Redevelopment : Detroit Development News

The little things are starting to add up to a high quality of life at the Knicker Bocker Apartments in Midtown.

The 1920s-era apartment building at Cass Avenue and Canfield Street has undergone a number of small improvements over the last year. The underlying theme of these improvements consists of a heavy emphasis on the exterior aesthetics and functionality.

"We want to beautify that corner," says Raymond DeBattes, manager of the Knicker Bocker Apartments. "We want to participate in the progress that is taking place in Midtown."

DeBattes and Corin Blust, also a manager of the building, have been spear heading the improvements, which include installing a contemporary bench in the vacant lot next to the building, tuck pointing the brick exterior, laying down several yards in the parking spaces and alleyway behind the building and removing the old chain-link fence in front of the building.

"It looks much better with the fence gone," DeBattes says. He adds that its removal helps make the building more welcoming and increases the sense of community.

DeBattes and Blust plan to add more landscaping improvements this spring and summer. The duo are not doing this to up occupancy. Every one of the Knicker Bocker Apartment's 22, one-bedroom apartments is leased and demand for housing in the greater downtown area, especially Midtown, has been growing.

Source: Raymond DeBattes, manager of the Knicker Bocker Apartments
Writer: Jon Zemke

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Detroit Public Schools wants you to redevelop one of its historic schools into neighborhood mainstays that will serve as community assets for the next century.

The school district recently held a redevelopment conference at the Sacred Heart Major Seminary in Boston Edison promoting the redevelopment of the dozens of closed schools across the Motor City it wants to see redeveloped. The underlying theme of the conference centered around words like flexibility, solutions and thinking outside the box.

"We hope the next class of buyers are in this room today," Roy Roberts, emergency manager of Detroit Public Schools, said at the event.

The school district has already sold 25 of its buildings, creating almost $11 million in new revenue. Some of those success stories include the Burton School on Cass Avenue in Midtown which became creative space for entrepreneurs among other uses. Old Redford High School is also in the process of being redeveloped into a new Meijer superstore.

Detroit Public Schools currently has 85 properties (both old schools and vacant land) that are available for redevelopment. Those properties represent 863 acres of land and 45 million square feet of space. There are four large parcels that are each larger than five acres. The Archdiocese of Detroit also took the opportunity to promote the redevelopment of the closed schools and churches it is trying to sell in Detroit.

City of Detroit officials are working closely with both the school district and archdiocese to find viable futures for these buildings. The city is open to a number of uses as long as they compliment the surrounding community (no industrial parks in the middle of a neighborhood) and is ready to be flexible to find a solution.

"We are so flexible and open at this time." Karla Henderson, planning and facilities group executive for the city of Detroit, said at the event. "We want to think outside the box."

For information on the properties available at Detroit Public Schools, click here, and for information on properties available at the Archdiocese of Detroit, click here.

Source: Roy Roberts, emergency manager of Detroit Public Schools and arla Henderson, planning and facilities group executive for the city of Detroit
Writer: Jon Zemke

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Plans are in the making for the development of the former Michigan State Fairgrounds. The state of Michigan Land Bank Fast Track Authority (MLB) has approved and issued a Request for Proposal (RFP) for the area.
 
"This represents another in a series of positive moves forward for Detroit," said Gov. Rick Snyder in a press release. "The state is committed to working cooperatively to rehabilitate this unused property into a robust economic driver for the city, its residents and the region."
 
The RFP is a three-step process that gives prospective develops approximately 60 days to submit their proposals for review by the MLB Board of Directors. The first step of the RFP for the former fairgrounds will remain anonymous ensuring that the MLB can focus on the best use of the 160-acre property. It’s an open ended RFP, allowing for a range of proposals with the exception of casinos, racetracks, prisons or railroad freight yards.
 
"The Michigan Land Bank is looking forward to working with the advisory committee and the developers in order to restore the former State Fairgrounds property to productive use for the state and city of Detroit," said Kim Homan, Land Bank Fast Track Authority Executive Director.

