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113REVITALIZING THE CORRIDOR | SOUTHWEST MICHIGAN COMMUNITY RESOURCES
Area OverviewThe Southwest Target Area (TA) is comprised of approximately 20 square miles with a population of nearly 70,000 people according to the U.S. Census. The Michigan Ave Commercial Study Area (CSA) lies along Michigan Avenue, which cuts diagonally through the Chadsey Condon neighborhood (also known as Claytown). The Vernor/Springwells CSA lies within the Springwells Village along Vernor and Springwells. The Hubbard CSA lies within the Hubbard Farms and Hubbard Richard neighbor-hoods along Vernor and Bagley.
SOUTHWESTTHE SOUTHWEST
TARGET AREA
CONTAINS THREE
COMMERCIAL STUDY
AREAS AND IS BY FAR THE
LARGEST TARGET AREA
IN THIS STUDY
/GLOSSARY TERM/
Target Area (TA): a defined geographic area in which ProsperUS Detroit concentrates its programming.
LIVERNOIS
VERNOR HWY
SPRINGWELLS
WATERM
AN
WO
ODM
ERE
VERNOR HWY
18TH
BAGLEY
24TH
16TH
MICHIGAN AVENUE
CENTRAL
CLARK
MICHIGAN AVE CSA
HUBBARD CSA
VERNOR/SPRINGWELLS CSA
0 1,750 3,500 5,250 7,000875Feet$
/GLOSSARY TERM/
Commercial Study Area (CSA): a portion of one or more commercial corridors located within a Target Area; where Customer Questionnaires and Structure Surveys were administered.
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PREVIOUS PLANS
Within the last few years, several community plans have been completed in the Southwest Target Area. This commercial market analysis takes each of those plans into account and seeks to build on the extensive work that has already been completed in the community.
• In 2011, Urban Neighborhood Initiatives and several community partners including Bridging Communities, Inc. completed the Springwells Community Development Advocates of Detroit (CDAD) Strategic Framework Plan. The Vernor/Springwells CSA was identified as a “Village Hub“ along Vernor and a hybrid of Village Hub and “Shopping Hub” along Springwells. A Village Hub is a commercial corridor with convenient and walkable businesses and places to live, and a Shopping Hub is a retail destination.
• In 2012, Urban Neighborhood Initiatives, in conjunction with Detroit LISC, completed the Springwells Quality of Life Plan. Business and Economic Development was identified as a priority through the planning process including a focus on entrepreneurship and marketing. In addition, the plan highlights the Business Improvement District along Springwells and Vernor as a critical contributor to the area’s continued success.
• Southwest Solutions and the Detroit Collaborative Design Center completed the Mexicantown: Vernor/Bagley Vista project in 2011, which focused on four major development projects along the Hubbard CSA with the goal of becoming a destination spot and linking nearby neighborhoods.
• The Detroit Future City Strategic Framework Plan identifies two Primary Employment Districts within the Southwest Target Area. In the 2030 Commercial Corridors recommendations, the Michigan Ave CSA is targeted as a Multi Use Strip; the Vernor/Springwells CSA is identified as a Traditional Strip with a Traditional Node at Vernor and Springwells; and the Hubbard CSA is a Traditional Strip with a Traditional Node at Bagley and 24th.
DEMOGRAPHIC PROFILE1
The Southwest Target Area has a population of approximately 69,870 residents and a population density of 3,441.9 persons per square mile according to the U.S. Census. The three Target Area CSAs encompass the 48210, 48209, and 48216 zip codes. Ac-cording to the U.S. Census, the median age of residents residing in the Michigan Ave CSA (48210), Vernor/Springwells CSA (48209), and Hubbard CSA (48209 and 48216) combined is approximately 30 years and the median annual household income is $24,636. Both of these measures are significantly lower than the median values for the City of Detroit overall. A detailed breakdown of these and other basic demo-graphic data can be found in Table SW1.
/FACT/
A total of 224 Customer Questionnaires, gathering
shopper feedback, were collected in the Southwest
Target Area.
TABLE SW1 Basic Demographic Profile*
Detroit Michigan Ave CSA Vernor/ Springwells CSA
Hubbard CSA Southwest CSAs Combined
Total Population 713,777 4,879 13,672 5,992 24,543
Total Households 269,445 1,440 4,234 2,354 8,028
Average Household Size 2.59 3.34 3.21 2.45 3.00
Median Household Income $26,955 $25,824 $25,356 $22,752 $24,636
Median Age 32.7 27.7 28 33.8 30
*Data from 2010 US Decennial Census and 2012 5-Year American Community Survey
1The demographic profile was created using Data from 2010 US Decennial Census and 2012 5-Year American Community Survey for the Census block groups adjacent to the commercial study area.
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/FACT/
According to the U.S. Census, the median monthly household income for the Southwest Target Area is $2,045*.
*Data from U.S. Census 2012 5-Year
American Community Survey
Within the Target Area, the age ranges with the highest percent population are 0-4 years and 25-34 years. This suggests that if current population trends continue, in the next 10-20 years a significant proportion of the Target Area population will be either of childbearing or of middle age. The population distribution is illustrated in Figure SW1.
Overall Customer Questionnaire FindingsA total of 224 Customer Questionnaires were administered across all three CSAs, with the majority of questionnaires completed in the Vernor/Springwells CSA. Ap-
Colorful benches and murals near the intersection of Vernor and Springwells provide pedestrians with an increased sense of place. PHOTO COURTESY OF
URBAN NEIGHBORHOOD INITIATIVES
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proximately 70% of all respondents indicated that they live within the CSA zip codes. Nearly 57% of questionnaire respon-dents were male, which is in accordance with the U.S. Census’ estimate that 52% of the population in Southwest is male. A more detailed breakdown of these numbers is depicted in Table SW2.
Across both genders, the most frequently observed age of re-spondents in all three CSAs was 30-49 years of age, which is slightly above, but still in accordance with the Census’ median age of 30. While approximately 30% of questionnaire respon-dents preferred not to share their monthly household income, of those that did answer this question nearly 61% indicated
that their household earned less than $1250 a month. The most frequently indicated household income of respondents across all three CSAs was in the $800-$1249 per month range. Thus, the majority of respondents reported earning a monthly house-hold income that was 40% lower than the median monthly income of the Target Area according to U.S. Census data and was far below the City of Detroit’s median monthly household income of $2246.
FIGURE SW1 Population Distribution, Southwest Target Area*
*Data from 2010 US Decennial Census
The bulk of questionnaire respondents in all three CSAs indicated that they visited businesses in the areas more than three times per month. Respondents were allowed to select more than one mode of transportation that they use to visit local busi-nesses. Approximately 42% of questionnaire respondents identified their personal motor vehicle as their mode of transportation to local businesses and 47% indicated that they typically walked to local businesses.
Focus Group participants in the Southwest Target Area highlighted the identity of the neighborhood as highly family- and community-oriented. They stressed the im-portance of trust in the neighborhood as a result of numerous undocumented Latino residents. Consequently, they see themselves and many of their neighbors shopping primarily within the community because they feel safer and more connected there than when they travel to other parts of the city.
