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About Lmichigan

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  1. Market Place

    The second wing is well under construction, and had a rooftop patio. Photos courtesy of Gillespie Group's facebook page.
  2. Detroit General Development

    A cool renvation. The Stone Soap factory on Riopelle in Rivertown will be renovated and vertically expanded: It will include 63 units, 20% of which will be affordable. 33 will be in the renovated factory, and 30 units will be in the new construction vertical expansion. The original building was completed in 1907. The project also includes a 13,000 square foot "European-style" market on the ground floor, meaning an open-concept market.
  3. Lansing Form-Based Code

    Had some time to dig through this and compare it with the existing zoning code. A few observations: Residential - Though the districts aren't directly comparable, it appears max heights in the new single-family home districts have been increased by 2 feet. Not sure what the difference is between 33 and 35 feet, but that's what they've done. I was also a bit surprised they didn't lower the minimum lot areas for new construction in the single-family homes districts. It's still 4,000, 5,000 and 6,000 square feet. I'd have like to have seen a bit more flexibility as it relates to lot minimums. - Setbacks in residential-focused districts have been largely kept the same. The minimum is still 20 feet (or average setback of the blockface) for the densest single-family home-focused district (R-4 through R-6). Interesting enough ALL of the previous lowest-density residential districts had a setback minimum of 20 feet, but the new code actually has its lowest-desnity residential districts (R-1 through R-3) with a setback minimum of 25 feet (or average setback of the blockface). - A significant change is that in the denser residential districts, we've gotten the lot widths down to 30 feet minimums, whereas all new single-family lots under the existing code had by-right 60-foot width minimums. It was very rare for a home to have a 60-foot lot minimum, because most of the lots in the city were lots-of-record recorded before the zoning code when into effect, and you could built on lots-of-record. But just theoretically it was a bad policy. - There are too many different single-family home-focused zoning codes in this new code. There are six, double what the old code had. You have one for the largest homes in the city around the Country Club (R-1), mid-century to modern subdivisions (R-2), mid-century to modern subdivisions on deep lots (R-3), historic inner-city neighborhoods (R-4), mid-century inner-city-to-mid-city neighborhoods (R-5), and historic inner-city neighborhoods with alleys on small lots (R-6). Like tons of these overlap. - Duplexes were given their own district in the old code (C Residential), but are folded in to multiple districts in the new code: R-6 (with conditions) , MFR (Multi-Family Campus Residential), R-MX (Mixed Residential), and R-AR (Adaptive Reuse Residential),. I'll do a post on the mixed-use/commercial-focused districts next.
  4. Lansing Form-Based Code

    Barring some concerted and organized opposition, Lansing is gearing up early next year to adopt a Form-Base Code for zoning, replacing the traditional Euclidian zoning. If adopted, it'd be the largest city in the state to go to a total FBC zoning plan. This all came out of the Design Lansing Comprehensive Plan, the city's most recent master plan, released in 2012 which called for the replacement of Lansing's zoning ordinance to speed up the transformations of the city laid out in the master plan. Form-Base Code elevates the design of a structure on a city parcel over a defined land use for that parcel, which is the opposite of traditional single-district zoning. The benefits the city lists for the switch are increases the tax base, supports transit choice and levels the playing field for pedestrians in more parts of the city What this plan will generally do: - Reduce setbacks, parking (in commercial/retail districts), increase max (and adds minimum) heights, and allow for far more mixed-usage (by right) than the current zoning code. - While it allows for more mixed-use, it also implement higher design standards, and really just add design standards to make them less subjective during a review of a project. This will actually have the effect from a NIMBY's point-of-view of retaining the character of older and historic neighborhoods and structures, with the trade-off for developmers of allowing more usages on more of the city's land. - Allow changes in a plot's use without having to go through the rezoning process. - For developers, it speeds up the process of development, as a design is required up front rather than a use and then a rough idea of a design. - Finally, the code is easier to read and thus more predictable for developers. Specifically for Lansing by-right, conditional and special usages have been determined by the type of street a lot is on: Streets by NewCityOne, on Flickr Map of new district: Lansing Form-Based Code by NewCityOne, on Flickr How this works: How by NewCityOne, on Flickr And, examples of building-types for the districts: Residential by NewCityOne, on Flickr Suburban Commercial by NewCityOne, on Flickr Multi-Use by NewCityOne, on Flickr Something worth noting is that there is actually an increase in districts from I believe 19 to 23. For a full list of uses and design standards: FBC Introduction, User Guide, and Form Based Zoning Code
  5. Detroit General Development

