southwest - michigan community...

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.

SOUTHWEST | REVITALIZING THE CORRIDOR114 MICHIGAN COMMUNITY RESOURCES

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.

REVITALIZING THE CORRIDOR | SOUTHWEST 115MICHIGAN COMMUNITY RESOURCES

/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


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.


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


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


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


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).


• 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.


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


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.


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


- 4 -


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.


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


% of Total


1 1.75%

Auto Dealer & Repair Shops

6 10.53%


Beauty & Grooming Services

5 8.77%



Discount Supply Stores

3 5.26%

Drug Stores & Pharmacies

1 1.75%

Gas Station 1 1.75%



7 12.28%


3 5.26%

Insurance Carriers & Related

3 5.26%


1 1.75%

Pawn Shops 1 1.75%

Religious, Civic & Similar

3 5.26%



8 14.04%

Tattoo Parlors 1 1.75%

Total 57 100%


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




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



74 44 1


11 20 11


3 4 -


TABLE SW10. Distribution of Business Types for Vernor/Springwells CSA


% of Total


3 2.54%


9 7.63%

Banks & Credit Unions 2 1.69%



13 11.02%

Car Washes 1 0.85%





3 2.54%

Fitness & Recreation Centers

1 0.85%

Gas Station 4 3.39%



4 3.39%


7 5.93%


4 3.39%

Laundromat & Dry Cleaners

2 1.69%

Legal & Accounting Services

7 5.93%


7 5.93%

Real Estate 1 0.85%




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.


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


as a regional entertainment district, specializing in Mexican cuisine.


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




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



36 16 -


4 11 3


4 3 -


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%


Car Washes 1 1.85%

Check Cashing 1 1.85%


Coffee Shops 1 1.85%



Family Entertainment Venues 1 1.85%

Food Manufacturing 3 5.56%

Gas Station 1 1.85%


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%



Total 54 100%


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


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


N

Vernor/Springwells CSALegend: Potenital Node







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



Hubbard CSA




N0 1,320660

Feet


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


Green


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


vacant structure

vacant lot


(n= 87)

! 1 - 3

! 3 - 7

! 7 - 12

! 12 - 33


!

!

!! !

!

!

!

!

!

!

!!

!!

!!

!!

!

24th

Vern

or

25th

23rd

18th

Vinewood

Hubbard

20th

Grand

Scotten

17th

22nd

Bagl

ey

Clark

21st

Palms

16th


Clarkdale

Chi

pman

John

son

New

ark

21st

Saint Anne

0 490 980 1,470 1,960245Feet


N

Hubbard CSALegend: Customer Questionnaires

VACANCY


vacant structure

vacant lot


(n= 71)

1 - 3

! 3 - 7

! 7 - 12

! 12 - 33

!


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


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


vacant structure

vacant lot

unknown occupancy

parking lot

park

housing


N


24th

Vern

or

Grand

25th

23rd

18th

Vinewood

Hubbard

20th

Scotten

17th

Clark

Bagl

ey

Palms

16th


Clarkdale

21st

New

ark

22nd

Saint Anne

Hubbard CSALegend: Occupancy

0 500 1,000 1,500 2,000250Feet

occupied


vacant lot

parking lot

unknown occupancy

Bagley Pedestrian Bridge

not applicablevacant structure

housing


N


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


not applicable


N


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


condemned

vacant lot

parking lot

park

not applicable

housing

Vernor/Springwells CSALegend: Condition

good

fair

poor

vacant structure

unknown occupancy


N


24th

Vern

or

Grand

25th

23rd

Vinewood

Hubbard

20th

Scotten

17th

Clark

22nd

Bagl

ey

21st

Palms

16th


Clarkdale

New

ark

Hubbard CSALegend: Condition

18th

Saint Anne


N0 500 1,000 1,500 2,000250

Feet


housing

unknown occupancy

Bagley Pedestrian Bridge

not applicable

good

fair

poor

vacant structure

vacant lot

parking lot


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


Bars & Night Clubs


Clothing & Apparel

Convenience Stores


Grocery Stores





Pawn Shops


Sit-Down Restaurants


Tattoo Parlors


Michigan Ave CSALegend: Existing Business Types


N


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


Banks & Credit Unions

Gas Station



Legal & Accounting Services

no existing business


Bars & Night Clubs


Car Washes

Clothing & Apparel

Convenience Stores

Grocery Stores




Real Estate

Religious, Civic and Similar



0 620 1,240 1,860 2,480310Feet

multi-tenant/mixed vacancy



N


21st

Grand

24th

Vern

or25th

18th

23rd

Vinewood

Hubbard

Bagl

ey

16th

Scotten

17th

Clark

20th

22nd

Palms


Clarkdale

21st

Saint Anne

Vern

or

0 600 1,200 1,800 2,400300Feet


Bars & Night Clubs

Car Washes

Convenience Stores


Gas Station

Grocery Stores




Publishing




Clothing & Apparel

Family Entertainment Venues

Food Manufacturing no existing business


Hubbard CSALegend: Existing Business Types


N


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


N


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




Vernor/Springwells CSALegend: Commercial Access

0 560 1,120 1,680 2,240280Feet


N


24th

Vern

or

25th

23rd

Vinewood

Hubbard

17th

20th

Grand

Scotten

Bagl

ey

22nd

Clark

16th

21st

Palms


Clarkdale

John

son

New

ark

Saint Anne

18th


N0 510 1,020 1,530 2,040255

Feet

not applicable




Hubbard CSALegend: Commercial Access

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