Based on the Customer Questionnaire data collected in the Southwest CSAs, a Cus-tomer Profile was created to describe the most common patron of local businesses in all three CSAs using the mode of all answers given. If there were a ’typical’ visitor to local businesses within the Southwest CSAs, such a person would be a male be-tween 30-49 years of age with a monthly household income in the $800-$1249 range. This individual would reside within the CSA zip codes and would walk to businesses
TABLE SW2. Customer Questionnaire Respondent Basic Characteristics
CSA Total Number of Respondents
Respondents by Gender Number of Respondents Living Inside the CSA Zip Codes
Michigan Ave CSA
66 31 Female35 Male
46 (48210)
Vernor/Springwells CSA
87 32 Female55 Male
60 (48209)
Hubbard CSA 71 31 Female37 Male 3 No Gender Provided
34 (48209 & 48216)
Total 224 94 Female127 Male3 No Gender Provided
140
/GLOSSARY TERM/
Multi-tenant/Mixed-occupancy: a single commercial structure, on a single parcel, that houses multiple commercial
units.
/GLOSSARY TERM/
Parcel: a piece of real property that is divided by a municipality on which
structures may or may not exist; sometimes called a “lot.”
/GLOSSARY TERM/
Commercial Unit: a physical space that houses a business. A commercial
structure may hold a single or multiple commercial units.
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in the Target Area more than three times a month. The Customer Profile in the Southwest CSAs earns significantly less income and is in the same age range as the average Detroit resident.
Overall Structure Survey FindingsThree CSAs were analyzed in the Southwest Target Area – Michigan Ave, Vernor/Springwells, and Hubbard. Together, all CSAs spanned 4 miles and contained 514 surveyed parcels and 362 commercial units.
As defined by this report, a parcel is a piece of property containing one of the following uses:
• commercial structure
• vacant lot with no structure attached
• housing
• parking lot
• park
Additionally, a single commercial structure may contain one or more commercial units. In cases where a single commercial structure had multiple commercial units the designation “Multi-Tenant/Mixed Occupancy” is used. Table SW3 shows the dis-tribution of parcels surveyed in all Southwest CSAs combined, which includes those with and without commercial units.
About 46% of all commercial units were located in the Vernor/Springwells CSA, 32% of commercial units were located in the Michigan Ave CSA, and 21% were located in the Hubbard CSA. Of the 362 commercial units found across all CSAs, 65% were occupied; 30% were vacant; and 5% had unknown occupancy. Approximately 24% of all occupied commercial units were located within 31 multi-tenant/mixed occupancy commercial structures, 33% of vacant commercial units were located within 23 multi-tenant/mixed occupancy commercial structures, and 27% of unknown commercial units were located within four multi-tenant/mixed occupancy structures.
Across all CSAs in the Southwest TA, 47% of commercial units were in fair external condition and 45% were in good external condition. Of the 171 commercial units in fair external condition, 56% were occupied; 38% were vacant; and 6% had un-
Southwest Rides is a bike repair and shop in the Springwells corridor that focuses on local employment and youth development. PHOTO
COURTESY OF URBAN NEIGHBORHOOD INITIATIVES
TABLE SW3. Distribution of Parcels and Commercial Units Surveyed for Southwest CSAs Combined
Michigan Ave CSA
Vernor/Springwells CSA
Hubbard CSA
Total
Total Parcels Surveyed 151 216 147 514
% Distribution of Total Parcels Surveyed
29.5% 42% 28.5% 100%
Total Occupied Commercial Units 63 119 52 234
Total Vacant Commercial Units 50 42 18 110
Total Commercial Units with Unknown Occupancy
4 7 7 18
Total Commercial Units 117 168 77 362
Total Vacant Lots(w/no structure attached)
20 28 29 77
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known occupancy. Of the 163 commercial units in good external condition, 83% were occupied; 13% were vacant; and 4% had unknown occupancy. The minimal number of commercial units in poor condition yields greater opportunities for creating corridors that are more physically attractive to tenants and customers.
Approximately 86% of all parcels in the Southwest TA were in fair walkable condi-tion. Areas of broken pavement and an in-adequate number of cross walks for pedes-trians were most prevalent in the Michigan Ave and Vernor/Springwells CSAs. Approxi-mately 51% of all parcels in the Southwest TA were in poor bikeable condition, with 46% in fair bikeable condition and 3% in good bikeable condition.
According to the MCR Structure Survey, there were a total of 229 active businesses across all three CSAs in the Southwest TA. The most prevalent business types among all occupied commercial units were Religious, Civic & Similar and Sit-Down Restau-rants. The next most common business type was Beauty & Grooming Services. See Table SW4 for a complete list of business types across all CSAs.
A street performance is about to begin on Vernor Hwy, a major and vibrant thoroughfare in the Southwest TA. PHOTO COURTESY OF URBAN
NEIGHBORHOOD INITIATIVES
Node OpportunitiesIt is the recommendation of this report that community groups and government officials attempt to redevelop neighborhood commercial corridors by starting with key nodes. Commercial nodes enhance social activity, local assets, and safety, while providing a sense of place for both residents and visitors. They also are the locations most likely to provide feasible market conditions for small businesses located in ur-ban neighborhoods.
Concentrating redevelopment at key nodes is more likely to yield greater returns on investment and have greater neighborhood impact. Though few community groups have the capital resources to acquire commercial property in great quantities near a commercial node, they can still concentrate their business organizing efforts in the area and assist property owners to fill vacancies and abate blight. Working with gov-ernment officials to target code enforcement and façade improvement dollars can supplement these efforts.
In order to identify potential commercial nodes in each CSA, MCR first considered vehicular traffic counts coupled with population density and the volume of occupied households within walking distance.2 MCR then considered the location of local as-sets such as historic buildings, recent investment, anchor institutions, etc., as well as the condition and vacancy of surrounding properties. When combined, these factors can help determine the market forces available to support commercial nodal devel-opment and the greatest feasibility for new and existing businesses.
For the Michigan Ave CSA, a potential node was identified around the intersection of Michigan Ave and Cicotte based on the following:
• There is a collection of historic buildings near the intersection which creates an
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attractive “street-wall” and if properly maintained, can encourage pedestrian traffic.
• The nearby Senate Theater is a unique community asset and draws customers from beyond the local zip code.
• The proximity of Livernois, a major thoroughfare, can supplement the high volume of vehicular traffic already exhibited on Michigan Ave.
• Daily traffic counts along Michigan Ave, 100 ft. of Livernois, were 10,932 (east bound) and 10,998 (west bound) in 2007.
• One of the highest concentrations of occupied housing units in the Michigan Ave CSA (n=648) is located within 1/4 of a mile radius of the potential node.
For the Vernor/Springwells CSA, a potential node was identified around the inter-section of Vernor and Springwells based on the following:
• There is a high concentration of active businesses near the intersection. One block east (to Casper) and one block west (to Carson) the commercial “street-wall” is strong and consistent with approximately ten active and complemen-tary businesses across seven business types including: Auto Dealer & Repair Shops, Banks & Credit Unions, Clothing & Apparel, Drug Stores & Pharmacies, Hardware, Home Goods & Appliances, Real Estate, and Take-Out or Drive-Thru Restaurants.
• Two blocks south on Springwells (to Senator) a cluster of active businesses in Healthcare & Caregiving Facilities, Grocery Stores, and Beauty & Grooming Services further support trip-chaining amongst customers.
• Infrastructure redevelopment is currently taking place to widen sidewalks along Vernor; adding to the highly pedestrian-oriented CSA.
• There are designated bike lanes and bike parking located along Vernor.
• Daily traffic counts along Vernor, between Ferris and Wendell (approximately four blocks east of the potential node), were 9,608 (two-way) in 2010. Daily traf-fic counts along Springwells, south of Longworth, (approximately eight blocks south of the potential node) were 6,770 (north bound) and 5,230 (south bound) in 2010.
• The highest concentration of occupied housing units in the Vernor/Springwells CSA (n=1,213) is located within 1/4 of a mile radius of the potential node. Of all the potential nodes identified by MCR, this is the largest concentration of occupied households within walking distance.