Source: Kathy Fagan 
Writer: Leah Johnson 
 

What is arguably the ugliest piece of architecture on Wayne State University's campus is starting to come down this spring, the white, plastic canopy at the corner of Cass Avenue and Ferry Street.

The university is restoring the facade of its facilities management building at 5454 Cass. The project will include restoring the 2-story building's original early 20th Century facade, repairing the sidewalk and installing a new canopy, replacing the decades-old plastic overhang that Wayne State University's Ned Staebler describes as "whale tusk" architecture.

"We're also looking at the building next door (where most of the plastic canopy stands)," says Staebler, vice president for economic development at Wayne State University. "People ask why don't we take down the whole thing? We can't because we don't own the building (at the corner of Cass and Ferry)."

That doesn't mean Staebler and the university don't want to do it. They are in talks with the building's owner to find more solutions that would remove the "whale tusk" canopy and replace it with something that fits the block's original architecture. Staebler hopes to reach some sort of resolution by the end of the year.

A facade-improvement grant from Midtown Detroit Inc helped make the initial canopy removal possible. The university is working on obtaining architectural drawings for the new facade for its facilities management building. Staebler hopes to have the entire facade renovation done by this fall, allowing the building to shine in its original state.

"When we took off the section of the awning we were really struck by how different the building looks," Staebler says. "The architecture detail and how much of a difference there is between the 1- and 2-story buildings is big."

Source: Ned Staebler, vice president for economic development at Wayne State University
Writer: Jon Zemke

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The parking garage in the First National Building, 660 Woodward Ave, in downtown Detroit is receiving decades worth of overdue TLC this summer.

Bedrock Real Estate Services, the real-estate management art of the Quicken family of companies, is spending $4.5 million to upgrade the 420 spaces in the multi-level parking garage on the back of the skyscraper overlooking Campus Martius. The turn-of-the-century building's parking garage hasn't received any significant improvements in about 20 years.

"We are literally gutting out whole floors of the garage and putting new structural supports in," says Lynnette Boyle, senior property manager with Bedrock Real Estate Services. "It's really quite the undertaking."

One of the biggest improvements is to the parking garage's lighting systems. Bedrock Real Estate Services is swapping out older bulbs with far more energy efficient induction lighting fixtures. The First National Building's new parking garage lighting system is expected to last 10 times as long as the one it is replacing and use only half of the energy.

A grant from the city of Detroit's SmartBuilding's program is helping make this project possible. Work on the parking garage began last November and is expected to finish up by the Fourth of July.

Source: Lynnette Boyle, senior property manager with Bedrock Real Estate Services
Writer: Jon Zemke

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Quality of life for students and staff at the University of Detroit Mercy's main campus is about to take a big step forward this fall thanks to a newly renovated dinning hall.

The Catholic university is investing $750,000 to expand the current facility on the school's main campus at the corner of Livernois and McNichols avenues. The new dining hall will feature a variety of stations where different kinds of food will be prepared in front of the patrons.

"You can choose to pick to eat at a different restaurant each day," says Tamara Batcheller, associate vice president for facilities management at the University of Detroit Mercy. "That's the concept."

The current dining hall was built in 1969 and hasn't received a major upgrade since its opening. The newly renovated dinning hall will be able to accommodate more people, upping the capacity from 250 people to 320 patrons. The renovation will also open up the dinning hall, giving users views of the Fisher Fountain in the middle of campus.

Construction is set to begin this summer and be done by the time students arrive on campus for the fall semester.

Source: Tamara Batcheller, associate vice president for facilities management at the University of Detroit-Mercy
Writer: Jon Zemke

Read more about Metro Detroit's growing entrepreneurial ecosystem at SEMichiganStartup.com.

The first installment of the 2012 Tashmoo Biergarten kicked off last weekend in Detroit's Villages.

The initial community outdoor beer drinking extravaganza at 1420 Van Dyke was a tester for this year's round of events, which will be begin in earnest this fall. "This was a one-weekend spring fling," says Aaron Wagner, co-founder of Tashmoo Biergarten.

