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TOGETHER WE GROW NEIGHBORHOOD PLANNING FOR COMMUNITY HEALTH IN FLINT’S EASTSIDE

MAY 2019 / TAUBMAN COLLEGE OF ARCHITECTURE AND URBAN PLANNING

Cover Image Credit: Project Team Note: All images in this report that are not specifically cited were taken by members of the project team.

TEAM MEMBERS Joe Blair Colin Brown Tianai Chen Dan Commer Mu Ding Morgan Fett Alexsandr Kanevskiy Alissa Paquette Ryan Schell

TOGETHER WE GROW NEIGHBORHOOD PLANNING FOR COMMUNITY HEALTH IN FLINT’S EASTSIDE University of Michigan - Ann Arbor

Karis Tzeng

Taubman College of Architecture and Urban Planning

Zhao Wu

Urban and Regional Planning Program May 2019

FACULTY ADVISORS Eric Dueweke Harley Etienne

ACKNOWLEDGEMENTS We would like to acknowledge and thank the many people who shared their time, knowledge, and other resources to help make this report possible. Their ideas and input are the basis for this plan and informed the goals, strategies, and recommendations throughout. A special thanks to our partners at Asbury Community Development Corporation, notably Pastor Tommy McDoniel, Kevin Croom, and Israel Unger. In addition, we would like to thank the following organizations, individuals, and especially the residents of Flint’s Eastside for donating their time and expertise to this project:

ASBURY STAKEHOLDERS & COMMUNITY PARTICIPANTS Joan Allen Vanessa Alvarez Mark Baldwin Ieyeshia Bates Joyce Cade-Hitchye Dr. Maury Chapin Karl Collyer Jim & Shirley Craig Kelly Del Real Debbi Deming Patrice Gayle Martin Gotts

Jeff Harper Renee Harvey Christine Heck Terry Kinzie Cyndi Lynn McDonie l Louise Mataya Gary Miles Michael Moore Blair Neifert Sylvia Pittman Tony Ramirez Lynn Rodda

Joe Shafer David Slates Dianne Slosser Michael Spright Moses Tomlin Mark Vorenkamp Dayne Walling Miriam Watson Michele Weston Ed Weston Margerat Wheeler Terrance Williams

Cynthia Eggleton Brilliant Detroit

Ken Koleda, Genesee County

Megan Heyza The Porch Project

Janell O’Keefe Center for Community Progress

Margaret Kato Genesee County Habitat for Humanity

Tryphena Clarke Ruth Mott Foundation

ORGANIZATIONS

Juliana Fulton City of Detroit Andy Aamodt Dequan Allen City of Flint Planning and Development Edward Lynch, Detroit Future City

Melissa Hertlein Christina Kelly Raynetta Speed Genesee County Land Bank Sheila Taylor Genesee County Metropolitan Planning Commission

Pastor Tonya Cox Eastside Church of the Nazarene

Emily Doerr David Leclerc Metro Community Development

Edna Sabucco Eastside Franklin Park Neighborhood Association

Ashley Everhart Michelle Kachelski Neighborhood Engagement Hub

Mike Lydon Street Plans Collaborative Emmanuel Pratt Sweet Water Foundation Réna Bradley Tired-A-Lot Design Studio

Lastly, we would like to thank Harley Etienne and Eric Dueweke of the University of Michigan’s Urban and Regional Planning Program for their guidance, support, and encouragement. Their knowledge and experience made this plan possible. ii

Together We Grow: Neighborhood Planning for Community Health in Flint’s Eastside

TABLE OF CONTENTS ii......... Acknowledgements iii........ Table of Contents iv........ List of Figures vi........ List of Case Studies vii....... Executive Summary 1......... Section I: Introduction 11....... Section II: Current Conditions 31....... Section III: Goal 1 - Support Organizational Sustainability 57....... Section IV: Goal 2 - Transform Vacant Spaces 79....... Section V: Goal 3 - Stabilize Area Housing 99....... Section VI: Implementation 113...... Appendices

Table of Contents

iii

LIST OF FIGURES 3 �� Figure 1.1: Map of Planning Context, Eastside Neighborhood, Flint, Michigan 4 �� Figure 1.2: Social Determinants of Health, Based on Categories from the Centers for Disease Control 5 �� Figure 1.3: Alignment of Project Goals with Social Determinants of Health 6 �� Figure 1.4: Cover of Imagine Flint Master Plan; Flint, Michigan; October 28, 2013 7 �� Figure 1.5: Planning Process 9 �� Figure 1.6: Healthy Neighborhood Meeting, Asbury Church, March 19, 2019 13 �� Figure 2.1: Age Composition in Eastside, 2013-2017 13 �� Figure 2.2: Racial Composition in Eastside, 2013-2017 13 �� Figure 2.3: Selected Economic Indicators, Flint and Eastside, 2013-2017 14 �� Figure 2.4: Means of Transportation to Work by Eastside Residents, 2013-2017 14 �� Figure 2.5: MTA Bus Routes in Eastside 15 �� Figure 2.6: Fast Start Program - Flint Service Line Explorations and Replacements as of January 18, 2019 16 �� Figure 2.7: Prevalence of Health Conditions in Eastside, Flint, and Detroit 17 �� Figure 2.8: Health Insurance Coverage in Eastside, Flint, and Detroit 17 �� Figure 2.9: Land Vacancy in Eastside 18 �� Figure 2.10: Land Vacancy and Demolition Status in Eastside 19 �� Figure 2.11: Housing Conditions in Eastside 20 �� Figure 2.12: Housing Conditions by Percentage in Eastside 21 �� Figure 2.13: Future Land Uses in Eastside 22 �� Figure 2.14: Food and Food-related Businesses in Eastside 23 �� Figure 2.15: Food and Food-related Businesses in Eastside 24 �� Figure 2.16: Estimated Household Budget Expenditures for Eastside 24 �� Figure 2.17: Actual vs. Potential Customer Spending in Eastside, 2017 25 �� Figure 2.18: Example Community Organizations in Eastside 33 �� Figure 3.1: Alignment of Goal 1 Strategies with Social Determinants of Health 34 �� Figure 3.2: Eastside Franklin Park Neighborhood Association Plan 37 �� Figure 3.3: Rainier Avenue in Columbia City, 2013 39 �� Figure 3.4: Potential Residents Walking Distance from Corner Stores, Eastside, 2018 40 �� Figure 3.5: Healthy Corner Store Initiative, Philadelphia, Pennsylvania 41 �� Figure 3.6: The Commons Development at 7900 Mack Avenue in Detroit, Michigan 42 �� Figure 3.7: Complementary Uses for Expanded Asbury Campus Location 43 �� Figure 3.8: Asbury Café’s Current Space 43 �� Figure 3.9: Honeycrisp Fried Chicken Pop-Up in Amherst, New Hampshire 43 �� Figure 3.10: Fresh Food Generation Food Truck 44 �� Figure 3.11: Panera Cares Storefront 45 �� Figure 3.12: SAME Café’s with Mission Statement 47 �� Figure 3.13: Recommendations for Incorporating Community Engagement into Agricultural Programs 49 �� Figure 3.14: Michigan Farm to Freezer Produce 50 �� Figure 3.15: Home Compost Bucket for Pick-Up

Together We Grow: Neighborhood Planning for Community Health in Flint’s Eastside

52 �� Figure 3.16: Sample Logo for Asbury CDC’s Farm 53 �� Figure 3.17: Sample Sponsorship Package 59 �� Figure 4.1: Alignment of Goal 2 Strategies with Social Determinants of Health 60 �� Figure 4.2: Abbreviated Land Use Chart for Agriculture, Adapted from City of Flint Master Use Table 60 �� Figure 4.3: One of Asbury CDC’s Hoop Houses Under Construction on Jane Avenue in January 2019 61 �� Figure 4.4: Green Innovation-1 and Green Neighborhood-1 Zones in Eastside 62 �� Figure 4.5: Detroit Abloom’s Flower Farm 63 �� Figure 4.6: City Slicker West Oakland Farm Park 64 �� Figure 4.7: Example of Zones of Intensity, Cultivate Hope Urban Farm 65 �� Figure 4.8: Illustrative Section for Urban Rain Garden in Seattle, Washington 65 �� Figure 4.9: Illustrative Section of Stormwater Buffer for Urban Farm Plot in Cedar Rapids, Iowa 66 �� Figure 4.10: Potential Hoop House Expansion Locations 67 �� Figure 4.11: Unmaintained Vacant Side Lot in Eastside 67 �� Figure 4.12: Example of Purchased and Improved Side Lot 69 �� Figure 4.13: Available Side Lots Adjacent to Occupied Houses in “Good” Condition 70 �� Figure 4.14: A Community Garden in Flint, Part of the Land Bank’s Clean and Green Program 70 �� Figure 4.15: The Think-Do Barn at the Perry Avenue Commons 71 �� Figure 4.16: Jane Avenue Art Project 71 �� Figure 4.17: Creating Connections at Avalon Village 72 �� Figure 4.18: Youth Participating in Tired-a-Lot Studio’s Summer Program 73 �� Figure 4.19: Neighbors Creating Rain Garden Adjacent to Greenway in Pittsburgh 73 �� Figure 4.20: Representative Image of Greenway 74 �� Figure 4.21: Youth Participating in Low-cost DIY Tactics 74 �� Figure 4.22: DIY Streetscape Improvement 74 �� Figure 4.23: Example Streetscape Paint 74 �� Figure 4.24: Sharrows Help to Create Visual Cues & Neighborhood Connections 75 �� Figure 4.25: DIY Street Crosswalks Help Slow Traffic and Protect Pedestrians 75 �� Figure 4.26: University of Detroit-Mercy Students Creating Temporary Bike Lane 76 �� Figure 4.27: Proposed Greenways in Eastside 81 �� Figure 5.1: Alignment of Goal 3 Strategies with Social Determinants of Health 82 �� Figure 5.2: Residential Properties in Study Area Listed for Tax Auction: 2014-2018 83 �� Figure 5.3: Concentration of Residential Properties in Study Area Listed for Tax Sale in 2017 and 2018 84 �� Figure 5.4: Tax Foreclosure Prevention Resources 86 �� Figure 5.5: Characteristics for “Fair” or “Poor” Housing Condition, as Defined in the Flint Property Portal 87 �� Figure 5.6: Properties in “Poor” and “Fair” Condition, Eastside, 2017 89 �� Figure 5.7: Critical Home Repair Resources 92 �� Figure 5.8: Criteria and Methods Used in the Creation of the Asbury Strategic Area 93 �� Figure 5.9: Housing Conditions in Asbury Strategic Area 93 �� Figure 5.10: Publicly-Owned Parcels in Asbury Strategic Area 93 �� Figure 5.11: Vacant and Demolition-Funded Parcels in Asbury Strategic Area 94 �� Figure 5.12: Classification of Properties in the Asbury Strategic Area 95 �� Figure 5.13: Repurposing Neighborhood Housing at The Avalon Village 96 �� Figure 5.14: Brilliant Detroit Community Learning Center

List of Figures

LIST OF CASE STUDIES 36...... Case Study 1: El Mercado, San Jose, California 37...... Case Study 2: Columbia City Revitalization Committee, Seattle, Washington 40...... Case Study 3: Healthy Corner Store Initiative, Philadelphia, Pennsylvania 41...... Case Study 4: The Commons, Detroit, Michigan 44...... Case Study 5: Panera Cares, Boston, Massachusetts 45...... Case Study 6: SAME Café, Denver, Colorado 49...... Case Study 7: Michigan Farm to Freezer, Detroit, Michigan 50...... Case Study 8: Bennett Compost, Philadelphia, Pennsylvania 62...... Case Study 9: Detroit Abloom, Detroit, Michigan 70...... Case Study 10: Sweet Water Foundation, Chicago, Illinois 72...... Case Study 11: Tired-a-Lot Studio, Fort Wayne, Indiana 95...... Case Study 12: The Homework House, Highland Park, Michigan 96...... Case Study 13: Brilliant Detroit, Detroit, Michigan

Together We Grow: Neighborhood Planning for Community Health in Flint’s Eastside

TOGETHER WE GROW NEIGHBORHOOD PLANNING FOR COMMUNITY HEALTH IN FLINT’S EASTSIDE

EXECUTIVE SUMMARY

Asbury Church on Davison Road

Asbury CDC’s Hoop Houses

A Home in Flint’s Eastside

EXECUTIVE SUMMARY Asbury Community Development Corporation (CDC), a faith-based nonprofit organization, has worked since 2011 to improve health, wellness, and literacy in its surrounding neighborhood. Asbury CDC aims to be a center for connection and promote economic revitalization in Flint’s Eastside neighborhood.

Our project is informed by a theme of community health and wellness and the social determinants of health, a widely-recognized framework that the Centers for Disease Control and the American Planning Association use to highlight the ways in which the places that people live, work, and play impact their health.

The Eastside area experienced a population loss of 42% between 2000 and 2017,1 and home values fell by more than 50% between 2010 and 2014.2 Furthermore, Genesee County ranked 82nd out of 83 counties in Michigan in 2018 for health outcomes, which include length and quality of life.3 While population loss and health concerns have impacted Flint and the Eastside long before the Flint water crisis in 2014, the lead poisoning effects exacerbated health concerns and elevated the urgency of neighborhood revitalization in Flint’s Eastside. The neighborhood contains many assets to build upon, from the grassroots entrepreneurial energy of its residents to vacant land available throughout the neighborhood for creative reuse.

This framework informed our three key goals and subsequent strategies and recommendations for Asbury CDC to realize its vision for the neighborhood.

This plan was created by a group of graduate students in the Urban and Regional Planning program at University of Michigan’s Taubman College of Architecture and Urban Planning to support the efforts of Asbury CDC, as well as other Eastside residents, community members, and government and nonprofit partners. viii

GOAL 1

SUPPORT ORGANIZATIONAL SUSTAINABILITY

Asbury CDC aims to serve Flint’s Eastside as a hub for community health and wellness. As one of Flint Care’s three Help Centers, Asbury CDC distributes free resources to Flint residents, including healthy food and bottled water. A key aspect of their operations include the Flint Farming Project and Asbury Café, a pay-whatyou-want operation, to increase access to healthy foods. The following strategies focus on supporting Asbury CDC’s current initiatives and expanding into new programs and services. Above all, ongoing and authentic community engagement is a fundamental component to ensuring organizational sustainability.

Together We Grow: Neighborhood Planning for Community Health in Flint’s Eastside

GOAL 1 STRATEGIES • Ensure Organizational Capacity • Test New Opportunities • Expand and Diversify Urban Agriculture Operations • Create Brand Identity

GOAL 2

TRANSFORM VACANT SPACES

The Eastside neighborhood had over 1,700 vacant parcels in 2018, representing one-third of total neighborhood parcels.4 High rates of vacancy can contribute to blight and a decreasing sense of safety.5 However, vacant land does not have to be a liability, and Asbury CDC already has repurposed vacant lots for orchards, hoop houses, and community gardens. While this project goal does address opportunities for Asbury CDC’s urban agriculture venture, it also explores other innovative strategies to activate vacant spaces. Because no one strategy can be a solution for every vacant lot, we explored a number of options that could be tailored to the Eastside neighborhood based on analysis and community feedback.

GOAL 2 STRATEGIES • Prioritize Urban Agriculture Growth • Expand Side Lot Program • Activate Outdoor Community Spaces • Create Community Linkages

GOAL 3

STABILIZE AREA HOUSING

Housing is an important factor in health and wellness, and because the Eastside neighborhood is 90% residential, it is a key consideration for this report.6 Across the country, poor housing quality disproportionately affects households with low incomes due to poor enforcement of building standards and the general lack of affordable and safe housing.7 In Flint’s Eastside,

50% of housing structures were reported to be in good condition, while 752 structures were in poor or substandard condition.8 While many of these structures may be vacant, some households may live in homes that are poor condition. Quality and stable housing is an essential component of a healthy neighborhood, because poor home conditions such as the presence of mold or mildew and inadequate infrastructure systems can worsen chronic health conditions or result in lead poisoning.9 Additionally, the threat of eviction or tax foreclosure can impact both mental and physical health. This project provides strategies to keep people in their homes through tax foreclosure prevention and critical home repair. In the longer-term, Asbury CDC can partner with other organizations and advocate for improving housing conditions.

GOAL 3 STRATEGIES • Address Threat of Tax Foreclosure • Address Critical Home Repair Needs • Establish Target Areas for Housing Interventions

IMPLEMENTATION This plan provides an implementation roadmap for Asbury CDC and other potential partners and stakeholders, including estimated levels of cost, timeline, and potential community engagement strategies. Not all recommendations can occur simultaneously, so this section includes three phases: short-term, medium-term, and long-term recommendations. Creating partnerships among community residents, nonprofit and communitybased organizations, city officials, and other stakeholders will leverage existing resources to successfully pursue these recommendations, which lay the foundation for Asbury CDC to serve as a hub for community health and wellness.

Executive Summary

ENDNOTES 1

U.S. Census Bureau. American Community Survey. (2017) 2017 American Community Survey 5-Year Estimates (2013-2017), Table SET1 [Data file]. Retrieved from https://www.socialexplorer.com/tables/ACS2017_5yr/R12001396

U.S. Census Bureau. American Community Survey. (2017). 2017 American Community Survey 5-Year Estimates (20132017), Table DP04 [Data file]. Retrieved from https://factfinder.census.gov/faces/tableservices/jsf/pages/productview. xhtml?pid=ACS_17_5YR_DP04&prodType=table

University of Wisconsin Population Health Institute. (n.d.). 2018 County Health Rankings Report. Retrieved from http://www. countyhealthrankings.org/sites/default/files/state/downloads/CHR2018_MI_v2.pdf

U.S. Census Bureau. American Community Survey. (2017) 2017 American Community Survey 5-Year Estimates (2013-2017), Table SET95 [Data file]. Retrieved from https://www.socialexplorer.com/tables/ACS2017_5yr/R12001453>

Branas, C.C., South, E., Kondo, M.C., Hohl, B.C., Bourois, P., Wiebe, D.J., & MacDonald, J.M. (2018). Citywide cluster randomized trial to restore blighted vacant land and its effect on violence, crime, and fear. Proceedings of the National Academy of Sciences, 115(12), 2946-2951. doi: https://doi.org/10.1073/pnas.1718503115

Genesee County Land Bank Authority, & City of Flint. (n.d.). Flint Property Portal. Retrieved April 9, 2019, from Flint Property Portal website: https://gclb.sitecontrol.us/dashboards/flint

Lopez, R. (2012). The Built Environment and Public Health (1st ed.). San Francisco: John Wiley & Sons. p. 92.

Genesee County Land Bank Authority, & City of Flint. (n.d.). Flint Property Portal. Retrieved April 9, 2019, from https://gclb. sitecontrol.us/dashboards/flint

Lopez. (2012). The Built Environment. p. 92.

Together We Grow: Neighborhood Planning for Community Health in Flint’s Eastside

SECTION I

INTRODUCTION

Executive Summary

Asbury CDC Benches

Murals on Jane Avenue

Asbury Church’s Commercial Kitchen

SECTION I: INTRODUCTION This report aims to advance the knowledge and tools available to Asbury Community Development Corporation (CDC) in support of their ongoing mission to improve the health and wellness of the Eastside neighborhood. It was developed by a team of graduate students from the University of Michigan Taubman College of Architecture and Urban Planning. Our team, in collaboration with Asbury CDC and community partners, established a set of goals, strategies, and recommendations that incorporated background research, analysis, and community input.

CONTEXT We negotiated the boundaries of the study area with Asbury CDC and for the purposes of this report refer to it as Flint’s Eastside. Eastside, totaling 1.95 square miles, is situated to the north of the East Village neighborhood, to the east of University Park and the former Buick City site, and to the northwest of Thrift City. This neighborhood is located 1.75 miles northeast of Downtown Flint. It is just north of Flint’s Cultural Center, which includes the Flint Institute of Arts, the Sloan Museum, the Robert T. Longway Planetarium, and the Bower Theater. The boundaries of we use for Eastside are Robert T. Longway Boulevard to the south, the Flint River

to the west, Dort Highway to the east, and Whaley Park to the north (see Figure 1.1).

CLIENT: ASBURY COMMUNITY DEVELOPMENT CORPORATION Since 2011, Asbury CDC, a faith-based nonprofit organization affiliated with Asbury United Methodist Church, has worked to improve the quality of life in its surrounding neighborhood using an asset-based approach to community development, which builds upon the existing strengths and resources of the neighborhood in its program design.1 The organization aims to promote health and literacy, to connect neighbors, and to promote economic revitalization.2 Some of the Asbury CDC programs include the Flint Farming Project, a commercial farming operation that employs several local residents; the Asbury Family Center, which promotes family development programs and nutrition education; and the Help Center, which connects residents with resources and distributes water, food, and other basic necessities. Asbury CDC describes their mission as “connecting neighbors” in Flint’s Eastside and is dedicated to tangible transformation of the neighborhood.3

Together We Grow: Neighborhood Planning for Community Health in Flint’s Eastside

Figure 1.1: Map of Planning Context, Eastside Neighborhood, Flint, Michigan

Introduction

VISION OF THE REPORT Many of Asbury CDC’s programs—from urban agriculture to their pay-what-you-can café— are centered around their mission to promote health and wellness in the community. During initial discussions with Asbury CDC leadership, it became clear that all of the goals and recommendations of this report should serve that overarching mission. Thus, we identified promoting community health and wellness as our central framework for the goals, strategies, and recommendations in this report. Recent studies have shown that health and wellness reach far beyond a doctor’s office, and the locations in which one lives, works, shops, or spends time have a greater impact on one’s health than any other factor.4 An urban planning approach to Asbury CDC’s future development and sustainability provides a lens through which to address community health and wellness. The American Planning Association’s Healthy Community Policy Guide outlines the ways in which the fields of urban planning and community health intersect. The guide defines healthy communities as “places where all individuals have access to healthy built, social, economic, and natural environments that give them the opportunity to live to their fullest potential regardless of their race, ethnicity, gender, income, age, abilities, or other socially defined circumstances.”5 Beyond individual health behaviors and outcomes, many other factors including the natural environment, the built environment, legal and social structures, and community capacity directly impact health. These factors that impact health are often referred to as the social determinants of health.6 The Centers for Disease Control’s (CDC) Healthy People 2020 program provides objectives and benchmarks for improving national health by categorizing the social determinants of health into five dimensions, as shown in Figure 1.2.7

Figure 1.2: Social Determinants of Health, Based on Categories from the Centers for Disease Control12

NEIGHBORHOOD AND BUILT ENVIRONMENT • Housing • Transportation • Safety

ECONOMIC STABILITY • Jobs • Income

EDUCATION • Early Childhood Education • High School Graduation • Literacy

SOCIAL AND COMMUNITY CONTEXT • Social Cohesion • Civic Participation • Sense of Community

HEALTH AND HEALTHCARE • Access to Medical Care • Health Literacy

Together We Grow: Neighborhood Planning for Community Health in Flint’s Eastside

The social determinants of health is a key framework to understand the impact that Asbury CDC can have in its community. The organization’s existing work and its strategic plan correspond with many of these social determinants of health. By serving as a community hub, hosting health-related clinics, developing an urban agriculture program, and offering an affordable housing option through their Asbury House program, Asbury CDC is

already addressing the social determinants of health. The social determinants of health also provides a powerful framework to organize the goals, strategies, and recommendations of this report. Each goal and strategy aims to address one or more social determinants of health, with the ultimate vision of advancing community health and wellness in Flint’s Eastside neighborhood (See Figure 1.3).

PROJECT GOALS The goals of this plan, developed in collaboration with Asbury CDC leadership, support the overarching vision of improving health and wellness. These goals represent an important step in realizing Asbury CDC’s vision for the neighborhood.

GOAL 1

GOAL 2 GOAL 3

SUPPORT ORGANIZATIONAL SUSTAINABILITY This goal explores financial, operational, and partnership opportunities to support Asbury CDC’s sustainability and growth. It recommends strategies for testing new opportunities and ventures, identifies ways that Asbury CDC can expand its urban agriculture program, and highlights best practices for building and maintaining organizational capacity.

TRANSFORM VACANT SPACES This goal provides recommendations for strategically transforming vacant lots into community assets that stabilize the neighborhood. It includes strategies such as creating community linkages through greenways and providing technical guidance to promote the Genesee County Land Bank’s Side Lot Transfer Program, among others.

STABILIZE AREA HOUSING This goal promotes tenure security and stabilization of property values through preservation, upgrading, and adaptive reuse. It incorporates strategies that connect residents to resources related to tax foreclosure prevention and critical home repair, and it also identifies a target area for housing interventions.

Economic Stability

Education

Social and Community Context

Health and Health Care

Neighborhood and Built Environment

Goal 1 Goal 2 Goal 3 Figure 1.3: Alignment of Project Goals with Social Determinants of Health

Introduction

PREVIOUS PLANNING EFFORTS We seek to create a cohesive narrative that builds upon previous planning documents and the work of Asbury CDC, Eastside residents, and other community and government partners. Asbury CDC’s Strategic Plan (2018) orients the direction for the organization, and this report’s set of strategies and recommendations further align with existing plans including:

IMAGINE FLINT: MASTER PLAN FOR A SUSTAINABLE FLINT (2013) Imagine Flint provides a blueprint and community vision for the City of Flint for the next 20 years (See Figure 1.4). The plan includes land use designation, policies, goals, and objectives to direct future growth in the city. Through a combination of data analysis, condition assessments, and extensive community engagement, the plan was intended to be “used by city-leaders to provide a coordinated approach to community-wide decision-making.”8

revision of land uses, allowing for innovative industrial and agricultural uses. This report aims to align with Imagine Flint’s identification of the Green Innovation Zone within Eastside as a future planning initiative. It also identifies the objective to “Develop a Local Food System,” which includes promoting the development of community gardens, streamlining acquisition of parcels for food production, incentivizing procurement of local produce, and facilitating community engagement in a plan for Flint’s food system.9

EASTSIDE FRANKLIN PARK NEIGHBORHOOD ASSOCIATION: IMAGINE FLINT NEIGHBORHOOD PLAN (2018) The Eastside Franklin Park Neighborhood Association Plan was developed as part of the ‘Neighborhood Planning Initiative,’ which supports the implementation of Imagine Flint. In order to provide more detailed strategies and projects for the Eastside Franklin neighborhood, this plan proposes short- and long-term strategies for building neighborhood capacity for: Social Equity and Sustainability, Reshaping the Economy, Quality of Life, Adapting to Change, Youth, and Civic Life.10

ASBURY STRATEGIC PLAN (2018) Figure 1.4: Cover of Imagine Flint Master Plan, 2013

The Imagine Flint Master Plan was the City of Flint’s first comprehensive planning process in over 50 years. The 1960 Comprehensive Master Plan was completed at the height of Flint’s population growth, so recommendations assumed continued growth. Imagine Flint addresses the challenges that Flint has faced with its decreased population. One significant change included a

Asbury CDC’s Strategic Plan was intended to guide the organization’s growth and programs through the year 2022. This plan outlines three goals for Asbury CDC in the coming years, including becoming the source of connections for building community; becoming a visible and trusted partner in life solutions for health, wellness, and literacy; and funding this vision at a sufficient level to meet annual goals.11

Together We Grow: Neighborhood Planning for Community Health in Flint’s Eastside

PLANNING PROCESS & METHODS We developed this plan from January to May 2019 (see Figure 1.5) with a three-part process that included: • Learning and understanding the neighborhood’s current context through background research; • Consulting with Asbury CDC, understanding its Strategic Plan, and meeting with community partners to develop the goals, vision and framework; • Developing strategies and recommendations from community input, case studies, and literature review.

Stakeholder Meeting January 16

January

Property Survey

Community Meeting

February 26

February

Final Report

March 19

March

May

April

Midterm Presentation March 15

May

Final Presentation April 24

Figure 1.5: Planning Process

STEP 1

UNDERSTANDING CONTEXT THROUGH BACKGROUND RESEARCH The initial phase of this process involved a comprehensive analysis of the neighborhood, from fieldwork, background research, and reviewing related literature and neighborhood plans.

LITERATURE REVIEW AND BACKGROUND RESEARCH Our team reviewed existing planning efforts, the history of Flint, zoning regulations for urban agriculture, and the impacts of urban agriculture on surrounding communities. We studied thirteen case studies of urban agriculture and community development. We also collected metrics of demographics, health, housing, and vacancy for a baseline understanding of the neighborhood.

PROPERTY SURVEY Our team conducted a survey of a representative sample of properties, comprising 20% of all residential structures in the study area, to increase our team’s understanding of the neighborhood and determine the accuracy of the data in the Flint Property Portal. The results confirmed a 95% overall accuracy rate against the data in the Flint Property Portal. However, our team noted a 20% difference between structures marked as scheduled for demolition in the Flint Property Portal and the data we collected in our property survey; we attributed this to the fact that some structures had recently been demolished.

Introduction

ENGAGING PARTNERS IN VISIONING FOR THE FUTURE STEP 2

We used information and feedback from Asbury CDC stakeholders to identify a community health and wellness framework for this plan and develop three key goals. As a guiding principle, we aimed to identify strategies that helped Asbury CDC expand its efforts to support community nutrition, health and wellness.

STAKEHOLDER MEETING On January 16, our team held an initial meeting with Asbury CDC’s staff and leadership to refine the initial scope, vision, and goals of the project. Our goal for this meeting was to gain understanding of some of the salient assets and challenges of the neighborhood. Some takeaways from this meeting included community preferences for urban agriculture programs and vacant lot activation.

GOAL FORMULATION Our team first produced a list of possible goals to develop the scope of the project. Then, in concert with Asbury CDC stakeholders, we focused

on organizational sustainability, vacant space transformation, and housing stability.