    The first rendering of the 310,000 square foot addition to the back of the Compuware Building was released today:
  6. In Gilbert running down his four projects for downtown, the Detroit News seems to have included a rendering of the base not seen before: We're looking across Cadillac Square, here, into the passage to the interior courtyard of the first block of this development.
  7. Hudson Block | 800 Feet+

    It was already the tallest. And the increase in height is not just the addition of a crown; they moved residential from the bottom fifteen floors beneath the tower originally into the tower.
  8. Hudson Block | 800 Feet+

    Design tweaks have revealed a tower over 800 feet. It now includes an observation deck on its roof: Groundbreaking remains December 1.
  9. 50 Monroe to get de-skinned?

    Thanks! EDIT: Did a bit more research of some older pictures and it seems the Helmer Building was the north building at 21 Ottawa NW, and that the building immediately to the south was the Dwight Bros. Paper Company, or at least they were a tenant. Though, I'm not sure if they were constructed concurrently. I can also vaguely make out a name at the back of the 50 Monroe NW that reads "Powers Tyson Printing Company," maybe? Not sure when this one was constructed, either. An article speaks of "the three buildings" and "dating between 1890 and 1911" but doesn't specify which dates belong to which buildings.
  10. 50 Monroe to get de-skinned?

    Well, yes, this is what I was saying. I asked if anyone knows what the Ottawa building's address will be possibly basing it off whatever it might have been in the past.
  11. 50 Monroe to get de-skinned?

    What a cool project. Reminds me of the de-skinning of the old Arbaugh Department Store here in Lansing when they turned it into loft apartments, which I had no idea was a historic building. lol Anyway, kind of random question, but when the buildings are disconnected, what's the address for the Ottawa portion going to be? I imagine it had it's own address before being joined with the Monroe portion.
  12. 20 Fulton E, Mixed Use Development

    I don't know where I saw it - but remember it only being mentioned in passing - but I heard 20 Fulton East has officially been completed/ got its occupancy certificate; is this true?
  13. Esker Square - Holt

    A great project by a Lansing developer has been proposed for downtown Holt, Lansing's inner-ring southern suburb. $12M project in downtown Holt will add restaurants, apartments The project will includes two buildings, and will house 60 apartments and 8 retail spots totaling 28,000 square feet. This will rise on the eastside of Cedar immediately north of the center of downtown. Groundbreaking is scheduled for next spring.
  14. 601 Bond

    It does appear that elevation massing is a bit different from the rendering, as you can see an extra mechanical level above the deck. EDIT: Actually, maybe everything else is correct on the massing and it simple doesn't show the mechanical penthouse. Anyway, what I found interesting was the height limit, and the bonus given. What is this parcel zoned, and how did they get the bonus height? Always been interested in this kind of stuff.
  15. Years in the making, the redevelopment of the former Michigan School for the Blind campus (closed in 1995) in the Old Forest neighborhood on the northwest side of Lansing began this week. The first phase is was the demolition of the old auditorium building to make room for Walnut Park Apartments, a four story, 106,500 square foot, 72-unit mixed-income apartment building that will include a Lansing Police Department substation on its ground floor. It will also be LEED certified. Developed by TWG out of Indianapolis, the project will cost $12.5 million and is scheduled for completion by September of next year. The next phase will be the renovation of the historic administration building and the former high school as the Abigail Senior Apartments, a 60-unit senior apartment redevelopment scheduled for completion in the third quarter of 2019. The project will costs $13.6 million. The building will include significant community space for the surrounding Old Forest neighbrhood. Before this, the Braille Library constructed in 1966 was renovated into the Neighborhood Empowerment Center, a community center home to the local Head Start, Greater Lansing Housing Coalition, and Ingham County Land Bank. It was renovated between 2010 and 2011: Finally, the old superintendent's house constructed in 1914 was renovated into the Old Town Manor office building in 2009: