Small-lot zoning, the first piece of Project 1,000, goes before Detroit planners November 5

Detroit wants 1,000 new homes in its neighborhoods by 2031, and the zoning change meant to get it started goes before the City Planning Commission on Thursday, November 5.

Mayor Mary Sheffield launched Project 1,000 on October 28, a citywide strategy to deliver 1,000 new infill homes in Detroit neighborhoods by 2031. Under it, every City department that touches a new home, from land and zoning to permits, water lines and blight removal, works from one plan toward one goal.

"Abundant quality housing is key to growing Detroit," Sheffield said in the City's announcement.

## The numbers

By the City's count, Detroit produced 84 new infill housing units in 2024 and 114 in 2025. That count covers new one-to-four family homes, from single family houses and duplexes up to quadplexes, townhomes and condominiums.

Project 1,000 aims for an average of 250 new homes a year. That's more than double the 2025 total.

Big rehabs of vacant homes, those with a permitted value over $100,000, will be tracked but won't count toward the goal. The City permitted 49 of them in 2024 and 37 in 2025.

## What's on the table

The zoning piece, called "Rise and Restore," would allow more small-lot residential construction by expanding allowable lot dimension standards. The City says that would lower costs and speed up the process for home builders by eliminating the need for individual city approvals.

The public hearing notice spells out more. It would update dimensional standards in the R1, R2 and R3 residential districts to make it easier to build single- and two-family homes on vacant lots, and it would rewrite the rules for lots under a certain size threshold.

There's a neighborhood detail in there, too. Existing nonconforming homes that are damaged or destroyed could be rebuilt within a specified timeframe, as long as the rebuild doesn't increase gross floor area.

"Builders shouldn’t have to guess what a lot allows or wait months for a permit," said Benita Miller, Detroit's Senior Director of Planning Strategy and Operations.

## After the hearing

If it's approved on the current schedule, developers could use the new standards as early as the first quarter of 2027, pending City Council approval. Zoning text amendments need Council approval after a public hearing and a report and recommendation from the Planning Commission.

Two more pieces follow. The Housing and Revitalization Department and BSEED are building a library of pre-approved home designs, with initial plans expected in early to mid-2027.

The department will also bundle Detroit Land Bank Authority lots with subsidies for developers in targeted areas. The City is piloting that approach in the current North Corktown RFP using U.S. Department of Housing and Urban Development funds, before issuing two new RFPs in 2027.

## How to weigh in

The commission's regular meeting starts at 5:00 PM. It's in the Committee of the Whole Room, 2 Woodward Avenue, Suite 1300. The hearing notice lists the small-lot hearing at 6:00 PM.

The notice says "All interested persons are invited to be present and be heard as to their views." You can join on Zoom with webinar ID 963 5559 3579, or by phone. Written comments can go to [email protected].

The full draft amendment, dated October 23, 2026, is posted on the meeting page.