HEALTH AND WELLNESS FRAMEWORK During initial conversations with Asbury CDC’s leadership about potential goals for this report, it became clear that each goal had an underlying connection with the organization’s vision to promote community health and wellness. With Asbury CDC, our team identified this as the central project framework, and we used the social determinants of health as a guiding frame of reference that connected our urban planning expertise to the realm of public healthy, through community health and wellness.

DEVELOPING STRATEGIES AND RECOMMENDATIONS STEP 3

We synthesized information from further research as well as engagement with community members and stakeholders in order to refine the three goals and develop strategies and recommendations for each of them. This research included analyzing relevant case studies, conducting more detailed spatial analysis, and identifying key partners and programs that align with these goals.

COMMUNITY ENGAGEMENT On March 19, our team held a Healthy Neighborhood Meeting at Asbury Church to learn about neighborhood assets, challenges, and visual preferences (See Figure 1.6). In addition, residents completed surveys that asked about their knowledge of Asbury CDC and its work as well as their food shopping habits and experience (see Appendix A). Getting community input about assets, challenges, preferences, and aspirations provided a more comprehensive view of achievable strategies and potential for the neighborhood. We learned from the Healthy

Neighborhood Meeting that Eastside residents would like to see: • More housing for the homeless and veteran populations; • Renewed use of vacant land and houses to help beautify the neighborhood and make it feel safer; • Empty commercial buildings converted into marketplace shops and healthy restaurants, as well as a laundromat; • Vacant lots converted into gardens or parks or demolished if not occupied or unusable.

Together We Grow: Neighborhood Planning for Community Health in Flint’s Eastside

We also learned that Eastside residents define the neighborhood’s main assets as food destinations, community gathering spaces, and other community resources. Residents are already engaged in neighborhood and grassroots efforts, such as caring for adjacent vacant lots and maintaining the playground at Washington Elementary. Participants considered the main challenges to be crime, pollution, and unsound infrastructure. While some residents loved the idea of raising chickens and bees in the neighborhood, other residents expressed concern for the proximity of these uses next to their homes.

REFINEMENT THROUGH FURTHER ANALYSIS Building on the preceding sections, our team conducted additional research to refine and build out the key goals, ranging from a retail gap analysis to the creation of a target area for potential housing interventions. We identified a number of strategies and recommendations that engage partnerships, leverage available resources, and support Asbury CDC in its organizational goals.

HOW TO USE THIS REPORT This report is organized into six main sections: (I) Introduction, (II) Current Conditions, (III) Goal 1, (IV) Goal 2, (V) Goal 3, and (VI) Implementation, followed by the Conclusion and Appendices. Section I, the Introduction, offers an overview of the report. Section II, Current Conditions, presents relevant demographic, health, and land use information about the Eastside neighborhood. It also features an analysis of local challenges and assets based on these data and previous area plans.

and performance benchmarks. At the end of the report, we also provide a short summary of the plan and Appendices that contain additional resources, detail of methods, sample guidelines, and other related materials.

Section III, outlines Goal 1: Support Organizational Sustainability of Asbury CDC. Goal 2: Transform Vacant Spaces, is discussed in Section IV. Section V features Goal 3: Stabilize Area Housing. Section VI, the Implementation section, presents a more detailed breakdown of the plan schedule and potential partners. This includes action items

Figure 1.6: Healthy Neighborhood Meeting, Asbury Church, March 19, 2019

Introduction

ENDNOTES 1

Roy, Noye & Warren, CPA, PC. (2018). Asbury Community Development Corporation Report on Financial Statements December 31, 2017 [Audited Financial Statements]. Retrieved from https://www.flintasbury.org/wp-content/uploads/2018/12/AsburyCDC-12-31-17.pdf

Asbury Community Development Corporation. (2018). Asbury Strategic Plan, p. 3.

Asbury. (n.d.). Who We Are. [Organization Website] Retrieved April 1, 2019, from Asbury website: https://www.flintasbury. org/about/who-we-are/

Institute of Medicine (US) Committee on Assessing Interactions among Social, Behavioral, and Genetic Factors in Health. (2006). The Impact of Social and Cultural Environment on Health. In L. Hernandez & D. Blazer (Eds.), Genes, Behavior, and the Social Environment: Moving Beyond the Nature/Nurture Debate. Retrieved from https://www.ncbi.nlm.nih.gov/books/ NBK19924/

American Planning Association. (2017). Healthy Communities Policy Guide. Retrieved from American Planning Association website: https://planning-org-uploaded-media.s3.amazonaws.com/document/Healthy-Communities-Policy-Guide.pdf, p. 3.

Healthy People 2020. (2014). Social Determinants of Health. Retrieved April 8, 2019 from https://www.healthypeople. gov/2020/topics-objectives/topic/social-determinants-of-health

ibid.

City of Flint Department of Planning and Zoning. (2013, October 28). Imagine Flint: Master Plan for a Sustainable Flint. Retrieved from https://app.box.com/s/pmnylov9ysvcvjkwzp81qgla816hcast, p. 3

ibid, p. 258.

City of Flint, & Eastside Franklin Park Neighborhood Association. (2018). Eastside Franklin Park Neighborhood Plan. Retrieved from https://app.box.com/s/f8yxim5m1c7bdo6od1mzcq3kqcd73wg2

Asbury Community Development Corporation. (2018). Asbury Strategic Plan.

Healthy People 2020. (2014). Social Determinants of Health. Retrieved April 8, 2019 from https://www.healthypeople. gov/2020/topics-objectives/topic/social-determinants-of-health

Together We Grow: Neighborhood Planning for Community Health in Flint’s Eastside

SECTION II

CURRENT CONDITIONS

Introduction

Homes in Eastside

SECTION II: CURRENT CONDITIONS This section presents a broad overview of conditions in Flint’s Eastside including data on area demographics, health, and housing. We have gathered and analyzed this data to provide an understanding of the Eastside neighborhood, including challenges and assets, which inform the strategies and recommendations presented in this report. Our intention here is not simply to provide a list of metrics, but to identify key trends and narratives of the neighborhood.

Data was obtained at the census tract level and aggregated for the three tracts that comprise the neighborhood.1 While our team relied on a number of authoritative sources to gather information, the primary source for data was the U.S. Census Bureau’s American Community Survey (ACS). This survey aims to gather a representative sample for a wide range of topics.2

DEMOGRAPHICS Based on the ACS estimates, Eastside had a population of 6,456 residents between 20132017.3 Since 2000, the area’s population decreased by nearly 42%, a loss of 4,587 residents.4 Over the same time period, the city of Flint experienced a population loss of only 22%.5

POPULATION LOSS SINCE 2000

-42% -22% EASTSIDE

CITY OF FLINT

Despite an overall trend of population loss, the rate of population decline slowed from 2010 to 2017. In 2010, Flint experienced a

Together We Grow: Neighborhood Planning for Community Health in Flint’s Eastside

23%

79%

69%

Under 18

18-64

65+

White Two or More Races Black or African American Other Race

Figure 2.1: Age Composition in Eastside, 2013-201756

Figure 2.2: Racial Composition in Eastside, 2013-201757

2.01% decline in residents, while by 2017, that rate had decreased to 0.55%.6 According to ACS estimates, the Eastside neighborhood contained smaller proportions of school age (0-18) and senior (65+) residents than Flint as a whole (see Figure 2.1). These populations are important to monitor, as youth and elderly populations are more vulnerable to adverse health and safety conditions. Within Eastside, this is especially important due to recent school closures and access to healthcare facilities. Of the 2,632 households in Eastside, 55% were estimated to be families in 2017, a similar percentage as the city of Flint.7

Figure 2.3, the neighborhood’s unemployment rate from 2013-2017 was comparable to the city of Flint as a whole, although both were higher than the state of Michigan.11 Median household income in the neighborhood was slightly lower than that of Flint.12 Out of a total of 2,632 households in Eastside, 46% were below the poverty level.13 Of residents under the age of 18 for which poverty status is measured, 70.6% were below the poverty line.14

Eastside had a majority white population in 2017, accounting for 78% of residents (see Figure 2.2).8 This contrasts with the city of Flint overall, in which 57% of the population was African American/Black. Additionally, 13% of Eastside residents in the ACS estimates identified as Hispanic or Latino—a much greater percentage than for Flint overall (4%).9 Among Eastside residents over the age of 25, almost 21% had not completed high school or an equivalent certification. This was slightly higher than the rate for Flint (16%).10 As shown in

Aligning with Eastside’s largely residential character, 2015 census data (the most recent year for which data on commuter patterns is available) shows that a greater portion of workers left the neighborhood for their daily work commute than commuted into the Eastside

City of Flint

Unemployment

21.8%

22.2%

Labor Force Participation

52.2%

51.2%

Median Household Income

$23,332

$26,330

Figure 2.3: Selected Economic Indicators, Flint and Eastside, 2013-2017 58,59

Current Conditions

Asbury Bench near Bus Stop on Franklin Avenue

neighborhood for work. Most commutes out of the neighborhood had destinations along Dort Highway or in Downtown Flint.15 As shown in Figure 2.4, the majority of residents commuted by car.16 It is worth noting that an estimated 530 households—20% of all Eastside households—did not have a personal vehicle available.17 This suggests a substantial level of informal carpooling within the neighborhood. As of 2018, public transit in Eastside consisted of two Flint Mass Transportation Authority (MTA)

bus routes—the Route 6 (Lewis - Selby) and Route 7 (Franklin) services—both of which traveled north-south through Eastside and terminated at the MTA downtown transit hub (see Figure 2.5). Buses arrived every 30 minutes on weekdays, and every hour on weekends.18 In addition, the MTA operates a “Ride-to-Groceries” or “Shopper” bus that runs east from Downtown Flint to the Walmart in Burton, about 2.5 miles east.19 A traditional paratransit ‘dial-a-ride’ service is also available for residents with disabilities on pre-arranged pick-up and drop-off basis for a slightly higher fee than normal bus routes.

90%

Car Walk

Public Transit Work at Home

Figure 2.4: Means of Transportation to Work by Eastside Residents, 2013-201760

Figure 2.5: MTA Bus Routes in Eastside61

Together We Grow: Neighborhood Planning for Community Health in Flint’s Eastside

HEALTH In the past few years, the national narrative around Flint has focused on disinvestment and crisis. In 2014, the state-appointed emergency manager, responding to calls for fiscal austerity, switched the city’s water source to the Flint River without the addition of corrosion control chemicals.20 The subsequent leaching of lead and copper into public water systems shined an international spotlight on the city, and brought into sharp focus the health of its residents, as medical professionals began noticing elevated lead levels among the city’s children.21 In response, city government initiated the ‘FAST Start Pipe Replacement Program’ in February 2016, with $25 million in funding provided by the State of Michigan, $100 million provided through the federal Water Infrastructure Improvement for the Nation (WIIN) Act, and an additional $47 million provided through a legal settlement with city and state officials.22 By 2018, as shown in Figure 2.6, nearly 8,000 service lines have been replaced throughout the city.

Aside from elevated lead levels and the impacts of lead poisoning, residents in the city contended with a number of other adverse health outcomes. As Figure 2.7 shows, Eastside experienced higher prevalences of obesity, high cholesterol, asthma, and diabetes than the state and country. Health insurance is a primary element of health equity, or the process by which “avoidable differences in health and in the conditions and resources needed for optimal health” are eliminated.23 Eastside residents in most age groups had lower access to insurance than their counterparts in the rest of the city and in comparable cities, such as Detroit. Considering the high unemployment and poverty rates across all age groups, the low insured rate among 19-25 year olds, as noted in Figure 2.8, speaks to the reality that many young people may be either underemployed, unable to take advantage of Medicaid, or both.

6,228

Phases I-VI

8,833 1,729

2018 Work (as of 1/18/19)

11,630 7,957

Total to Date

20,463 0

5,000

10,000

15,000

20,000

25,000

% Prevalence Service Lines Replaced

Service Line Explorations

Figure 2.6: Fast Start Program - Flint Service Line Explorations and Replacements as of January 18, 201962

Current Conditions

Obtaining food that meets one’s nutritional needs and preferences can be difficult in Flint. The U.S. Department of Agriculture defines food security as “access by all people at all times to enough food for an active, healthy life.”24 According to the U.S. Agency for International Development (USAID), it is composed of three parts:

With a lower median income and higher proportion of residents without a car, many residents of Eastside likely found themselves on the lower end of the food security spectrum despite the neighborhood’s relatively high food access scores.26 Only 56% of households received Supplemental Nutrition Assistance Program (SNAP) benefits.27 Given area poverty rates it is likely that many more households that qualify were not enrolled in the program.28

• Food Access: an individual’s access to adequate resources to acquire nutritious foods, including physical access and affordability of food;

IN EASTSIDE:

• Food Availability: markets which produce sufficient amounts of food for all people at all times;

46% 56%

• Food Utilization: food nutrients can be maximized, requiring a knowledge of nutrition and sanitation, as well as for food to be properly processed and stored.25

BELOW POVERTY LINE

RECEIVE SNAP BENEFITS

Asthma Mental Health Obesity High Cholesterol Diabetes 0

% Prevalence Eastside

Flint

Detroit

Figure 2.7: Prevalence of Health Conditions in Eastside, Flint, and Detroit63

Cases of Water Bottles

Together We Grow: Neighborhood Planning for Community Health in Flint’s Eastside

100 90 80 % Insured

70 60 50 40 30 20 10 0

Under 6 years

6 to 18 years

19 to 25 years

26 to 34 years Eastside

35 to 44 years Flint

45 to 54 years

55 to 64 years

65 to 74 years

75 years and older

Detroit

Figure 2.8: Health Insurance Coverage in Eastside, Flint, and Detroit64

HOUSING & LAND USE Flint faces serious challenges due to decades of population loss and property abandonment. Vacant properties accumulate tall grass and trash, increasing the presence of blight and decreasing the sense of safety in the community.29 In the Eastside neighborhood, there were 2,632 occupied housing units and 1,269 vacant housing units. The vacancy rate (32.5%) was higher when compared to the city of Flint (26%) and Genesee County (13%).30 In addition to vacant buildings, the Eastside neighborhood also contains many vacant properties with no built structures. These total over a third of all lots in the neighborhood (see Figure 2.9 and 2.10).31 It is important to note that, while parcel vacancy presents many challenges for a community, it can also provide valuable assets in the form of available open space, which can be acquired and transformed in innovative ways. Eastside had a total of 3,901 housing units, with 57.2% owner-occupied housing units and 42.8% renter-occupied housing units.32 By comparison, 70.1% of Genesee County’s housing units were owner-occupied, and 29.9% were renter-occupied.33 Of the 3,901 housing units in

34%

66%

No Structure

Structure

Figure 2.9: Land Vacancy in Eastside65

Current Conditions

Figure 2.10: Land Vacancy and Demolition Status in Eastside66

Eastside, 87% were single-family detached. The median year of construction for homes (1940), suggested limited new residential construction in the past 70 years.34 The median value of owner-occupied homes was $14,466, the value being the respondent’s estimate of the property’s 18

sale price.35 This showed a precipitous drop in value from 2010, when Eastside homes held a median value of $31,806. Eastside’s home value was about half of Flint’s ($28,200), and less than one-sixth of that of Genesee County, which had a median value of $96,500.36

Together We Grow: Neighborhood Planning for Community Health in Flint’s Eastside

Figure 2.11: Housing Conditions in Eastside67

The Flint Property Portal contains land parcel data from both the City of Flint and Genesee County Land Bank (GCLB). The portal is regularly updated and allows community members to add up-to-date conditions. With variables such as parcel ownership, maintenance records, and

vacancy accessible through the portal, it is a valuable tool for residents and organizations alike. As shown in Figure 2.11 and Figure 2.12, 47% of the Eastside housing units were in “good” Current Conditions

11% 11% 47%

31%

Good

Fair

Poor

Substandard

Figure 2.12: Housing Conditions by Percentage in Eastside68

Boarded House near Iowa Avenue

condition, 31% were in “fair” condition, 11% “poor,” and 11% “substandard” as of March 2019. In contrast, 61% of the housing units in the

city of Flint were rated “good.”37 A total of 2,041 parcels were publicly owned in Eastside; 74% were owned by Genesee County Land Bank, and 5.7% were owned by the City of Flint.38

IMAGINE FLINT MASTER PLAN AND UPDATED ZONING Flint is made up of a diverse range of land uses that have developed over the city’s history. An important step forward in the city’s progress was made in 2013 when the Imagine Flint Master Plan was adopted. As the first master plan update in over 50 years, the Imagine Flint plan provides a framework for future development and neighborhood specific goals. The plan presents twelve “place types,” each of which consists of a combination of primary and complementary land uses, development scales, and character. In 2017, these guidelines were incorporated into the city’s updated zoning code.39 In Eastside, large areas of the neighborhood are designated Green Neighborhood-1 or -2, Green Innovation-1 or -2, or Traditional Neighborhood-2 (see Figure 2.13). Green Neighborhoods are

low-density, residential neighborhoods with a significant amount of land dedicated to green uses, community gardens, small-scale urban agriculture, and small open space areas. Green Innovation zones represent significant redevelopment opportunities to repurpose large vacant areas. Land uses in Green Innovation zones are very flexible, but possibilities include heavy industry, light industry, large-scale urban agriculture, research and development, and business. Traditional Neighborhood zones are mostly residential with predominantly detached single-family homes.40

Together We Grow: Neighborhood Planning for Community Health in Flint’s Eastside

Figure 2.13: Future Land Uses in Eastside69

Current Conditions

MARKET RESEARCH LOCAL FOOD BUSINESSES As shown in Figures 2.14 and 2.15, a combination of grocery stores, corner stores, pharmacies, gas stations, dollar stores, bars, fast food, and sit-down restaurants provide food services to Eastside. Two discount full-service grocery stores, Fresh Choice Market Place and Save-A-Lot, are located within walking distance of Asbury Church. Fresh Choice opened in September 2015, replacing a Kroger that vacated the location earlier that year.41 Despite close proximity to these two grocery stores, neighborhood residents still travel to nearby Kroger, ALDI, and Meijer supermarket stores because of the lower prices and better selection.42 Limited public transportation makes it difficult for the 20% of neighborhood residents who have no car to shop at those stores. Corner stores on Franklin Avenue and Lewis Street sell some groceries, but the inadequate selection does not provide a complete basket of goods, especially in terms of nutritional value. This neighborhood also lacks options for residents to purchase healthy prepared foods. A review of the drinking places and restaurants listed in Appendix B revealed that the menus offer burgers, pizza, fried foods, and similar items.43 Although these restaurants stay in business by serving meals to willing customers, the lack of

Food-Selling Business Type

# of Businesses

Grocery Stores

Specialty Food Stores

Beer, Wine & Liquor Stores

Health & Personal Care Stores

Gasoline Stations

Other General Merchandise

Drinking Places

Restaurants/Other Eating Places

Figure 2.14: Food and Food-Related Businesses in Eastside

Davison Road & Franklin Avenue

healthy prepared foods in the neighborhood still indicates a potential gap in the market that could be filled by new businesses.

NEIGHBORHOOD SPENDING CAPACITY Spending capacity of the average Eastside resident is limited, with average household expenditures for the neighborhood estimated at $30,209 in 2018.44,45,46 Figure 2.16 shows that average households in the neighborhood spent an estimated $9,466 per year on housing and $3,745 on food, combining to 43.7% of average household expenditures. Overall, household spending across all categories is less than half of national averages. For food specifically, residents spent a total of $5.2 million on food at home ($2,246 per household) and $3.5 million on food away from home ($1,499 per household). Annual household restaurant expenditures by meal are estimated to be $170 for breakfast, $460 for lunch and $680 for dinner.

NEIGHBORHOOD RETAIL AND SERVICE GAPS We conducted a retail gap analysis to understand the ability of the neighborhood to support additional retail businesses near the intersection of Franklin Street and Davison Avenue. The analysis compares actual retail sales from

Together We Grow: Neighborhood Planning for Community Health in Flint’s Eastside

Figure 2.15: Food and Food-Related Businesses in Eastside

Current Conditions

Spending Potential Index (National Average = 100)

Average Amount Spent

Total Amount Spent

Share of Total Expenditures

Total Expenditures

$30,209

$69,691,113

100%

Housing

$9,466

$21,836,987

31%

Food

$3,744

$8,638,858

12%

Food at Home

$2,246

$5,180,840

Food away from Home

$1,499

$3,458,018

Transportation

$3,566

$8,227,266

12%

Health Care

$2,392

$5,518,936

Figure 2.16: Estimated Household Budget Expenditures for Eastside70 Note: According to ESRI Business Analyst, the source for this analysis, “Spending Potential Index (SPI) is household-based, and represents the amount spent for a product or service relative to a national average of 100.” Consumer Spending data are derived from the Bureau of Labor Statistics Consumer Expenditure Surveys in 2015 and 2016.

NAICS Industry Group

Retail Potential

Grocery Stores

Retail Leakage / (Surplus)

Retail Sales

$6,584,550

$5,322,970

$1,261,580

Lawn & Garden Equipment & Supply Stores

$214,202

Florists

$59,816

$3,844,556

$3,864,532

($19,976)

Specialty Food Stores

$372,055

$1,113,369

($741,314)

Beer, Wine & Liquor Stores (Referred to herein as “Corner Stores”)

$534,194

$1,556,876

($1,022,682)

Restaurants/Other Eating Places

Figure 2.17: Actual vs. Potential Customer Spending in Eastside, 201771

existing businesses with potential consumer spending by type of business, estimating the additional amount that residents could spend locally instead of at businesses outside of the neighborhood. We expanded the study area for this analysis to capture nearby businesses that serve the neighborhood but would otherwise have been missed by strictly adhering to the bounds of our study area (for example, the Save-A-Lot grocery store on the east side of Dort Highway). See Appendix C for a map of the retail gap analysis boundaries. Figure 2.17 shows the results of the retail gap analysis. We found that retail spending gaps exist for ‘lawn & garden equipment & supply stores,’ ‘grocery stores,’ and ‘florists,’ although the magnitude of retail spending gap does not support a stand-alone business for any of those three categories. We found that retail spending surpluses exist for restaurants, specialty food stores, and beer, wine & liquor stores, 24

suggesting that new restaurants might need to pull customers away from existing fast food and restaurant establishments instead of filling an existing gap in supply. Put together, these findings confirm that resident demand for food is being met, but not in a way that supports health and wellness.

TRAFFIC COUNTS We looked into vehicle traffic counts as one element of retail viability. The intersection of Davison Road and Dort Highway sees the highest traffic volume, with a recorded average daily traffic count of almost 14,000 vehicles per day (VPD) on Davison Road and up to 20,000 VPD on Dort Highway.47 Franklin Avenue sees around 7,000 VPD north of Davison Road but less than 5,000 south of Davison Road. Furthermore, vehicular traffic on Davison Road drops significantly west of Franklin Avenue.

Together We Grow: Neighborhood Planning for Community Health in Flint’s Eastside

While vehicle traffic is not the only determination of site suitability, VPD is often listed as a key site selection criteria for many successful retail locations. For example, Panera Bread, Sprouts Farmers Market (a national grocery chain), and REI Co-op list VPD as a key site selection criteria in addition to population

and median income.48,49,50 Signage and marketing efforts would become increasingly important for any Asbury CDC retail space to attract customers as the location moves further away from Dort Highway. See Appendix D for a map of neighborhood traffic volumes.

ASSETS Eastside possesses substantial assets. These include physical assets such as open space, existing businesses, and proximity within the city, as well as connective components such as organizations and institutions. Acknowledging and incorporating community assets is a key component of this report, allowing for a more comprehensive view into achievable strategies and potential for the area. Although vacant land (see Figure 2.9) is often perceived to be a negative aspect within a neighborhood, it can also be a strength. High vacancies in Eastside have placed a large portion of land in public ownership, providing a greater potential to shape and improve the neighborhood through means such as parcel assembly, side lot revitalization, and more flexible land uses. This vision is laid out in the framework of Imagine Flint. Aligning with ongoing strategic planning, the availability of land also could spur more productive use of parcels than under previous ownership, potentially opening the door to essential services and spaces needed in the neighborhood.

critical asset within Eastside (see Figure 2.18). Community organizations, such as Eastside and Franklin Missions, provide much needed assistance to residents where city agencies have been unable to bridge gaps in service. Several neighborhood anchors, including the Hispanic Technology and Community Center, offer an Organization

Address

Asbury CDC

1653 Davison Road

Eastside Mission

1917 Delaware Avenue

Franklin Avenue Mission

2210 N Franklin Avenue

St. Andrew’s Episcopal Church

1922 Iowa Avenue

Triumph Church

1657 Broadway Boulevard

Catholic 2500 N Franklin Avenue Community of Flint

In spite of recent disinvestment in surrounding businesses, several important commercial and retail establishments remain in the neighborhood, including the Fresh Choice Market Place, at the corner of Davison Road and Franklin Avenue. Eastside’s proximity to downtown Flint, as well as the presence of two MTA bus routes and the Flint River Bike Trail, have the potential to allow easy multi-modal access to services within the wider city.

Grace Cathedral 1709 Nebraska Avenue Community Church

The presence of several active faith-based and secular organizations is an especially

Figure 2.18: Example Community Organizations in Eastside

Hispanic Technology & Community Center of Greater Flint

2101 Lewis Street

The Porch Project

Resident-Led

Eastside Franklin Park Neighborhood Resident-Led Association

Current Conditions

array of training and educational resources to area residents.51 Active groups like the Eastside Franklin Park Neighborhood Association have engaged the City of Flint to implement elements of the Imagine Flint Master Plan at the neighborhood level.52 In addition to the services they provide, these organizations also act as social platforms for the neighborhood, connecting residents and facilitating transfers of information that might otherwise prove difficult.

Pocket Park on Ohio Avenue

CHALLENGES The Eastside neighborhood faces many issues, ranging from property blight and loss of population to crime and negative community health outcomes. Many of these issues are the result of wider deindustrialization and disinvestment in Flint over several decades.53 These challenges have presented obstacles in the daily lives of residents, including clean water access, neighborhood security, and general access to goods and services. Addressing such issues at the neighborhood scale is at the heart of helping residents and strengthening connections. With the substantial loss of area residents since 2000, Eastside experienced a proliferation of residential and commercial vacancy, as well as the closure of several key community anchors, including Washington Elementary School in 2013. This rise in vacancy, along with constrained city resources, led to increased disinvestment within the neighborhood. Eastside, in particular, experienced higher concentrated blight relative to Flint as a whole, leaving large segments of the area vacant and unmaintained.54 Home values, even for housing in good condition, declined by nearly 55% in Eastside from 2010 to 2017. Both property and violent crime—often induced by

poor visibility and lack of maintenance around blighted properties—increased substantially in Flint during this time.55 Because most health indicators are measured at the county and city level, specifying health conditions for a particular neighborhood is difficult. However, it is reasonable to assume that Eastside residents face many of the same negative health outcomes as the city of Flint as a whole. Declining public health in the area was severely compounded with the start of the water crisis in 2014, the health ramifications of which have continued to affect Flint residents’ lives. In terms of those health measures available at the census tract level, Eastside as a neighborhood was not substantially different from the city of Flint; however, given the critically low starting point for these measures across the city, identifying key social determinants of health is of central importance to this report.

Together We Grow: Neighborhood Planning for Community Health in Flint’s Eastside

SUMMARY Flint’s Eastside neighborhood has experienced a dramatic population loss since 2000. Concurrently, incomes and home values have sharply declined while property vacancy has increased, leading to challenges of community safety and stability. This concentrated vacancy was acknowledged in the Imagine Flint Master Plan, through which a land use framework was created to help address neighborhood needs with innovative practices, including ‘green’ initiatives. Exacerbated by the Water Crisis, health outcomes in Flint as a whole have worsened, and it is reasonable to conclude that Eastside residents have experienced these effects in equal measure. With a lack of fresh food vendors in the area, residents often leave the neighborhood for groceries and other everyday needs.

While these conditions pose challenges to the community of over 6,000 residents that call Eastside home, there are also several key assets in the area. These assets, ranging from open space and anchor institutions to community organizations and resident-driven initiatives, will be instrumental in implementing creative programs to improve the health and wellness of the neighborhood.

Delaware Avenue and Iowa Avenue

Current Conditions

ENDNOTES 1

Census tracts are geographical areas containing an average of 4,000 residents. Some data in this report has been aggregated between Census Tracts 22, 23, and 26 and weighted by population to accurately reflect census estimates.

While the ACS provides the most up-to-date information, estimates do contain a margin of error, which can be found in the original tables cited in each section. All ACS data, unless otherwise noted, refer to the most recent 5-Year (2013-2017) rolling estimates.

U.S. Census Bureau. American Community Survey. (2017) 2017 American Community Survey 5-Year Estimates (2013-2017), Table SET1 [Data file]. Retrieved February 9, 2017 from https://www.socialexplorer.com/tables/ACS2017_5yr/R12001396

U.S. Census Bureau. Decennial Census. (2000) 2000 Decennial Census, Table DP-1 [Data file]. Retrieved February 9, 2017 from http://factfinder.census.gov

U.S. Census Bureau. American Community Survey. (2017) 2017 American Community Survey 5-Year Estimates (2013-2017), Table A10008 [Data file]. Retrieved February 9, 2017 from https://www.socialexplorer.com/tables/ACS2017_5yr/R12100037

U.S. Census Bureau. American Community Survey. (2017) 2017 American Community Survey 5-Year Estimates (2013-2017), Table SET13 [Data file]. Retrieved February 9, 2017 from https://www.socialexplorer.com/tables/ACS2017_5yr/R1200139

U.S. Census Bureau. American Community Survey. (2017) 2017 American Community Survey 5-Year Estimates (2013-2017), Table A04001 [Data file]. Retrieved February 9, 2017 from https://www.socialexplorer.com/tables/ACS2017_5yr/R12100037

U.S. Census Bureau. American Community Survey. (2017) 2017 American Community Survey 5-Year Estimates (2013-2017), Table SET150 [Data file]. Retrieved February 9, 2017 from https://www.socialexplorer.com/tables/ACS2017_5yr/R12001432

U.S. Census Bureau. American Community Survey. (2017) 2017 American Community Survey 5-Year Estimates (2013-2017), Table S2301 [Data file]. Retrieved February 9, 2017 from https://factfinder.census.gov/faces/tableservices/jsf/pages/ productview.xhtml?pid=ACS_17_5YR_S2301&prodType=table

U.S. Census Bureau. American Community Survey. (2017) 2017 American Community Survey 5-Year Estimates (2013-2017), Table SET57 [Data file]. Retrieved February 9, 2017 from https://www.socialexplorer.com/tables/ACS2017_5yr/R12001433

U.S. Census Bureau. American Community Survey. (2017) 2017 American Community Survey 5-Year Estimates (2013-2017), Table B17017 [Data file]. Retrieved February 9, 2017 from https://factfinder.census.gov/faces/tableservices/jsf/pages/ productview.xhtml?pi>

ibid.

U.S. Census Bureau. LEHD Origin-Destination Employment Statistics (2002-2015). Longitudinal-Employer Household Dynamics Program [Data file]. Retrieved January 14, 2019 from https://onthemap.ces.census.gov

U.S. Census Bureau. American Community Survey. (2017) 2017 American Community Survey 5-Year Estimates (2013-2017), Table SET128 [Data file]. Retrieved February 10, 2017 from https://www.socialexplorer.com/tables/ACS2017_5yr/R12001451

U.S. Census Bureau. American Community Survey. (2017) 2017 American Community Survey 5-Year Estimates (2013-2017), Table DP04 [Data file]. Retrieved February 10, 2017 from https://factfinder.census.gov/faces/tableservices/jsf/pages/ productview.xhtml?pid=ACS_17_5YR_DP04&prodType=table

Flint Metropolitan Transit Authority Primary Routes. (n.d.). Retrieved from https://www.mtaflint.org/primary-routes.html

Ride to Groceries. (n.d.). Retrieved from https://www.mtaflint.org/ride-to-groceries.html

FAST Start Pipe Replacement Program (n.d.). Retrieved from https://www.cityofflint.com/fast-start/

Blow, C. M. (2016, Jan 16). The Poisoning of Flint’s Water. The New York Times. Retrieved from https://www.nytimes. com/2016/01/21/opinion/the-poisoning-of-flints-water.html

FAST Start Pipe Replacement Program (n.d.). Retrieved from https://www.cityofflint.com/fast-start/

U.S. Department of Agriculture Economic Research Service. (n.d.). Definitions of Food Security. Retrieved from https:// www.ers.usda.gov/topics/food-nutrition-assistance/food-security-in-the-us/definitions-of-food-security.aspx

U.S. Agency on International Development. (1992, April 13). Policy Determination #19: Definition of Food Security. Retrieved from https://www.marketlinks.org/sites/marketlinks.org/files/resource/files/USAID%20Food%20Security%20 Definition%201992.pdf

Together We Grow: Neighborhood Planning for Community Health in Flint’s Eastside

Supplemental Nutrition Assistance Program (SNAP) provides monthly benefits that help eligible low-income households buy the food they need for good health. SNAP is the largest federal nutrition assistance program.

U.S. Census Bureau. American Community Survey. (2017) 2017 American Community Survey 5-Year Estimates (2013-2017), Table DP03 [Data file]. Retrieved February 10, 2017 from https://https://factfinder.census.gov/faces/tableservices/jsf/pages/ productview.xhtml?pid=ACS_17_5YR_DP03&prodType=table

City of Flint. (2017). 2017 Vacant Property Maintenance Plan. Retrieved from https://www.cityofflint.com/wp-content/ uploads/Vacant-Properties-Maintenance-Plan-2017.pdf

U.S. Census Bureau. American Community Survey. (2017) 2017 American Community Survey 5-Year Estimates (2013-2017), Table SET95 [Data file]. Retrieved February 9, 2017 from https://www.socialexplorer.com/tables/ACS2017_5yr/R12001453

Genesee County Land Bank Authority, & City of Flint. (n.d.). Flint Property Portal. Retrieved April 9, 2019 from https://gclb. sitecontrol.us/dashboards/flint

U.S. Census Bureau. American Community Survey. (2017) 2017 American Community Survey 5-Year Estimates (2013-2017), Table SET93 [Data file]. Retrieved February 9, 2017 from https://www.socialexplorer.com/tables/ACS2017_5yr/R12001397

ibid.

U.S. Census Bureau. American Community Survey. (2017) 2017 American Community Survey 5-Year Estimates (2013-2017), Table DP04 [Data file]. Retrieved February 10, 2017 from https://https://factfinder.census.gov/faces/tableservices/jsf/pages/ productview.xhtml?pid=ACS_17_5YR_DP04&prodType=table

ibid.

Genesee County Land Bank Authority, & City of Flint. (n.d.). Flint Property Portal. Retrieved April 9, 2019 from https://gclb. sitecontrol.us/dashboards/flint

ibid.

In 2017, the Flint Planning Commission accepted an updated zoning ordinance which, as of April 2019, the Flint City Council had not yet formally adopted. In this report, we use the 2017 updated zoning as our basis for analysis and recommendations.

City of Flint Department of Planning and Zoning. (2013, October 28). Imagine Flint: Master Plan for a Sustainable Flint. Retrieved from https://app.box.com/s/pmnylov9ysvcvjkwzp81qgla816hcast, p. 48

Adams, D. (2015, September 27). Grocer looks to breathe fresh life into closed Kroger store in Flint. MLive. Retrieved from https://www.mlive.com/news/flint/2015/09/fresh_choice_market_place_to_o.html

Feedback received from March 19th community meeting at Asbury Church

Yelp.com. (n.d.). Retrieved from https://www.yelp.com/

ESRI. (2019). 2018 Household Budget Expenditures. [Data file]. Retrieved March 27, 2019 from ArcGIS Online Business Analyst

ESRI Business Analyst is a software that provides tools to analyze business data patterns. One product includes forecasts based on consumer spending data from the 2015 and 2016 Consumer Expenditure Surveys (U.S. Bureau of Labor Statistics. Methodology accessible via: http://downloads.esri.com/esri_content_doc/dbl/us/J9945_2018_US_Consumer_Spending_ Data.pdf

Average estimated household expenditures of $30,209 shown in Figure 2.16 are much higher than the median household income of $23,332 shown in Figure 2.3 because the neighborhood’s average household income is $34,212—much higher than the median household income.

Michigan Department of Transportation. (n.d.). MDOT Non-Trunkline Federal Aid Program Counts. Retrieved February 6, 2019 from http://www.mcgi.state.mi.us/ntfa/#

Panera Bread: Site Criteria. (2016, May 26). Retrieved from http://www.gallellire.com/images/client_flyers/PaneraBread. pdf

Sprouts Farmers Market: Site Criteria. (2016, May 26). Retrieved from http://www.gallellire.com/images/client_flyers/ Sprouts.pdf

REI: Site Criteria. (2016, May 26). Retrieved from http://www.gallellire.com/images/client_flyers/REI.pdf

Hispanic Technology & Community Center of Greater Flint. (n.d.). Retrieved April 26, 2019 from https://www.mcc.edu/ hispanic_ctc/index.shtml

City of Flint, & Eastside Franklin Park Neighborhood Association. (2018). Eastside Franklin Park Neighborhood Plan. Retrieved from https://app.box.com/s/f8yxim5m1c7bdo6od1mzcq3kqcd73wg2

Highsmith, A. R. (2009). Demolition Means Progress: Urban Renewal, Local Politics, and State-Sanctioned Ghetto Formation in Flint, Michigan. Journal of Urban History, 35(3), 348–368. https://doi.org/10.1177/0096144208330403

Genesee County Land Bank Authority, & City of Filnt. (n.d.). Flint Property Portal. Retrieved January 28, 2019 from https:// gclb.sitecontrol.us/dashboards/flint

Current Conditions

U.S. Department of Justice, Federal Bureau of Investigation. (2016). 2016 Crime in the United States: Michigan [Data file]. Retrieved from https://ucr.fbi.gov/crime-in-the-u.s/2016/crime-in-the-u.s.-2016/tables/table-6/table-6-state-cuts/ michigan.xls

U.S. Census Bureau. American Community Survey. (2017) 2017 American Community Survey 5-Year Estimates (2013-2017), Table SET1 [Data file]. Retrieved February 10, 2017 from https://www.socialexplorer.com/tables/ACS2017_5yr/R12001396

Flint MTA Primary Routes. (n.d.). Retrieved from https://www.mtaflint.org/primary-routes.html

FAST Start Pipe Replacement Program. (n.d.). [Graphic representation of service lines January 18, 2019]. City of Flint Service Line Exploration and Replacements. Retrieved from https://www.cityofflint.com/fast-start/

500 Cities Project: Local data for better health | Home page | CDC. (2018, October 4). Retrieved April 22, 2019, from https://www.cdc.gov/500cities/index.htm

U.S. Census Bureau. American Community Survey. (2017) 2017 American Community Survey 5-Year Estimates (2013-2017), Table DP03 [Data file]. Retrieved February 10, 2017 from https://factfinder.census.gov/faces/tableservices/jsf/pages/ productview.xhtml?pid=ACS_17_5YR_DP03&prodType=table

Flint Property Portal (n.d.). Retrieved February 16, 2019 from https://flintpropertyportal.com

ibid.

ESRI. (2019). 2018 Household Budget Expenditures. [Data file]. Retrieved March 27, 2019 from ArcGIS Online Business Analyst

ESRI. (2019). Retail Marketplace Profile. [Data file]. Retrieved March 27, 2019 from ArcGIS Online Business Analyst

Together We Grow: Neighborhood Planning for Community Health in Flint’s Eastside

SECTION III

GOAL 1: SUPPORT ORGANIZATIONAL SUSTAINABILITY

Current Conditions

Asbury CDC Hoop Houses along Jane Avenue

GOAL 1: SUPPORT ORGANIZATIONAL SUSTAINABILITY Asbury Community Development Corporation (CDC) aims to be a hub for community health and wellness in Flint’s Eastside. Its location near the intersection of Davison Road and Franklin Avenue places it near the neighborhood’s center of activity. As one of Flint Cares’s three Help Centers, the organization also distributes free resources to Flint residents, including healthy food, bottled water, and access to other services.1 Asbury CDC’s urban farm and pay-what-youwant (PWYW) café increase access to healthy foods, and nutrition and cooking classes equip families with the tools to adopt healthier diets. Along with hosting physicians and dentists for health clinics, these activities support Asbury CDC’s stated goal to become “a center for health, wellness, and literacy solutions.”2 Building on the positive contributions that Asbury CDC makes in its community, the strategies outlined in this

chapter support Asbury CDC’s current initiatives and provide guidance on how to approach expanding into new programs and services.

IMPORTANCE OF COMMUNITY ENGAGEMENT Beyond any single strategy or recommendation, genuine community engagement is the most fundamental component to ensuring organizational sustainability. Engagement involves residents defining their neighborhood’s assets and goals, assuring that CDC programs truly reflect community preferences. It promotes community buy-in and support, which is vital to long-term sustainability. Approaches like assetbased community development (ABCD), for example, involve a participatory process through

Together We Grow: Neighborhood Planning for Community Health in Flint’s Eastside

which residents identify a community’s strengths and resources. Through ABCD, CDCs can serve as facilitators for this process, empowering residents to have an active role in shaping what development looks like in their community.3 Authentic community engagement is a continuous process. By continuing to revisit and refine its community engagement practices, Asbury CDC can ensure that its impact goes

beyond organizational success, promoting success and development for the community as a whole. Given the importance of community engagement, many of the Goal 1 strategies and recommendations that follow include suggestions for incorporating resident participation.

STRATEGIES 1

Ensure Organizational Capacity

Test New Opportunities

Expand and Diversify Urban Agriculture Operations

Create Brand Identity

We cultivated four strategies to align with both Asbury CDC’s strategic plan and the five social determinants of health described in Section I. As shown in Figure 3.1, the four strategies address Economic Stability, Social and Community Context, Health and Health Care, and Neighborhood and Built Environment.

Economic Stability

Social and Community Health and Education Context Health Care

Neighborhood and Built Environment

Ensure Organizational Capacity Test New Opportunities Expand and Diversify Urban Agriculture Operations Create Brand Identity Figure 3.1: Alignment of Goal 1 Strategies with Social Determinants of Health

Goal 1: Support Organizational Sustainability

STRATEGY 1: ENSURE ORGANIZATIONAL CAPACITY Asbury CDC has been able to bring resources, services, and funding to the Eastside. As Asbury CDC continues to expand its operations and services, it can learn lessons from other CDCs who have merged, downsized, or closed their doors. When such organizations fail, there often are no other players willing to fill the services and activities that they provide to the neighborhood.4 Reasons for failure amongst CDCs can include external factors, such as market forces, competition for resources, and

city policies, and organizational factors, such as the ability of the organization to pivot, reliance on funding sources, internal management, and staff and board capacity. While some of these external factors are outside of an organization’s control, studies reveal that preparation and responses can help organizations thrive despite external challenges.5

EASTSIDE FRANKLIN PARK NEIGHBORHOOD ASSOCIATION When identifying strategies to support Asbury CDC’s work, we considered the work of the Eastside Franklin Park Neighborhood Association (EFPNA) (see Figure 3.2). This organization, with City of Flint planners, created a neighborhood plan that aligns with the future land uses and goals set forth in the Imagine Flint Master Plan (2013). The neighborhood plan identifies several projects that complement Asbury CDC’s goals, including:31 • Participate in the Genesee County Land Bank’s Clean & Green program;

Strategies for Clean & Green participation and community gardening align with Asbury CDC’s existing programs, creating an opportunity to join forces and collaborate. In fact, Asbury CDC already serves as a fiduciary for EFPNA’s Clean & Green participation. Asbury CDC can also consider the City of Flint’s facade improvement grant program and ‘shop local’ initiative when determining the location, programming, and awareness campaign for any possible new ventures.

• Implement a pilot facade-improvement grant program to renovate storefronts and signage along Franklin Avenue and Davison Road; • Promote a ‘shop local’ awareness campaign with a reinvigorated Eastside Business Association; • Expand existing community mentor programs, such as Big Brothers Big Sisters and promote ‘play days’ at at community spaces; • Pilot a community garden program, and collaborate with local businesses to sell produce.

Figure 3.2: Eastside Franklin Park Neighborhood Association Plan

Together We Grow: Neighborhood Planning for Community Health in Flint’s Eastside

To prepare for these present and future challenges, some best practices include: • Expand connections within the community to maintain community support. As a CDC, consider the long-term implications of activities in order to ensure equitable development within a neighborhood. The loss of community support can lead to a loss in trust and funding;6 • Focus on developing core competencies before diversifying types of activities. Studies about CDC successes and failures recognize the need for balance between diversifying and specializing.7 Diversifying activities can expand potential funding sources, but organizations may need to consider tradeoffs. New activities should play to the staff strengths and have financial support (See Case Study 1: El Mercado).8 • Develop collaborative, trusting relationships with funders, partners, and residents. Building trusting partnerships in a culture of scarcity may take time but would support the resiliency of an organization. Coordinating with other service providers can allow organizations to provide more holistic and well rounded support. • Match responsibilities of board and staff with investment in professional growth. CDCs tend to overstretch staff responsibilities without matching the need for training and increased compensation. In small organizations, replacing talented staff can prove particularly difficult.

RECOMMENDATIONS ENHANCE COMMUNITY SUPPORT Expanding on Asbury CDC’s dialogue with residents ensures the viability of the organization as a community-based organization. Inviting residents to join various committees can create direct dialogue with residents and build capacity through grassroots efforts. Quarterly neighborhood meetings could help Asbury CDC maintain awareness of the community’s vision and needs and reach beyond its existing network. Holding meetings in locations other than Asbury Church could help draw in additional residents. To gather a wide range of input for new initiatives, test interactive and informal tabling techniques at key neighborhood locations, such as bus stops or block parties. Partnering with existing volunteer efforts demonstrates commitment to the community, building trust and developing stronger relationships. See Case Study 2: Columbia City Revitalization Committee and Appendix E for more resources.

LEVERAGE STAFF TALENTS While diversifying activities and funding sources can strengthen a CDC, each new service, program, and partnership requires additional staff capacity to manage. Understanding funding requirements, staff and volunteer capacity, and impact to the community can help Asbury CDC prioritize and phase in new projects. By phasing in new projects incrementally, Asbury CDC can assess impact with its funders before fully incorporating them into its programming. Providing periodic training opportunities can build and diversify staff talents and help to retain experienced staff. ‘Cross training’ staff, or training staff members in various skills and programs, would ensure that multiple people understand the demands of other roles. Distributing responsibilities can help prevent gaps in program knowledge when an experienced staff member leaves. Creating a program guide for each new program to help train new staff members is one way to promote cross training.

Looking West from Asbury CDC

Goal 1: Support Organizational Sustainability

Such a guide could describe partners, funding sources, and other relevant details, which could reduce knowledge loss during changes in staffing.

DEVELOP CAPACITY OF BOARD OF DIRECTORS Asbury CDC benefits from an engaged board of directors and talented staff, but including more residents, funders, and partners could add a broader perspective to the board. Certain funding sources require the inclusion of lowincome residents on boards of directors (see

EL MERCADO

San Jose, California Bickerdike Redevelopment Corporation, founded in 1967, has a reputation as a strong and progressive CDC near Chicago’s northwest side, developing affordable housing, promoting economic development, and supporting community advocacy.32 In the early 1990s, Bickerdike started ‘El Mercado,’ a public market, with the goal of bringing Latin American food, once difficult to access, to the majority Latinx neighborhood. A series of booths supported new local entrepreneurships and resident jobs. El Mercado opened in 1992, but by 1995 the project had lost so much money that it posed a risk to the parent organization. Fortunately, strong financial reserves prevented the project from shuttering the organization. It took a change in leadership to restructure the project and sustain Bickerdike Redevelopment Corporation.

Community Housing Development Organization in Section V). According to NeighborWorks America, effective boards help to question assumptions, challenge conclusions, expand networks and resources, and measure impact.9 Some practices of good board governance include the inclusion of term limits and cycles, active standing committees, and evaluation of board members and the executive director (see Appendix F). Incorporating such practices could help strengthen the organization and position it to anticipate unforeseen challenges.

CASE STUDY

According to Bob Brehm, founding executive director behind El Mercado, Bickerdike made several mistakes:33 • Misjudged the popularity of the public market, and more importantly, misjudged community interest and purchasing power; • Failed to conduct a rigorous and realistic risk assessment to understand the true feasibility of the project; • Assumed that their housing expertise would transfer to a retail development, but the network and skills necessary differed greatly. Even though they had related skills, they overestimated their capacity to embark on a radically new project. Partnering with a public market or retail expert would have mitigated this risk; • Incorporated too many objectives into an admirable vision of the project, which ultimately meant not successfully meeting any of them.

Together We Grow: Neighborhood Planning for Community Health in Flint’s Eastside

COLUMBIA CITY REVITALIZATION COMMITTEE Seattle, Washington

In 1995, two popular restaurants in the Columbia City neighborhood of Seattle, Washington closed their doors, seemingly signaling the failure of the business district after years of decline despite a number of efforts from the city to revitalize the area.34 In response, about 20 residents and business owners founded the Columbia City Revitalization Committee and met monthly to discuss Columbia City’s strengths, weaknesses, and what actions they could take. With the help of the City of Seattle Department of Neighborhoods, the group used an asset-based community development approach to host an open meeting and identify potential revitalization projects. The committee’s policy of ‘selfmanagement’ indicated that all members of the community had the right and responsibility to invest in neighborhood improvement in the ways they believed would be most important. The meeting took shape as an International Pancake Breakfast and Town Meeting in a local restaurant. 150 participants brainstormed projects

CASE STUDY

together and then voted on ideas by joining discussions.35 Rather than holding a group vote or prioritizing ideas, each group was responsible for carrying out the project they chose. This first town meeting led to at least six completed projects including the Columbia City Farmers Market, an annual garden tour, and an annual barbecue cook-off. A mural project in partnership with the South East Seattle Arts Council commissioned artists to paint images of businesses on boarded and vacant buildings. The project was so convincing that new businesses moved into all of the vacant buildings within one year (See Figure 3.3). The strength of the Columbia City Revitalization Committee stemmed from its empowering community-led model, which employed the following key practices: • Employ a grassroots approach; • Focus on neighborhood assets; • Involve the whole community; • Lead efforts, but work collaboratively.

Figure 3.3: Rainier Avenue in Columbia City, 201336

Goal 1: Support Organizational Sustainability

STRATEGY 2: TEST NEW OPPORTUNITIES Asbury CDC is exploring new opportunities to grow its services, connections and visibility in the community. Section II shows that the Eastside neighborhood has certain service and retail gaps, which present opportunities for Asbury CDC to respond with a combination of partnerships, programs, and potential retail services. However, starting a small business is a risky and expensive proposition. According to a 2014 study, 19% of all startup businesses close within a year, and the median life of a small startup with less than five employees is four years.10 These risks are especially pronounced in neighborhoods like Eastside, where residents have limited purchasing power. This strategy provides recommendations that support Asbury CDC’s efforts to expand its programming while mitigating many risks associated with starting new business ventures.

RECOMMENDATIONS

PARTNER WITH EXISTING BUSINESSES Instead of starting a new business venture, Asbury CDC could partner with existing businesses to provide healthier food to the neighborhood. For example, it could pilot a healthy corner store initiative that provides produce and healthy prepared foods for local corner stores to sell (See Case Study 3: Healthy Corner Store Initiative). Similar models have been successful in Philadelphia, Cleveland, and West Oakland, California.11,12,13 In addition to providing food, successful programs also partner with nonprofit organizations to provide corner stores with marketing and technical assistance to improve in-store produce displays, grants to fund initial produce purchases, and programming like cooking classes and blood pressure checks. In June 2016, the U.S. Department of Agriculture published a Healthy Corner Stores Guide that would be a good resource for Asbury CDC.14

TEST THE MARKET Before making any significant financial commitments, Asbury CDC should first learn about demand for its services with a series of resident surveys, discussions with local business leaders, and product testing with local residents. For example, Asbury CDC could test the potential for an Asbury Café by expanding its operating hours and advertising to residents. It is also crucial to understand what a reasonable market capture will be for any new business (see Figure 3.4). Consider this: a new restaurant with $500,000 in annual sales would account for almost 10% of estimated restaurant expenditures for the neighborhood (see Figure 2.16 in Section II). Achieving this target would require significant operational and marketing efforts considering that current restaurants already exist in close proximity to likely sites near Asbury CDC. A Neighborhood Corner Store on Lewis Street

Together We Grow: Neighborhood Planning for Community Health in Flint’s Eastside

Figure 3.4: Potential Residents Walking Distance from Corner Stores, Eastside, 2018

Goal 1: Support Organizational Sustainability

HEALTHY CORNER STORE INITIATIVE Philadelphia, Pennsylvania

The Healthy Corner Store Initiative used education and direct marketing at corner stores to motivate youth and adults to purchase healthier items (see Figure 3.5).37 After an initial pilot in 2004, it expanded its network of participating corner stores to 600 throughout Pennsylvania and New Jersey by 2010. Its approach included: • Training and technical assistance to store owners;

CASE STUDY

The Healthy Corner Store Initiative received direct support from the Department of Public Health’s Get Healthy Philly initiative, with additional support from the Pennsylvania Department of Community and Economic Development, congressional representatives, the Philadelphia Department of Commerce, the AstraZeneca HealthCare Foundation, and Jefferson University’s Center for Urban Health.

• Marketing healthy messages to youth and adults; • In-store nutrition education lessons; • Educating youth in schools near targeted corner stores to reinforce healthy messages; • Connecting corner store owners to local farmers and fresh food suppliers; • Partnering with a local health care provider to offer free blood pressure checks and health referrals at select corner store locations.

COMBINE COMPLEMENTARY SERVICES If Asbury CDC pursued the creation of a new site or retail initiative, it could combine multiple uses that maximize use of the space and qualify for multiple funding sources. As discussed in Section II, the neighborhood has limited capacity to support a new single-use business venture. Many low-income areas served by CDCs face similar issues. For example, The Commons in Detroit, Michigan; KULA Café in Asbury Park, New Jersey; and Greensgrow in Philadelphia, Pennsylvania combine laundromats, coffee

Figure 3.5: Healthy Corner Store Initiative, Philadelphia, Pennsylvania38

shops, restaurants, and garden supply stores with nonprofit programs that lack revenue sources (see Case Study 4: The Commons).15,16 Residents participating in the Eastside Franklin Park Neighborhood Plan suggested that the area lacked specific businesses including medical services and a laundromat.17 Asbury CDC could explore these options when deciding how to best program a new campus space. Asbury CDC could also enlist a local entrepreneur to run the complementary services as a separate business, instead of starting a new venture itself.

Together We Grow: Neighborhood Planning for Community Health in Flint’s Eastside

THE COMMONS

CASE STUDY

Detroit, Michigan

Figure 3.6: The Commons Development at 7900 Mack Avenue in Detroit, Michigan40

The Commons is a combined coffee bar, coin-operated laundromat, literacy room, and community meeting space operated by Mack Avenue Community Church (MACC) Development, a faith-based community development corporation. Completing this space is the first step in a retail corridor plan that the organization created with extensive community engagement. MACC purchased the 12,000 square foot former warehouse for $500 from a tax auction in 2010 and plans to spend $1.5 million to complete The Commons and renovate the rest of the warehouse to hold Mack Avenue Community Church and staff offices (see Figure 3.6). Funding for the project is estimated to be as follows:39 • 60% from grants, including from the Kresge Foundation, Michigan Economic Development Corporation, and various local foundations and charitable groups;

• 10-20% from neighbors and individual donors, including donations from crowdfunding site Patronicity; • 20-30% financing from IFF, a community development financial institution (CDFI). MACC Development will also partner with neighboring Mt. Zion Missionary Baptist Church to create a community park on a nearby vacant lot. The Commons demonstrates that CDCs must attract a diversity of programming, stakeholders, and financial partners to catalyze change through real estate development in areas that have suffered from disinvestment. This example also points to the importance of community engagement to understand neighborhood service gaps.

Goal 1: Support Organizational Sustainability

Potential Venture

Rationale • The Eastside Franklin Park Neighborhood Association Plan also lists this as a potential need for the community.41

Laundromat

Coffee Shop or Internet Café

• Operators like Lakeside Laundry and Coinmach offer full-service equipment leasing solutions as simple ways to offer this service to residents. • Coffee shops function as business meeting spaces, community gathering spaces, and internet access points. • Coffee shops require fewer perishable supplies and less preparation space than full-service restaurants. • Residents have indicated a lack of good quality produce in existing grocery stores.42

Produce Stand

Home and Garden Supply Store

• Although Asbury CDC tried a stand-alone outdoor station with limited response from residents, a produce stand inside a multifunction community space could see more demand. • Data have indicated that no such store currently exists in the neighborhood, so residents purchase these goods elsewhere (see Figure 2.17 in Section II). • Dedicating a small section of a community space to home improvement and gardening supplies would meet a need of community gardeners and urban agriculture operations as they expand in the neighborhood. • Pre-prepared foods allow for lower staff requirements and more flexibility for space requirements.

Takeaway Café

• Fewer tables require lower upfront cost and less space. • Asbury CDC has a commercial kitchen and experienced executive chef, placing this business within its core competency.

Figure 3.7: Complementary Uses for Expanded Asbury Campus Location

Together We Grow: Neighborhood Planning for Community Health in Flint’s Eastside

CONSIDER ALTERNATIVES TO A PERMANENT LOCATION If Asbury CDC’s goal is to provide greater access to healthy prepared foods in the neighborhood, there may be more cost-effective and flexible options than a permanent ‘brick and mortar’ location. The Imagine Flint Master Plan (2013) also recommends mobile markets and grocery

van delivery as a best practice to increase access to produce.18 We provide examples below for alternative methods to a permanent location that Asbury CDC should explore if it decides to begin a new food-focused business. While these examples focus on food services, they are also applicable to other businesses like a laundromat, produce stand, or coffee shop.

ALTERNATIVES TO BRICK AND MORTAR EXPANSION WITHIN ASBURY UNITED METHODIST CHURCH Asbury CDC opens its café in Asbury United Methodist Church from 11:00 a.m. to 2:00 p.m. on Fridays, but its customer base is currently limited to select individuals who hear about it through word of mouth (see Figure 3.8). By expanding its hours of operation, investing in exterior signage, and advertising, Asbury CDC may be able to attract more customers with limited upfront costs.

Figure 3.8: Asbury Café’s Current Space

SHORT TERM RENTAL (AKA ‘POP-UP’) Negotiating a short-term rental of a few months, instead of several years, will reduce long-term financial obligations. Pop-up locations also require less up-front investment because the installations are not permanent (see Figure 3.9). A temporary location allows Asbury CDC to test business sales potential in the neighborhood and gain experience on a small scale.

Figure 3.9: Honeycrisp Fried Chicken Pop-Up in Amherst, New Hampshire43

FOOD TRUCK OR CONCESSION TRAILER This option is much less expensive than opening a permanent café location. Its transportability would allow Asbury CDC to test different locations and meet customers where they already gather instead of pulling them to a fixed location (see Figure 3.10). Asbury CDC could also continue using its existing commercial kitchen as a preparation space without the need to rebuild or relocate into a new space.

Figure 3.10: Fresh Food Generation Food Truck44

Goal 1: Support Organizational Sustainability

TEST PRICING MODELS Asbury Café operates on a ‘pay-what-you-want’ (PWYW) model, where the menu lists suggested donations, but customers receive service regardless of ability to pay. Conventional thinking about PWYW models is that altruism will cause those who are able to overpay to subsidize meals for those that are not able to pay listed prices. However, a 2009 study demonstrated this is not necessarily the case.19 Instead, prices paid by customers are more a function of the buyer’s level of loyalty, price consciousness, and income than concerns over fairness or altruism.20 This

PANERA CARES

Boston, Massachusetts Panera Bread Company began opening ‘paywhat-you-want’ stores in 2010 (see Figure 3.11). Their model was to list suggested prices for items but encourage those who were able to pay more to do so. When this did not work as well as expected, the cafés started allowing people to volunteer for an hour to pay for a meal. Despite other changes, Panera could not get stores to

study noted one exception: altruism had an impact in repeated purchases of hot beverages at a delicatessen where most customers knew the owner well.21 Asbury CDC’s ability to establish close and repeated contact with customers and residents can enhance the effectiveness of the café model. Case studies for Panera Cares (see Case Study 5) and SAME Café (see Case Study 6) illustrate the challenges that other PWYW cafés have faced and what Asbury Café could learn from those experiences.

CASE STUDY

break even and closed all but one remaining Panera Cares (located in Boston). One unexpected challenge was that people who were not food insecure were hesitant to eat with people who were food insecure. Although this program did not achieve positive results, this case provides lessons for Asbury CDC as it considers expanding its own PWYW café operation.45

Figure 3.11: Panera Cares Storefront46

Together We Grow: Neighborhood Planning for Community Health in Flint’s Eastside

SAME CAFÉ

Denver, Colorado Founded in 2006, the SAME (So All May Eat) Café is the first nonprofit restaurant in Denver, Colorado. Its mission is to create community through better access to healthy food. It does not have set prices and allows guests to choose their method of “participation in the community.” In exchange for meals, guests may volunteer time, provide produce, or donate money (see Figure 3.12).47 In 2019, SAME intended to launch a food truck, which would double as a mobile food market, to bring food to Denver’s homeless population and areas with lower access to healthy food.48 SAME Café’s business model does not sustain its operations through food sales alone. Instead it relies on philanthropic support to ensure that it can provide food to everyone who walks through its doors, regardless of ability to pay. It reported $252,694 of revenues in 2017, $2,962 of which came from direct food sales. Its primary sources of revenue were $151,083 from individual and board contributions, $52,267 from foundation and corporate awards, $26,315 from special event income, and $17,000 from in-kind donations. Program services, including payroll, occupancy, food, etc. were $204,233 for the year.49

CASE STUDY

The case of SAME Café exemplifies the tradeoff that Asbury CDC would face between sustaining operations with sales and creating a restaurant that is accessible to residents with limited ability to pay. If Asbury CDC decides to expand its current pay-what-youwant café, it could consider establishing a plan for securing long-term operational support from individual donors, board members, and philanthropic organizations.

Figure 3.12: SAME Café with Mission Statement50

Goal 1: Support Organizational Sustainability

Interior of Asbury CDC’s Hoop House

STRATEGY 3: EXPAND AND DIVERSIFY URBAN AGRICULTURE OPERATIONS Moving forward, Asbury CDC can take steps to further develop its urban agriculture programs to increase revenue, strengthen local partnerships, and enhance the local healthy food economy. Urban agriculture plays a vital role in Asbury CDC’s existing programming. The Asbury Farm (also called the Flint Farming Project) and MyFlintStones—a program that allows people to work in exchange for tokens that can either be donated to the Flint Farming Project or used to purchase fresh produce from the farm—are opportunities to earn revenue or partner with community institutions while also promoting healthy, accessible food options for neighborhood residents.22 Within this strategy are key recommendations to expand Asbury CDC’s urban agriculture operations, supported by relevant case studies and potential implementation partners. These

recommendations build upon Asbury CDC’s existing programs, identifying additional revenue streams, community engagement methods, and related programming. They also propose new operations and programs that complement Asbury CDC’s existing work. One recommendation, for example, involves developing a community supported agriculture (CSA) program. CSAs are a way for residents to have access to local, healthy food by buying a ‘share’ in a farm’s produce. During the growing season, this ‘share’ of produce is set aside for CSA members to pick up on a regular schedule— usually once a week. Recommendations, like this one, leverage Asbury CDC’s existing agricultural expertise and assets to grow and develop their operations. Sustaining and expanding Asbury CDC’s agricultural operations is a critical strategy

Together We Grow: Neighborhood Planning for Community Health in Flint’s Eastside

to support community health and wellness. Urban agriculture creates multifaceted outcomes and has the potential to support a community’s physical and psychological health and engagement with the food system.23,24 It can increase residents’ access to and knowledge about nutritious food and healthy cooking, while promoting community cohesion.25 For a more robust discussion of land use strategies for expanding urban agriculture and to further research its effect on community health and wellness, see Strategy 1 in Section IV: Goal 2.

RECOMMENDATIONS INCORPORATE COMMUNITY THROUGHOUT EXPANSION As Asbury CDC expands its agricultural operations—in terms of both programming and land use—maintaining a grounded, authentic connection to the interests of the community becomes even more important. While the organization might acquire more land or increase its revenue through agricultural sales, it can ensure that the community shares in these

Potential Programs

Methods

Offer a discount on produce for residents living near hoop houses. This offers a benefit to residents who might experience adverse effects of hoop houses (increased noise or traffic, for example). See Appendix G for implementation ideas.

Conduct regular asset-based surveys or community sessions to collectively identify neighborhood strengths, resources, or challenges with residents. Assets can range from residents’ skillsets or specialized knowledge to regularly-traversed pathways that could be routes for neighborhood connectivity— and residents have the most intimate knowledge of what assets their neighborhood has. See Section VI for discussion of asset-based community development and Appendix H for example surveys.

Consider converting some of Asbury CDC’s agricultural-focused land to a community land trust (CLT). This can allow Eastside residents to have a stake in the community’s development if Asbury CDC were to increase its property ownership. See Community Land Trusts (on page 58) for more information.

Incorporate community-led evaluation into expansion steps. This can be as simple as hosting a neighborhood meeting at the end of a program or growing season to solicit feedback or co-creating benchmarks and metrics for success with residents prior to a new program and asking residents to evaluate the program afterwards.

Reserve a portion of Asbury Farms produce for a weekly neighborhood donation in the style of a food bank. While the majority of produce from farm operations may be sold for profit, this ensures that access to healthy food is also continuing to increase for residents.

Design community engagement sessions to understand neighborhood priorities for agricultural programs or products. Ask residents to suggest ideas for transforming open spaces within the neighborhood. See Appendix E for further discussion of community engagement methods.

Figure 3.13: Recommendations for Incorporating Community Engagement into Agricultural Programs

Goal 1: Support Organizational Sustainability

COMMUNITY LAND TRUST Developing a community land trust (CLT) is a potential long-term strategy for neighborhood organizations, in which land is held in a ‘trust’ to meet future community needs such as housing, public amenities, and open space. When used effectively, CLTs prioritize community sustainability and stability over short-term growth and private profits.51 Land stewardship, or caring for the land, can assure that land will only be developed and used to benefit the community.52 An important component in the CLT model is the preservation of communityoriented space and affordability. This is accomplished through leasing property to residents on a long-term basis. While CLTs are often used to promote affordable housing stock in neighborhoods, they can also be used to preserve and manage properties for other uses, including community space, recreation areas, and urban agriculture. Creating a CLT could be a long-term consideration for Asbury CDC in order to continue equitable management of property in the future. Identifying community partners and sources of funding is an essential first step in this process, as many CLTs operate as nonprofit community-based organizations and rely on strong connections with area partners. Local neighborhood organizations, universities, and the City of Flint would be valuable resources to engage in the early stages of exploring feasibility of a CLT. Establishing a land trust at the outset is important to acquire land at an affordable price and to ensure affordability for future community members.

benefits through a number of programs, some of which are listed in Figure 3.13. Additionally, Asbury CDC can incorporate the community’s vision into expansion by conducting participatory asset-based community development (ABCD) community engagement sessions, or community evaluation. Engaging residents throughout this process will promote genuine communitycentered development.

CREATE YOUTH-CENTERED URBAN AGRICULTURE PROGRAMMING This strategy involves partnering with local schools or existing programs such as the Mr. Gaines Gardening Program PLUS to implement an urban gardening program specific to the Asbury farm.26 Youth-centered programming can offer a steady commitment of student volunteer hours each week. These hours can be dedicated to farming, composting, and learning about cooking with fresh produce. Programming can be tailored to adhere to a school’s curriculum, and partner institutions can provide additional funding (see Youth Community Gardening Programs on page 50).

STRENGTHEN AND VARY DEMAND FOR PRODUCE

Asbury CDC’s Hoop House on Jane Avenue

A key strategy to ensuring steady, long-term demand for Asbury CDC’s agricultural products is to expand and diversify its partners. This should include increasing wholesale accounts with retailers such as Michigan Farm to Freezer

Together We Grow: Neighborhood Planning for Community Health in Flint’s Eastside

MICHIGAN FARM TO FREEZER Detroit, Michigan

CASE STUDY

Michigan Farm to Freezer partners with small- to mid-sized Michigan farms to prep and flashfreeze their produce (see Figure 3.14). They work out of Detroit’s Eastern Market’s commercial kitchen. Additionally, they function as a wholesale service for grocers and institutional buyers who sell bulk produce in the area. Their products include flash-frozen local fruits and vegetables as well as kits such as pie fillings or sauté mixes.

Figure 3.14: Michigan Farm to Freezer Produce53

(see Case Study 7), natural food markets or health stores, restaurants and cafés, and local institutions like schools and area hospitals. Additionally, Asbury CDC can implement a CSA program and market it to the Eastside neighborhood. Value-added food products— produce that is processed and converted into products that offer a higher potential return on investment, such as pestos, jams, or salsas— are another way to earn more revenue from farm products. While foods that qualify under Michigan’s Cottage Food Law do not require a commercial kitchen, Asbury CDC’s commercial kitchen is an additional asset when considering selling other value-added foods (see Appendix I for a cottage food business checklist).

IDENTIFY REVENUE OPPORTUNITIES BEYOND SELLING PRODUCE Asbury CDC can identify opportunities that do not center on selling their produce, through programs that promote community-based agriculture, health, and well-being. Consulting, special services, or technical assistance programs for small-scale agricultural initiatives or faith-based organizations outside of Flint can earn revenue without the labor requirements of expanding farming operations. Moving forward, Asbury CDC could offer services—such as composting—that use its agricultural sites or build upon its agricultural knowledge. For example, Asbury CDC could sell compost to gardeners and farmers and could also use it for its own agricultural operations (see Case Study 8). Goal 1: Support Organizational Sustainability

YOUTH COMMUNITY GARDENING PROGRAMS The benefits of urban agriculture programs in schools are numerous. Schools are where many children consume the majority of their daily calories, and schools that incorporate urban agriculture—either through programming or local food sourcing—have seen an improvement in K-12 eating behaviors, an increase in fresh produce consumption, greater knowledge about agriculture and healthy eating, and enhanced academic or social skills.54

BENNETT COMPOST Philadelphia, Pennsylvania

Many grants are available for schools, nonprofits, or other youth-focused organizations to implement community gardening initiatives. These grants can be used to run programs during the summer when school is not in session. Not only would this coincide with peak growing season for gardens, but it could provide a safe and healthy option for summer youth engagement.

CASE STUDY

Bennett Compost collects kitchen waste from approximately 2,600 households each week. Customers pay $18 per month for this service, or $16.50 per month if they pay for a year in full. Customers are given a five-gallon covered bucket to store food waste, which is picked up weekly. They then receive ten gallons of compost in the spring for personal use, as well as discounts on additional compost. Bennett Compost has a contract with a compost facility and a composting site of its own. Figure 3.15: Home Compost Bucket for Pick-Up55

Together We Grow: Neighborhood Planning for Community Health in Flint’s Eastside

STRATEGY 4: CREATE BRAND IDENTITY As Asbury CDC expands its farming operations (see Strategy 2) and expands its customer base (see Strategy 3), the organization can strengthen its sales capacity by branding its farm and products. Demand for local foods has been growing nationally; sales in specialty foods grew 19% between 2012 and 2014 compared to 2.2% for all food sales.27 Asbury CDC can leverage these trends in the local food movement and growing interest in social enterprises, or businesses that seek to make a social impact (see Social Enterprises below).

healthy food to its community and creating jobs for local residents to create a cohesive brand identity. A social enterprise model, in which revenues from commercial activity, like purchases from other customers in Michigan, restaurants, and wholesalers, can help support access to healthy foods for residents of Eastside. If Asbury CDC begins to scale up its revenuegenerating ventures, the organization may want to consider whether its business model fits under the nonprofit organization, or if it should branch off into a new social enterprise.

As Asbury CDC expands its reach through wholesalers and restaurants, the organization can draw on its compelling story of providing

Michigan’s 10 million acres of farmland are split between over 52,000 farms.28 Over 1,200 urban agriculture sites and community gardens

SOCIAL ENTERPRISES The Social Enterprise Alliance defines social enterprise as “an organization or venture that advances a social mission through market-based strategies.”56 Social ventures have been growing in popularity as a way to supplement an organization’s fundraising efforts or source financing from private investors. Examples include fee-for-service consulting services, food service and catering, retail, and trainings. The majority of social enterprises operate within a parent organization, but as revenue scales up, the amount of income that is unrelated to a charity’s tax-exempt purpose could threaten its tax-exempt status. Selling produce at a lower-price to underserved communities would likely align with its nonprofit status, but wider business scopes could warrant for-profit subsidiaries or other business structures.57

Some options include:58 • Low-profit Limited Liability Company (L3C); • Benefit Corporation; • Flexible Purpose Corporation; • Hybrids.59 CDCs tend to be suited for social enterprises, and once successful, social enterprises can provide unrestricted revenue and allow for program expansion. When embarking on a social venture, the ‘Community Action Partnership’ recommends the following: • Ability to sustain operations in the time before venture makes a financial return; • Stable financial and leadership; • United vision of staff and board of directors with the social enterprise as part of the entire organization.60

Goal 1: Support Organizational Sustainability

exist in Flint alone, with even more throughout Michigan, creating competition for Asbury CDC.29,30 Brand recognition and a compelling narrative for Asbury CDC’s farming initiative would help attract more customers.

RECOMMENDATIONS CRAFT THE NARRATIVE Since Asbury CDC already sells its produce through a variety of avenues, creating a compelling narrative can help differentiate its products from the many other farms in Michigan. Asbury CDC can promote its products as a means of supporting access to healthy and fresh produce in its neighborhood, which is particularly important to mitigate the effects of lead poisoning. Asbury CDC can promote its transformation of vacant land as a means to grow produce (see Section IV); its free or affordable distribution of its healthy foods to neighbors; and its employment support and job creation for Michigan residents.

Figure 3.16: Sample Logo for Asbury CDC’s Farm

INCORPORATE BRAND TO INCREASE VISIBILITY As a first step, Asbury CDC can create a cohesive brand identity, choosing one name between the “Flint Farming Project” and “Asbury Farm.” We propose “Asbury Farms,” which links the project to Asbury CDC. Asbury CDC can increase visibility of the farm by printing its logo on signage on or outside of its hoop houses (see Figure 3.16). Asbury CDC can also translate its brand into a package for wholesale clients; for sponsorships to support giving away food to residents (see Figure 3.17); and for customers and supporters to follow on social media. As Asbury CDC builds out its market base, it can partner with organizations such as Edible Flint and Taste the Local Difference, who offer marketing support to local farms and local food businesses in Flint and Michigan.

Interior of an Asbury CDC Hoop House

Together We Grow: Neighborhood Planning for Community Health in Flint’s Eastside

Clear contact information

Farm logo and name

Bright, illustrative photos of produce and products

Photos that show activity

Quote from a customer

List of benefits

Brief description of the farm’s history and values Figure 3.17: Sample Sponsorship Package61

Goal 1: Support Organizational Sustainability

ENDNOTES 1

Flint Cares. (n.d.). Help Centers. Retrieved March 25, 2019, from https://flintcares.com/helpcenters/.

Asbury Community Development Corporation. (2018). Asbury Strategic Plan, p. 7

Collaborative for Neighborhood Transformation. (n.d.) What is asset based community development (ABCD). Retrieved April 9, 2010, from https://resources.depaul.edu/abcd-institute/resources/Documents/ WhatisAssetBasedCommunityDevelopment.pdf

Rohe, W. M., & Bratt, R. G. (2003). Failures, downsizings, and mergers among community development corporations. Housing Policy Debate, 14(1–2), 1–46. https://doi.org/10.1080/10511482.2003.9521466, p. 2

ibid., p. 4

Rohe, W. M., & Bratt, R. G. (2003, May 1). Learning from adversity: community development corporation failures and their lessons. Retrieved March 29, 2019, from Shelterforce website: https://shelterforce.org/2003/05/01/learning-from-adversity/

ibid.

Thomson, D. E., & Etienne, H. (2017). Fiscal crisis and community development: the great recession, support networks, and community development corporation capacity. Housing Policy Debate, 27(1), 137–165. https://doi.org/10.1080/10511482. 2016.1196230, p. 2

NeighborWorks America. (n.d.). Excellence in governance. Retrieved April 1, 2019, from http://www.neighborworks.org/ Documents/TrainingandServices_Docs/NonProfitLeadership_Docs/BoardLeadership_Docs/Excellence-in-GovernanceClass-of-2020-concept-paper.aspx

Luo, T., & Stark, P. (2014). Only the bad die young: restaurant mortality in the western US. Retrieved from https://www. researchgate.net/profile/Philip_Stark/publication/267695784_Only_the_Bad_Die_Young_Restaurant_Mortality_in_the_ Western_US/links/553f96010cf2736761c02c89.pdf?origin=publication_detail

The Food Trust. What We Do: In Corner Stores [Organization Website]. (2012). Retrieved from thefoodtrust.org website: http://thefoodtrust.org/what-we-do/corner-store

Russell, M. (2009). The Cleveland Corner Store Project: Final Report to the Healthy Corner Store Network. Retrieved from Case Western Reserve University, Center for Health Promotion Research website: http://cccfoodpolicy.org/sites/default/files/ resources/ccsp_final_report_2009.pdf

Kumeh, T. (2012, September 7). West oakland group partners with liquor stores to offer fresh produce. Oakland North. Retrieved from Oakland North website: https://oaklandnorth.net/2012/09/07/west-oakland-group-partners-with-liquorstores-to-offer-fresh-produce

United States Department of Agriculture. (2016, June). Healthy Corner Stores: Making Corner Stores Healthier Places to Shop. Retrieved from https://fns-prod.azureedge.net/sites/default/files/snap/Healthy-Corners-Stores-Guide.pdf

About the Kula Café [Organization Website]. (n.d.). Retrieved April 2, 2019, from Kula Café website: https://www.kulacafe. org/about/

About Us [Organization Website]. (n.d.). Retrieved April 20, 2019, from Greensgrow website: https://www.greensgrow.org/ about-us/

City of Flint, & Eastside Franklin Park Neighborhood Association. (2018). Eastside Franklin Park Neighborhood Plan (p. 11). Retrieved from https://app.box.com/s/f8yxim5m1c7bdo6od1mzcq3kqcd73wg2

City of Flint Department of Planning and Zoning. (2013, October 28). Imagine Flint: Master Plan for a Sustainable Flint. Retrieved from https://app.box.com/s/pmnylov9ysvcvjkwzp81qgla816hcast, p. 252

Kim, J.-Y., Natter, M., & Spann, M. (2009). Pay what you want: a new participative pricing mechanism. Journal of Marketing, 73 (January 2009), 44–58.

ibid.

Flint Farming Project. (2019). Why MyFlintStones [Organization Website]. Retrieved April 8, 2019, from MyFlintStones website: https://www.myflintstones.org/

Santo, R., Palmer, A., & Kim, B. (2016). Vacant Lots to Vibrant Plots: A Review of the Benefits and Limitations of Urban Agriculture. Retrieved from Johns Hopkins Center for a Livable Future website: https://www.jhsph.edu/research/centersand-institutes/johns-hopkins-center-for-a-livable-future/_pdf/research/clf_reports/urban-ag-literature-review.pdf

Campbell, L., & Wiesen, A. (Series Ed.). (2009). Restorative Commons: Creating Health and Well-Being Through Urban Landscapes (No. NRS-GTR-P-39). https://doi.org/10.2737/NRS-GTR-P-39

Santo, Palmer, & Kim. (2016). Vacant Lots to Vibrant Plots.

Mr. Gaines Gardening Program PLUS is a nonprofit program that teaches students about urban agriculture and cooking with fresh produce throughout twelve weeks. This program has been operating in Flint, Michigan for over 25 years.

Together We Grow: Neighborhood Planning for Community Health in Flint’s Eastside

Dillemuth, A. (2017). Community food systems and economic development: the role of local governments in supporting local food economies. In Kimberley Hodgson and Samina Raja (Series Editors), Planning & Policy Briefs. Growing Food Connections, 12. Retrieved from http://growingfoodconnections.org/wp-content/uploads/sites/3/2015/11/ GFCPlanningPolicyBrief_EconomicDevelopment_2017Sept.pdf

Michigan Department of Agriculture and Rural Development. (n.d.). MDARD - Facts About Michigan Agriculture. Retrieved April 15, 2019, from https://www.michigan.gov/mdard/0,4610,7-125-1572-7775--,00.html

The Pulse. (2018, January 11). Detroit’s urban farms: engines of growth, omens of change. Retrieved from WHYY website: https://whyy.org/segments/detroits-urban-farms-engines-growth-omens-change/

Edible Flint. (n.d.). Edible Flint 2017 Annual Report. Retrieved April 15, 2019, from http://www.edibleflint.org/ uploads/2/7/8/7/27877881/ef_2017_annual_report_v2_singlepages_v.2[628].pdf

City of Flint, & Eastside Franklin Park Neighborhood Association. (2018). Eastside Franklin Park Neighborhood Plan (p. 11). Retrieved from https://app.box.com/s/f8yxim5m1c7bdo6od1mzcq3kqcd73wg2

Bikerdike Redevelopment Corporation. Mission and History. (n.d.). [Organization Website] Retrieved March 28, 2019, from http://www.bickerdike.org/index.php/who-we-are/mission-and-history

Brehm, B. (2008, June 23). Salvaging Success from Failure. Shelterforce. Retrieved from https://shelterforce.org/2008/06/23/ salvaging_success_from_failure/

Bockmann, D. (n.d.). The Columbia City Revitalization Story. Retrieved from http://www.b1b2.org/PDF/ ColumbiaCityRevitalizationStory.pdf

ibid.

Columbia City Neighborhood Association. (n.d.). [Photograph].

The Food Trust. What We Do: In Corner Stores [Organization Website]. (2012). Retrieved from thefoodtrust.org website: http://thefoodtrust.org/what-we-do/corner-store

Strada. (n.d.). [Photograph]

Sands, D. (2017, June 26). A Common Space: Mack Corridor Plan Takes a Community-Centered Approach to Revitalization. Model D Media. Retrieved from http://www.modeldmedia.com/features/macc-development-commons-062617.aspx

Gerard, M. & C. (2018). [Photograph]

City of Flint, & Eastside Franklin Park Neighborhood Association. (2018). Eastside Franklin Park Neighborhood Plan. Retrieved from https://app.box.com/s/f8yxim5m1c7bdo6od1mzcq3kqcd73wg2, p. 7

Feedback received from March 19th community meeting at Asbury Church

Roberts, J. (2019). Honeycrisp Fried Chicken. [Photograph]

Zach, M. (2018). Fresh Food Generation Food Truck. [Photograph]. Retrieved from https://www.thrillist.com/eat/boston/freshfood-generation-is-bringing-real-food-to-bostons-underserved-neighborhoods

Cornish, A., & Gonzalez, S. (2019, January 24). What happened when Panera launched a “pay what you can” experiment [Podcast Transcript]. Planet Money. National Public Radio. Retrieved from https://www.npr.org/templates/transcript/ transcript.php?storyId=688372823

Antonation, M. (2017). [Photograph]

About Us [Organization Website]. (n.d.). Retrieved April 3, 2019, from SAME Café: So All May Eat website: https://www. soallmayeat.org/about

Engen, J. (2019, January 18). SAME café is launching a food truck for Denver food deserts. 303Magazine.Com. Retrieved from https://303magazine.com/2019/01/same-cafe-is-launching-a-food-truck-for-denver-food-deserts/

So All May Eat, Inc. (2018). So All May Eat, Inc. Financial Statements for the Year Ended December 31, 2017 [Audited Financial Statements]. Retrieved from SAME Café Website: https://www.soallmayeat.org/financials

Natasha, I. (2017). [Photograph]

Commercial and Residential Community Land Trust Info Session. (2019, March). Detroit Justice Center.

Michigan Community Resources. (September 2017). Community Land Trust Manual. Retrieved from https://mi-community. org/wp-content/uploads/2017/09/CLT-Manual-II-9.22.2017-FINAL.pdf

Michigan Farm to Freezer. (n.d.). [Photograph]

National Farm to School Network. (2017, April 26). The Benefits of Farm to School. Retrieved from http://www.cias.wisc.edu/ farmertools14/1-overview/benefits-of-farm-to-school.pdf

Bennett Compost. (n.d.). [Photograph]

Community Wealth Ventures, The Social Enterprise Alliance, & The Center for the Advancement of Social Entrepreneurship. (2010). Social Enterprise: A Portrait of the Field. Retrieved from https://community-wealth.org/content/ social-enterprise-portrait-field

Goal 1: Support Organizational Sustainability

American Bar Association. (2017, June 29). Taking Care of Business: Use of a For-Profit Subsidiary by a Nonprofit Organization. Retrieved March 30, 2019, from https://www.americanbar.org/groups/business_law/publications/ blt/2014/06/03_levitt/

Community Wealth. (2013). Which Legal Structure is Right for my Social Enterprise? Retrieved from https://communitywealth.org/content/which-legal-structure-right-my-social-enterprise-guide-establishing-social-enterprise-0

Lapowsky, I. (2011, May 2). Social Entrepreneurs 2011: The Hybrid For-Profit/Nonprofit Model. Inc.com. Retrieved from https://www.inc.com/magazine/20110501/the-social-entrepreneurship-spectrum-hybrids.html

Community Action Partnership. (2011). Social Enterprise Toolkit. Retrieved from https://community-wealth.org/content/ social-enterprise-toolkit

Pittsfield Charter Township. (n.d.). Pittsfield Farmers Market Sponsorship Brochure. Retrieved from http://pittsfield-mi.gov/ index.aspx?nid=1084

Together We Grow: Neighborhood Planning for Community Health in Flint’s Eastside

SECTION IV

GOAL 2: TRANSFORM VACANT SPACES

Goal 1: Support Organizational Sustainability

Orchard on Bennett Avenue

GOAL 2: TRANSFORM VACANT SPACES An essential starting point for vacant lot transformation is to reimagine open space as a community asset rather than a liability. Through its urban agriculture initiative, Asbury CDC’s Flint Farming Project is reshaping the landscape of the neighborhood. The transformation is a visible one, replacing once blighted property into productive use through urban agriculture. In building on this effort to create a more engaged and healthy community, Asbury CDC is uniquely positioned to work with residents to design and implement innovative vacant lot activation strategies that extend beyond urban agriculture. In so doing, Asbury CDC can strengthen efforts to improve community health and wellness from a holistic standpoint, incorporating strong community engagement practices to create a healthier neighborhood.

A comprehensive approach to community health and wellness is built on the principle that a vibrant community is one where all individuals have access to healthy built, social, and natural environments that give them the opportunity to live to their fullest potential.1 These determinants have a profound impact not only on the overall well-being of individual residents, but are closely linked to the health of their neighborhood as a whole. This section of the report provides an analysis and potential roadmap for how Asbury CDC and partnering organizations can collaborate with the community in prioritizing urban agriculture growth, revitalizing vacant side lots, and creating community linkages.

Together We Grow: Neighborhood Planning for Community Health in Flint’s Eastside

STRATEGIES 1

Prioritize Urban Agriculture Growth

Expand Side Lot Program

Activate Outdoor Community Spaces

Create Community Linkages

These four strategies align with both Asbury CDC’s strategic plan and the five social determinants of health. As shown in Figure 4.1, these strategies address several of the five determinants, impacting the Neighborhood and Built Environment most strongly.

