Dearborn Heights' Consolidated Plan is a comprehensive planning tool for the City to meet their development goals when applying for Federal funds under various formula grant programs offered by the Department of Housing and Urban Development.

Action Plan

The Consolidated Plans presents a strategic plan for housing and community development. It includes a One-Year Action Plan for spending approximately $1,664,030 in Community Development Block Grant (CDBG) funds and program income during the 12 months starting July 1, 1995. These funds will be spent primarily on housing rehabilitation, a recreation facility and infrastructure improvements.

Citizen Participation

A public hearing was held in February, 1995 to obtain citizen input on the needs and priorities that the Consolidated Plan should address. No comments were received. A summary of the plan was also published in the local newspaper soliciting comments on the proposed plan, with none being received.

The City of Dearborn Heights is approximately 12 square miles in size with a population of 60,838 based upon the 1990 Census. The majority of the structures with the City were built during the 1950s and 60s. It is principally a residential community limited industrial development. Employment is anticipated to continue to expand; growth is expected to occur in the service and the non-manufacturing segments of the economy where wage levels have traditionally been lower. The City is expected to attract new residents, in particular families with children, due to the reputation of the school system and the variety of available housing types.

Conditions

The population has been declining since 1970. The reduction totaled 12,363 persons from 1970 to 1980 with a further loss of 6,868 by the 1990 census. Although the decline has been significant, it can largely be attributed to family maturation, with children leaving home, leaving the parents as "empty nesters."

Housing Needs

Approximately 32.6% of the 3,705 renters in the City fall at or below 50 percent of the median income. The majority of these households are elderly or small family. Over 60% of these have a cost burden greater than 30 percent of mean family income. Approximately 15.6 percent of homeowners fall at or below 50 percent of median income, over which over half would be considered as having a cost burden.

Market Conditions

There are 23,939 housing units in Dearborn Heights, of which 89.1 percent are single family homes. The single family market is extremely strong, which almost eliminates the possibility of owner units being converted to rental. The blended vacancy rate reported by the 1990 census was only 2 percent.

Affordable Housing Needs

The primary needs for affordable housing are in keeping owner-occupied units up to standard where the owner can not afford necessary maintenance and upgrades, and maintaining a supply of affordable rental housing.

Homeless Needs

While the 1990 census reflects zero homeless for the City, contacts with various organizations reflect six Dearborn Heights residents who sought shelter while an additional 78 City residents sought shelter from domestic violence.

Public and Assisted Housing Needs

The City does not have any public or assisted housing units. It does, however, have Section 8 Certificates and Vouchers administered through the Plymouth Housing Commission. A waiting list currently has 1500 names on it.

Barriers to Affordable Housing

The primary barrier to increasing the supply of affordable housing is the lack of vacant land for new construction. Surplus land within the City may not be suitable for residential use, but the City will consider selling it to a private developer and using the proceeds to assist other housing efforts. Furthermore, the City is encouraging-fill developments on vacant residential lot and will consider making revisions to local ordinances to provide or expand multi-family dwellings through conversion of existing structures.

Fair Housing

The Impediments to Fair Housing study did not identify any significant issue requiring the City's action.

Lead-Based Paint

Since the majority of housing units were built in the 1950s and 60s, it is assumed that lead based could be present in many of them, but not to the extent as in communities with pre- 1950 housing. For this reason, the City's efforts will concentrate on delivering information to its residents on possible hazards. This will be done through the City's cable system, CDBG news letter as well as the rental referral and housing rehabilitation programs. The later program will incorporate abatement measures.

Community Development Needs

Identified needs included infrastructure improvements in a commercial zone and improvements to recreational and senior center facilities.

Coordination

The City will continue to integrate programs and services with various community service agencies. It will work with these agencies in applying for additional grant funds and special resources which will help meet specified housing needs. Special emphasis will be placed on assisting private, public and non-profit agencies in applying for funds for which the City itself is ineligible.

Housing and Community Development Objectives

The primary objectives during the Consolidated Plan period involve expanding the supply of affordable housing, maintaining existing housing stock, upgrade infrastructure in low and moderate income areas and providing recreational and senior service facilities.

Housing and Community Development Priorities

• Expand affordable rental housing opportunities through rehabilitation of existing housing stock.

• Increase housing alternative for elderly, low-income families, persons with special needs and the homeless.

• Identify available resources.

• Identify and reduce barriers to development of affordable housing.

Non-Housing Community Development Priorities

• Support recreational facility in the southern half of the City.
• Improve existing senior citizen facilities.
• Improve commercial area along Van Born road.

Anti-Poverty Strategy

The City's strategy emphasizes disseminating information on various aid programs to eligible individuals and addressing affordable housing concerns. It also envisions working with local groups to apply for programs for which the City is not eligible. Finally, through its tax increment financing district the City continues to stress economic development to generate jobs.

Housing and Community Development Resources

Resources are limited to available Community Development Block Grant funds. Other funding will sought as it becomes available, but was not included in the plan because of uncertain availability.

Coordination of Strategic Plan

The City will continue to integrate programs and services with various community service agencies. It will also work with these agencies in applying for additional grant funds and specials resources which will help meet specified needs.

Description of Key Projects

1. Housing Rehabilitation - Provides low interest loans to owner occupants to bring homes up to City code.
2. Recreation Bond Program - Payments on the new Richard A. Young Recreation Center.
3. Senior Center Improvements - Improve centers by completing mandated Americans with Disabilities Act improvements.
4. Van Born Road Commercial Improvements - Installations of splash guards and sod along Van Born Road from Southfield Road to Telegraph Road.

Maps

MAP 2 depicts points of interest and low-moderate income areas.

MAP 3 depicts points of interest, low-moderate income areas, and minority concentration levels.

MAP 4 depicts points of interest, low-moderate income areas, and unemployment levels.

MAP 5 depicts points of interest, low-moderate income areas, unemployment levels, and proposed HUD funded projects.

MAP 6 and MAP 7 depict points of interest, low-moderate income areas, unemployment levels, and proposed HUD funded projects within different neighborhoods.