Demolish Properties
• Set Up Program to Obtain All Tax Reversion
  Property Prior to Auction for Demolition, If Good
  Management by NDND
• Purchase Trade Foreclosed Property in Quality
  Neighborhood for Existing Owner - Occupied Homes
• Plan Systematic Street Closures to Reduce City
  Costs Land Control to Create Controlled Green
  Spaces
• Lease Lots for Farming Community Gardens
• Locate LIHTC Housing to Protect Expand Quality
  Neighborhoods Need to Close Unproductive
  Streets
• Permit NDND to Acquire and Build LIHTC
  Development Brick Front Should Complete
  Neighborhood
• Create Neighborhood Management of Open Areas
• Establish a Home Improvement Program After Infill
  Use NSP for Foreclosed Flipped Property Rehab
  HOME for Balance
• Use NSP to Acquire, Repair, Sell Foreclosed
  Abandoned Property
• Trade For Owner-occupied House in Reinvention
  Neighborhood

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North of Fenkell

• Place All Property Under Single Control
• Structure Larger Lot Homesteading Program
• Live Work Land Use
• Use Business Loan Program
• Forestry, Organic Farms, Animal Raising, Bee
  Hives
• Obtain All Tax Reversion Property Demolish
• Targeted Based on Land Availability
• Create With Minimum Dislocation of Existing
  Residents
• Use Natural Forces as Driver
• Maximize Positive Impact on Homeowners
• Initiate Systematic Street Closures to Reduce
  City Costs Land Control to Create Controlled
  Green Spaces
• Use County Nuisance Abatement to Obtain
  Properties Needing Demolition

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Eliza HowellImprovements Soccer Fields
Private Management

• Recreation Uses
• Service Regional Area Neighborhood
• Splash Park,
• Skateboard Park,
• Improving Outdoor Sports Fields,
• Outdoor Garden Spaces With An Urban Farming
  Element
• Indoor Outdoor Soccer Fields

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Eliza Howell

• Need to Find Non-city Operator
• Establish Indoor Soccer Fields

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Eliza HowellA Potential Alternative

• Establish Joint Development Program to Develop
  Eliza Howell Park as Big Box Center Developed
  Park
• Detroit Exports 2.6 Billion In Retail Sales
• Access to I-96 Telegraph Road
• Partnership of NDND, Trinity CDC, Residual
  Owner
• Option Auto Auction Operation in Redford Township
• Need to Seek Developer Partner
• Need Time to Go Beyond Todays Economy
• If Attempt Fails, Park Returns to Existing Role
• Community Profits, TIF Reinvested in Site, Park
  Brightmoor Community
• TIF to Finance Balance of Park
• Establish Church Based Training Program
• Need to Reduce Store Pilferage
• Look at Manchester Bidwell Concept
• Residual Owner Suing City to Obtain Property

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Job Producing OptionCommunity Center or Shopping
Center

• Redford High School
• Best Available Location for Neighborhood Shopping
  Center
• Community May Not Be Ready to Accept Demolition
• Recommend Initiation of Architectural Economic
  Study (Business Plan) to Determine Whether It Can
  Be Converted to Community Service Center a la
  Samaritan Hospital Donated to Holy Cross and SER
• If Not, Demolish

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Job Producing OptionsEncourage Local
Entrepreneurism

• All Implementation Activities Should Be Used to
  Create Local Jobs
• Use to Encourage Urban Entrepreneurism
• Management Maintenance of Land Banked Property
• Demolition Through Deconstruction Techniques
• Home Repair Rehabilitation - Youthbuild
• Farming Homesteading
• Intermediate Solution
• Provide Training In Farming Techniques
• Encourage Greenhouse Farming of High Value Plants
• Do Not Sell Until Development Plan is Approved
• Use Leasing of Land Bank Land For Farming
• Maintains Future Flexibility

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Recommended Organization Structure

• Establish Brightmoor Neighborhood Improvement
  Authority (PA 61 of 2007)
• To Implement Plan
• Keep Local Leadership Involved
• Establish Cooperation Agreement w/Land Bank
  Authority (PA 7 of 1967)
• To Provide BMIA with Land Bank Authority
• Prepare PA 344 Plan to Eliminate Blighted
  Properties by Selective Use of Eminent Domain in
  2nd or 3rd Year
• Suggest Limited Use to Non-homestead Property
• Managed by NDNI or DEGC or Both

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Land Management Land Bank

• It is Proposed That All Land Owned by a Public
  Agency, HUD NDND Be Transferred to Single Land
  Bank - State Agrees
• County Treasurer MFTLBA Agree to transfer
  Detroit Property to Detroit
• NDND Would to Store Their Property In Land Bank
  or Sell to Land Bank
• NSP Funds Needs to be Used to Manage Property for
  Next Five Years
• Need Land Management Team
• Create Urban Cooperation Agreement w Brightmoor
  Neighborhood Improvement Authority
• Need Organization That Can Be Responsive to
  Community
• Managing Maintenance of Existing Property - Use
  Local People
• Perform Demolition Use Local People
• Use NSP to Acquire, Rehab, and Sell (in Quality
  Areas) or Own Foreclosed or Abandoned Property
  for Temporary Rent
• Offer Houses In Trade for Owner Occupied Homes in
  Reinvention Area
• Use NSP to Demolish Houses
• Needing Demolition
• Excessive Renovation Cost in Reinvention Areas
• Manage Agricultural Leasing Program

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Land Management Land Bank

• Obtain Control of All Tax Reverted Property
• Manage Homesteading Program
• Establish Citizens District Council as Part of
  344 Plan
• Include Brightmoor Alliance Chair,
• Recommend Action to Land Bank for Final Decision
• Bind Everyone to Plan
• Obtain All Tax Reversion Property Prior to
  Auction for Demolition or If Good Temporary
  Management by NDND Prior to Sale

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Sources Uses Quality Area
40
Sources Uses Opportunity Area
41
Sources Uses Redevelopment Areas
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Next Steps

• DEGC/NDNI Approve Strategy
• Determine Target Completion Date 5 Years(?)
• Form Neighborhood Improvement Authority to
  Implement
• DEGC/NDNI to Manage
• Prepare Residential Area Regulations for Planning
  Commission
• Prepare Reuse Studies Plans for Hubert School
  Redford School
• Hire University School of Urban Planning
  Professor to Define Blight
• Prepare PA 344 Plan 2nd Year
• Form Team to Seek Howell Park Operator
• Start Now
• Maximize Use of NSP funding in Keeping with Plan
• Assemble Financial Commitments to Implement
• Have DFTLBC Act to Assemble Targeted Property
  Including Tax Reverted Property Prior to Auction

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Brightmoor - Then Now - Tomorrow