Economic Stability

Education

Social and Community Context

Health and Health Care

Neighborhood and Built Environment

Prioritize Urban Agriculture Growth Expand Side Lot Program Activate Outdoor Community Spaces Create Community Linkages Figure 4.1: Alignment of Goal 2 Strategies with Social Determinants of Health

STRATEGY 1: PRIORITIZE URBAN AGRICULTURE GROWTH Asbury CDC is already transforming some of the vacant land in Eastside to grow healthy fruits and vegetables, increasing access to local and fresh produce. As the organization has expressed the desire to expand its urban agriculture operations, we propose a strategy to identify which vacant parcels might be suitable for various types of urban agriculture.

that extend the growing season for crops in coldweather climates such as Michigan. The City of Flint’s zoning ordinance defines hoop houses as “a temporary unheated accessory structure typically made of, but not limited to, piping or other material covered with translucent plastic, constructed in a ‘half-round’ or ‘hoop’ shape, for the purposes of growing plants.”3

Since 2017, Asbury CDC has constructed 11 hoop houses along Jane Avenue and Bennett Avenue, supported through a cost-sharing partnership with the Genesee Conservation District and the United States Department of Agriculture (USDA) (see Figure 4.3).2 Hoop houses, or ‘high tunnels,’ are low-cost, semi-permanent farming structures

Locating agricultural uses relies on the regulations in the City of Flint’s 2017 updated zoning map and ordinance (see Figure 2.13 in Section II).4 Although Eastside consists of ten zoning districts, only the following four zones allow for agricultural uses in Flint’s Eastside: Green Neighborhood: Low Density (GN-1); Green Goal 2: Transform Vacant Spaces

Co m m er ci al Co Or m ch po ar sti d ng Ur ba n Ag ric ul Co tu m re m un ity Ga rd en

ke ns Ch ic

Fa rm er sM ar ke Pr t( od Te uc m eS p) ta n Gr d ee nh ou se H oo ph ou se Ap ia ry

GN-1

GN-2 GI-1

A A

A P

A S

A P

P P

GI-2

P = Permitted By Right

A = Accessory Use

S = Special Land Use

Figure 4.2: Abbreviated Land Use Chart for Agriculture, Adapted from City of Flint Master Use Table7

Neighborhood: Medium Density (GN-2); Green Innovation: Institutional (GI-1); and Green Innovation: Employment (GI-2). The zoning ordinance includes uses that are “Permitted by Right,” which are allowable as a primary use by property owners; “Accessory Use,” which require another primary use such as residential or commercial; and “Special Land Use,” which require review by the Planning Commission. Green Neighborhood zones are intended to retain a primarily residential character. GN-1 zones can include small-scale agriculture such as community gardens and produce stands, while GN-2 zones allow for more intensive uses such as commercial composting and aquaculture.5,6 Green Innovation zones allow for the most flexibility in urban agriculture types, encouraging a higher

intensity than in Green Neighborhood zones. According to the Imagine Flint Master Plan, these GI-1 areas have experienced significant increases in residential vacancies and are the only zones that allow raised beds and hoop houses as a primary use (see Figure 4.2). Approximately 60% of Eastside’s parcels are zoned GN-1, while nearly 20% are zoned GI-1 (see Figure 4.4). Together, these zoning classifications enable a significant potential to activate vacant lots through urban agriculture. While many vacant lots exist within the planned Green Innovation Zone, there are also residents living nearby (see Locating Urban Agriculture Near Homes on page 63). Engaging with these residents can help Asbury CDC understand residents’ preferences about the placement and expansion of hoop houses. Asbury CDC could also offer residents who live within a certain distance of a hoop house Asbury CDC’s MyFlintStones or a CSA discount to help increase access to healthy foods (see Strategy 3 in Section III).

Figure 4.3: One of Asbury CDC’s Hoop Houses Under Construction on Jane Avenue in January 2019

Together We Grow: Neighborhood Planning for Community Health in Flint’s Eastside

Figure 4.4: Green Innovation-1 and Green Neighborhood-1 Zones in Eastside8

Goal 2: Transform Vacant Spaces

For vacant parcels that are not suitable for hoop house placement, Asbury CDC can explore other types of urban agriculture. Such strategies could include flower farms (see Case Study 9: Detroit Abloom), raised beds, community gardens, orchards, chicken keeping, and bee-keeping, as well as non-agricultural uses, such as rain

DETROIT ABLOOM Detroit, Michigan

Detroit Abloom is a demonstration landuse model project operated by The Garden Detroit, a 501(c)(3) non-profit organization whose mission is to transform vacant land into beautiful, productive and purposeful landscapes.9 It is based on cut flower farming and the creation of sanctuary gardens to re-purpose vacant blighted land (see Figure 4.5). The organization combines cut flower farming with outdoor structures, sitting areas, and a wide range of native plants to create attractive places of sanctuary where people can gather. Certain high-value crops are cultivated to support the area job market. The farm began with planting

gardens and pollinator gardens. Based on feedback from our community meeting held on March 19, some Eastside residents are interested in seeing more of such uses (see Appendix A). This variety in types of urban agriculture may also potentially beautify the neighborhood.

CASE STUDY

350 lavender plants, building 1,000 feet of raised wooden and mounded flower beds and planting a host of different flower types. Since then, the organization has expanded into floral services for weddings and events, sales of living plants, and the growing of over 100 kinds of flowers and market mixed flower bouquets, including two 10-week subscription programs.10 Detroit Abloom also has a partnership with Bees in the D, who has established bee hives on their property that sustain pollinators.11 The farm has become an aesthetically pleasing urban oasis, which is beneficial for happiness and mental health.12

Figure 4.5: Detroit Abloom’s Flower Farm13

Together We Grow: Neighborhood Planning for Community Health in Flint’s Eastside

LOCATING URBAN AGRICULTURE NEAR HOMES Asbury CDC might consider the impact its expanding urban agriculture operations will have on the everyday lives of nearby residents. This is especially important in areas zoned Green Innovation (GI-1 and GI-2), where remaining single family homes could be surrounded by local food production, environmental interventions, alternative energy generation, and other “green” uses at potentially industrial scales.14 The Imagine Flint Master Plan provides the following guidance for addressing this issue: “While not ideal, it is possible that home owners will choose to remain in a Green Innovation area. When this occurs, buffering and setbacks should be used to protect residential uses from impacts of neighboring uses.”15 We reviewed two case studies to supplement the guidance in Imagine Flint, including: • Cultivate Hope Urban Farm - A community-based design project conceptualized by the Iowa State University Community Design Lab; and16 • City Slicker West Oakland Farm Park - An urban farm and community park on an underutilized corner plot of land in West Oakland, California (see Figure 4.6).17

Figure 4.6: City Slicker West Oakland Farm Park18

Goal 2: Transform Vacant Spaces

LOCATING URBAN AGRICULTURE NEAR HOMES (CONTINUED) DESIGN GUIDELINES Taking into consideration insights from the Imagine Flint Master Plan, the case studies, and conditions that are specific to Eastside, we created the following spatial guidelines for Asbury CDC to consider when expanding urban agriculture operations in the neighborhood.

CLUSTER HIGH-INTENSITY USES TOGETHER AND LOCATE THEM AWAY FROM HOMES Our recommendation for expanding Asbury CDC’s Flint Farming Project acknowledges the need to avoid surrounding existing homes with new agricultural uses. This is especially important for high-intensity uses like rainwater harvesting and storage facilities, high irrigation and maintenance planting, community pavilions, primary/secondary storage facilities, multiple-harvest produce (like tomatoes) hoop houses, and potentially chicken coops and apiaries. By grouping

high-intensity urban agriculture uses in common locations, their overall impact can be more easily contained (see Figure 4.7). The placement of maintenance facilities, storage of equipment, and noise can be minimized in this way. This approach also allows for more efficient operations management and potentially increases nearby resident buy-in, given the organized nature of the facilities, as opposed to a scattered approach throughout many different locations in the neighborhood.

PLANT TREES AND HIGH SHRUBS BETWEEN AGRICULTURAL AND RESIDENTIAL BUILDINGS City Slicker Farms placed a small orchard between its support buildings and adjacent single family homes, creating a clear separation between uses while ensuring that the boundary land remains productive. In addition to providing visual and physical separation, trees and shrub lines have

Figure 4.7: Example of Zones of Intensity, Cultivate Hope Urban Farm21

Together We Grow: Neighborhood Planning for Community Health in Flint’s Eastside

Figure 4.8: Illustrative Section for Urban Rain Garden in Seattle, Washington22

an added benefit of blocking noise.19 An arboricultural practice note from the former UK-based ‘Tree Advice Trust’ explains that vegetative barriers are most effective when they comprise an irregular structure of trees, shrubs, and herbs.20 Large-leaved deciduous species (like oak trees and barberry shrubs) are most effective for sound attenuation, but coniferous species (like pine and fir trees) provide better year-round buffering.

yards. If designed well, these projects would also have the added benefit of improving the neighborhood’s visual appeal. See Figures 4.8 and 4.9 for illustrative examples of vegetative swale and rain garden design.

CONSIDER SITE TOPOGRAPHY AND BUFFER AGAINST STORMWATER RUNOFF ACCORDINGLY Sloped sites could cause agricultural runoff to enter residential land, so locating urban agriculture uses on lots with minimal grade changes is important. If slopes do exist on urban agriculture sites, buffers like vegetative swales and rain gardens can reduce the volume of runoff into residential

Figure 4.9: Illustrative Section of Stormwater Buffer for Urban Farm Plot in Cedar Rapids, Iowa23

Goal 2: Transform Vacant Spaces

RECOMMENDATIONS IDENTIFY POTENTIAL HOOP HOUSE LOCATIONS

IDENTIFY AREAS FOR OTHER FORMS OF URBAN AGRICULTURE

High-priority hoop house locations can be identified in coordination with Eastside residents through community engagement efforts (see Figure 4.10). Other potential partners include the Genesee County Land Bank (GCLB), Michigan Works, and local non-profit organizations. The selection of parcels for additional hoop houses is based on vacant parcels and structures marked for demolition within the GI-1 zoning that are grouped with three or more adjacent lots. In addition, the analysis excludes parcels that could result in fully enclosing a single occupied home, in order to avoid residents potentially being immediately adjacent to multiple hoop houses. Asbury CDC may also want to consider proximity to its existing infrastructure, as transportation of workers, water, building supplies, and equipment could be difficult over longer distances.

Community input is valuable in determining the types and placement of additional forms of agriculture, as are considerations such as soil health, tree cover, parcel size, and zoning. Residents’ opinions are also key to identifying areas for all forms of urban agriculture, including raised beds, orchards, and chicken keeping. These provide a wider range of options to Asbury CDC as hoop houses may not be accepted by Eastside residents in all cases. Such uses can also improve the aesthetics of the neighborhood, provide habitats for pollinators, and help to manage excess stormwater.

Figure 4.10: Potential Hoop House Expansion Locations24 Note: See Appendix J for properties owned by Genesee County Land Bank

Together We Grow: Neighborhood Planning for Community Health in Flint’s Eastside

STRATEGY 2: EXPAND SIDE LOT PROGRAM

Figure 4.11: Unmaintained Vacant Side Lot in Eastside34

Figure 4.12: Example of Purchased and Improved Side Lot35

Side lot transfer programs are meant to address residential vacancy in a number of ways. First, such programs aim to transfer vacant properties to adjacent homeowners who have a vested interest in maintaining and improving these properties, which are often overgrown with grass or weeds and may contain illegally dumped trash. Neglected properties are not only an eyesore for residents but can also encourage unlawful activity.25 Second, transferring side lots is intended to have a stabilizing effect in neighborhoods where high vacancy has led to reduced home values.26 And by transitioning ownership of vacant lots to neighbors, land banks remove properties from public ownership, enabling residents to maintain the lots and returning them to tax-generating status (see Figures 4.11 and 4.12).

Cleveland, and Pittsburgh.29 In addition to aligning with the wider asset-based approach relating to health and wellness, side lot programs offer a real opportunity for homeowner engagement and continued involvement in neighborhood activities.30 Given the similar vacancy challenges facing other midwest U.S. cities, these programs could offer valuable insight for future progress in Flint.

Transferring lots to residents is especially important given the large inventory of vacant parcels in Flint, as the GCLB is often unable to keep pace with sufficient blight removal and maintenance schedules.27 As the largest owner of vacant land in Flint, the GCLB operates a Side Lot Program in the City of Flint. A 2017 joint study by the City of Flint and Genesee County Land Bank showed that it would cost $7 million annually to mow and remove trash from all of the vacant properties in the city.28

In some circumstances, the GCLB will allow exceptions if not all of the transfer criteria are met. Residents can purchase eligible side lots from the Land Bank at greatly reduced rates, usually for less than $100, including all fees.32 Once acquired, residents assume future property taxes for the added lot. Although taxes are typically low (given the low value of the vacant parcel), owners are required to pay an annual street light assessment, which typically costs $70.33 In order for residents to combine lots into a single parcel—thereby eliminating two separate property tax bills—they need to submit a separate application through the City of Flint.

Side lot transfer programs have shown success in other post-industrial cities including Detroit,

To be eligible for the Genesee County Side Lot Program, a side lot must meet a number of criteria.31 Parcels must be: • Owned by the Genesee County Land Bank; • Free of any structures on the property; • Bordered on at least 75% either to the left or right of the potential buyer’s property.

Goal 2: Transform Vacant Spaces

LAND BANK LEASE-A-LOT PROGRAM In addition to its Side Lot Transfer Program, the Genesee County Land Bank manages a LeaseA-Lot Program. This program is for residents, businesses, and community organizations interested in acquiring and maintaining Land Bank parcels in their neighborhood not immediately adjacent to a specific homeowner. Eligible parcels are transferred to interested parties for $1/year, for a term of one to five years. Once transferred, leasees can tailor their lots for a number of community benefits including pocket parks, gardens, gathering spaces, or simple site maintenance, so long as no permanent structures are constructed on site. If interested, leasees are given preferred consideration for purchasing these lots after the lease period has ended.

As shown in Figure 4.13, as of 2017, many eligible side lots were available for purchase in Eastside. Further promotion and streamlining of the Side Lot Transfer Program could represent a low-cost and resident-driven approach to addressing vacancy and blight in Eastside. While larger scale strategies proposed in this report are needed to address specific areas in Eastside with the highest concentrations of vacant parcels, transitioning side lots to resident ownership is an important complementary tactic to confronting more dispersed vacancy in the neighborhood. Effectively sharing information with residents about the Side Lot Program criteria, processes, and costs is a critical first step in encouraging its use in Eastside. Promotional material in the form of flyers, bulletins, and yard signs could raise the program’s visibility in the neighborhood. The GCLB periodically sends mailers to eligible property owners to alert them of new lots. Additional electronic communication through email groups and social media posts would further spread information. Acting as a facilitator for the side lot program, Asbury CDC could build on its ongoing community engagement to reach new residents

in the neighborhood. Ultimately, residents interested in purchasing a vacant side lot would need to be connected to the GCLB. Additional resources—including those presented in this report—would be helpful as further guidance for potential uses of side lots.

RECOMMENDATION PROVIDE TECHNICAL GUIDANCE TO PROMOTE SIDE LOT TRANSFER PROGRAM In collaboration with the GCLB and the City of Flint, we recommend Asbury CDC act as a facilitator for side lot purchases in Eastside by providing technical guidance to eligible residents. Building on the Land Bank’s existing mailing campaign, Asbury could provide direction on specific application processes, timelines, and contact information for program representatives within the Land Bank. In the long-term, Asbury may also be well placed to advise residents on potential uses for purchased side lots. This facilitation can happen in coordination with other outreach efforts, such as community engagement workshops (see Section III).

Together We Grow: Neighborhood Planning for Community Health in Flint’s Eastside

Figure 4.13: Available Side Lots Adjacent to Occupied Houses in “Good” Condition36

Goal 2: Transform Vacant Spaces

STRATEGY 3: ACTIVATE OUTDOOR COMMUNITY SPACES The amount of vacant land in Eastside presents an opportunity for new agricultural uses as well as other innovative transformations. Recognizing that not all vacant land in the neighborhood is appropriate for urban farming initiatives, we explored how transforming vacant lots can also create places of connection and foster neighborhood pride. As seen through the ongoing work of Asbury CDC and other partner organizations, land transformation is a highly visible process within a neighborhood and creates a unique opportunity for community input and participation. Asbury CDC is in a key position to promote continued vacant land activation through a strong community engagement process that invites residents to be active partners in the creation of new spaces.

SWEET WATER FOUNDATION Chicago, Illinois

Since 2009, the Sweet Water Foundation in Chicago has practiced regenerative neighborhood development in one of the city’s most disinvested neighborhoods.42 It is a solution-oriented nonprofit that seeks to shift thinking of how to reconstruct and reconnect neighborhoods. Utilizing a blend of urban agriculture, art, and education, Sweet Water aims to produce engaged youth, skilled workers, art, locallygrown food, and affordable housing. It seeks to transform vacant spaces and abandoned buildings into productive and sustainable community assets.43 Sweet Water Foundation’s flagship site is the ‘Perry Avenue Commons’ (pictured in Figure 4.15). Similar to Asbury CDC’s Flint Farming Project, ‘The Commons’ offers an “inclusive, art-inspired, and agriculture-fed approach to

Figure 4.14: A Community Garden in Flint, Part of the Land Bank’s Clean and Green Program40

CASE STUDY

neighborhood development.”44 However, the Sweet Water Foundation is about much more than just urban agriculture and a marriage of art, science, and food. It is an investment in human connection. In re-rooting community development as the cultivation of people, Sweet Water Foundation has discovered an approach to neighborhood development that is transformative.

Figure 4.15: The Think-Do Barn at the Perry Avenue Commons41

Together We Grow: Neighborhood Planning for Community Health in Flint’s Eastside

Vacant land activation is already taking place in the neighborhood through innovative, assetbased programming. In addition to the Flint Farming Project, one of Asbury CDC’s most active roles is as a participant in the Genesee County Land Bank’s Clean & Green program, which the Land Bank has managed since 2004 (see Figure 4.14). The program partners with communitybased organizations to seasonally maintain concentrated clusters of vacant properties in return for a stipend. This initiative helps to reimagine opportunities of vacant property while employing local youth and engaging residents at the neighborhood level (see Figure 4.16). Our community engagement meeting revealed that, in addition to maintenance of vacant lots, residents indicated a desire in the neighborhood to have quality spaces for community gathering and social interaction. Aligning with Asbury CDC’s goal to be a center for such connections,37 the transformation of vacant lots into places for daily use and seasonal events can be a meaningful initiative. Relatively simple physical changes to currently vacant land can create environments in which residents can feel safe and welcome (see Case Study 10). Within Eastside, vacant lot activation can be especially useful near existing areas of activity, such as busy intersections, as well as adjacent

Figure 4.16: Jane Avenue Art Project

Figure 4.17: Creating Connections at Avalon Village45

to urban agriculture sites, such as hoop houses. By helping to transform vacant lots near visible intersections, such as Franklin-Davison or Franklin-Leith, a great number of residents are likely to see, and hopefully become involved with, land-based projects and their continued use. More targeted transformations within the residential areas of the neighborhood are also valuable, as shown by the recent creation of a pocket park at the interseciton of Ohio and Franklin Avenues.38 Activating vacant land next to existing urban agriculture uses has the dual effect of creating a central community social space while also buffering homeowners from any potentially undesired side effects of urban agriculture. For more guidance on specific buffering techniques, please see the guidelines in Strategy 1 of this section. Through a collaborative process, residents can participate in open space planning from the outset, starting with the initial idea through to the final phase of physically transforming spaces. In Eastside, resident participation could prove essential for understanding neighborhood needs and desires for certain areas. Since vacant lots—and their transformation—can be especially important to specific neighbors, early engagement with these residents can build trust and help share ownership of projects. By engaging neighbors at the outset of a project, Asbury CDC can gain greater community buy-in to help shape the form of the neighborhood.

Goal 2: Transform Vacant Spaces

By creating places that are valued within the community, neighbors are more likely to continue to use, enjoy, and maintain these spaces in the future. Through a cooperative community engagement process, a process of ‘placemaking’ can take shape, leveraging community assets in the creation of quality gathering spaces that contribute to people’s overall health, happiness, and well-being.39 Such an approach has been an effective tool in mobilizing residents, especially youth, to engage in the process of transforming vacant lots in places, such as the Mount Vernon Park neighborhood of Fort Wayne, Indiana, a community that faces many of the same challenges as Flint’s Eastside. The Tired-a-Lot Studio program is an extension of a faith-based community development organization with an asset-based approach and mission similar to Asbury CDC (see Case Study 11).

TIRED-A-LOT STUDIO Fort Wayne, Indiana47

Tired-A-Lot Summer Design Studio, a 2016 Knight Foundation Cities Challenge Grant Competition recipient, is organized by the Bridge of Grace Compassionate Ministries Center for the Mount Vernon Park neighborhood of Fort Wayne, Indiana. The purpose of this summer camp is to foster civic engagement and to provide an opportunity for area youth to become agents of change in their own community through a process of identifying and creating solutions to address a community need of their choosing. During the summer, high school students from Mount Vernon Park and Greater Fort Wayne participate in a five-week design studio to reactivate vacant green lots in the neighborhood by designing

RECOMMENDATION ACTIVATE A COMMUNITY GATHERING SPACE This recommendation involves identifying a vacant lot, or multiple adjacent lots, within Eastside to transform into a social gathering space for nearby residents. Asbury CDC, along with partner community organizations, could draw on several of the examples presented in this section to activate a space with physical structures that provide an inviting environment for neighbors to meet. Installing semi-permanent structures, such as a pavilion, could create a welcoming place for residents to gather. A public space could also include plantings for aesthetic appeal or space for recreation. Locating this site near existing hoop houses along Jane Avenue could encourage resident engagement with urban agriculture, as well as help buffer nearby houses from any negative effects of the farming operations. Activating a site near an intersection could help increase its visibility within the neighborhood.

CASE STUDY

Figure 4.18: Youth Participating in Tired-a-Lot Studio’s Summer Program46

and creating sculptures, structures, and community gathering spaces with low-cost and discarded materials, such as paint, lumber, pallets, and tires.

Together We Grow: Neighborhood Planning for Community Health in Flint’s Eastside

STRATEGY 4: CREATE COMMUNITY LINKAGES Building on the previous strategy, another approach to addressing vacant space is to focus on creating community linkages. In addition to addressing individual vacant lots, developing physical connections within an area through ‘greenways’ can provide a number of benefits. Greenways are corridors of communal space that allow public access and movement, as well as passive recreation. A greenway can take a variety of forms, but typically provides a clear pedestrian pathway along streets or within residential neighborhoods, linking several formerly vacant lots.48 This strategy prioritizes areas with higher vacancy where larger-scale transformations can take place. When implemented along streets, greenways can incorporate bike and other active transportation facilities, providing safe routes for those not commuting by car. Within neighborhoods, greenways can form walking paths between adjacent vacant parcels, connecting areas otherwise inaccessible along roads. Within Eastside, greenways could provide recreational, physical, and community benefits. They can improve the overall health of residents by offering attractive, affordable, accessible places to bike, walk, and access natural resources.49 Using greenways can encourage a more active lifestyle, reducing related negative

Figure 4.19: Neighbors Creating Rain Garden Adjacent to Greenway in Pittsburgh54

health outcomes such as obesity and high blood pressure.50 They also enhance natural beauty, link areas of the neighborhood, and transform vacant lots into green spaces. Our proposed greenways can contribute to a ‘sense of place’ for the people who live there and also connect the neighborhoods along their paths. Various types of greenways like trailheads, pathways, and other recreational spaces promote community connection while also addressing issues of vacancy and blight.51

Figure 4.20: Representative Image of Greenway55

The highest concentration of vacancy within Eastside exists between Franklin Avenue and the Flint River (see Figure 2.10 in Section II). This area also coincides with the Green Innovation Zones discussed earlier in this section, allowing for more flexible uses on vacant land. Recognizing community assets such as Kearsley Park and Whaley Park, as well as existing urban agriculture initiatives along Jane Avenue, helps inform where potential greenways could maximize neighborhood connections. In addition, linking neighborhood anchors—such as Asbury CDC and the Flint Cultural Center—could be an important element of greenway design. With these considerations in mind, we have identified Iowa Street as a particularly important connection within the neighborhood, wellsuited for greenway improvements. These improvements could include bike paths, signage, and activation of adjacent vacant lots through artwork, natural stormwater management, pocket parks, or other uses. Goal 2: Transform Vacant Spaces

Figure 4.21: Youth Participating in Low-cost DIY Tactics56

Figure 4.23: Example Streetscape Paint57

A secondary greenway along Broadway would offer an east-west connection through Eastside, promoting a physical connection from Franklin Avenue to the Flint River. Since a commercial hub exists near the intersection of Franklin and Davison, the proposed greenways will not only create a connection between key commercial areas and adjacent neighborhoods, but could also increase property values for residences and businesses.52

be done most effectively with community input at the outset of the project. By experimenting with temporary materials, Asbury CDC and partner organizations can incorporate greater resident feedback without the risk of investing heavily in a project that may not be well-placed. This experimental process is an innovative method that gives organizations more flexibility than traditional approaches.53

To identify and transform potential greenways within Eastside, it may be helpful to ‘test’ different pathways with low-cost, temporary materials. Similar to the other activation strategies in this section, locating greenways can

To help guide these projects, an effective neighborhood organization can play a critical role in facilitating a project or larger strategy. Asbury CDC can seek to leverage its relationships with nearby institutions, foundations, the City of Flint, and others to create opportunities for

Figure 4.22: DIY Streetscape Improvement58 Figure 4.24: Sharrows Help to Create Visual Cues & Neighborhood Connections59

Together We Grow: Neighborhood Planning for Community Health in Flint’s Eastside

passionate residents and individuals to work together in advancing vacant space reclamation throughout the neighborhood.

RECOMMENDATIONS CREATE GREENWAY SYSTEM Our recommendation is to create a proofof-concept greenway system that prioritizes the repurposing of streets and vacant lots for pedestrian movement and other alternative uses that could benefit the entire community (see Figure 4.27). This pilot would use the tactics mentioned earlier in this section to clearly mark important links within Eastside, helping to show travel patterns that residents already use and drawing attention to potential extensions to these pathways. Building on some informal streetscape improvements, a pilot greenway system could raise awareness and support for formal changes in the future. An Asbury staff member could facilitate a more structured form of participatory design to engage area youth in a process of reimagining their neighborhood by activating vacant spaces. A design-focused summer camp program would provide a unique opportunity for area youth to

envision and think critically about creating a more vibrant and interconnected community. The purpose of the design camp would be to create not only pathways in the community, but pathways to careers in architecture, design, and neighborhood and city planning.

IMPLEMENT DIY STREETSCAPE IMPROVEMENTS An immediate short-term recommendation is to temporarily test streetscape improvements, such as bike lane markings and high-visibility crosswalks, along Iowa Avenue between Whaley and Kearsley Park and along Broadway Boulevard between Franklin Avenue and the Flint River. Alternatively, the intersection of Franklin Avenue and Davison Road may also be appropriate for this approach to make pedestrian movement easier and safer. This do-it-yourself (DIY) initiative can be a catalytic approach to creating visual, physical, and social connections throughout the neighborhood. With Asbury CDC’s continued relationship with local universities, summer interns could be especially suited to facilitate these activities to mobilize area youth in a process of design-thinking with basic resources, such as paint and stencils.

Figure 4.25: DIY Street Crosswalks Help Slow Traffic and Protect Pedestrians60

Figure 4.26: University of Detroit-Mercy Students Creating Temporary Bike Lane61

Goal 2: Transform Vacant Spaces

Figure 4.27: Proposed Greenways in Eastside

Together We Grow: Neighborhood Planning for Community Health in Flint’s Eastside

ENDNOTES 1

American Planning Association. (2017). Healthy Communities Policy Guide. Retrieved from https://www.planning.org/policy/ guides/adopted/healthycommunities/

Genesee Conservation District. (n.d.). About the District. Retrieved April 9, 2019 from https://www.geneseecd.org/ districtoverview

City of Flint Planning and Zoning. (n.d.). Capital Improvement Plan. Retrieved February 27, 2019 from https://app.box. com/s/tactiwqd1q1mx37qo2g6e6xeinfvk5gn

In 2017, the Flint Planning Commission accepted an updated zoning ordinance which, at the time of writing, the Flint City Council had not yet formally adopted. In this report, we use the 2017 updated zoning as our basis for analysis and recommendations.

The City of Flint’s zoning ordinance defines commercial composting as “a site with more than 1,000 cubic feet of compost” and aquaculture as “the cultivation of marine or freshwater food fish, shellfish, or plants under controlled conditions.”

City of Flint Department of Planning and Zoning. (n.d.). Zoning Code, Section 16. Approved March 28, 2017. Retrieved February 27, 2019 from https://app.box.com/s/tactiwqd1q1mx37qo2g6e6xeinfvk5gn

City of Flint Department of Planning and Zoning. (n.d.). Master Use Table, Planning Commission. Approved March 28, 2017. Retrieved February 27, 2019, from https://app.box.com/s/c4taoxsw0c00w0kgv1vjdwnyxgeykxlu

Genesee County Land Bank Authority, & City of Flint. (n.d.). Flint Property Portal. Retrieved April 9, 2019, from https://gclb. sitecontrol.us/dashboards/flint

The Garden Detroit. (n.d.). Our Organization. Retrieved February 23, 2019 from http://www.thegardendetroit.org/ ourorganization

Detroit Abloom. (n.d.). Our Story. Retrieved February 24, 2019 from http://www.detroitabloom.com/our-story

Detroit Abloom. (n.d.). Honey Bees. Retrieved March 13, 2019 from http://www.detroitabloom.com/bees

Wiesen, A. (2011). Restorative commons: creating health and well-being through urban landscapes. (p. 46). Retrieved from https://www.nrs.fs.fed.us/pubs/gtr/gtr_nrs-p-39r.pdf

Detroit Abloom. (n.d.). [Photograph].

City of Flint Department of Planning and Zoning. (2013, October 28). Imagine Flint: Master Plan for a Sustainable Flint. Retrieved from https://app.box.com/s/pmnylov9ysvcvjkwzp81qgla816hcast, p. 67

ibid.

Iowa State University College of Design. (n.d.). Cultivating Hope Urban Farm. Retrieved March 26, 2019 from http://cdl. design.iastate.edu/cultivate-hope-urban-farm/

CMG Landscape Architecture. (n.d.). City Slickers West Oakland Farm Park. Retrieved March 26, 2019 from https://www. cmgsite.com/project/west-oakland-urban-farm-and-park/

CMG Landscape Architecture. (n.d.). [Graphic].