For the Hubbard CSA, a potential node was identified around the intersection of Vernor and Hubbard, particularly between Scotten and Hubbard, based on the following:
• The proximity of local community assets such as Clark Park and Western Inter-national High School creates a sense of place and will continue to help stabi-lize property values in the future. In particular, Clark Park is a citywide asset and draws users from beyond the local zip code.
• The nearby coffee shop, Cafe Con Leche, offers a valuable social gathering spot for customers both within and outside the community.
• The proximity of Grand Blvd, a major thoroughfare, can supplement the high volume of vehicular traffic already carried by Vernor.
TABLE SW4. Distribution of Business Types for Southwest CSAs Combined
Business Type Total Count
% of Total
Administration & Support Services
5 2.18%
Auto Dealer & Repair Shops 16 6.99%
Banks & Credit Unions 2 0.87%
Bars & Night Clubs 13 5.68%
Beauty & Grooming Services 18 7.86%
Car Washes 2 0.87%
Check Cashing 1 0.44%
Clothing & Apparel 6 2.62%
Coffee Shops 1 0.44%
Convenience Stores 7 3.06%
Discount Supply Stores 5 2.18%
Drug Stores & Pharmacies 4 1.75%
Family Entertainment Venues
1 0.44%
Fitness & Recreation Centers
1 0.44%
Food Manufacturing 3 1.31%
Gas Station 6 2.62%
Grocery Stores 17 7.42%
Hardware, Home Goods & Appliances
11 4.80%
Healthcare & Caregiving Facilities
11 4.80%
Insurance Carriers & Related 8 3.49%
Laundromat & Dry Cleaners 3 1.31%
Legal & Accounting Services 7 3.06%
Music, Book & Electronics Stores
10 4.37%
Pawn Shops 1 0.44%
Publishing 1 0.44%
Real Estate 1 0.44%
Religious, Civic & Similar 27 11.79%
Sit-Down Restaurants 25 10.92%
Take-Out or Drive Thru Restaurants
13 5.68%
Tattoo Parlors 1 0.44%
Tobacco Stores 2 0.87%
Total 229 100%
2. Traffic Counts were provided by SEMCOG; population density was calculated using 2010 U.S. Decennial Census data; the number of occupied households was calculated using Motor City Mapping data, summer 2014. Walking distance was considered to be 1,320 feet (1/4 of a mile).
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• Though vacancies exist, Vernor exhibits a mostly intact “street-wall” and historic buildings that can attract pedestrian traffic.
• Daily traffic counts along Vernor between Clark and Scotten were 6,145 (north-east bound) and 5,682 (southwest bound) in 2010.
• One of the highest concentrations of occupied housing in the Hubbard CSA (n= 727) is located within 1/4 of a mile radius of the potential node.
According to nationally-recognized retail expert Robert Gibbs, it takes at least 800-1,000 households within walking distance (1320 ft. or 1/4 of a mile) to sustain a neigh-borhood-scale convenience retail store (called a “corner store” development). This number can be supplemented and reduced if the retail amenity is located along a roadway carrying more than 10,000 cars per day.3
The intersection of Michigan Ave and Cicotte has more than 648 occupied house-holds within walking distance. Though there are fewer than 800 households, the in-tersection’s place on Michigan Ave, which carries more than 10,000 cars per day, suggests that it can sustain further neighborhood-scale commercial development. In order to take full advantage of its assets, the historic buildings near the intersec-tion should be prioritized for preservation.
The intersection of Vernor and Springwells has more than 1,213 occupied house-holds within walking distance, exceeding the recommended 800. The intersection can sustain more neighborhood-scale development based on its population density alone, but is further supplemented by the vehicular traffic on both Vernor and Sprin-gwells. When comparing the market feasibility of all the CSAs studied, the Vernor/Springwells CSA is one of the most supportive of potential new small businesses.
The intersection of Hubbard and Vernor has 727 occupied households within walking distance, close to the recommended 800. When the number of occupied households is supplemented by the approximately 6,000 cars that Vernor carries everyday, it sug-gests that the intersection can sustain further neighborhood development. This is especially the case when considering the proximity of critical community assets like Clark Park, Western International High School, and the entertainment district around 23rd and Bagley. In order to retain the area’s vibrancy, vacant buildings should be prioritized for maintenance and community groups could work with law enforcement officials to make Vernor a more welcoming pedestrian experience.
Michigan Ave CSACustomer Questionnaire respondents in the Michigan Ave CSA indicated the high-est monthly household income of all CSAs in the Southwest TA, when comparing the most common answer. Respondents in the Michigan Ave CSA were more likely to drive to local businesses than respondents in the Vernor/ Springwells CSA, but less likely to drive than respondents in the Hubbard CSA. Lower income respondents were more likely to walk and/or take the bus, while middle to higher income respon-dents were more likely to drive their personal motor vehicles. Results of the Structure Survey indicate that the area is predominantly commercial and comprised primarily of units in fair exterior condition. Slightly more than half of these units are vacant. Va-cant commercial units were generally scattered throughout the CSA, but two clusters of vacancies were observed at the East and West ends of the CSA. Walkability was fair and bikeability was poor.
3. Robert J Gibbs, Principles of Urban Retail Planning and Development. Hoboken: John Wiley & Sons, Inc., 2012
/QUOTED/
“I really need a stand-alone business [in a commercial structure]... When I open a location, I’ll be able to
attract more people.”
- Southwest business owner,
interviewed by MCR, Fall 2014.
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CUSTOMER QUESTIONNAIRE FINDINGS
A total of 66 Customer Questionnaires were administered in the Michigan Ave CSA, of which approximately 47% were completed by female respon-dents and 53% were completed by male respondents. Among both genders the most frequently observed age of respondents was the 50-64 year age range; well above the median age for the City of Detroit and significantly higher than the U.S. Census’ estimated median age. While nearly 19% of respondents opted not to share their monthly household income, of those respondents that did share their monthly household income about 67% indi-cated that they made less than $1250. This number is slightly more than half of the city of Detroit’s median monthly household income of $2246.
In the Michigan Ave CSA, nearly 73% of survey respondents indicated that they visited local businesses more than three times per month. Females were slightly more likely than males to visit businesses more than three times a month. There appears to be no correlation between age and frequency of visits; however, respondents who indicated that they visited businesses three or more times per month tended to walk to local businesses; earn a monthly household income of at least $800; and reside within the 48210 zip code.
Approximately 45% of questionnaire respondents indicated that they typically walk to local businesses, while 42% identified their personal motor vehicle as their mode of transportation. In the Michigan Ave CSA, approximately 69% of all respondents indicated that they lived within the 48210 zip code. Roughly the same proportion of males and females indicated that they resided within the 48210 zip code. There ap-pears to be no correlation between age and residential location in the Michigan Ave CSA; however, respondents residing within the 48210 zip code were more likely to earn a monthly household income of less than $2500.
Respondents were allowed to select more than one mode of transportation that they use to visit local businesses. Approximately 48% of females drove their personal vehicles and 39% of females walked, compared to the 39% of males who drove and 54% of males who walked. Respondents who indicated that they drove personal vehicles tended to be above the age of 30, with 65% of respondents between the ages of 30-49 falling into this category. The majority of respondents who drove per-sonal vehicles indicated that their monthly household income was less than $2250. Respondents residing outside of 48210 indicated that they were more likely to drive their personal vehicle or ride the bus and respondents residing within 48210 indi-cated that they were more likely to walk to local businesses.