Wagner participated in the initial class of the BUILD program at D:hive, which teaches local residents the basics of starting a business and organizing an initiative. Wagner and his fellow co-founder, Suzanne Vier, are looking at expanding the Tashmoo Biergarten this year so nonprofits and other community groups could use Tashmoo's expertise to host their own biergarten parties.

"We're looking at doing a pop-up biergarten in a box," Wagner says.

Tashmoo Beirgarten got its start last fall as a way to build community and buzz in the Villages area on Detroit's East Side. The duo took over a vacant lot, fenced it off and built picnic tables out of old doors, creating a space to serve high-quality beer and for locals to congregate. The mixture proved to be an instant hit with hundreds of participants at a handful of events last fall.

Wagner and Vier plan to do a repeat performance this fall and are also looking at expanding the idea to other neighborhoods in Detroit.

"We're definitely looking at it," Wagner says. "Nothing is set in stone."

Source: Aaron Wagner, co-founder of Tashmoo Biergarten
Writer: Jon Zemke

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The rebirth of the Art Deco apartment buildings along Palmer Park begins with the restoration of the La Vogue.

The circa-1929 apartment building at 225 Merton (closest to Woodward Avenue on Merton) is arguably the most architecturally distinctive building in a historic district filled with them. The four-story beauty was designed by Cyril Schley in different architectural styles that were popular in the early 20th Century. There are hints of Tudor-revivalism in the exterior with intricate tile and brickwork but has a common area at the entryway that screams Art Deco.

The La Vogue started to show its age in recent decades until it was purchased by Shelborne Development, an Indian Village-based company controlled by Kathy Makino-Leipsitz and Mark Leipsitz, in 2008. They spent four years putting together the financing to make the $6 million restoration a reality, patching together historic tax credits, brownfield tax credits, funding from the federal stimulus package and a number of other economic tools.

To make the building financially viable, Shelborne Development shrunk the 44,000-square-foot structure to 41 units, creating larger apartments with more modern conveniences while maintaining the building's historic character. Downtown Detroit-based EBH Inc did the redesign of the La Vogue.

"When we talk about a gut-job rehab, this is a gut job rehab," Kathy Makino-Leipsitz says. "We went to the studs. This has blown-in insulation and new windows."

The units also utilize high-efficiency furnaces, energy start appliances, and a number of other green features. There are also modern, durable amenities, such as granite countertops and new cabinets. The Makino's refinished the apartments' hardwood floors and preserved the entryway's rich Art Deco designs, such as its ceilings, elevator and front doors.

"We wanted to preserve what it looked like in the 1920s," Mark Leipsitz says. "We want to emphasize the existing architecture with new materials."

The La Vogue will include a mix of both affordable and market-rate housing. The apartment prices will range from $434 for a one-bedroom unit to $800 for a three-bedroom unit. Heat and water will be included with the rent. The Makinos have also purchased a vacant lot behind the apartment building on McNichols that they plan to turn into gated parking.

The building is set to welcome its first residents in early June. Shelborne Development has attracted four-times the number of applications as units available, including twice as many that qualify for affordable housing. The company expects to open the La Vogue to full occupancy this summer.

Source: Kathy Makino-Leipsitz and Mark Leipsitz, co-developers of the La Vogue
Writer: Jon Zemke

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Shelborne Development expects to bring two more Palmer Park apartment buildings online soon with Palmer Lodge and the Seville Apartments next on deck for a complete restoration. Work is currently ongoing at the two buildings and approaching a finish.

"Both will be online by the end of the year," says Kathy Makino-Leipsitz, who co-owns Shelborne Development with her husband Mark Leipsitz.

Palmer Lodge is the large, four-story apartment building overlooking the southern tip of Palmer Park at the intersection of Woodward Avenue and Covington Drive. The Tudor-Revival was designed by Weidmaier and Gay and built in 1925 at 225 Covington. Indian Village-based Shelborne Development is redeveloping it into 54 apartments and space for up to two businesses in its basement, such as a coffee house or martini bar.

The Seville Apartments, a stately brick building located at 750 Whitmore, is also being redeveloped into 16 apartments. The four-story structure stands sentinel at the corner of Third Avenue and Whitmore Street and has been vacant for years. Shelborne Development is redeveloping both buildings with a bevy of green and modern features like new Energy Star appliances, high-efficiency furnaces, insulation and granite countertops. It is also preserving the historical character of the buildings' exteriors and entrances, among other features.

