Stafford House Inc. asked the Detroit Planning & Economic Development Standing Committee on May 8 for a 12-year Commercial Facilities Exemption certificate for its renovation of 9301 Oakland Avenue in the city’s North End.

The project will rehabilitate a roughly 10,098-square-foot, two-story commercial building into 10 residential units above four ground-floor commercial spaces and estimated $3,200,000 in total capital investment, project representatives said. City staff told the committee the commercial portion of the work qualifies for the Commercial Facilities Exemption Act (Public Act 255 of 1978) and recommended a 12-year certificate based on an underwriting and net fiscal-impact analysis.

City staff and the developer said the financing stack is mostly grant-driven. “Financing for this project is comprised of 47% grant funding, 11% equity, and 42% debt,” a city presenter said. The assessor’s office letter dated Jan. 8, 2025, found the project eligible. Staff presented tax estimates showing current taxes on the property at about $183; projected post-construction taxes of about $17,895; and, after the proposed abatement, an effective tax-on-improvements of roughly $186. City staff presented net-benefit calculations; during the hearing two different net-benefit figures were discussed in presentations to the committee (staff figures ranged from about $83,631 to $98,758 over 12 years). The city’s recommendation was to approve the certificate for the commercial portion only.

The developer and project representatives described planned uses for the ground-floor commercial spaces: a community-minded coffee shop, Next Level Engineering (a Black-owned engineering firm that plans automotive-technology training), and Blue Car (the Detroit Public Schools after‑school contractor). Patricia Dockery, executive director of Stafford House, said the rehabilitation will preserve a 100-year-old neighborhood landmark, add small workforce-focused housing, eliminate blight along the Oakland commercial corridor, and provide workforce-development opportunities for local youth.

Members of the public spoke both for and with questions about the project during the 10:05 public hearing. Supporters said the redevelopment will help a struggling commercial corridor; other callers urged more ambitious stormwater treatment and stronger assurances that rents and commercial leases remain affordable after the abatement expires. Cindy Dara asked whether the project had considered solar hot water on the roof; several callers sought more detail on drainage and long-term affordability; others praised the reuse of historic materials.

Council Member Leticia Johnson thanked the developers and staff but pressed them on stormwater management and long-term affordability after year 12, and asked whether the project had incorporated universal-design elements beyond the commercial grant. Developers said they are installing new drainage and energy-efficiency measures, and that the commercial spaces will be ADA accessible. They also said the ADA accessibility grant obtained for the project applies only to the commercial spaces; the residential second floor currently does not include an elevator and therefore does not meet full residential ADA access, though developers said two fully accessible units will be provided and the remainder will follow “type B” universal-design measures. Project representatives and Housing & Revitalization Department staff agreed to follow up to explore additional accessibility and funding options.

Given the outstanding questions on residential accessibility and the possibility of grant funding or other mechanisms to add an elevator or other modifications, Council Member Johnson moved to bring line item 5 back as a line item in one week to allow HRD and Detroit Economic Growth Corporation staff to confer with the developers. The committee voted to continue the item for one week. No final certificate was adopted at the May 8 meeting.

What’s next: The committee continued the public hearing and asked HRD and DEGC staff to meet with Stafford House’s team to review options for additional accessibility improvements and to report back when the item returns to the committee.