Table SW5 lists the distribution of zip codes where respondents lived and provides a picture of the Michigan Ave CSA’s market area. The Michigan Ave CSA primarily drew customers from the local and adjacent zip codes, and had a few customers from various other zip codes scattered throughout the City and surrounding suburbs. It is noteworthy that the Michigan Ave CSA drew a relatively larger contingent of customers from Northwest Detroit in particular (6.16%).
STRUCTURE SURVEY FINDINGS
Of the 117 commercial units found in the Michigan Ave CSA, 54% were occupied; 43% were vacant; and 3% had unknown occupancy. Approximately 16% of all occu-pied commercial units were located within six multi-tenant/mixed occupancy com-mercial structures, and 26% of vacant commercial units were located within seven multi-tenant/mixed occupancy structures.
Although vacant commercial units and vacant lots were located throughout the
Cafe Con Leche on Vernor, in the Hubbard CSA, provides an important gathering spot for residents and visitors alike. PHOTO COURTESY OF CAFE CON
LECHE
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Michigan Ave CSA, there was a higher concentration of vacant commercial units and vacant lots at either end of the CSA.
In the Michigan Ave CSA, 62% of all commercial units were in fair external condition and 26% were in good external condition. Of the 73 commercial units in fair external condition, 48% were occupied and 47% were vacant. Of the 31 commercial units in good external condition, 81% were occupied, and 19% were vacant. Vacant commer-cial units in fair external conditions were concentrated at either end of the corridor. Table SW6 shows the condition and occupancy for commercial units in Michigan Ave CSA.
The entire Michigan Ave CSA was found to be in fair walkable condition, with some areas of broken pavement and an inadequate number of pedestrian crosswalks. Similarly, the entire Michigan Ave CSA was in poor bikeable condition with no desig-nated bike lanes, bike sharrows, or bike parking. Improving pedestrian infrastructure and safety might promote more active transportation to local businesses and help to broaden the customer base.
There were total of 57 active businesses in the Michigan Ave CSA. The most preva-lent business type was Take-Out or Drive-Thru Restaurants, and the next most com-mon business type was Hardware, Home Goods & Appliances. It was observed that the Michigan corridor was rarely occupied with customer and/or pedestrian activity, perhaps due to the predominance of businesses that enable residents to get in and out quickly. See Table SW7 for a complete list of business types in the Michigan Ave CSA.
Vernor/Springwells CSACustomer Questionnaire respondents in the Vernor/Springwells CSA indicated a monthly household income that was comparable to respondents in the Hubbard CSA, but lower than that of respondents in the Michigan Ave CSA when comparing the most common answer. Respondents in the Vernor/Springwells CSA were less likely to drive to local businesses and more likely to walk, compared to respondents in the other two CSAs. Unlike other CSAs, there appeared to be no correlation be-tween mode of transportation and income. Results of the Structure Survey indicate that the area is predominantly commercial and comprised mostly of units in good exterior condition. Vacant commercial units in the Vernor/Springwells CSA were pri-marily concentrated at two particular intersections.
CUSTOMER QUESTIONNAIRE FINDINGS
A total of 87 Customer Questionnaires were administered in the Vernor/Springwells CSA, of which approximately 37% were completed by female respondents and 63% were completed by male respondents. Across both genders the most frequently
TABLE SW5. Michigan CSA Market Area
Zip Code where Respondent Lived
Number of Respondents
Percent of Respondents
48210 46 70.77%
48209 3 4.62%
48223 2 3.08%
48235 2 3.08%
48224 1 1.54%
48219 1 1.54%
48186 1 1.54%
48208 1 1.54%
48204 1 1.54%
48228 1 1.54%
48205 1 1.54%
48201 1 1.54%
48238 1 1.54%
48335 1 1.54%
48125 1 1.54%
48214 1 1.54%
Total 65 100%
TABLE SW6. Commercial Unit Occupancy by Condition for Michigan Ave CSA
Good Condition Fair Condition Poor Condition
Total Occupied Commercial Units
25 35 3
Total Vacant Commercial Units
6 34 10
Total Commercial Units with Unknown Occupancy
- 4 -
REVITALIZING THE CORRIDOR | SOUTHWEST 123MICHIGAN COMMUNITY RESOURCES
observed age range was 30-49 years, which is in accordance with both the median age for the City of Detroit and for the Vernor/Springells CSA according to the U.S. Census. Approximately 31% of respondents opted not to share their monthly house-hold income. Of those respondents that did share their monthly household income, 60% indicated that they made less than $1250. This number is significantly less than the City of Detroit’s median monthly household income of $2246. While nearly 30% of respondents identified their personal motor vehicle as their typical mode of trans-portation to local businesses, an overwhelming 59% identified walking as their mode of transportation.
Approximately 79% of questionnaire respondents indicated that they visited busi-nesses more than three times a month. Unlike almost every other CSA across all TAs, there appears to be no correlation between gender, age, or income of question-naire respondents and frequency of visits to local businesses in the Vernor/Spring-wells CSA. However, respondents who indicated that they visited businesses three or more times per month were more likely to walk or drive to local businesses and reside within the 48209 zip code.
In the Vernor/Springwells CSA, 31% of females drove their personal vehicles and 59% of females walked; compared to the 28% of males who drove and 59% who walked. Respondents who indicated that they drove personal vehicles tended to be between the ages of 30 to 39 years, while respondents who walked to local businesses were more likely to be under the age of 21. The majority of respondents who drove per-sonal vehicles indicated that their monthly household income was above $800, while respondents earning less than $800 more frequently identified walking as their pri-mary mode of transportation. Respondents residing outside of 48209 indicated that they were more likely to drive their personal vehicle or bike to local businesses and respondents residing within 48209 indicated that they were more likely to walk.
In the Vernor/Springwells CSA, 69% of respondents indicated that they lived with-in the 48209 zip code. Approximately 78% of females resided within the 48209 zip code, compared to 65% of males. There were no apparent differentiations among age groups. Respondents residing within the 48209 zip code tended to drive or walk to local businesses and earn less than $2250 per month.
Table SW8 lists the distribution of zip codes where respondents lived. It provides a picture of the Vernor/Springwells CSA’s market area, which primarily drew customers from the local and other Southwest TA zip codes.
STRUCTURE SURVEY FINDINGS
Of the 168 commercial units found, 71% were occupied; 25% were vacant; and 4% had unknown occupancy. Approximately 31% of all occupied units were located within 21 multi-tenant/mixed occupancy commercial structures, 40% of vacant com-mercial units were located within 13 multi-tenant/mixed occupancy structures, and 57% of commercial units with unknown occupancy were located within three multi-tenant/mixed occupancy structures.
Vacant commercial units in the Vernor/Springwells CSA were concentrated between Central and Springwells and between Oakdale and Woodmere on the Vernor cor-ridor, while vacant lots were highly concentrated on Springwells south of Pershing.