"It's a brand new unit in the envelope of a historic building," Kathy Makino-Leipsitz says.

Shelborne Development has been working on redeveloping the Seville Apartments and Palmer Lodge since 2008, utilizing a tool box of economic tools such as historic tax credits, brownfield tax credits and federal stimulus funds. The apartments will be made available for both affordable and market-rate housing.

Source: Kathy Makino-Leipsitz and Mark Leipsitz, co-developers of the La Vogue
Writer: Jon Zemke

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Kathy Makino-Leipsitz and Mark Leipsitz don't just have a vision for the handful of Palmer Park apartment buildings they plan to bring online this year. They have a grand plan for the entire district and its large collection of Art Deco buildings.

"We're very excited," says Kathy Makino-Leipsitz, who co-owns Shelborne Development with her husband Mark Leipsitz. "These buildings are irreplaceable."

The Indian Village-based real-estate development company has purchased nearly a dozen apartment buildings in Palmer Park in recent years. Many of those include some of the district's most jaw dropping architectural gems, such as Palmer Lodge, La Vogue, Coronado, Madrid Court (currently under construction), El Dorado, Alwyne Lane, Sarasota, Merton Manor and Whitmore Plaza. Shelborne Development plans to redevelop all of these into apartments and commercial space, and is considering razing two fire-damaged mixed-use buildings on McNichols. The renovations are expected to all come online by 2014.

The idea is to create a vibrant neighborhood that is a destination for the entire region filled with high-quality homes (both affordable and market rate housing) and spaces for small businesses. The basement of the Palmer Lodge features several thousand square feet of space that could offer space for a coffee shop, restaurant or bar.

"The basement is pretty much open space," Kathy Makino-Leipsitz says. "You would have up to 2,500 square feet in each space."

She is also looking into the idea of bringing a mounted security patrol to Palmer Park. The Detroit Police Department recently relocated its mounted division to Palmer Park. Kathy Makino-Leipsitz is interested in brokering a partnership with the police department that would allow properly trained private security personnel to use the mounted division's horses.

"This should be like Central Park in New York, but for Detroit," Kathy Makino-Leipsitz says.

Source: Kathy Makino-Leipsitz and Mark Leipsitz, co-developers of the La Vogue
Writer: Jon Zemke

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Orchards are making a comeback at Palmer Park thanks to a massive tree-planting initiative by local activist group People for Palmer Park.

The non-profit led an initiative that has planted 820 apple tree saplings this spring in two orchards on the western edge of Palmer Park. There are also plans to create three more smaller orchards for apples, pears, peaches and other fruits on the northern edge of the park in the near future.

"All of this was born out of the mayor, City Council and local residents creating a solution to take of this gem," says Daniel Scarsella, a board member of the People for Palmer Park and liason for preservation and beautification for the non-profit.

Palmer Park is the major green space in 7 Mile/Livernois area, which is part of the city's NEXT Detroit initiative. City officials organized local residents three years ago to begin creating long-term plans for the park, which are now starting to literally come to fruition with the apple tree orchards.

Palmer Park was created in the 1920s from the estate of Thomas Palmer, who did have orchards on the southern edge of the park where most of the neighborhood's Art Deco apartment buildings are currently located. The local residents and neighborhood advocates behind the People for Palmer Park choose to bring back the apple orchards so the fruits of those trees can help feed the horses from the Detroit Police Department's Mounted Division, which is located in the park, and for events at park. And then there are the aesthetic enhancements.

"You have a nice bloom in the spring," Scarsella says.

Source: Daniel Scarsella, a board member of the People for Palmer Park
Writer: Jon Zemke

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The historic Garden Theater in Detroit located on Woodward Avenue will soon get a facelift.
 
A recent announcement from the Michigan Economic Development Corporation (MEDC) revealed that the Michigan Strategic Fund approved a $750,000 Michigan Community Revitalization Program incentive for the theater that opened in 1912.  The renovation will generate up to $12.3 million in new private investment and add up to 84 new full time jobs.
 