Dobson, M., & Ryan, J. (2000, January). Trees and Shrubs for Noise Control. Retrieved from https://www.trees.org.uk/Trees. org.uk/files/8c/8c69f212-a82e-424b-96d1-c8ff6dc02403.pdf

ibid.

Iowa State University College of Design. (n.d.). [Graphic].

Regeneration Landscaping. (n.d.). [Graphic].

Iowa State University College of Design. (n.d.). [Graphic].

Genesee County Land Bank Authority, & City of Flint. (n.d.). Flint Property Portal. Retrieved April 9, 2019, from https://gclb. sitecontrol.us/dashboards/flint

Dovey, R. (2018, March 2). Can fighting blight prevent gun violence? Next City. Retrieved April 26, 2019, from https:// nextcity.org/daily/entry/can-fighting-blight-prevent-gun-violence

Bozgo, L., de Wit, J., & Haradon, S. (2006). Genesee County Land Bank Side Lot Transfer Program Evaluation. Retrieved from https://taubmancollege.umich.edu/pdfs/student_work/planning/side_lots_final_completereport.pdf, p.7.

ibid., p. 8.

Genesee County Land Bank. Retrieved March 24, 2019 from https://www.cityofflint.com/wp-content/uploads/VacantProperties-Maintenance-Plan-2017.pdf

Clifford, T. (2018). Detroit Land Bank’s $100 Side-Lot Program hits 10,000 purchases. Crain’s Detroit Business. Retrieved March 11, 2019 from https://www.crainsdetroit.com/real-estate/detroit-land-banks-100-side-lot-program-hits-10000purchases

ibid.

Goal 2: Transform Vacant Spaces

The Land Bank Side Lot Program. (n.d.). Retrieved March 24, 2019 from http://www.thelandbank.org/sidelot.asp

ibid.

Google Street View. (n.d.). [Photograph].

Lots Available. (n.d.). [Photograph] Retrieved from http://www.thelandbank.org/lotsavailable.asp

Genesee County Land Bank Authority, & City of Flint. (n.d.). Flint Property Portal. Retrieved April 9, 2019, from https://gclb. sitecontrol.us/dashboards/flint

Asbury Community Development Corporation. (2018). Asbury Strategic Plan.

Atkinson, S. (2017, July 20). In Flint neighborhood, vacant lots will soon bear fruit. Next City. Retrieved February 26, 2019 from https://nextcity.org/daily/entry/eastside-flint-greenspace-community-garden

Project for Public Spaces. (n.d.). What is Placemaking? Retrieved April 5, 2019 from https://www.pps.org/article/what-isplacemaking

Genesee County Land Bank Authority. (2018). [Photograph].

Sweet Water Foundation. (n.d.). [Photograph].

Pratt, E. (2018, May 24). Harvesting Change [Interview by J. Kim]. Retrieved from http://www.arpajournal.net/harvestingchange/

Sweet Water Foundation. (n.d.). There Grows the Neighborhood. Retrieved February 21, 2019 from https://www. sweetwaterfoundation.com/

ibid.

The Avalon Village. (n.d.). [Photograph].

Tired-A-Lot Studio. (n.d.). [Photograph].

Tired-A-Lot Design Studio. (n.d.). Retrieved April 5, 2019 from https://tiredalot.weebly.com/about.html

Kershaw County. (2013). Kershaw County Bicycle, Pedestrian, and Greenways Plan. Retrieved from http:// eatsmartmovemoresc.org/kershawcounty/files/2013/11/BS-131017_Kershaw-County-Bicycle-Pedestrian-and-GreenwaysPlan-small.pdf

Greater Riverfront East Environmental Network Task Force. (2012). A Vision of Greenways for the Greater Riverfront East District of Detroit. Retrieved from https://www.americantrails.org/images/documents/greenways-plan-east-detroit-2012.pdf

ibid., p. 3.

Michigan Municipal League. (2014). PlacePlan: Grand Traverse Greenway Flint, Michigan. Retrieved from http://placemaking. mml.org/wp-content/uploads/2013/11/flint-placeplan-2014.pdf

Greater Riverfront East Environmental Network Task Force. (2012). A Vision of Greenways, p. 4.

Street Plans Collaborative. (n.d.). Tactical Urbanism Materials and Design Guide. Retrieved February 20, 2019 from http:// tacticalurbanismguide.com/

Pittsburgh City Planning. (2015). Pittsburgh Vacant Lot Toolkit. Retrieved from http://apps.pittsburghpa.gov/dcp/VLTK_12-815.pdf

Rails-to-Trail Conservancy. (2018, October 4). Baltimore Greenway Trails Network lands $250,000 federal grant to close key trail gap. Retrieved from https://www.railstotrails.org/trailblog/2018/october/04/baltimore-greenway-trails-network-lands250-000-federal-grant-to-close-key-trail-gap/

Street Plans. (n.d.). [Photograph].

Street Plans. (2018). [Photograph].

Go Bike Buffalo. (n.d.). [Photograph].

Bickett, S. (2016). [Photograph].

Seattle Bike Blog. (n.d.). [Photograph].

Helms, M. Detroit Free Press. (2016). [Photograph].

Together We Grow: Neighborhood Planning for Community Health in Flint’s Eastside

SECTION V

GOAL 3: STABILIZE AREA HOUSING

Goal 2: Transform Vacant Spaces

Housing in Eastside

GOAL 3: STABILIZE AREA HOUSING Quality and stable housing is an essential component of a healthy neighborhood, as indicated by the Healthy People 2020 social determinants of health.1 In fact, housing is listed as an indicator for two of the five social determinants of health: economic stability and neighborhood and built environment.2 Based on our research, including from the U.S. Census, Flint Property Portal, our own property survey, and conversations with community members, housing conditions in Eastside present an important issue. See Section II for additional background and context. Our strategies focus first on keeping people in their homes by addressing tax foreclosure and critical home repair needs. This includes identifying residents who need assistance and connecting them with resources through direct outreach and community events. Next, we explore ways that Asbury CDC could establish partnerships and directly intervene to improve housing conditions in a specific target area. Stabilizing area housing will not happen quickly, and Asbury CDC cannot tackle this issue alone. By doing what they do best—connecting residents 80

with resources—and partnering with other organizations, Asbury CDC can play a significant part in improving housing conditions in Eastside.

STATUS OF DEMOLITIONS IN FLINT AND EASTSIDE Blighted and vacant properties have created a serious challenge in Flint and Eastside. As noted in Section II: Current Conditions, decades of disinvestment in the Eastside neighborhood have resulted in 1,269 vacant housing units. This vacancy rate of 32.5% was high even when compared to the City of Flint and Genesee County.3 The City of Flint’s 2017 Blight Elimination and Neighborhood Stabilization Plan addressed this issue by creating citywide benchmarks, including:4 • Board 4,235 vacant structures, or one out of every nine houses; • Demolish 5,028 residential structures, or one out of every eight houses; • Structurally and functionally rehabilitate 850 houses.

Together We Grow: Neighborhood Planning for Community Health in Flint’s Eastside

The City of Flint has secured funding from the federal government in the form of Hardest Hit Fund (HHF) relief. Established in 2010, HHF disperses money to states most adversely affected by the housing crisis and Great Recession of 2008.5 Since 2014, the City of Flint and Genesee County have received a combined $67.5 million in HHF dollars through the State of Michigan to support targeted demolition through the Genesee County Land Bank (GCLB).6 At the time of this report, the Hardest Hit Fund program was set to expire on December 31, 2020, with 185 residential properties funded for demolition, and

an additional 182 identified for demolition but not funded.7 Since funding does not exist to demolish all blighted properties within the Eastside neighborhood, Asbury CDC could work with the Genesee County Land Bank to help prioritize demolitions that best align with neighborhood interests. This could include prioritizing demolitions to facilitate transforming vacant spaces with new urban agriculture operations and greenways (see Section IV) or targeting a specific area for housing interventions, described later in this section.

STRATEGIES 1

Address Threat of Tax Foreclosure

Address Critical Home Repair Needs

Establish Target Area for Housing Interventions

We developed these strategies to align with many of the social determinants of health described in Section I. As shown in Figure 5.1, these three strategies address four of the five social determinants of health: economic stability, social and community context, health and healthcare, and neighborhood and built environment.

Economic Stability

Education

Social and Community Health and Neighborhood and Context Health Care Built Environment

Address Threat of Tax Foreclosure Address Critical Home Repair Needs Establish Target Areas for Housing Interventions Figure 5.1: Alignment of Goal 3 Strategies with Social Determinants of Health

Goal 3: Stabilize Area Housing

STRATEGY 1: ADDRESS THREAT OF TAX FORECLOSURE Addressing tax foreclosure in the neighborhood can help Asbury CDC engage with residents and serve as an advocate for vulnerable neighborhood residents. Losing one’s home can negatively affect health and the threat of tax foreclosure is a serious challenge for Eastside. As shown in Figure 5.3, concentrated areas of recent tax foreclosures are dispersed throughout the neighborhood. Engaging with affected residents could connect them with resources to prevent tax foreclosure and make them aware of additional services provided by Asbury CDC. A growing body of empirical research confirms that threat of eviction leads to a wide array of negative health outcomes, both physical and psychological, including poor self-reported health, chronic diseases, high blood pressure, depression, anxiety, psychological distress, and suicide.8 We would expect tax foreclosure for owner-occupied units would carry negative impacts on health similar to those of eviction, with the added consequence of eliminating residents’ ability to own property and generate future home equity. Thus, addressing the threat of tax foreclosure can support Asbury’s goals for improved health and wellness in Eastside.9 Data from the Flint Property Portal and Michigan County Tax Auctions show that tax foreclosure is an issue in the neighborhood. As shown in Figure 5.2, 719 residential properties (24% of the total) in the neighborhood have been subject to tax foreclosure auction between 2014 and 2018. This includes 230 properties in the past two years. Our independent survey of a random sample of neighborhood properties indicated that approximately 28% of the properties listed for auction since 2014 are occupied today. Although this is not a perfect indicator of the prevalence of tax delinquency and foreclosure risk today, it does suggest that a meaningful number of households in Eastside may be threatened by foreclosure in any given year.

Year

Number Listed for Auction

% of Residential Properties

2018

124

4.1%

2017

106

3.5%

2016

159

5.2%

2015

150

4.9%

2014

180

5.9%

5 Year Total

719

23.7%

Figure 5.2: Residential Properties in Study Area Listed for Tax Auction: 2014-201819,20

Asbury CDC should not address this issue on its own. Resources already exist in Flint to help residents address tax delinquency and avoid foreclosure. Genesee County’s Office of the Treasurer recently established a Tax Foreclosure Prevention Program that “seeks to identify and utilize maximum relief mechanisms” to address the issue.10 The program includes a Tax Foreclosure Hardship Policy that allows homeowners who are undergoing “a substantial financial hardship” to postpone tax foreclosure one year.11 Other programs like Step Forward Michigan, offered by the Michigan Homeowner Assistance Nonprofit Housing Corporation in collaboration with the Michigan State Housing Development Authority, and Home Ownership Services, offered by the Michigan Department of Health and Human Services. All of these programs are addressed in greater detail in this section.

Housing Stock in the Eastside Neighborhood

Together We Grow: Neighborhood Planning for Community Health in Flint’s Eastside

Figure 5.3: Concentration of Residential Properties Listed for Tax Sale in 2017 and 201813

Goal 3: Stabilize Area Housing

Assistance Program

Program Details

Hardship Postponement for Homestead Properties15

•

Genesee County Office of the Treasurer

•

Applications become available in early January and are due by the third week in March.

•

Arrangements must be made and approved annually; failure to do so will result in foreclosure.

•

Homeowners may qualify for interest-free loans of up to $30,000 to assist with property taxes.

Step Forward Michigan16 Michigan Homeowner Assistance Nonprofit Housing Corporation; Michigan State Housing Development Authority (MSHDA)

•

Allows for a one year foreclosure postponement for homeowners undergoing “significant financial hardship.”

Loans are forgivable at 20% each year, as long as the property remains the homeowner’s primary residence.

*Federal funding for Step Forward expires on December 31, 2020

•

Loans are completely forgiven if homeowner remains in their home for five years or more after the loan is granted.

Michigan Department of Health and Human Services (MDHHS) Home Ownership Services17

•

Provides a maximum of $2,000 for the combined cumulative total of lifetime Home Ownership Services payments.

Program Qualifications •

Significant financial hardship could include: governmental assistance, low income, a reduction in income, or an increase in expenses.

•

Residents must own, reside, and have a 100% principal residence exemption; or be the legal guardian, conservator, or have power of attorney over the owner/ resident.

•

Michigan residents who are delinquent on property taxes;

•

Own and live in their home;

•

Have less than $10,000 in their bank accounts;

•

Have enough income to pay future property taxes;

•

Had a qualifying event that caused the delinquency.

•

Need cannot be client-caused, defined as when a household fails to pay required payments for the six-month housing period prior to the month of application.

•

Subject to income and non-cash asset limitations.

State Emergency Relief (SER) Funds, accessed through MI Bridges Figure 5.4: Tax Foreclosure Prevention Resources

Together We Grow: Neighborhood Planning for Community Health in Flint’s Eastside

RECOMMENDATIONS IDENTIFY HOMEOWNERS AT RISK OF FORECLOSURE Asbury CDC should first identify properties— especially occupied properties—in the neighborhood that are at risk of foreclosure, and establish a plan for consistent and comprehensive engagement. We recommend that Asbury CDC works with the Genesee County Treasurer’s Office to obtain a list of residential properties currently past due on property tax payments and update this list semi-annually. In addition to providing an idea of who to contact for engagement, this list will help Asbury CDC understand the prevalence of tax delinquency in the neighborhood and decide on the amount of organizational resources to devote to this strategy.

PROACTIVELY DISTRIBUTE INFORMATION TO RESIDENTS Many resources are available for residents facing economic hardship to defer or have property tax liabilities forgiven, such as those resources summarized in Figure 5.4, which includes details on benefits and program qualifications. In Appendix K, we have provided the Genesee County Office of the Treasurer’s Tax Foreclosure Prevention Form, which also provides descriptions and contact information for the organizations referenced herein. A simple way for Asbury CDC to address foreclosure in the neighborhood would be to distribute this

form to at-risk residents either by mail or in person. It should also make the form available to people visiting Asbury Church for its various other programs. Note that the Treasurer’s Office updates the form early in each calendar year.

HOLD ANNUAL WORKSHOPS In addition to contacting residents with information on how to address tax delinquency, Asbury CDC can create new ways to bring residents together with organizations that help in a more direct way. For example, Asbury CDC could bring the relevant organizations together to host a tax foreclosure prevention workshop. Such a workshop could be incorporated into Flint Cares Help Center days to encourage turnout and expand its reach outside the neighborhood. A recent workshop held in Detroit advertised the following benefits:12 • Receive free on-site assistance from qualified professionals; • Determine eligibility to understand options for preventing foreclosure; • Sign up for tax foreclosure postponement; • Create a customized payment plan. Hosting a similar workshop at Asbury CDC would provide residents with a much better chance to connect with resources than simply receiving information—especially those that lack reliable transportation to meet at the organizations’ offices on a face-to-face basis.

Goal 3: Stabilize Area Housing

STRATEGY 2: ADDRESS CRITICAL HOME REPAIR NEEDS Connecting neighborhood homeowners with critical home repair resources presents Asbury CDC with an opportunity to help residents stay in their homes longer. Critical home repair can help to address problems of deferred maintenance— the practice of postponing maintenance activities on such things as central heating or air conditioning systems, windows, and roofs. Such deferred maintenance can negatively impact home values and present real risks to the health and wellness of residents.13 The social determinants of health framework specifically states that homes in poor condition expose residents to hazards like carbon monoxide and lead in paint, pipes, and faucets.14 Background research, site visits, and engagement with residents indicate that this is an issue worth addressing in Eastside. As shown in Figure 5.6, homes in less than “good” condition (as defined by the Flint Property Portal) prevail throughout the neighborhood. In fact, the Flint Property Portal classifies 1,300 properties—over 42% of total residential structures—as being in “poor”

or “fair” condition.15 Homes in “fair” condition typically require only minor repairs like window replacement and missing shingles, while homes in “poor” condition need more extensive repairs like foundation stabilization and roof and siding replacement, as discussed in Figure 5.5.16

RECOMMENDATIONS CONNECT RESIDENTS WITH CRITICAL HOME REPAIR RESOURCES Asbury CDC can contribute to neighborhood housing stability by connecting homeowners with critical home repair resources. Existing housing assistance programs are available to lower-income and elderly residents on the Eastside through organizations like Genesee County Habitat for Humanity and Metro Community Development. Asbury CDC can both connect residents with these resources and partner with those organizations to ensure that resources get appropriately allocated to the neighborhood.

FAIR The building appears structurally sound with minor repairs necessary

POOR The structure may not be structurally sound, and may need major repairs

May have missing, peeling, or cracking shingles and minor sagging

May have missing shingles and sagging. No visible holes or breaks, but tarp may be visible

Foundation

Good shape; no cracking or leaning

May have cracking and leaning

Porch & Steps

May be leaning but attached to the building

May be leaning and detached

Windows

May be boarded; any broken windows are boarded

May be broken; with or without boards

Siding

Intact on at least three of four walls; may need repair or replacement.

May be missing or in need of repair

Painting

Painting may be needed

No fire damage

Minor exterior fire damage

Roof

Fire Damage

Figure 5.5: Characteristics for “Fair” or “Poor” Housing Condition, as Defined in the Flint Property Portal21

Together We Grow: Neighborhood Planning for Community Health in Flint’s Eastside

Figure 5.6: Properties in “Poor” and “Fair” Condition, Eastside, 201723

Goal 3: Stabilize Area Housing

Many programs are available for residents who need assistance with critical home repair issues such as leaking roofs, structural damage, porch repair, electrical, plumbing, HVAC, handicap accessibility, siding, exterior paint, weatherization, and energy efficiency. Figure 5.7 summarizes some resources that we believe could prove useful for residents in the neighborhood, and Appendix L provides a more comprehensive guide to single-family home repair resources that was compiled by the Michigan Economic Development Corporation (MEDC). Asbury CDC could make residents aware of these resource by: • Distributing the MEDC Single Family Home Repair Resources Guide to residents inperson or by mail; • Making the guide available to residents during Flint Cares Help Center events;

ESTABLISH PARTNERSHIPS WITH LOCAL COMMUNITY HOUSING DEVELOPMENT ORGANIZATIONS Flint has two active community housing development organizations (CHDOs), Genesee County Habitat for Humanity and Metro Community Development, that currently provide funding and other support for critical home repairs (see Community Housing Development Organization see page 90). Asbury CDC already has a working relationship with Metro Community Development, and Genesee County Habitat for Humanity has expressed a willingness to partner on this issue.17 Developing strong relationships with these organizations and coordinating with residents through community outreach would help to bring much needed attention and resources to the neighborhood.

• Partnering with Genesee County Habitat for Humanity, Metro Community Development, and local construction companies to host bi-annual workshops to educate residents on critical home repair resources and best practices.

Eastside in Bloom

Together We Grow: Neighborhood Planning for Community Health in Flint’s Eastside

Assistance Program

Program Details

Critical Home Repair Program22

5-year old program that assists homeowners with any repairs that are health or code related such as: roofs, structural damage, porch repair, electric, plumbing, HVAC, handicap accessibility, siding, exterior paint, weatherization, or energy efficiency.

Genesee County Habitat for Humanity

Neighborhood Impact Program (NIP)23,24 Metro Community Development; Federal Home Loan Bank of Indianapolis

Accessibility Modifications Program (AMP)26 Metro Community Development; Federal Home Loan Bank of Indianapolis

Program Qualifications •

3% of repair costs are paid upfront by homeowner.

Available to Flint residents who are current on their property taxes, water bill, homeowners insurance, and are income-eligible based on the current U.S. Department of Housing and Urban Development’s (HUD) limits for 30%80% of area median income (AMI). For example, a family of three in Flint would need a household income between $15,863 and $42,300.25

•

They own the home and live there as their primary residence.

Average award ranges between $10,000-$12,000.

•

Homeowner is required to complete 8 hours of sweat equity (which could include working on Asbury CDC’s farming operations).

NIP provides up to $7,500 to qualifying households for eligible repairs.

•

The property is a single-family home.

•

Household income is at or below 80% AMI, which is $42,300 for a family of three.25

•

Homeowners must have resided in home for no less 18 months (no land contracts).

•

Homeowners must agree to continue to own the house for at least five years after receipt of repair grant.

•

All household members must be 62 years or older, unless a resident under 17 is under legal guardianship of a household member that is 62 years or older.

•

Also eligible if any household member of any age has a permanent disability and is currently receiving permanent disability benefits.

•

Household income is at or below 80% AMI, which is $42,300 for a family of three.

NIP provides grants for eligible improvements, including: HVAC repair/replacement; water system repair; window replacement, and exterior weather-proofing.

Up to $12,000 in grants available to complete accessibility modifications on homes owner-occupied by seniors and persons with disabilities. Up to 50% of the funds requested are eligible for deferred maintenance to roofing, siding and windows.

Figure 5.7: Critical Home Repair Resources

Goal 3: Stabilize Area Housing

COMMUNITY HOUSING DEVELOPMENT ORGANIZATION (CHDO) A critical strategy to improve the housing and economic security of Eastside is to leverage resources available at the federal, state, and local level. Establishing a CHDO provides a nonprofit, community-based, service organization the opportunity to access these vital revenue streams. Asbury CDC should pursue this qualification only when organizational and financial capacity are available, as developing lowincome housing can come with financial risks to the organization. Nonprofits must be sure to conduct feasibility studies before acquiring properties, create strong financial and record-keeping systems, hire knowledgeable and experienced production managers, and solicit performance guarantees from contractors (see Goal 1, Strategy 1). To qualify as a CHDO, organizations must have the following qualifications:27 • Nonprofit status such as 501(c)(3) or 501(c)(4); • Demonstrated capacity to effectively use HOME funds, shown through staff, consultant, or organization experience;

• Inclusion of providing affordable housing in its purpose or mission; • A secular entity or organization; • Compliance with all federal requirements for nonprofits; • A board of directors that includes, reflects, and is fully accountable to community residents who have low incomes, as well as a project advisory committee and public meetings that invite input from residents who are lowincome in the design, development, and management of housing developments; • A minimum of one-third of the board of directors who are 1) residents of a low-income neighborhood, 2) people who are low-income and residents in the CHDO’s boundaries, or 3) elected representatives of nonprofit organizations that represent people who are low-income; • No more than one-third of the board members are public officials or appointed by a for-profit entity.

• A minimum of one year serving the community in some capacity;

Together We Grow: Neighborhood Planning for Community Health in Flint’s Eastside

Housing along Broadway Boulevard

STRATEGY 3: ESTABLISH TARGET AREA FOR HOUSING INTERVENTIONS Strategy 1 and Strategy 2 address the immediate issue of keeping people in their homes by addressing tax foreclosure and critical home repairs. Those should be Asbury CDC’s strategic priorities in the near- and mediumterm. However, as benefits from the strategies proposed in this report come to fruition, the neighborhood could begin to support more resource-intensive housing interventions like rehabilitation, adaptive reuse, and even infill housing construction. Depending on Asbury CDC’s organizational capacity at that time, it could expand its role as a center of connections to bring additional housing investment to the area or potentially engage in housing revitalization projects on its own.

ASBURY STRATEGIC AREA Housing investments should be strategically located in the neighborhood so that they benefit from existing assets and the other projects recommended in this report. For example, renovating homes located along a greenway (see Goal 2, Strategy 4) or expansion of side lot programs (see Goal 2, Strategy 2) would enhance the impact of those projects on the neighborhood. To that end, we identified an area near Asbury Church—referred to herein as the Asbury Strategic Area—in which Asbury CDC could focus its housing initiatives. Figure 5.8 details the criteria and methods we used to determine the location of the Asbury Strategic Area, and Figures 5.9 through 5.11 show its boundaries.

Goal 3: Stabilize Area Housing

The resulting Asbury Strategic Area is a four-block stretch bounded by Broadway Boulevard to the south, East Hamilton Avenue to the north, North Franklin Avenue to the east, and Lewis Street to the west. Its proximity to Asbury Church and the hoop houses on Jane Avenue allows Asbury CDC to be a cohesive presence in the area and play an active role in its revitalization. It is also fully contained in a GN-1 Green Neighborhood, wedged between GI-1 Green Innovation and NC Criteria

Neighborhood Center land uses, providing access to both urban agriculture and retail. Eight of the ten funded-demolition houses in this area are in “poor” or “substandard” condition, but the remaining houses on the block are in fair condition or better (see Figure 5.12). This means that those remaining houses will be good candidates for future rehabilitation or adaptive reuse to host community programs by Asbury CDC or other organizations. Methods

Proximity to Asbury Church and Asbury CDC Properties

Using spatial analysis, our team located housing that is within walking distance (defined for this purpose as one-quarter mile) of Asbury Church and the hoop houses along Jane Avenue.

Publicly-Owned Parcels

To capitalize on ‘low-hanging fruit’ in the housing market, our team considered the prevalence of parcels that can be acquired more easily from the Land Bank.

Housing Conditions

Using the Flint Property Portal, we identified areas with a high proportion of houses in ‘good’ to ‘fair’ condition for future reuse or renovation.

Funded Demolitions

Using the Flint Property Portal, our team considered areas with a high proportion of houses scheduled for demolition, indicating the potential for a more stabilized housing area.

Zoning

Because the approved zoning code allows housing as a primary use only in Green Neighborhood (GN-1, GN-2) and Traditional Neighborhood (TN-1, TN-2) zones, our team prioritized such zones.

Figure 5.8: Criteria and Methods Used in the Creation of the Asbury Strategic Area

Together We Grow: Neighborhood Planning for Community Health in Flint’s Eastside

Figure 5.9: Housing Conditions in Asbury Strategic Area28

Figure 5.10: Publicly-Owned Parcels in Asbury Strategic Area29

Figure 5.11: Vacant and Demolition-Funded Parcels in Asbury Strategic Area30

Goal 3: Stabilize Area Housing

RECOMMENDATIONS USE THE ASBURY STRATEGIC AREA TO CONCENTRATE HOUSING INTERVENTIONS Because of the considerable demands and risks of rehabilitating houses, Asbury CDC should be measured in its approach and have specific goals in mind when approaching partners. Asbury CDC can use an Asbury Strategic Area designation to help attract resources such as grants and partnerships. Initially, this could include petitioning the Genesee County Land Bank Authority (GCLBA) to target demolitions in this area. This approach would hopefully begin the process of directly stabilizing housing without straining Asbury CDC’s operational and financial capacity. A target area would respond to this report’s recommendations in Section IV to help create a comprehensive neighborhood plan (see Vision 2030 in Section VI).

Parcels

103

Vacant

Structure

Good

Fair

Poor

Demolition-Funded

Publicly-Owned Structures

Figure 5.12: Classification of Properties in the Asbury Strategic Area31

REUSE HOMES TO EXPAND ASBURY CDC’S SERVICES As mentioned in Section III, Asbury CDC is exploring new opportunities to grow its services, and extend its reach beyond the walls of Asbury Church and into the community. If it were to pursue a campus plan that included multiple buildings, it might consider adaptively reusing an existing residential structure to house one of the campus functions. Adaptive reuse of a building can be more environmentally and economically sustainable than new construction, as it avoids the costs of procuring new raw materials and transporting them to the site.18 This has the effect of reducing energy consumption and, in so doing, translates to significant financial savings for developers. Several houses in the Asbury Strategic Area are good candidates for reuse, including 1521 Broadway Boulevard and 1605 Broadway Boulevard. The structure at 1605 Broadway Boulevard is a particularly interesting candidate for adaptive reuse because it is situated within the proposed strategic area, is available through the Genesee County Land Bank, has a vacant corner parcel adjacent to it, and has two consecutive adjacent properties with homes on the funded demolition list. An adaptively reused house located off high traffic-volume roads will likely lack the visibility required to sustain a retail business (for example, Asbury Café), so Asbury CDC must carefully consider what types of services would be provided in such a space. The Avalon Village and Brilliant Detroit provide examples of what is possible; the two organizations have adaptively reused existing housing stock to provide healthy meals and homework help to youth in their neighborhoods (see Case Studies 12 and 13 on pages 95 and 96). Such programming is consistent with Asbury CDC’s strategic plan. However, Asbury CDC will need to determine if a new structure is necessary, or if existing facilities in Asbury Church can accommodate these functions.

Together We Grow: Neighborhood Planning for Community Health in Flint’s Eastside

RESOURCE FOR HOMEOWNERS: THE PORCH PROJECT Since 2018, the Porch Project has repaired and beautified 53 homes, responding to a common resident complaint about “porch appeal.”32 The organization partners with faculty at the University of MichiganFlint; Michigan Pride Painting, the Flint Firefighters Union 352, area painters, and others to repair porches and plant flowers in homes. However, the Porch Project changes

THE HOMEWORK HOUSE Highland Park, Michigan

more than just the aesthetics of homes. It works with neighbors through word of mouth to promote neighborliness in the community, engaging with people through “empathy, visibility, and transparency.”33 Asbury CDC can help refer neighbors to the Porch Project through their contact form (www.theporchproject.org) and volunteer to help improve more porches in the future.