In the Vernor/Springwells CSA, 40% of all commercial units were in fair external con-dition and 52% were in good external condition. Of the 88 commercial units in good external condition, 84% were occupied and 12% were vacant. Of the 68 commercial units in fair external condition, 65% were occupied and 29% were vacant. This shows that when occupied, commercial tenants and property owners along the Vernor/
TABLE SW7. Distribution of Business Types for Michigan Ave CSA
Business Type Total Count
% of Total
Administration & Support Services
1 1.75%
Auto Dealer & Repair Shops
6 10.53%
Bars & Night Clubs 4 7.02%
Beauty & Grooming Services
5 8.77%
Clothing & Apparel 1 1.75%
Convenience Stores 3 5.26%
Discount Supply Stores
3 5.26%
Drug Stores & Pharmacies
1 1.75%
Gas Station 1 1.75%
Grocery Stores 2 3.51%
Hardware, Home Goods & Appliances
7 12.28%
Healthcare & Caregiving Facilities
3 5.26%
Insurance Carriers & Related
3 5.26%
Music, Book & Electronics Stores
1 1.75%
Pawn Shops 1 1.75%
Religious, Civic & Similar
3 5.26%
Sit-Down Restaurants 3 5.26%
Take-Out or Drive Thru Restaurants
8 14.04%
Tattoo Parlors 1 1.75%
Total 57 100%
SOUTHWEST | REVITALIZING THE CORRIDOR124 MICHIGAN COMMUNITY RESOURCES
Springwells CSA, for the most part, were maintaining their properties. Vacant com-mercial units in good and fair external conditions were concentrated on the Vernor corridor. Table SW9 shows the condition and occupancy for commercial units in Ver-nor/Springwells CSA.
The entire Vernor/Springwells CSA was found to be in fair walkable condition, with areas of broken pavement and an inadequate number of pedestrian crosswalks. However, it is important to note that during the time of the commercial analysis in the Vernor/Springwells CSA construction was underway to improve sidewalk condi-tions.
Approximately 60% of the parcels in the CSA were in fair bikeable condition, with designated bike lanes along the entire Vernor corridor and bike parking located at the intersections of Vernor and Stair; Vernor and Sharon; and Vernor and Springwells. However, bikeability was poor along the entire Springwells corridor; with no desig-nated bike lanes, bike sharrows, or bike parking. Improving pedestrian infrastructure and safety might promote more active transportation to local businesses and help to broaden the customer base.
In the Vernor/Springwells CSA, there were a total of 118 active businesses. The most prominent business types in the Vernor/Springwells CSA were Beauty & Grooming Services and Religious, Civic & Similar. The next most common business type found in the Vernor/Springwells CSA was Sit-Down Restaurants. Based on these dominant business types, the Vernor corridor was very active with customer and pedestrian ac-tivity overall. However, customer activity along the Springwells corridor was reduced south of Logan Street where housing and vacant lots were concentrated.
Additionally, there was a significant presence of mobile businesses (i.e. food trucks, food carts) in the Vernor/Springwells CSA that were predominantly located along the northern half of the Springwells corridor, at vacant lots and outside comparable businesses (i.e. bakeries, convenience stores). See Table SW10 for a complete list of business types in the Vernor/Springwells CSA.
Hubbard CSACustomer Questionnaire respondents in the Hubbard CSA indicated a monthly household income that was higher than that of respondents in the Vernor/Spring-wells CSA, but lower than that of respondents in the Michigan Ave CSA, when com-paring the most common answer. Respondents in the Hubbard CSA were more likely to drive to local businesses than respondents in either of the other two Southwest CSAs. Lower income respondents were more likely to walk, while middle to higher income respondents were more likely to drive their personal motor vehicles.
TABLE SW8. Vernor/Springwells CSA Market Area
Zip Code where Respondent Lived
Number of Respondents
Percent of Respondents
48209 60 68.97%
48210 7 8.05%
48101 2 2.30%
48216 2 2.30%
48224 2 2.30%
48218 1 1.15%
48105 1 1.15%
48228 1 1.15%
48146 1 1.15%
48122 1 1.15%
48219 1 1.15%
48127 1 1.15%
48226 1 1.15%
48201 1 1.15%
48227 1 1.15%
48034 1 1.15%
48230 1 1.15%
32987 1 1.15%
48215 1 1.15%
Total 87 100%
TABLE SW9. Commercial Unit Occupancy by Condition for Vernor/Springwells CSA
Good Condition Fair Condition Poor Condition
Total Occupied Commercial Units
74 44 1
Total Vacant Commercial Units
11 20 11
Total Commercial Units with Unknown Occupancy
3 4 -
REVITALIZING THE CORRIDOR | SOUTHWEST 125MICHIGAN COMMUNITY RESOURCES
TABLE SW10. Distribution of Business Types for Vernor/Springwells CSA
Business Type Total Count
% of Total
Administration & Support Services
3 2.54%
Auto Dealer & Repair Shops
9 7.63%
Banks & Credit Unions 2 1.69%
Bars & Night Clubs 5 4.24%
Beauty & Grooming Services
13 11.02%
Car Washes 1 0.85%
Clothing & Apparel 4 3.39%
Convenience Stores 2 1.69%
Discount Supply Stores 1 0.85%
Drug Stores & Pharmacies
3 2.54%
Fitness & Recreation Centers
1 0.85%
Gas Station 4 3.39%
Grocery Stores 8 6.78%
Hardware, Home Goods & Appliances
4 3.39%
Healthcare & Caregiving Facilities
7 5.93%
Insurance Carriers & Related
4 3.39%
Laundromat & Dry Cleaners
2 1.69%
Legal & Accounting Services
7 5.93%
Music, Book & Electronics Stores
7 5.93%
Real Estate 1 0.85%
Religious, Civic & Similar 13 11.02%
Sit-Down Restaurants 10 8.47%
Take-Out or Drive Thru Restaurants
5 4.24%
Tobacco Stores 2 1.69%
Total 118 100%
Results of the Structure Survey indicate that the majority of commercial units were in good exterior condition. The majority of commercial units were occupied, and vacant units were clustered in two particular areas of the CSA. Walkability was good and bikeability was fair.
CUSTOMER QUESTIONNAIRE FINDINGS
A total of 71 Customer Questionnaires were administered in the Hubbard CSA, of which approximately 44% were completed by female respondents and 52% were completed by male respondents. Across both genders the most frequently observed age range was 30-49 years, which is in accordance with both the median age for the City of Detroit and the Hubbard CSA according to the U.S. Census. Slightly less than 40% of respondents opted not to share their monthly household income. Of those respondents that did share their monthly household income, about 53% indicated that they made less than $1249. This number is significantly less than the City of De-troit’s median monthly household income of $2246.
Respondents were allowed to select more than one mode of transportation that they use to visit local businesses. While approximately 56% of respondents identified their personal motor vehicle as their typical mode of transportation to local busi-nesses, approximately 35% identified walking as their mode of transportation.
In the Hubbard CSA, 64% of females drove their personal vehicles and 36% of fe-males walked; compared to the 49% of males who drove and 39% who walked. Re-spondents who indicated that they drove personal vehicles tended to be between the ages of 30-49 years. Respondents who walked to local businesses tended to be under the age of 21. The majority of respondents who drove indicated that their monthly household income was above $1250.
In the Hubbard CSA, nearly 68% of respondents indicated that they visited local businesses more than three times a month. Females were slightly more likely than males to visit businesses more than three times a month. This occurrence appears to be unique to the Hubbard CSA. There appears to be no correlation between age, income, or transportation and frequency of visits. However, respondents who indi-cated that they visit businesses three or more times per month were more likely to reside within the 48209 or 48216 zip codes.
In the Hubbard CSA, more than 48% of respondents indicated that they lived within the 48209 and 48216 zip codes. Approximately 57% of females resided within the 48209 and 48216 zip codes, compared to 49% of males, and there were no apparent differentiations among age groups. The higher percentage of females in the CSA might offer an explanation as to why more females reported visiting local businesses more than three times per month.
Respondents residing within the 48209 or 48216 zip codes tended to drive to local businesses and earn more than $1250 per month. Respondents residing outside of 48209 and 48216 indicated that they were more likely to drive their personal vehicle and respondents residing within 48209 and 48216 indicated that they were more likely to walk or take the bus to local businesses.