 “This project will strengthen midtown Detroit and act as a catalyst for a viable residential neighborhood by redeveloping an obsolete building into a vibrant entertainment venue,” said MEDC President and CEO Michael A. Finney in a release.
 
After the renovation, the 32,505 square foot establishment will be known as the Woodward Theater. Originally designed by C. Howard Crane who was also the mastermind behind the design of Orchestra Hall and the Fox Theater, the Woodward Theater will be a 1,300-seat facility featuring artistic performances, live music and provide space to support sales meetings and corporate conferences.
 
“This is a very important step forward for an anchor development in Midtown,” said Brian Holdwick, executive vice president for business development at Detroit Economic Growth Corporation (DEGC). “It is an excellent example of using several historic structures as the foundation for new investment and economic growth, because it brings together entertainment, retail stores, office space and eventually, much needed rental housing.”

Writer: Leah Johnson 

College living at the University of Detroit-Mercy is stepping into the 21st Century now that the Catholic school is upgrading its dormitories this summer.

The $1 million project will install new bathrooms, replace the lighting and a plethora of other upgrades to the four buildings on the university's main campus at McNichols and Livernois avenues. "It's basically a major renovation to the Quad Commons," says Tamara Batcheller, associate vice president for facilities management at the University of Detroit-Mercy.

The signature improvement will be to the entryway of the circa-1974 buildings. The project will replace the all-glass curtail walls with a more energy-efficient version. "Right now there are single-pane glass," Batcheller says. "We're putting in more energy-efficient glass."

Each of the Quad Commons dormitory buildings has 32 rooms and houses up to 64 students each semester. Construction started this month and is set to wrap up by this fall.

Source: Tamara Batcheller, associate vice president for facilities management at the University of Detroit-Mercy
Writer: Jon Zemke

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Liberty Foods Center has made six figures worth of energy-efficient improvements to its store in the University neighborhood.

The $128,000 project allowed the supermarket to put on a new roof, upgrade its refrigeration equipment and add insulation. Liberty Foods Center also received a $32,000 grant from the city's SmartBuilding's program to make the building as energy efficient as possible.

"It's five inches of insulation," says Najai Bahoura, owner of Liberty Food Center. "It's going to save a lot of money."

Bahoura and his family bought the grocery store at 10620 W. McNichols St, between the Lodge Freeway and Marygrove College, in 1984. They have been making improvements to the building consistently since the acquisition, including a $700,000 upgrade in 1993 and $250,000 in improvements in 2004.

"We have spend a lot of money on our business since 1986," Bahoura says.

Source: Najai Bahoura, owner of Liberty Food Center
Writer: Jon Zemke

Read more about Metro Detroit's growing entrepreneurial ecosystem at SEMichiganStartup.com.

An old Detroit Fire Department fire house in downtown is about to become the new home to the University of Detroit-Mercy's law clinics.

The university's law school purchased the nearly 100-year-old building on the corner of Larned and St. Antoine streets last year. The two-story structure and its 7,000-square-feet of space will allow UDM to consolidate its law school, which is kitty corner to the fire house and across the street from its school's parking lot.

"That building (the firehouse) doesn't have parking but we can use the parking we have," says Tamara Batcheller, associate vice president for facilities management at the University of Detroit-Mercy. "It makes a lot of sense."

The firehouse had already been gutted out so the university will build out the entire interior of the structure. The law clinic's offices will be housed on the ground floor and it will use the second floor for research. The university will spend about $1 million to renovate the structure and work should be done by December.

"The most green thing we can do is rehab an existing building into something we need," Batcheller says.

The firehouse renovation is part of a larger renovation $4 million project to the university's law school downtown campus. Over the last year the university has been upgrading its main law school buildings with new bathrooms, classrooms and common areas.

Source: Tamara Batcheller, associate vice president for facilities management at the University of Detroit-Mercy
Writer: Jon Zemke

Read more about Metro Detroit's growing entrepreneurial ecosystem at SEMichiganStartup.com.