CASE STUDY

The Avalon Village is a self-described “sustainable eco-village” being built in Highland Park, Michigan - an area similar to Flint’s Eastside in terms of poverty and vacancy.34 Founder Shamayim ‘Mama Shu’ Harris has been working to transform formerly vacant structures into community assets including: an after-school learning center, an economic development initiative for women entrepreneurs, and a center for holistic healing.35 One such asset, the Homework House, is currently being renovated into a community center where children will receive help with their homework and healthy meals. In addition to providing study space, the house will have a computer lab, kitchen, laundry and shower facilities, and recording studio.36 Figure 5.13: Repurposing Neighborhood Housing at The Avalon Village

Goal 3: Stabilize Area Housing

BRILLIANT DETROIT Detroit, Michigan

CASE STUDY

Brilliant Detroit is working in high-need Detroit neighborhoods to implement evidence-based programs that address education, along with the health and development of children aged up to eight years old and their families. They take a neighborhood-by-neighborhood approach that includes:37 • Renovating a house to make it welcoming and friendly, including adding a community garden and play space; • Enlisting community help to organize and invite neighbors to participate in Brilliant Detroit’s programming; • Creating volunteering and social opportunities at the house to bring active participants and community members together;

Figure 5.14: Brilliant Detroit Community Learning Center

• Partner with organizations to collect data and evaluate the success related to the effort. Brilliant Detroit’s houses become gathering places for the families they serve. In the process, they create opportunities for learning, programming, and activities that foster neighborhood cohesion, personal growth, and human connection.

Together We Grow: Neighborhood Planning for Community Health in Flint’s Eastside

ENDNOTES 1

Healthy People 2020. (2014). Social Determinants of Health. Retrieved April 8, 2019 from https://www.healthypeople. gov/2020/topics-objectives/topic/social-determinants-of-health

ibid.

U.S. Census Bureau. American Community Survey. (2017) 2017 American Community Survey 5-Year Estimates (2013-2017), Table SET95 [Data file]. Retrieved from <https://www.socialexplorer.com/tables/ACS2017_5yr/R12001453>

City of Flint Genesee County Land Bank. (n.d.). 2017 Vacant Property Maintenance Plan. Retrieved March 8, 2019 from https://www.cityofflint.com/wp-content/uploads/Vacant-Properties-Maintenance-Plan-2017.pdf

Genesee County Land Bank. (n.d.). 67.5 Million for Demolition in Flint and Genesee County. Retrieved March 8, 2019 from http://www.thelandbank.org/blightfree.asp

ibid.

U.S. Department of the Treasury. (n.d.). Hardest Hit Fund, Program Purpose and Overview. Retrieved March, 2019 from https://www.treasury.gov/initiatives/financial-stability/TARP-Programs/housing/hhf/Pages/default.aspx

Vásquez-Vera, H., Palència, L., Magna, I., Mena, C., Neira, J., & Borrell, C. (2017). The threat of home eviction and its effects on health through the equity lens: A systematic review. Social Science & Medicine, 175, 199–208. https://doi. org/10.1016/j.socscimed.2017.01.010

Allison, B.-A., & Megan, S. (2018, October 5). The Hidden Health Crisis of Eviction. Retrieved March 13, 2019 from http:// www.bu.edu/sph/2018/10/05/the-hidden-health-crisis-of-eviction/

Genesee County Office of the Treasurer. (2014). Genesee County Foreclosure Prevention. Retrieved from http://www.gc4me. com/departments/treasurer_s/docs/GCT___Foreclosure_PreventionForm.pdf

Genesee County Office of the Treasurer. (2018). Prevent Foreclosure on Your Home. Retrieved from http://www.gc4me.com/ departments/treasurer_s/docs/HARDSHIPPSTPNTAPPLICATION2019.pdf

Office of Councilman Gabe Leland, & United Community Housing Coalition. (2019, April 6). Defend Our Neighbors: Tax Foreclosure Prevention Workshop. Retrieved from https://content.govdelivery.com/attachments/MIDETROIT/2019/04/04/ file_attachments/1187172/April%206th.jpg

Kevin Featherly. (2016). Deferred maintenance for state buildings stirs debate. Finance and Commerce. Retrieved from http://proxy.lib.umich.edu/login?url=https://search-proquest-com.proxy.lib.umich.edu/ docview/1851025057?accountid=14667

Office of Disease Prevention and Health Promotion. (n.d.) Quality of Housing. Retrieved March 20, 2019 from https://www. healthypeople.gov

Genesee County Land Bank Authority, & City of Flint. (n.d.). Flint Property Portal. Retrieved April 9, 2019, from Flint Property Portal website: https://gclb.sitecontrol.us/dashboards/flint

Flint Property Portal defines “Fair” housing conditions as appearing structurally sound with minor repairs necessary and having a foundation that is in good shape. Homes in fair condition might still having roofs with missing singles, boarded windows, siding in need of repair or replacement, and a need for painting. Housing in “Poor” condition may not be structurally sound, and may need major repairs. Foundations may have cracking and the property may be leaning, windows may be broken, siding maybe missing, and painting may be needed.

Kato, M. (2019, March 22). Executive Director of Genesee County Habitat for Humanity. Phone Interview with Commer, D.

Robinson, J. (n.d). 3 Benefits of Adaptive Reuse for Building Projects. Superdraft. Retrieved from https://www.superdraft. com.au/blogs/3-benefits-of-adaptive-reuse

Michigan County Tax Auctions. (2015, 2019). Past Auction Results [Data file]. Retrieved March 7, 2019, from Michigan County Tax Auctions website: https://www.tax-sale.info/pastAuctionsLaunch

Genesee County Land Bank Authority, & City of Flint. (n.d.). Flint Property Portal. Retrieved April 9, 2019, from Flint Property Portal website: https://gclb.sitecontrol.us/dashboards/flint

ibid.

Critical Home Repair. (n.d.). Genesee County Habitat for Humanity. Retrieved March 13, 2019 from https://www. geneseehabitat.org/home-repair.html

Metro Community Development. (n.d.). Michigan | Housing Development. Retrieved May 1, 2019, from Metro Community Development website: https://www.metrocommunitydevelopment.com/housingdevelopment

Federal Home Loan Bank of Indianapolis. (n.d.). Neighborhood Impact Program (NIP). Retrieved May 1, 2019, from https:// www.fhlbi.com/products-services/community-investment-and-housing/homeownership-initiatives/neighborhood-impactprogram-(nip)

U.S. Department of Housing and Urban Development. (2018). FY 2018 Income Limits Summary [Data file]. Retrieved April 16, 2019, from FY 2018 Income Limits Documentation System website: https://www.huduser.gov/portal/datasets/il/ il2018/2018summary.odn

Goal 3: Stabilize Area Housing

FHL Banks Indianapolis. (n.d.) Accessibility Modification Program (AMP). Retrieved March 20, 2019 from https://www. fhlbi.com/products-services/community-investment-and-housing/homeownership-initiatives/accessibility-modificationprogram-(amp)

The Enterprise Foundation. (1999). Understanding the HOME Investment Partnership Program. Retrieved March 30, 2019 from https://www.enterprisecommunity.org/download?fid=4767&nid=3703

Genesee County Land Bank Authority, & City of Flint. (n.d.). Flint Property Portal. Retrieved April 9, 2019, from Flint Property Portal website: https://gclb.sitecontrol.us/dashboards/flint

ibid.

Brown, A. (2019, April 4). How one Flint waitress is helping 53 neighbors fix up their homes. Flintside. Retrieved from http://www.flintside.com/features/meganporchproject.aspx

Heyza, M. (2019, April 4). Founder of Porch Project. Phone interview with Kanevskiy, A and Tzeng, K.

The Avalon Village. (n.d.). About Us [Organization Website]. Retrieved from The Avalon Village website: https:// theavalonvillage.org/about/

ibid.

Brilliant Detroit. (2017). Where We Are [Organization Website]. Retrieved April 28, 2019, from Brilliant Detroit website: http://brilliantdetroit.org/where-we-are/

Together We Grow: Neighborhood Planning for Community Health in Flint’s Eastside

SECTION VI

IMPLEMENTATION

Goal 3: Stabilize Area Housing

IMPLEMENTATION APPROACH Implementing this plan will require strong local involvement and partnerships. Forming a dedicated steering committee, comprised of Asbury CDC staff and committed neighborhood representatives, will be a critical first step. Such a steering committee would increase Asbury CDC’s internal capacity to implement the plan, but additional community and city partners

should also be recruited. With so much to be done, Asbury CDC should support individuals and organizations who have existing passion and expertise and can take ownership of components of this plan. It is also important to build capacity and leadership within the neighborhood that creates a shared sense of ownership in the plan.

COMMUNITY ENGAGEMENT IMPORTANCE OF CONTINUOUS COMMUNITY ENGAGEMENT Effective and inclusive community engagement is a vital component of preparing and updating a community plan to strengthen neighborhood connections. An asset-based approach to community development—in which all community members, organizations, and neighborhood assets are valued—can build significant trust and relationships that strengthen ongoing projects. To that end, we recommend that community engagement continue throughout the planning process, from visioning to adoption and implementation. Community engagement approaches, many of which are provided herein, can be tailored to specifically address the goals of Supporting Organizational Sustainability, Transforming Vacant Spaces, and Stabilizing Area Housing.

COMMUNITY MEETINGS Asbury CDC may hold community meetings to discuss the plan, receive feedback and refine its recommendations. These may be held quarterly to frequently engage with community members and thus sustain relationships. There may be different purposes or themes, to the meetings.

100

For example, there might be meetings regarding: • What produce people would like to be grown; • What classes people would like to attend, such as courses on cooking with fresh produce, how to garden, and home repair; • What Asbury CDC does in Eastside, resources and connections they have, and how people can get involved (a similar event, the “Nutrition, Health, and Wellness Expo,” has been held by Asbury CDC already).

VOLUNTEER EVENTS Asbury CDC could also hold volunteering block parties during which people help to improve Eastside. For example, there could be events with refreshments, games, and music, where neighborhood residents can do things such as help create rain gardens, repair sidewalks, plant flowers, or help their neighbors with yard work. Asbury Church has already held similar events within the church community, such as their ‘Taking it to Your Streets’ event. Asbury CDC can also expand their network of partners within the community by inviting them to all meetings and other events.

Together We Grow: Neighborhood Planning for Community Health in Flint’s Eastside

COMMUNITY SURVEYS Surveys can help to explore what residents of the community know about Asbury CDC, as well as questions on urban agriculture, healthy food access, and food shopping experience. These can be distributed throughout Eastside via doorto-door placement, word of mouth, email, and mail. Surveys are often used at the beginning of a community plan process to gather residents’ opinions and identify community issues. Piloting the survey with small numbers of residents first can help to improve its quality.

SOCIAL MEDIA Another opportunity for community outreach and involvement is to use social media, such as Facebook and Instagram. Asbury Church has a Facebook page, as does the Flint Farming Project, and it may be beneficial to make another

page specifically for Asbury CDC, which could be used to spread awareness and knowledge about the CDC, invite people to meetings and events, distribute surveys, collect comments, and more. An intern would be an ideal person to manage such social media activities.

ASSET-BASED COMMUNITY DEVELOPMENT (ABCD) ABCD builds upon a community’s existing strengths, skills, and capacities in designing and implementing programs. Surveys, for example, can be conducted to assess a neighborhood’s unique assets (see Appendix H for an example survey) and ensure that residents’ voices are heard. Ultimately, this method focuses on the resources of a community rather than approaching community development from a perspective that emphasizes a neighborhood’s challenges or deficiencies.

IMPLEMENTATION PHASING AND PRIORITIES This plan cannot be implemented in its entirety, all at once, or solely by Asbury CDC. Bringing together partners, we recommend the following immediate next steps: • Distribute this report to key community members and partners, which could include UM-Flint, the C.S. Mott Foundation, Ruth Mott Foundation, Eastside Franklin Park Neighborhood Association, and other neighborhood organizations; • Form a steering committe; • Establish a recurring community engagement framework.

Recommendations drawn from the body of this report are organized underneath their larger goals and strategies. We arrange them based on the timeframe of the specific recommendation: Short-term (1-2 years) Medium-term (3-5 years), and Long-term (6+ years). In addition, each recommendation includes relevant information such as partners, relative cost, and examples of community engagement strategies to enhance their effectiveness. These attributes offer a quick reference guide, but please refer to Sections III, IV, and V for more detail.

Prioritization must occur, a timeline must be established, and external partnerships must be nurtured to make meaningful and lasting progress. To that end, the following implementation action plan and matrix provide a roadmap for Asbury CDC’s steering committee and external stakeholders. Healthy Neighborhood Meeting, March 2019

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ACTION PLAN Timeline

Project Recommendations

Report Section and Page Number

Enhance Community Support

Section III; page 35

Incorporate Community throughout Expansion

Section III; page 47

Leverage Staff Talents

Section III; page 35

Test the Market

Section III; page 38

Test Pricing Models

Section III; page 44

Create Youth-Centered Urban Agriculture Programming

Section III; page 48

Strengthen and Vary Demand for Produce

Section III; page 48

Craft the Narrative

Section III; page 52

Provide Technical Guidance to Promote Side Lot Transfer Program

Section IV; page 68

Activate a Community Gathering Space

Section IV; page 72

Implement DIY Streetscape Improvements

Section IV; page 75

Identify Homeowners at Risk of Foreclosure

Section V; page 85

Proactively Distribute Information to Residents

Section V; page 85

Hold Annual Workshops

Section V; page 85

Connect Residents with Critical Home Repair Resources

Section V; page 86

Establish Partnerships with Local Community Housing Development Corporations

Section V; page 88

Ongoing

Short-term (1-2 years)

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Timeline

Medium-term (3-5 years)

Long-term (6+)

Project Recommendations

Report Section and Page Number

Develop Capacity of Board of Directors

Section III; page 36

Partner with Existing Businesses

Section III: page 38

Combine Complementary Services

Section III: page 40

Consider Alternatives to a Permanent Location

Section III; page 43

Identify Revenue Opportunities Beyond Selling Produce

Section III; page 49

Incorporate Brand to Increase Visibility

Section III; page 52

Identify Potential Hoop House Locations

Section IV; page 66

Identify Areas for Other Forms of Urban Agriculture

Section IV; page 66

Create Greenway System

Section IV; page 75

Use the “Asbury Strategic Area” to Concentrate Housing Interventions

Section V; page 94

Reuse Homes to Expand Asbury CDC’s Services

Section V; page 94

Housing in Eastside, April 2019

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IMPLEMENTATION TABLE GOAL 1: SUPPORT ORGANIZATIONAL SUSTAINABILITY Recommendation

Partner/Responsibility

STRATEGY 1: ENSURE ORGANIZATIONAL CAPACITY Enhance Community Support

Residents, Eastside Mission, Franklin Mission, Eastside Franklin Park Neighborhood Association, Broadway Boulevard Franklin Avenue Corridor

Leverage Staff Talents

Asbury CDC Leadership and Staff

Develop Capacity of Board of Directors

Residents, Asbury CDC Staff, Asbury Church Members, Funders, Partners, Members of Business Community

STRATEGY 2: TEST NEW OPPORTUNITIES Test the Market

Asbury CDC, Residents, Metro Community Development, Local Business Leaders

Partner with Existing Businesses (Healthy Corner Store Initiative)

Asbury CDC, Local Corner Stores, Greater Flint Health Coalition, Genesee County Health Department, Flint Genesee Chamber of Commerce, Local Representatives, Mayor’s Office, Michigan Economic Development Corporation (MEDC)

Combine Complementary Services Consider Alternatives to a Permanent Location Test Pricing Models

Asbury CDC, Residents, Local Entrepreneurs, Metro Community Development, Philanthropic Partners, MEDC

Asbury CDC, Residents

STRATEGY 3: EXPAND AND DIVERSIFY URBAN AGRICULTURE OPERATIONS Incorporate Community throughout Expansion

Asbury CDC, Residents

Create Youth-Centered Urban Agriculture Programming

Residents, Flint Community Schools, Mr. Gaines Gardening Program PLUS, Partner Institutions

Strengthen and Vary Demand for Produce

Michigan Farm to Freezer, Local Food Markets, Restaurants, UM-Flint, McLaren Flint, Hurley Medical Center

Identify Revenue Opportunities Beyond Selling Produce

Residents, Local Gardeners and Farmers, Local Food Businesses

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Recomme

endation

Cost

Community Engagement

Timeframe

Invite residents to join committees. Hold quarterly neighborhood meetings. Table at bus stops and block parties.

Ongoing

N/A

Short

Recruit residents who are not affiliated with Asbury Church to join the CDC’s Board of Directors.

Medium

Conduct resident surveys. Discuss business plan with local business leaders. Test new products or services with local residents.

Short

Engage with local corner store owners to discuss the potential for a Healthy Corner Store Initiative.

Medium

$$$

Meet with residents to confirm retail gaps and generate ideas for additional services that Asbury CDC could offer

Medium

$$$

N/A

Medium

N/A

Short

Meet with residents who will be directly impacted by Asbury CDC’s urban agriculture expansion plans. Conduct participatory asse t-base d community de ve lopme nt (ABCD) session/community evaluation.

Ongoing

$$$

Meet with Flint Community Schools to understand how youth programming could complement the district’s curriculum.

Short

Consider marketing a Community Supported Agriculture (CSA) program to the Eastside neighborhood.

Short

$$$

Ask local gardeners, farmers, and entrepreneurs about their ideas for new opportunities.

Medium

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Recommendation

Partner/Responsibility

Recomme

STRATEGY 4: CREATE BRAND IDENTITY Craft the Narrative

Asbury CDC, Consider engaging a branding company with nonprofit experience.

Incorporate Brand to Increase Visibility

Asbury CDC, Edible Flint, and Taste the Local Difference are example organizations that help local farmers markets.

GOAL 2: TRANSFORM VACANT SPACES Recommendation

Partner/Responsibility

STRATEGY 1: PRIORITIZE URBAN AGRICULTURE GROWTH Identify Potential Hoop House Locations

Residents, Genesee Conservation District, City of Flint, Michigan Works, Genesee County Land Bank

Identify Areas for Other Forms of Urban Agriculture

Residents, Edible Flint, Genesee County Land Bank

STRATEGY 2: EXPAND SIDE LOT PROGRAM Provide Technical Guidance to Promote Side Lot Program

Residents, Genesee County Land Bank

STRATEGY 3: ACTIVATE OUTDOOR COMMUNITY SPACES Activate a Community Gathering Space

Residents, Genesee County Land Bank

STRATEGY 4: CREATE COMMUNITY LINKAGES

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Implement DIY Streetscape Improvements

Residents, Asbury CDC Interns, EFPNA

Create Greenway System

Residents, EFPNA, UM-Flint, City of Flint

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Recomme

endation

Cost

Community Engagement

Timeframe

Ask residents to contribute anecdotes that can be used to craft the Asbury Farms narrative.

Short

Post updated branding on social media and other outlets to create excitement about Asbury Farms.

Medium

Cost

Community Engagement

Timeframe

Hold educational community tour of existing hoop house.

Medium

Organize community volunteer day to transform one existing vacant lot.

Medium

Partner with the Land Bank to list Asbury CDC as a resource on side lot mailings.

Short

Partner with residents near Jane Avenue to identify potential locations.

Short

Engage neighbors and local businesses for communal “block party” to test informal street improvements.

Short

Speak with residents near potential greenway paths and collaborate with other community organizations.

Medium

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GOAL 3: STABILIZE AREA HOUSING Recommendation

Partner/Responsibility

STRATEGY 1: ADDRESS THREAT OF TAX FORECLOSURE Identify Homeowners at Risk of Foreclosure

Asbury CDC, Genesee County Office of the Treasurer

Proactively Distribute Information to Residents

Asbury CDC, Local Volunteers

Hold Annual Workshops

Asbury CDC, Genesee County Land Bank Authority, Ge ne se e County Office of the Tre asure r, Me tro Community De ve lopme nt, Ste p Forward Michigan, Michigan Department of Health and Human Services

STRATEGY 2: ADDRESS CRITICAL HOME REPAIR NEEDS Connect Residents with Critical Home Repair Resources

Asbury CDC, Genesee County Habitat for Humanity, Me tro Community De ve lopme nt, Federal Home Loan Bank of Indianapolis

Establish Partnerships with Local Community Housing Development Organizations

Asbury CDC, Genesee County Habitat for Humanity, Metro Community Development

STRATEGY 3: ESTABLISH TARGET AREA FOR HOUSING INTERVENTIONS Use the “Asbury Strategic Area” to Concentrate Housing Interventions

Asbury CDC, Genesee County Land Bank Authority, Genesee County Habitat for Humanity

Reuse Homes to Expand Asbury CDC’s Services

Asbury CDC, Genesee County Habitat for Humanity, C.S. Mott Foundations, Ruth Mott Foundation

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Recomme

endation

Cost

Community Engagement

Timeframe

Work with Genesee County Office of the Treasurer to identify residents who are past-due on property tax payments.

Short

Distribute Tax Fore closure Pre ve ntion form to at-risk residents either by mail or in-person.

Short

Engage with ne ighborhood groups within and outside of Eastside to advertise the workshops.

Short

Proactively engage with known residents living in homes in need of critical repairs, either through mail or ideally in-person, to connect them with resources.

Short

N/A

Short

Surve y re side nts to ide ntify the home s that are the best candidates for demolition.

Long

Establish contact with all residents living in Asbury Strategic Area.

$$$

Seek input from residents and other service organizations to confirm the demand for new services in the neighborhood. Meet with residents who would be directly impacted by new programming for any adaptive reuse projects.

Long

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VISION 2030

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Envisioning the future of the Eastside neighborhood, we hope the strategies and recommendations presented in this report help to guide residents, community organizations, and the wider Flint community in expanding ongoing initiatives and exploring new avenues to create a healthy, vibrant neighborhood. While each of the three primary goals of this report are individually important, they become especially powerful tools for positive change when implemented together. Several strategies within each project goal coordinate with, and reinforce, one other, creating a framework that supports multiple approaches to achieving the overarching goal of community health and wellness.

GREENWAY: Creating a stronger link between areas of Eastside can help connect residents to each other, as well as existing physical assets in the neighborhood. Adapting space along underused roads, and between adjacent vacant parcels, can help form useful pedestrian pathways for neighbors in their daily routines. These connective paths can begin as temporary pilot projects, using inexpensive materials, that become more formalized over time with increased use.

HOUSING FOCUS AREA: Along with neighborhood-wide housing stability initiatives, a more targeted focus on housing improvements along certain blocks can have an amplified positive impact. In coordination with the GCLBA, this process could start with identifying specific blighted properties for demolition. In the long-term, some buildings in these areas could be candidates for rehabilitation and adaptive reuse in the creation of community spaces. These properties could offer essential neighborhood services and act as social gathering spaces for residents.

NEIGHBORHOOD CENTER: Although a primarily residential neighborhood, Eastside contains several key nodes of commercial activity that offer opportunities for retail initiatives. Building on the framework of the Imagine Flint Master Plan, these central connection points could provide a platform for innovative business approaches. These approaches might incorporate multiple neighborhood services—including providing locally-sourced healthy food—into a single location to maximize the use of the space, as well as serving as a center for resident resources and connections.

SIDE LOT EXPANSION: Addressing vacancy throughout the neighborhood requires multiple initiatives, one of which involves coordination with the Land Bank’s ongoing effort to help facilitate and expand the transition of vacant side lots to homeowners. Given the potential negative effects of a single blighted property on a block, the Side Lot Program provides a critical means for residents to cheaply acquire adjacent lots for maintenance and improvements. A local community-based organization can play a crucial role in providing resources about this program and its processes to residents, many of whom have strong ties to the neighborhood and a vested interest in its success.

AGRICULTURE PROJECTS: Aligning with the Imagine Flint Master Plan, areas of concentrated vacancy within Eastside might be viewed not as liabilities, but rather as community assets offering publicly owned land for innovative uses such as urban agriculture. These Green Innovation zones allow more flexible land uses, including largescale farming practices like hoop houses and other structures used for growing produce. Expanding the ongoing farming efforts in the neighborhood, where appropriate, can not only support local, healthy food production but also provide essential spaces and programming for community connection.

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CONCLUSION WHERE TO GO FROM HERE This project provides action-oriented planning recommendations to support Asbury CDC’s mission of improving health and wellness on Flint’s Eastside. Its three goals of supporting Asbury CDC’s organizational sustainability, transforming vacant spaces, and stabilizing area housing support the social determinants of health. We developed this vision through background research, visits to the neighborhood, interaction with Asbury CDC, and engagement with community members, with the goal to present a roadmap for increasing health and wellness in Eastside. But more work must be done to ensure that this vision truly aligns with the interests of residents. Asbury CDC will achieve this vision first and foremost through repeated and thoughtful engagement with neighborhood residents and community stakeholders like Flint Eastside Mission, Franklin Avenue Mission, and Eastside

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Franklin Park Neighborhood Association. Such engagement will allow Asbury CDC to fully understand the neighborhood’s assets, strengthen neighborhood connections, and attract other resources from Flint and beyond. Flint’s Eastside faces many challenges, and there is no cure-all for the forces that contribute to its current conditions. However, the neighborhood has considerable assets and the grassroots energy needed to affect positive change. By working together with its neighbors and partners, Asbury CDC can use the recommendations in this project to further its current initiatives and bring additional support to the neighborhood. In doing so, it can serve a meaningful role in creating an environment where every resident has access to healthy food, a safe home, and a supportive community where they can live and grow.

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APPENDICES A. HEALTHY NEIGHBORHOOD MEETING............................................ 114 B. FOOD BUSINESSES IN NEIGHBORHOOD STUDY AREA................... 118 C. EXPANDED STUDY AREA FOR RETAIL GAP ANALYSIS.................... 119 D. AVERAGE ANNUAL DAILY TRAFFIC VOLUME (BY COUNT DATE)..... 120 E. COMMUNITY ENGAGEMENT STRATEGIES...................................... 121 F. SAMPLE BOARD ASSESSMENT TOOL............................................ 123 G. IMPLEMENTATION STRATEGIES FOR PRODUCE DISCOUNTS......... 127 H. EXAMPLE ASSETS SURVEY.......................................................... 128 I. MICHIGAN COTTAGE FOOD BUSINESS CHECKLIST......................... 133 J. LAND BANK-OWNED HOOP HOUSE EXPANSION SITES.................. 135 K. GENESEE COUNTY TAX FORECLOSURE PREVENTION FORM.......... 136 L. MEDC HOME REPAIR PROGRAMS RESOURCE GUIDE..................... 142

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APPENDIX A: HEALTHY NEIGHBORHOOD MEETING

We invited participants to a Healthy Neighborhood Meeting with a flyer, as shown in Figure A.1, that included the date and location of the meeting, as well as advertise that there would be a drawing for two gift cards, to incentivize attendance. We distributed flyers door-to-door in the neighborhood, gave copies to Eastside Franklin Neighborhood Association, and left additional copies to distribute at Asbury events.

Activity 3 - Mapping Assets and Challenges We asked participants to use colored sticky notes to identify locations of neighborhood assets and challenges on two large maps (see Figure A.8).

For this community meeting, we introduced our project and the objective of the meeting to better understand what resident would like to see in their neighborhood. As participants joined the meeting, they signed in, ate dinner, and completed surveys. We then broke residents into three groups to circulate through the three interactive activities. Activity 1 - Visual Preferences for Neighborhood Amenities This activity showed eight pictures of potential uses of vacant lots (see Figure A.2 and A.3). Each participant received three stickers to place next to the uses they preferred the most. Activity 2 - “I Wish This Was” Inspired by Candy Chang, this activity had included images of a vacant commercial building, a vacant lot, and a boarded house. Participants wrote on sticky notes what they hoped to see for the transformation of these types of properties (see Figure A.5, A.6 and A.7). 114

Figure A.1: Flyer for the Healthy Neighborhood Meeting

Together We Grow: Neighborhood Planning for Community Health in Flint’s Eastside

ACTIVITY 1: VISUAL PREFERENCE

Figure A.2: Visual preference activity with eight pictures of potential uses of vacant lots. Each participant received three stickers to place next to the uses they preferred the most.

Figure A.3: Most Popular Responses for Activity 1

ACTIVITY 2: “I WISH THIS WAS”

Figure A.4: The Candy Chang-style,2,3 “I Wish This Was” activity had three large pictures. These images were a vacant commercial building, a vacant lot, and a boarded house. Participants wrote on sticky notes what they wished the properties were used as.

Figure A.5: Ideas for Vacant Commercial Buildings from Activity 2

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Figure A.6: Activity 2 vacant lot prompt results in word cloud format.

Figure A.7: Activity 2 boarded house prompt results in word cloud format.

ACTIVITY 3: MAPPING

Figure A.8: Activity 3. For this mapping activity, participants were asked to identify neighborhood assets on one map, and challenges on the other. Identified neighborhood assets included food destinations, community gathering spaces, and other community resources. Challenges included locations of high crime, high pollution, and unsound infrastructure.

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RESIDENT SURVEY We asked attendees to complete an eight-question survey about their familiarity with Asbury Church and Asbury CDC and about their food shopping experiences. Results showed that residents are not fully familiar with Asbury CDC and that their food shopping experiences could be improved. Now, just a few questions about yourself. This section is optional, but it would help us better understand what the neighborhood needs and wants.

Eastside Survey

What is the size of your household?

We are a team of graduate students from the University of Michigan partnering with Asbury Church and CDC on the East Side of Flint. Asbury is committed to improving the health and wellness of the neighborhood and the city. Part of this mission includes growing healthy foods and providing them to residents at low cost. As Asbury plans to expand their operations, we would like to know what residents of the neighborhood know about Asbury and their work. Please fill out the following questionnaire and help us grow the Eastside.

1 2 3 4 5 or more How do you travel when you go food shopping?

1 How familiar are you with the work of Asbury Church and CDC? (Mark with one oval) Not familiar

Very familiar

2 How familiar are you with urban agriculture (green houses, hoop houses, raised beds, beekeeping, aquaponics, community gardens, composting? (Mark with one oval) Not familiar

Very familiar

Drive alone Carpool Bike Bus Uber/Lyft Others Are you currently using SNAP benefits to access food? Yes No What are the nearest cross-streets to your home?