Table SW11 lists the distribution of zip codes of where respondents lived. It provides a picture of the Hubbard CSA’s market area, which primarily drew customers from the local and other Southwest TA zip codes. However, the Hubbard CSA is only one of two CSAs studied where more than half of the respondents lived outside of the local CSA zip code(s). The Hubbard CSA had a relatively large customer base from the Downtown/Midtown areas and is the only CSA that drew respondents from outside Michigan (Windsor, ON and Nashville, TN). This potentially speaks to the CSA’s place
SOUTHWEST | REVITALIZING THE CORRIDOR126 MICHIGAN COMMUNITY RESOURCES
as a regional entertainment district, specializing in Mexican cuisine.
STRUCTURE SURVEY FINDINGS
Compared to the other two CSAs in the Southwest TA, the Hubbard CSA contained the lowest percentage of commercial units, with the majority of the commercial units found along the Vernor corridor. Of the 77 commercial units found, 68% were occu-pied; 23% were vacant; and 9% had unknown occupancy.
Approximately 15% of all occupied units were located within four multi-tenant/mixed occupancy commercial structures and 33% of vacant commercial units were located within three multi-tenant/mixed occupancy structures. Vacant commercial units and vacant lots in the Hubbard CSA were clustered east of the I-75 Service Drive and near the Scotten and Vernor Intersection.
In the Hubbard CSA, 57% of all commercial units were in good external condition and 39% were fair external condition. Of the 44 commercial units in good external condition, 82% were occupied; 9% were vacant; and 9% had unknown occupancy. Of the 30 commercial units in fair external condition, 53% were occupied and 37% were vacant. This shows that when occupied, commercial tenants and property owners along the Hubbard CSA, for the most part, were maintaining their properties. Table SW12 shows the condition and occupancy for commercial units in Hubbard CSA.
Approximately 50% of the parcels in the Hubbard CSA were in good walkable con-dition and 40% of parcels were in fair walkable condition. Good walking conditions were most prominent on the Bagley and Vernor corridors, west of the I-75 Service Drive. East of the I-75 Service Drive, walking conditions were rated fair due to broken pavement.
Approximately 66% of the parcels in the Hubbard CSA were in fair bikeable condi-tion, while 8% were in good bikeable condition and 15% were in poor bikeable con-dition. Fair bikeable conditions were found on the Bagley and Vernor corridors, west of the Bagley Pedestrian Bridge and I-75 Service Drive where there were designated bike lanes. Instances where good bikeable conditions were found in the Hubbard CSA were due to the availability of designated bike lanes and bike parking located at the intersections of Vernor and Clarkdale and Vernor and Scotten.
Poor bikeable conditions were prominent on the Bagley and Vernor corridors east of the I-75 Service Drive where there were no designated bike lanes, bike sharrows, or bike parking. Improving pedestrian infrastructure and safety at these particular intersections might promote more active transportation to local businesses and help to broaden the customer base.
There were a total of 54 active businesses in the Hubbard CSA. The most prevalent business types were Sit-Down Restaurants and Religious, Civic & Similar. Along the Vernor and Bagley corridors, the increased number of active commercial businesses
TABLE SW11. Hubbard CSA Market Area
Zip Code where Respondent Lived
Number of Respondents
Percent of Respondents
48209 18 26.09%
48216 16 23.19%
48210 7 10.14%
48226 3 4.35%
48228 2 2.90%
48237 2 2.90%
48146 2 2.90%
48238 2 2.90%
48208 2 2.90%
48176 1 1.45%
48313 1 1.45%
48185 1 1.45%
48206 1 1.45%
48322 1 1.45%
Windsor, Ontario
1 1.45%
48183 1 1.45%
48066 1 1.45%
48312 1 1.45%
48134 1 1.45%
48320 1 1.45%
48122 1 1.45%
48201 1 1.45%
48150 1 1.45%
37217 1 1.45%
Total 69 100%
TABLE SW12. Commercial Unit Occupancy by Condition for Hubbard CSA
Good Condition Fair Condition Poor Condition
Total Occupied Commercial Units
36 16 -
Total Vacant Commercial Units
4 11 3
Total Commercial Units with Unknown Occupancy
4 3 -
REVITALIZING THE CORRIDOR | SOUTHWEST 127MICHIGAN COMMUNITY RESOURCES
west of the I-75 Service Drive likely accounted for the high customer and pedestrian activity. Both customer and pe-destrian activity were much lower east of the I-75 Service Drive, as higher concentrations of inactive commercial units were concentrated on the Vernor corridor and active busi-nesses were disparately located along the Bagley corridor. See Table SW13 for a complete list of business types in the Hubbard CSA.
TABLE SW13. Distribution of Business Types for Hubbard CSA
Business Type Total Count % of Total
Administration & Support Services 1 1.85%
Auto Dealer & Repair Shops 1 1.85%
Bars & Night Clubs 4 7.41%
Car Washes 1 1.85%
Check Cashing 1 1.85%
Clothing & Apparel 1 1.85%
Coffee Shops 1 1.85%
Convenience Stores 2 3.70%
Discount Supply Stores 1 1.85%
Family Entertainment Venues 1 1.85%
Food Manufacturing 3 5.56%
Gas Station 1 1.85%
Grocery Stores 7 12.96%
Healthcare & Caregiving Facilities 1 1.85%
Insurance Carriers & Related 1 1.85%
Laundromat & Dry Cleaners 1 1.85%
Music, Book & Electronics Stores 2 3.70%
Publishing 1 1.85%
Religious, Civic & Similar 11 20.37%
Sit-Down Restaurants 12 22.22%
Total 54 100%
SOUTHWEST | REVITALIZING THE CORRIDOR128 MICHIGAN COMMUNITY RESOURCES
Martin
Military
Gilbert
Mic
hig
an
Cicotte
Livernois
Cecil
Clippert
Freer
Hor
atio
Buch
anan
Parkinson
51st
Joe
Central
Sain
t Joh
n
52nd
Pelo
uze
Braden
Ewers
Bulw
erBurto
n
Wal
do
Fern
W I
94 S
ervi
ce D
rive
