STABILIZING MORNINGSIDE ACKNOWLEDGEMENTS TABLE OF CONTENTS We would like to thank Professor Margaret Dewar and Libby Levy for their unwavering support and insight during the completion of STABILIZING MORNINGSIDE. We would also like to thank our advisory committee for their valuable input: Sam Butler, Director of Planning & Technical Programs, Michigan Community Resources List of Figures + Tables.......................................................................................................................................................... 2 Eric Dueweke, Resident and Board Member, U-SNAP-BAC and MorningSide neighborhood association Dara O’Byrne, Convener of Land Use Working Group, Detroit Future City Executive Summary............................................................................................................................................................... 4 Carol O’Cleireacain, Deputy Mayor for Economic Policy, Planning, and Strategy; and Debra Pospiech, Office of Deputy Mayor for Economic Policy, Planning, and Strategy, City of Detroit Section 1 I Introduction............................................................................................................................................................ 10 DaRell Reed, Pastor, Spirit of Love Church , Executive Director, U-SNAP-BAC Linda Smith Section 2 I The State of MorningSide...................................................................................................................................... 16 Vincent Tilford, Executive Director, Habitat for Humanity Detroit We would also like to extend our thanks to the following people and organizations who assisted us by providing their time, effort Section 3 I Prevent Tax Foreclosure........................................................................................................................................ 32 and experience in shaping STABILIZING MORNINGSIDE: Zelda Anderson, Resident and President, MorningSide neighborhood association Section 4 I Renovate Houses.................................................................................................................................................. 58 Jacqueline Bejma, Executive Director, LAND, Inc. I Turn Vacant Lots into Assets.................................................................................................................................. Sandra Cobb, Chief of Community Development, Habitat for Humanity Detroit Section 5 78 Jacob Corvidae, Interim Executive Director, EcoWorks Section 6 I Build Neighborhood Capacity................................................................................................................................ 106 Jackie Grant, Resident and Board Member, MorningSide neighborhood association Ulysses Jones, Resident and Board Member, MorningSide neighborhood association Section 7 I Implement Action Plan.......................................................................................................................................... 120 Carrie Lewand-Monroe, Senior Advisor, Detroit Land Bank Paul Phillips, Board Member, MorningSide neighborhood association Appendix A I Source for Figures + Tables................................................................................................................................ 148 Ted Phillips, Executive Director, United Community Housing Coalition Appendix B I Questionnaire for Homeowners........................................................................................................................... 149 Emily Thompson, Project Coordinator, United Community Housing Coalition Sarida Scott, Executive Director, Community Development Advocates of Detroit Appendix C I Neighborhood Enterprise Zone Frequently Asked Questions............................................................................. 150 Avis Vidal, Professor of Urban Planning, Wayne State University Rebecca Thompson, Senior Director of Engagement, United Way of Southeast Michigan Appendix D I List of Potential Nuisance Abatement Program Properties on Three Mile Dr. and Courville St.......................... 162 Kermit Lind, Clinical Professor Emeritus, Cleveland State University Appendix E I Potential Investor-Owned Homes with Likely Code Violations............................................................................ 164 Alison Goebel, Associate Director, Greater Ohio Policy Center Jawana Jackson, AmeriCorps Urban Safety Program, Wayne State University Appendix F I Vacant Land Reuse Questionnaire...................................................................................................................... 168 For access to data, we thank Gregory Parrish, Erica Raleigh, and Noah Urban at Data Driven Detroit; Dexter Slusarski at Loveland Technologies; and Danielle Lewinski at Michigan Community Resources (now at Center for Community Progress). Appendix G I Publicly Owned Vacant Lots that could be Sold to Adjacent Owners as Side Lots........................................... 170 We thank Linda Smith for securing funding to cover the expenses of this plan as well as the countless residents of MorningSide who participated in meetings, surveys or questionnaires. This plan would not have been possible without your candor and support. LIST OF FIGURES + TABLES Section 1 Section 4 Figure 1.1: The MorningSide neighborhood in the City of Detroit............................................................................................... 11 Figure 4.1: Potential homes to be renovated............................................................................................................................... 58 Table 4.1: Structure condition by occupancy status................................................................................................................... 58 Section 2 Table 4.2: Structure condition by likely owner-occupancy status............................................................................................... 58 Figure 2.1: MorningSide neighborhood + Detroit City population change 2000-2010.............................................................. 16 Table 4.3: Residential renovation programs................................................................................................................................ 60 Figure 2.2: MorningSide population by age................................................................................................................................ 16 Figure 4.2: Snapshot of How should I renovate my home? Guide.............................................................................................. 64 Figure 2.3: MorningSide median household income 2000 + 2009-2013.................................................................................... 17 Table 4.4: Estimated home renovation material costs................................................................................................................ 66 Figure 2.4: MorningSide + Detroit housing occupancy rate in 2000 + 2010.............................................................................. 18 Figure 4.3: Initial phase for expansion of Nuisance Abatement Program................................................................................... 69 Figure 2.5: MorningSide + Detroit homeownership rate in 2000 + 2010.................................................................................... 18 Figure 4.4: Potential code violating properties............................................................................................................................ 71 Figure 2.6: MorningSide mortgage foreclosures 2005-2014....................................................................................................... 19 Table 4.5: Housing statistics for immediate target area.............................................................................................................. 72 Figure 2.7: Average housing sales price in MorningSide............................................................................................................ 20 Table 4.6: Housing statistics for greater target area................................................................................................................... 72 Figure 2.8: Tax foreclosures in MorningSide 2002-2015............................................................................................................ 21 Figure 4.5: Habitat for Humanity target areas............................................................................................................................. 73 Figure 2.9: Example of MorningSide housing stock.................................................................................................................... 22 Figure 4.6: U-SNAP-BAC target area options.............................................................................................................................. 75 Figure 2.10: Example ofMorningSide housing conditions........................................................................................................... 23 Figure 2.11: Vacant land on Barham St...................................................................................................................................... 24 Section 5 Figure 2.12: MorningSide property vacancy status.................................................................................................................... 25 Figure 5.1: MorningSide property vacancy status......................................................................................................................