3 How would you describe your daily access to healthy foods (vegetables, fruits, nuts, fresh fish)?

Very difficult to access

Very easy to access

4 How would you describe your food shopping experience (travel time, cost, selection)? Very negative

Very positive

ENDNOTES 1. Chang, C. (n.d.). I Wish This Was. Retrieved from http://candychang.com/work/i-wish-this-was/ 2. ibid. 3. LeFevre, C. (2012, May 2). Candy Chang asks: “What do you want In Minneapolis? What do you want in St. Paul?” Retrieved from http://www.thelinemedia.com/features/candychange050212.aspx

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APPENDIX B: FOOD BUSINESSES IN NEIGHBORHOOD STUDY AREA NAICS Industry Group

Business

Address

Distance from Asbury Church

Grocery Stores

Fresh Choice Market Place

1916 Davison Rd, Flint, MI 48506

0 miles

Save A Lot

1918 N Dort Hwy, Flint, MI 48506

1 miles

Kroger

3838 Richfield Rd, Flint, MI 48506

3 miles

ALDI

1054 Center Rd, Burton, MI 48509

2 miles

Meijer

2333 Center Rd, Burton, MI 48519

4 miles

Mister Bread Bakery Outlet

2709 Davison Rd, Flint, MI 48506

1 miles

Mac’s Food Fair

1235 N Dort Hwy, Flint, MI 48506

1 miles

Franklin’s Food Mart

3007 N Franklin Ave, Flint, MI 48506

1 miles

Franklin Mini Mart

2702 N Franklin Ave, Flint, MI 48506

1 miles

Jules Market

2212 Lewis St, Flint, MI 48506

1 miles

Lewis Street Market

2218 Lewis St, Flint, MI 48506

1 miles

Easy Pick Food Shoppe

2318 Lewis St, Flint, MI 48506

1 miles

Quik Stop Food Store

2005 Davison Rd, Flint, MI 48506

0 miles

Davison Road Market

2319 Davison Rd, Flint, MI 48506

0 miles

Walgreen’s

2815 Davison Rd, Flint, MI 48506

1 miles

Citgo

1901 Dort Hwy, Flint, MI 48506

1 miles

Sunoco

2315 Dort Hwy, Flint, MI 48506

1 miles

Admiral

2617 Dort Hwy, Flint, MI 48506

1 miles

Sunoco

4030 Dort Hwy, Flint, MI 48506

2 miles

Marathon

2320 Davison Rd, Flint, MI 48506

0 miles

Dollar General

1717 N Dort Hwy, Flint, MI 48506

1 miles

Family Dollar

3102 N Franklin Ave, Flint, MI 48506

1 miles

Timothy’s Pub

2890 Robert T Longway Blvd, Flint, MI 48506

1 miles

Sports Coupe Restaurant and Lounge

2415 Dort Hwy, Flint, MI 48506

1 miles

AJ Racer’s Sports Bar and Grill

4020 N Dort Hwy, Flint, MI 48506

2 miles

Little Caesar’s Pizza

101 Dort Hwy, Flint, MI 48503

1 miles

Ginaz Kitchen

1401 Dort Hwy, Flint, MMI 48506

1 miles

Rally’s

1914 Dort Hwy, Flint, MI 48506

1 miles

Tim & Paula’s Chilly’s

2017 Dort Hwy, Flint, MI 48506

0 miles

Luigi’s El Toro Restaurant Sports Bar

2132 Dort Hwy, Flint, MI 48506

0 miles

Young Sing Chinese Restaurant

2400 Dort Hwy, Flint, MI 48506

0 miles

Island Fish & Chicken

2602 Dort Hwy, Flint, MI 48506

1 miles

Specialty Food Stores Beer, Wine & Liquor Stores

Health & Personal Care Gasoline Stations

General Merchandise Stores Drinking Places - Alcoholic Beverages Restaurants/ Other Eating Places

Note: North American Industry Classification System (NAICS) groups are the standard classification system used by federal agencies for purposes of categorizing businesses.

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APPENDIX C: EXPANDED STUDY AREA FOR RETAIL GAP ANALYSIS

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APPENDIX D: AVERAGE ANNUAL DAILY TRAFFIC VOLUME (BY COUNT DATE)

Source: Genesee County Metropolitan Planning Commission. Retrieved February 6, 2019 from https://gcmpc.ms2soft.com/tcds/ tsearch.asp?loc=Gcmpc&mod=

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APPENDIX E: COMMUNITY ENGAGEMENT STRATEGIES “Your Neighborhood Planning Prep-Kit,” which is a tool of the Imagine Flint Neighborhood Planning Initiative, provides a comprehensive checklist to conduct community engagement.1 Try to be as clear as possible, and use simple language that everyone can understand. Try to avoid professional phrases and words.2

Asbury CDC can search for partnerships for future community engagement. Some possible partnerships include community and neighborhood groups, educational representatives, non-profit organizations, planning boards, and experts in the target field.

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PROCESS DESIGN AND CHECKLIST BEFORE

• Determine appropriate methods to engage the community. Select appropriate engagement tool: meetings, workshop, focus group, public hearings, panel discussion, open houses, etc. • Determine the level of engagement • Determine the length of the engagement process, and the timeline for activities (time for setting up, activity time arrangement etc.) • Time and location • Determine who need to be engaged and find out the stakeholders, staff, consultants, etc. • Determine the budget • Design for active engagement activities and encourage communication

DURING

• Share current research/statistics and encourage comments • Arrange time appropriately

REFLECTION & EVALUATION

• What have you learned from the engagement • What will you do differently in the future engagement events • Was the chosen location and time appropriate • How and when the feedback/results will be provided

ENDNOTES 1. Your Neighborhood Planning Prep-Kit (2016) Retrieved from: https://app.box.com/s/fjqh0iv2xmp8o4nyn3iq7yqdjspdpxcy 2. Community engagement toolkit (2010). Retrieved from: https://www.n-somerset.gov.uk/wp-content/uploads/2015/11/ community-engagement-toolkit.pdf

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APPENDIX F: SAMPLE BOARD ASSESSMENT TOOL1,2

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ENDNOTES 1. NeighborWorks America. (2019). Board Leadership. Retrieved April 1, 2019, from https://www.Neighborworks.org/TrainingServices/Nonprofit-Leadership/Board-Leadership 2. NeighborWorks America. (n.d.). Board Self-Assessment. Retrieved April 1, 2019, from https://www.Neighborworks.org/ Training-Services/Nonprofit-Leadership/Board-Leadership/Program-Application/Board-Self-Assessment

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APPENDIX G: IMPLEMENTATION STRATEGIES FOR PRODUCE DISCOUNTS While hoop houses offer many benefits— extending the growing period for farmers; providing more local, healthy food options to nearby communities; and offering a space for recreation, volunteer opportunities, and community gathering—they can also have less desirable impacts on their surroundings. Locating a hoop house in a neighborhood might bring with it increased noise and traffic. Some residents might not appreciate the aesthetic appearance of a hoop house on their street. Community engagement is vital to ensuring that residents’ preferences are being heard and incorporated into hoop house construction plans. While much engagement may focus on residents who would live adjacent to a hoop house, residents on the entire block—and potentially further—can also be affected by the construction of nearby hoop houses. In order to acknowledge this impact on nearby residents, express gratitude for a neighborhood block’s cooperation, and further engage residents with community agriculture, Asbury CDC can offer discounts on produce grown in the hoop houses. The organization could also offer other discounts for programs like MyFlintStones or a CSA.

DISCOUNT ELIGIBILITY Identifying who is eligible for discount programs can be done through a variety of methods. If Asbury CDC wants to offer a discount as a way to mitigate less desirable effects of hoop houses to those residents who are most affected, they could offer discounts to residents within a certain distance of hoop houses. Alternatively, Asbury CDC could offer discounts to the entire Eastside neighborhood in an effort to further share the benefits of the organization’s agricultural expansion. The organization could also determine whether residents automatically qualify for a discount or if they must enroll in a discount program (through proof of residence, for example) in order to receive any benefits. Asbury CDC should conduct a financial risk assessment in order to understand which option

is both equitable for neighbors and financially feasible for the organization. Potential eligibility requirements can include: • Residents who live within a designated square foot radius around a hoop house; • Residents who live on the same block as a hoop house; • Residents who live within one more more blocks from a hoop house (effects such as increased traffic may impact neighbors beyond just the block a hoop house is located); • All residents within Eastside; • Any resident who signs up for a discount program—which could require proof of residence in Eastside or within a certain radius of a hoop house.

POTENTIAL DISCOUNT PROGRAMS CSA Discount: If Asbury CDC implements a CSA (Community Supported Agriculture) program, residents can get a percentage or dollar amount discount on a CSA membership. This discount could be for the whole CSA season (for example: 10% off the total season membership from MayOctober) or for each schedule CSA order (for example: $2 off each weekly CSA box). Produce Discount: Offer a percentage discount on produce from the Flint Farming Project wherever Asbury CDC chooses to set up farm stands (this would exclude discounts when purchasing from wholesale clients who carry Asbury’s produce). Asbury CDC could allow residents to purchase produce directly from the farm at any point and offer a resident discount. Alternatively, Asbury CDC could host a “resident farm stand” on a designated day, where they sell produce only to residents at a reduced price. MyFlintStones Discount: Asbury CDC could offer residents a certain number of MyFlintStones tokens for free if they meet the eligibility requirements.

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APPENDIX H: EXAMPLE ASSETS SURVEY As Asbury CDC continues to conduct asset-based community development in the future, it can draw from resources that are already available. The Asset-Based Community Development (ABCD) Institute at DePaul University has a number of tools, resources, and references. Below is an asset survey created by the ABCD Institute, which can be edited to fit a specific context. Specific assets can be altered, highlighted, added, or removed. Reprinted with permission of John P. Kretzmann and John L. McKnight, pp. 19-25, from Building Communities from the Inside Out: A Path Toward Finding and Mobilizing a Community’s Assets, Evanston, IL: Institute for Policy Research (1993).

THE CAPACITY INVENTORY Hello. I’m with (local organization’s name). We’re talking to local people about their skills. With this information, we hope to help people contribute to improving the neighborhood, find jobs or start businesses. May I ask you some questions about your skills and abilities?

PART I -- SKILLS INFORMATION Now I’m going to read to you a list of skills. It’s an extensive list, so I hope you’ll bear with me. I’ll read the skills and you just say “yes” whenever we get to one you have. We are interested in all your skills and abilities. They may have been learned through experience in the home or with your family. They may be skills you’ve learned at church or in the community. They may also be skills you have learned on the job. HEALTH

OFFICE

Caring for the Elderly ________

Typing (words per minute) ________

Caring for the Mentally Ill ________

Operating Adding Machine/Calculator ________

Caring for the Sick ________

Filing Alphabetically/Numerically ________

Caring for the Physically Disabled or Developmentally Disabled ________

Taking Phone Messages ________

Now, I would like to know about the kind of care you provided.

Writing Business Letters (not typing) ________ Receiving Phone Orders ________

Bathing ________

Operating Switchboard ________

Feeding ________

Keeping Track of Supplies ________

Preparing Special Diets ________

Shorthand or Speedwriting ________

Exercising and Escorting ________

Bookkeeping ________

Grooming ________

Entering Information into Computer ________

Dressing ________

Word Processing ________

Making the Person Feel at Ease ________

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CONSTRUCTION AND REPAIR

Building Swimming Pools ________

Painting ________

Carpentry Skills ________

Porch Construction or Repair ________

Roofing Repair or Installation ________

Tearing Down Buildings ________ Knocking Out Walls ________

MAINTENANCE

Wall Papering ________

Window Washing ________

Furniture Repairs ________

Floor Waxing or Mopping ________

Repairing Locks ________

Washing and Cleaning Carpets/Rugs ________

Building Garages ________

Routing Clogged Drains ________

Bathroom Modernization ________

Using a Handtruck in a Business ________

Building Room Additions ________

Caulking ________

Tile Work ________

General Household Cleaning ________

Installing Drywall & Taping ________

Fixing Leaky Faucets ________

Plumbing Repairs ________

Mowing Lawns ________

Electrical Repairs ________

Planting & Caring for Gardens ________

Bricklaying & Masonry ________

Pruning Trees & Shrubbery ________

Cabinetmaking ________

Cleaning/Maintaining Swimming Pools ________

Kitchen Modernization ________

Floor Sanding or Stripping ________

Furniture Making ________

Wood Stripping/Refinishing ________

Installing Insulation ________ Plastering ________

FOOD

Soldering & Welding ________

Catering ________

Concrete Work (sidewalks) ________

Serving Food to Large Numbers of People (over 10) ________

Installing Floor Coverings ________ Repairing Chimneys ________ Heating/Cooling System Installation ________ Putting on Siding ________ Tuckpointing ________ Cleaning Chimneys (chimney sweep) ________ Installing Windows ________

Preparing Meals for Large Numbers of People (over 10) ________ Clearing/Setting Tables for Large Numbers of People (over 10) ________ Washing Dishes for Large Numbers of People (over 10) ________ Operating Commercial Food Preparation Equipment ________ Appendices

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Bartending ________ Meatcutting ________ Baking ________

Repairing Large Household Equipment (e.g., refrigerator) ________ Repairing Heating & Air Conditioning System ________ Operating a Dump Truck ________

CHILD CARE

Fixing Washers/Dryers ________

Caring for Babies (under 1 year) ________

Repairing Elevators ________

Caring for Children (1 to 6) ________

Operating a Crane ________

Caring for Children (7 to 13) ________

Assembling Items ________

Taking Children on Field Trips ________ SUPERVISION TRANSPORTATION

Writing Reports ________

Driving a Car ________

Filling out Forms ________

Driving a Van ________

Planning Work for Other People ________

Driving a Bus ________

Directing the Work of Other People ________

Driving a Taxi ________

Making a Budget ________

Driving a Tractor Trailer ________

Keeping Records of All Your Activities ________

Driving a Commercial Truck ________

Interviewing People ________

Driving a Vehicle/Delivering Goods ________ Hauling ________

SALES

Operating Farm Equipment ________

Operating a Cash Register ________

Driving an Ambulance ________

Selling Products Wholesale or for Manufacturer (If yes, which products?) ________

OPERATING EQUIPMENT & REPAIRING MACHINERY

Selling Products Retail (If yes, which products?) ________

Repairing Radios, TVs, VCRs, Tape Recorders ________

Selling Services (If yes, which services?) ________

Repairing Other Small Appliances ________

How have you sold these products or services? ________

Repairing Automobiles ________

Door to Door ________

Repairing Trucks/Buses ________

Phone ________

Repairing Auto/Truck/Bus Bodies ________

Mail ________

Using a Forklift ________

Store ________

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Home _______

Phone Surveys ________ Jewelry or Watch Repair ________

MUSIC Singing ________ Play an Instrument (Which one?) ________

SECURITY Guarding Residential Property ________ Guarding Commercial Property ________

Are there any other skills that you have which we haven’t mentioned?

PRIORITY SKILLS When you think about your skills, what three things do you think you do best? Which of all your skills are good enough that other people would hire you to do them? Are there any skills you would like to teach? What skills would you most like to learn?

Guarding Industrial Property ________

PART II -- COMMUNITY SKILLS

Armed Guard ________

Have you ever organized or participated in any of the following community activities?

Crowd Control ________ Ushering at Major Events ________ Installing Alarms or Security Systems ________ Repairing Alarms or Security Systems ________ Firefighting

Boy Scouts/Girl Scouts ________ Church Fundraisers ________ Bingo ________ School-Parent Associations ________ Sports Teams ________

OTHER Upholstering ________ Sewing ________ Dressmaking ________ Crocheting ________ Knitting ________ Tailoring ________ Moving Furniture or Equipment to Different Locations ________

Camp Trips for Kids ________ Field Trips ________ Political Campaigns ________ Block Clubs ________ Community Groups ________ Rummage Sales ________ Yard Sales ________ Church Suppers ________ Community Gardens ________

Managing Property ________

Neighborhood Organization ________

Assisting in the Classroom ________

Other Groups or Community Work? ________

Hair Dressing ________

Let me read the list again. Tell me in which areas you would be willing to participate in the future.

Hair Cutting ________

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PART III -- ENTERPRISING INTERESTS AND EXPERIENCE BUSINESS INTEREST Have you ever considered starting a business? Yes _____No _____ If yes, what kind of business did you have in mind? Did you plan to start it alone or with other people? Alone _____Others _____ Did you plan to operate it out of your home? Yes _____No _____ What obstacle kept you from starting the business?

BUSINESS ACTIVITY Are you currently earning money on your own through the sale of services or products? Yes _____No _____ If yes, what are the services or products you sell? Whom do you sell to? How do you get customers? What would help you improve your business?

PART IV -- PERSONAL INFORMATION Name_______________________________ Address _____________________________ Phone ______________________________ Age ________________________________ Sex: F_____ M_______

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APPENDIX I: MICHIGAN COTTAGE FOOD BUSINESS CHECKLIST Michigan Department of Agriculture & Rural Development A.

Checklist for Starting a Cottage Food Business

As a resource and guide for those interested in starting a Cottage Food business in Michigan, the Michigan Department of Agriculture & Rural Development (MDARD) has created the following checklist: Before you start your Cottage Food Business, you should: Read the Michigan Food Law and Food Code to understand food safety, labeling, adulteration and other provisions of the law. Read the Cottage Food FAQs and other information available at www.michigan.gov/cottagefood. Check with your local unit of government to see if there are local regulations (e.g., zoning) that will affect your business. Determine your business structure and needs. You may want to contact your county office, the Michigan Department of Licensing and Regulatory Affairs or a business advisor on specific steps. For more information, see Section 1: Getting Started of the Cottage Foods: Frequently Asked Questions. Determine the tax requirements for your business. You may want to contact the Michigan Department of Treasury or a Certified Public Accountant. For more information, see Section 1: Getting Started of the Cottage Foods: Frequently Asked Questions. Decide where and how you would like to sell your products and contact the market to determine its requirements (e.g., some farmers markets require liability insurance). Before you start producing your Cottage Food products, you should: Follow basic personal hygiene and food safety guidelines for your kitchen. MDARD suggestions:  Clean and sanitize your kitchen (floors, countertops, sinks), utensils, pots/pans, oven, etc.  Wear clean clothes, a clean hat or hairnet, food service gloves and a clean apron.  Take steps to prevent cross-contamination – use clean utensils, mixing bowls, cutting boards, knives, etc., for each food ingredient or product.  Never prepare foods for your family at the same time you are preparing Cottage Foods for your business. Set aside time in your kitchen for Cottage Food preparations only. (more)

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

 

Keep pets and children out of the kitchen during your Cottage Food preparation. If you need to leave your kitchen during food preparation (e.g., to answer the phone, address the needs of a child, run to the store for more ingredients, etc.), remove your apron, gloves and hat before you leave the kitchen and wash your hands thoroughly when you return, before you handle food or food preparation tools. If you are sick, do not prepare food products for your Cottage Food business. It is better to lose a small amount of sales than to cause a foodborne illness outbreak. Store all Cottage Food products and ingredients properly. Keep them at least 6 inches off the floor and away from pests, household chemicals, and damp, insanitary conditions.

Make sure you package your Cottage Food products in sturdy packaging to prevent product contamination. Make sure your product label meets all the requirements of the Cottage Food Law. See Section 3: Cottage Food Labeling Requirements of the Cottage Foods: Frequently Asked Questions. When selling your Cottage Foods, you should: Use safe food handling practices at all times:  When transporting your Cottage Foods, make sure the vehicle is clean and your food products are transported in containers that will keep dirt, dust, bugs or other contaminants away from the food products.  When selling your Cottage Foods at the market, keep your booth clean and clutter-free, and protect your pre-packaged food products from contamination.  If you are serving samples, follow the “Guidelines for Providing Safe Food Samples at Farmers’ Markets.”  Wash your hands often during the market. Emphasize the steps you use to assure food safety as a marketing tool for your products. Consider highlighting the uniqueness of your product/business, and consider developing a logo or brand name for your products. For more marketing advice, visit www.michigan.gov/mdamarketingguide. Maintain good production and sales records for your Cottage Food business. Records can 1) help trace ingredients to their source(s) in case of problems, and 2) help you track your business costs and earnings. Your records should include a list of ingredients by lot code (what you bought, when you bought it, from whom you bought it); and what food product(s) the ingredients were used for. You should also track sales at each market for each product so you can adjust your inventory or switch to markets that will bring a greater profit. We wish you success with your Cottage Food Business! If you have questions about the Michigan Cottage Food Law, please contact MDARD at 800-292-3939 or MDA-Info@michigan.gov. Updated 2/21/14 JMH Source: Michigan Department of Agriculture and Rural Development. (2014). Checklist for Starting a Cottage Food Business. Retrieved from: https://www.michigan.gov/documents/mda/A._Cottage_Foods_Checklist_353382_7.pdf

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APPENDIX J: LAND BANK-OWNED HOOP HOUSE EXPANSION SITES

Source: Genesee County Land Bank Authority, & City of Flint. (n.d.). Flint Property Portal. Retrieved April 9, 2019, from https:// gclb.sitecontrol.us/dashboards/flint

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APPENDIX K: GENESEE COUNTY TAX FORECLOSURE PREVENTION FORM Deborah L. Cherry

GENESEE COUNTY OFFICE OF THE TREASURER 1101 Beach Street, Suite 144 Flint, Michigan 48502-1475

PREVENT FORECLOSURE ON YOUR HOME For 2016 Taxes Homestead Properties Only (100% PRE)

APPOINTMENTS REQUIRED PLEASE CALL

(810) 257-3025

GENESEE COUNTY OFFICE OF THE TREASURER

1101 Beach Street, Suite 144 – Flint MI 48502-1475 Telephone (810) 257-3054 / Fax (810) 257-3885 www.geneseecountytreasurer.com

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2016 LAST DATE TO PAY TAXES IS APRIL 1, 2019 TO AVOID LOSING YOUR PROPERTY

DEADLINE TO RECEIVE A POSTPONEMENT IS MARCH 22, 2019

HARDSHIP POSTPONEMENT FOR HOMESTEAD PROPERTIES The Genesee County Treasurer, Deborah L. Cherry has established a Hardship Policy for a one year foreclosure postponement. This policy allows homeowners who are undergoing a “substantial financial hardship”, such as, but not limited to, governmental assistance, low income, a reduction in income, or an increase in expenses, an opportunity to apply for a one year extension on property foreclosure. Genesee County requires that any person applying for the postponement on a property must own, reside, and have a 100% PRE (Principal Residential Exemption, formerly homestead), or be the legal guardian, conservator, or have power of attorney over the owner/resident. Applications will be available at the Genesee County Treasurer’s Office starting Wednesday, January 2, 2019. Postponement arrangements must be made, and approved, annually by the Genesee County Treasurer’s Office. Failure to make arrangements every year could result in foreclosure and loss of property.

ALL APPLICATIONS MUST BE COMPLETED AND FINALIZED BY MARCH 22, 2019 ONLY FIRST TIME APPLICANTS WILL NEED TO SCHEDULE AN APPOINTMENT. PLEASE CALL (810) 257-3025 Failure to redeem during this period will result in the title of the property passing to the Genesee County Treasurer. PLEASE CALL (810) 257-3025

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APPLICATION INFORMATION REGARDING POSTPONEMENT OF TAX FORECLOSURE The applicant must complete a Petition for Hardship Tax Foreclosure application, as well as, provide the following documents for the Treasurer’s Office review: 1. Picture ID of applicant or, if applicable, picture ID of the person whom the applicant is the guardian, conservator, or has power of attorney over with documentation of the existence of the guardianship, conservatorship or power of attorney relationship. 2. A valid deed or land contract for the premises. (Property must have 100% PRE) 3. Proof of income (e.g., Federal Income Tax Return, Check Stub, Social Security Statement, State and Federal Assistance). 4. Two pieces of current personal mail (utility bills will not be accepted). 5. For first time applicants, a 10% deposit, of the total amount of taxes and interest being postponed, will be required upon approval of the hardship postponement. Prior year applicants are required to fulfill the prior year postponement agreement. Payments must be made by cash, cashier’s check or money order. (Credit or debit cards are also accepted for an additional fee.) To receive a one year tax foreclosure postponement, all applicants MUST be approved by the Genesee County Treasurer’s Office. An applicant may be subject to interview or investigation by the Genesee County Treasurer’s Office or its agents for the purposes of verifying information contained in the application. Postponement arrangements must be made, and approved, annually by the Genesee County Treasurer’s Office. Failure to make arrangements every year could result in foreclosure and loss of property.

Genesee County Treasurer’s Office Hours Monday - Friday 8:00am – 4:30pm Closed Holidays

PLEASE CALL (810) 257-3025

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AGENCIES OFFERING POSSIBLE ASSISTANCE DEPARTMENT OF HUMAN SERVICES – DHS – FINANCIAL TWO DISTRICT OFFICES 4809 Clio Road • Flint MI 48504 • (810) 787-7101 630 S. Saginaw Street • Flint MI 48501 • (810) 760-7300

Visit the closest of the two offices, or office of your current case. Applications are accepted between 8 am –5 pm, Monday thru Friday. For same-day caseworker review, application must be made 8 am – 10:30 am, Monday, Tuesday, Thursday, and Friday. No same-day caseworker review Wednesday. In order to determine if you are eligible for assistance: • Walk-in basis to complete application • There may be assistance through other agencies, but you will be required to first apply for assistance through the SER (State Emergency Relief) program at DHS. • Bring documentation to show pending foreclosure • Proof of all household income for last 30 days • Receipt of last 30 days expenses, outstanding bills • Social security numbers or birth certificates of household members Application at DHS should be made before submitting your application to the Genesee County Treasurer’s Office.

MICHIGAN VETERANS – SOLDIER RELIEF – FINANCIAL ( For War Era Veterans only )

1101 Beach Street • Flint MI 48502 • (810) 257-3068 In order to obtain financial assistance: • Walk-in application assistance: 8 am – 11 am and 1 pm – 3 pm Monday thru Friday • 1st step to obtain assistance decision from DHS • Military discharge papers, DD-214 • Bring documentation to show pending foreclosure, proof of amount owed & postponement agreement • Proof of all household income for the last 30 days • Receipt of last 30 days expenses, outstanding bills & receipts for all bills paid in the last 30 days • Social Security numbers or birth certificates, marriage licenses of adult household members. Birth certificates for under age dependents.

METRO COMMUNITY DEVELOPMENT – FINANCIAL 503 S. Saginaw, Ste 804 • Flint MI 48502 • (810) 767-4622 (Located in the Mott Foundation Building)

• Program to assist senior citizen homeowners living in Genesee County in paying property taxes who have become delinquent and have received a property tax deferral from the Treasurer’s Office. • 5 year low interest loan of 4% to pay delinquent property tax obligations. • Assistance with Step Forward Application for MSHDA funding.

MICHIGAN STATE HOUSING DEVELOPMENT AUTHORITY (MSHDA) MSHDA has funding available in the Helping Hardest Hit Homeowners Fund for homeowners who have suffered a hardship that is preventing them from paying delinquent property taxes. To qualify, homeowners need to: • Live in and own the home as a main residence (land contracts do not qualify for program) • Have sufficient income to stay in the house and keep up on the property taxes going forward • Show that they are behind because of financial hardship Apply directly at MSHDA’s website www.stepforwardmichigan.org or call 1-866-946-7432

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2019

APPOINTMENT DATE ____________ TIME _______ PARCEL NUMBER _______________________

PETITION FOR HARDSHIP TAX FORECLOSURE POSTPONEMENT Name: ________________________________________________________________________ Street Address: _________________________________________________________________ City:_________________________________________Zip:_____________________ Phone Number: ______________________________________________ Postponement of the foreclosure will not affect the county’s right to foreclose the property at a later date if the delinquent property taxes remain unpaid. Are you currently in bankruptcy? YesNo Date Filed _______________ Do you own and reside at the property which is subject to foreclosure?

Yes

Have you applied for a Poverty Exemption with your local City, Township or Village within the last year?

YesNo

Are you, or your spouse, a military veteran?

YesNo

No

 

EMPLOYMENT STATUS AND NAME OF EMPLOYER: EMPLOYED Self  Spouse

EMPLOYER

YesNo_______________________ YesNo_______________________

Please describe your financial hardship:__________________________________________________________ __________________________________________________________________________________________ __________________________________________________________________________________________  ______________________________________________ Signature

________________________ Date

I swear, under the penalty of perjury, that the above information is truthful and accurate, to the best of my knowledge.

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2019 Please list the names and ages of the residents in the household:

RELATIONSHIP TO HOMEOWNER

NAME (LAST NAME FIRST)

__SELF______________________________________________________ ___________________ _____________________________________________________________ __________________ __________________________________________________________________________ _______________________ __________________________________________________________________________ _______________________

_____________________________________________________________ __________________ _____________________________________________________________ __________________

OFFICE USE Documents Needed:  Deposit Amount:__________ Prior Year Paid Picture ID

____Address

Deed/Land Contract

______________________________

Proof of Income

______________________________

Mail

__________DOB

______________________________

Notes_____________________________________________________________________________________________ _____________________________________________________________________________________________

Source: Genesee County Office of the Treasurer. (2018). Prevent Foreclosure on Your Home. Retrieved from http://www.gc4me. com/departments/treasurer_s/docs/HARDSHIPPSTPNTAPPLICATION2019.pdf

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APPENDIX L: MEDC HOME REPAIR PROGRAMS RESOURCE GUIDE

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Source: Michigan Economic Development Corporation. (2016, September 19). Single-Family Home Repair Programs. Retrieved from https://www.miplace.org/globalassets/media-documents/cdbg/single-family-home-repair-programs-resource-guide.pdf

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