Chopin
Apple
Larkins
Mor
se
Park
woo
d
Moy
es
Tarnow
Mor
ton
Perk
ins
Con
rad
W I-
94/C
ecil
Lola
Irons
ide
Sain
t Ste
phen
s
Linz
ee
Cecil/
E I-9
4
Coo
k
Vigo
Flet
cher
Daniels
Chopin
Hor
atio
Edw
ard
Larkins
Den
nis
Wal
do
Hor
atio Pa
rkw
ood
Michigan Ave CSALegend: Potenital Node
Occupied Residence within Node Walking Distance(648+ Households)
Occupied Residence within CSA Walking Distance
Michigan Ave CSA
CSA Walking Distance
Potential Corridor Node
0 1,320660Feet
Source: MCR Structure Survey, Summer 2014; U.S. Census, 2010
N
REVITALIZING THE CORRIDOR | SOUTHWEST 129MICHIGAN COMMUNITY RESOURCES
Pitt
Vern
or
Central
Sena
tor
Nav
y
Gar
tner
Whi
ttak
er
Inglis
Pearl
Mullane
Carson
Loga
n
Norman
Lane
Ferris
Belle
Mas
on
Casper
Stair
Wendell
Avi
s
Beard
Solvay
Evans
Wheelock
Cah
alan
Long
wor
th
Cabot
Man
dale
Hom
er
Springwells
Waterman
Honorah
Green
Sharon
Lawndale
Lafa
yett
e
Oakdale
Row
an
Elsmere
Pers
hing
Lisb
on
Stra
tton
Arm
y
Rieden
Cha
tfiel
d
Gol
dsm
ith
Rath
bone
Falc
on
Bost
wic
k
Woodmere
Lexi
ngto
n
Regu
lar
Woodmere
Lane
Green
Beard
Springwells
Gar
tner
Cah
alan
Lane
Cah
alan
Cabot
Nav
y
Lawndale
Oakdale
0 1,320660Feet
Source: MCR Structure Survey, Summer 2014; U.S. Census, 2010
N
Vernor/Springwells CSALegend: Potenital Node
Occupied Residence within Node Walking Distance(1213+ Households)
Occupied Residence within CSA Walking Distance
Vernor/Springwells CSA
CSA Walking Distance
Potential Corridor Node
SOUTHWEST | REVITALIZING THE CORRIDOR130 MICHIGAN COMMUNITY RESOURCES
Vern
or
24th
S I 75
N I 75
23rd
Scotten
Hubbard
Clark
Vinewood
W I 96
Port
er
E I 96
Bagl
ey
Tole
do
20th
22nd
Grand
21st
Lafa
yett
e
Palms
McKinstryClarkdale
Shad
y
Bran
don
Rusk
in
Wol
ff
Chr
istia
ncy
Lansing
Fort
Sainte Anne
Rand
all
Lam
bie
E I-96/Porter
Stan
dish
Savo
y
Dem
ing
S I-75/Ambassador BridgeAmbassador Bridge/W I-96
Uth
es
Brist
ol
Ambassador B
ridge/N
I-75
Lam
bie
Bagl
ey
23rd
22nd
21st
24th
Cla
rk
N I 75 Service Drive
How
ard
Hubbard CSALegend: Potenital Node
Occupied Residence within Node Walking Distance(727+ Households)
Occupied Residence within CSA Walking Distance
Hubbard CSA
CSA Walking Distance
Potential Corridor Node
Source: MCR Structure Survey, Summer 2014; U.S. Census, 2010
N0 1,320660
Feet
REVITALIZING THE CORRIDOR | SOUTHWEST 131MICHIGAN COMMUNITY RESOURCES
Martin
Cicotte
Mic
higa
n
Central
Freer
Cecil
51st
52nd
Livernois
Ewers
Braden
Burton
Chopin
Larkins
Apple
W I
94 S
ervi
ce D
rive
Moy
es
Tarnow
Florida
Larkins
Proctor
Gilbert
Clippert
0 440 880 1,320 1,760220Feet
Michigan Ave CSALegend: Customer Questionnaires
VACANCY
all other surveyed parcels
vacant structure
vacant lot
NUMBER OF QUESTIONNAIRES ADMINISTERED
(n= 66)
! 1 - 3
! 3 - 7
! 7 - 12
! 12 - 33
!!
!
!!
!!!
!!
!!!
!!
!
!
!
Source: MCR Structure Survey and Customer Questionnaire, Summer 2014
N
SOUTHWEST | REVITALIZING THE CORRIDOR132 MICHIGAN COMMUNITY RESOURCES
Green
Source: MCR Structure Survey and Customer Questionnaire, Summer 2014
N
!!
!
!!
!
!
!
!!
!
!!
!
!
!
!
!
!!
!
!
! !
!!!
!!
!
Vern
or
Sena
tor
Hom
er
Gar
tner
Inglis
Whi
ttak
er
Pearl
Carson
Rath
boneStair
Casper
Loga
n
Norman
FerrisWendell
Cha
mbe
rlain
Springwells
Green
Honorah
Lawndale
RiedenPe
rshi
ngLa
ne
Sharon
Cabot
Nav
y
Oakdale
Long
wor
th
Springwells
Cah
alan
Beard
Central
Woodmere
0 690 1,380 2,070 2,760345Feet
Vernor/Springwells CSALegend: Customer Questionnaires
VACANCY
all other surveyed parcels
vacant structure
vacant lot
NUMBER OF QUESTIONNAIRES ADMINISTERED
(n= 87)
! 1 - 3
! 3 - 7
! 7 - 12
! 12 - 33
REVITALIZING THE CORRIDOR | SOUTHWEST 133MICHIGAN COMMUNITY RESOURCES
!
!
!! !
!
!
!
!
!
!
!!
!!
!!
!!
!
24th
Vern
or
25th
23rd
18th
Vinewood
Hubbard
20th
Grand
Scotten
17th
22nd
Bagl
ey
Clark
21st
Palms
16th
N I 75 Service Drive
Clarkdale
Chi
pman
John
son
New
ark
21st
Saint Anne
0 490 980 1,470 1,960245Feet
Source: MCR Structure Survey and Customer Questionnaire, Summer 2014
N
Hubbard CSALegend: Customer Questionnaires
VACANCY
all other surveyed parcels
vacant structure
vacant lot
NUMBER OF QUESTIONNAIRES ADMINISTERED
(n= 71)
1 - 3
! 3 - 7
! 7 - 12
! 12 - 33
!
SOUTHWEST | REVITALIZING THE CORRIDOR134 MICHIGAN COMMUNITY RESOURCES
Martin
Cicotte
Mic
hig
an
Gilbert
Central
Cecil
Freer
Livernois
Clippert
51st
Parkinson
52nd
Ewers
Braden
Burton
Chopin
Larkins
Apple
Tarnow
E I 9
4 Se
rvic
e D
rive
Florida
Proctor
Larkins
0 500 1,000 1,500 2,000250Feet
Michigan Ave CSALegend: Occupancy
occupied
multi-tenant/mixed occupancy
vacant lot
vacant structure
parking lot
unknown occupancy
not applicable
Source: MCR Structure Survey, Summer 2014
N
REVITALIZING THE CORRIDOR | SOUTHWEST 135MICHIGAN COMMUNITY RESOURCES
Vern
or
Gar
tner
Inglis
Stair
Pearl
Carson
Woodmere
Casper Loga
n
Norman
Ferris
Honorah
Wendell
Springwells
Green
Lawndale
Rieden
Pers
hing
Oakdale
Long
wor
th
Beard
Cah
alan
Lane
Cabot
Springwells
Green
Nav
y
Sharon
Central
Sena
tor
Whi
ttak
er
Hom
er
Rath
bone
Cha
mbe
rlain
0 750 1,500 2,250 3,000375Feet
Vernor/Springwells CSALegend: Occupancy
occupied
multi-tenant/mixed occupancy
vacant structure
vacant lot
unknown occupancy
parking lot
park
housing
Source: MCR Structure Survey, Summer 2014
N
SOUTHWEST | REVITALIZING THE CORRIDOR136 MICHIGAN COMMUNITY RESOURCES
24th
Vern
or
Grand
25th
23rd
18th
Vinewood
Hubbard
20th
Scotten
17th
Clark
Bagl
ey
Palms
16th
N I 75 Service Drive
Clarkdale
21st
New
ark
22nd
Saint Anne
Hubbard CSALegend: Occupancy
0 500 1,000 1,500 2,000250Feet
occupied
multi-tenant/mixed occupancy
vacant lot
parking lot
unknown occupancy
Bagley Pedestrian Bridge
not applicablevacant structure
housing
Source: MCR Structure Survey, Summer 2014
N
REVITALIZING THE CORRIDOR | SOUTHWEST 137MICHIGAN COMMUNITY RESOURCES
Martin
Cicotte
Mic
hig
an
Gilbert
Central
Cecil
Freer
Livernois
Clippert
51st
Parkinson
52nd
Ewers
Braden
Burton
W I
94 S
ervi
ce D
rive
Chopin
Larkins
Apple
Tarnow
Florida
Proctor
Larkins
0 500 1,000 1,500 2,000250Feet
Michigan Ave CSALegend: Condition
good
fair
poor
vacant structure
unknown occupancy
vacant lot
parking lot
multi-tenant/mixed occupancy
not applicable
Source: MCR Structure Survey, Summer 2014
N
SOUTHWEST | REVITALIZING THE CORRIDOR138 MICHIGAN COMMUNITY RESOURCES
Vern
or
Sena
tor
Hom
er
Gar
tner
Inglis
Stair
Whi
ttak
er
Pearl
Carson
CasperRa
thbo
ne
Norman
Ferris
Honorah
Wendell
SpringwellsC
ham
berla
in
Green
Lawndale
Rieden
Pers
hing
Oakdale
Long
wor
th
Cah
alan
Woodmere
Cabot
Springwells
Green
Nav
y
Sharon
Central
Loga
n
Lane
Beard
0 750 1,500 2,250 3,000375Feet
multi-tenant/mixed occupancy
condemned
vacant lot
parking lot
park
not applicable
housing
Vernor/Springwells CSALegend: Condition
good
fair
poor
vacant structure
unknown occupancy
Source: MCR Structure Survey, Summer 2014
N
REVITALIZING THE CORRIDOR | SOUTHWEST 139MICHIGAN COMMUNITY RESOURCES
24th
Vern
or
Grand
25th
23rd
Vinewood
Hubbard
20th
Scotten
17th
Clark
22nd
Bagl
ey
21st
Palms
16th
N I 75 Service Drive
Clarkdale
New
ark
Hubbard CSALegend: Condition
18th
Saint Anne
Source: MCR Structure Survey, Summer 2014
N0 500 1,000 1,500 2,000250
Feet
multi-tenant/mixed occupancy
housing
unknown occupancy
Bagley Pedestrian Bridge
not applicable
good
fair
poor
vacant structure
vacant lot
parking lot
SOUTHWEST | REVITALIZING THE CORRIDOR140 MICHIGAN COMMUNITY RESOURCES
Martin
Cicotte
Mic
hig
an
Gilbert
Cecil
Freer
Central
51st
52nd
Livernois
Ewers
Braden
Burton
W I
94 S
ervi
ce D
rive
Chopin
Larkins
Apple
Tarnow
Proctor
Florida
Larkins
Clippert
0 440 880 1,320 1,760220Feet
no existing business
Auto Dealer & Repair Shops
Bars & Night Clubs
Beauty & Grooming Services
Clothing & Apparel
Convenience Stores
Discount Supply Stores
Grocery Stores
Hardware, Home Goods & Appliances
Healthcare & Caregiving Facilities
Insurance Carriers & Related
Drug Stores & Pharmacies
Pawn Shops
Religious, Civic & Similar
Sit-Down Restaurants
Take-Out or Drive Thru Restaurants
Tattoo Parlors
multi-tenant/mixed occupancy
Michigan Ave CSALegend: Existing Business Types
Source: MCR Structure Survey, Summer 2014
N
REVITALIZING THE CORRIDOR | SOUTHWEST 141MICHIGAN COMMUNITY RESOURCES
Vern
or
Sena
tor
Hom
er
Gar
tner
Whi
ttak
er
Inglis
Pearl
Carson
Loga
n
Norman
Rath
bone
Ferris
Casper
Wendell
Stair
Cha
mbe
rlain
Springwells
Green
Honorah
Lawndale
Rieden
Woodmere
Long
wor
th
Cah
alan
OakdaleCabot
Sharon
Lane
Nav
y
Springwells
Beard
Vernor/Springwells CSALegend: Existing Business Types
Central
Green
Administration & Support Services
Banks & Credit Unions
Gas Station
Hardware, Home Goods & Appliances
Insurance Carriers & Related
Legal & Accounting Services
no existing business
Auto Dealer & Repair Shops
Bars & Night Clubs
Beauty & Grooming Services
Car Washes
Clothing & Apparel
Convenience Stores
Grocery Stores
Healthcare & Caregiving Facilities
Laundromat & Dry Cleaners
Music, Book & Electronics Stores
Real Estate
Religious, Civic and Similar
Sit-Down Restaurants
Take-Out or Drive Thru Restaurants
0 620 1,240 1,860 2,480310Feet
multi-tenant/mixed vacancy
Discount Supply Stores
Source: MCR Structure Survey, Summer 2014
N
SOUTHWEST | REVITALIZING THE CORRIDOR142 MICHIGAN COMMUNITY RESOURCES
21st
Grand
24th
Vern
or25th
18th
23rd
Vinewood
Hubbard
Bagl
ey
16th
Scotten
17th
Clark
20th
22nd
Palms
N I 75 Service Drive
Clarkdale
21st
Saint Anne
Vern
or
0 600 1,200 1,800 2,400300Feet
Auto Dealer & Repair Shops
Bars & Night Clubs
Car Washes
Convenience Stores
Discount Supply Stores
Gas Station
Grocery Stores
Healthcare & Caregiving Facilities
Laundromat & Dry Cleaners
Music, Book & Electronics Stores
Publishing
Religious, Civic & Similar
Sit-Down Restaurants
Administration & Support Services
Clothing & Apparel
Family Entertainment Venues
Food Manufacturing no existing business
multi-tenant/mixed occupancy
Hubbard CSALegend: Existing Business Types
Source: MCR Structure Survey, Summer 2014
N
REVITALIZING THE CORRIDOR | SOUTHWEST 143MICHIGAN COMMUNITY RESOURCES
Martin
Cicotte
Mic
hig
an
Gilbert
Freer
Clippert
51st
Parkinson
52nd
Livernois
Ewers
Braden
Burton
Chopin
Larkins
Apple
Moy
es
Tarnow
Florida
Larkins
Proctor
W I
94 S
ervi
ce D
rive
Central
0 450 900 1,350 1,800225Feet
not applicable
pedestrian-level commercial only
multiple commercial floors
housing above pedestrian-level commercial
Michigan Ave CSALegend: Commercial Access
Source: MCR Structure Survey, Summer 2014
N
SOUTHWEST | REVITALIZING THE CORRIDOR144 MICHIGAN COMMUNITY RESOURCES
Vern
or
Central
Sena
tor
Nav
y
Gar
tner
Inglis
Whi
ttak
er
Pearl
Carson
Stair
Loga
n
Ferris
Casper
Norman
Hom
er
Wendell
Springwells
Green
Honorah
Long
wor
th
Lawndale
Oakdale
Rieden
Pers
hing
Rath
bone
WoodmereOakdale
Nav
y
Cabot
Sharon
Cah
alan
Beard
Lane
Springwells
Green
Lawndale
not applicable
pedestrian-level commercial only
multiple commercial floors
housing above pedestrian-level commercial
Vernor/Springwells CSALegend: Commercial Access
0 560 1,120 1,680 2,240280Feet
Source: MCR Structure Survey, Summer 2014
N
REVITALIZING THE CORRIDOR | SOUTHWEST 145MICHIGAN COMMUNITY RESOURCES
24th
Vern
or
25th
23rd
Vinewood
Hubbard
17th
20th
Grand
Scotten
Bagl
ey
22nd
Clark
16th
21st
Palms
N I 75 Service Drive
Clarkdale
John
son
New
ark
Saint Anne
18th
Source: MCR Structure Survey, Summer 2014
N0 510 1,020 1,530 2,040255
Feet
not applicable
pedestrian-level commercial only
multiple commercial floors
housing above pedestrian-level commercial
Hubbard CSALegend: Commercial Access
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