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Michigan Tri-Cities / Great Lakes Bay Region development
It seems that Bay City,MI is experiencing a real renaissance in its downtown developments. Here are just a couple of examples
Mill End Lofts -24 Units http://media.mlive.com/mid-michigan-...eee5cfacf0.jpg http://www.mlive.com/business/mid-mi...ts_projec.html LaPorte Building Condos/Knepp Building Apartments Developer Tom Laporte is developing three 1,300 square-foot, two bedroom, two bathroom condos to the third floor of the LaPorte Building at Fifth and Washington. LaPorte said if he can secure a government loan to the tune of $4 million, he will renovate the adjacent Knepp Building on Washington Avenue, creating 21 apartment units on three floors. The one and two-bedroom apartments will rent for about $1,500 per month. http://www.mlive.com/business/mid-mi...ty_living.html Uptown at Rivers' Edge This 43-acre redevelopment of an old industrial site on the Bay City waterfront is currently underway. The first phase will cost $50 million and consist of the following: Dow Corning is currently constructing a 100,000 sq foot building which will open in 2014. When completed an estimated 400-500 people, mainly administrative positions, will work there. Chemical Bank is constructing a 15,000 sq foot building and McLaren Bay Region Health is planning a 10 acre site in the development. http://www.uptownbaycity.com |
The Mill End lofts is a pleasant surprise. I wasn't too happy about seeing this building demoed. I heard it was in rough shape, but this is certainly a nice replacement.
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Some recent news on Uptown River's Edge
http://www.abc12.com/story/23479349/...ge-development http://www.mybaycity.com/images/2013/admin-0004406.jpg http://www.mybaycity.com/scripts/p3_...ArticleID=8066 |
I'd be interested in helping dust this thread off, or maybe just starting a fresh one, devoted to the entire Michigan Great Lakes Saginaw Bay Region. It would primarily focus on the substantial Bay City, Saginaw, and Midland developments. Since this thread has been dead since 2013 (and after just 3 posts) are there any opposed to me just starting a clean, new one that can encompass more development?
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:deadthread: (but it need not be!) |
Your choice. Same with the AA thread which has been open for 10 years. Detroitman and I had chatted about old threads this last weekend. Personally I still like following these threads but don’t have the interest in maintaining them now that I’m out of state. Plus the spirit toward any of our input is somewhat negative and I guess left for local members to discuss.
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I'll try and get this thread moving again - I usually have a little more time on weekends - and we can see where it goes. And thanks to whoever updated the thread title (LMich?). |
First, to get this kick-started, a little background on the region, which I will continue to develop:
Saginaw, Michigan Skyline - https://hhvjmg.dm.files.1drv.com/y4m...&cropmode=none Source: Pinterest (edited) Midland, Michigan downtown aerial - https://fbvjmg.dm.files.1drv.com/y4m...&cropmode=none Source: Twitter (edited) Bay City, downtown aerial - https://hxvjmg.dm.files.1drv.com/y4m...&cropmode=none Source: Youtube (screenhsot) The Saginaw-Midland-Bay City Combined Statistical Area is an area surrounding the Saginaw Bay and Saginaw River. It currently comprises an estimated 380,000 persons (2017 estimate). Within this CSA are the three MSA's for each of the three principal cities, which are often referred to as the Tri-Cities:
At a city level, the combined population of the three anchor cities peaked in 1960 (around 180,000 - equivalent to the size of Grand Rapids MI at the same time period). The populations of Saginaw and Bay City have both been dropping since then. Today, Saginaw has about half the population that it did compared to its peak of about 100,000 in the 1960's. Midland, on the other hand, has generally continued a trend of slow growth / stability. Here is a chart of the city populations that I put together. The top line is the sum of all three - https://hbvjmg.dm.files.1drv.com/y4m...&cropmode=none Historically, these MSA's have shared a variety of regional resources and been anchored by heavy manufacturing. This trend is still apparent today. MBS International Airport is utilized by the entire CSA, and manufacturing still plays a major role in the local economies. The following major businesses currently operate in the area:
Midland-based Dow Chemical Manufacturing Facilities dominates the landscape - https://irvjmg.dm.files.1drv.com/y4m...&cropmode=none Source: 2016, Jeff Schrier | MLive Tourism is also a big draw in the region, with boating and water-based recreational activities being a major draw. The annual Tall Ships celebration in Bay city is a very popular one. Erie, PA's Flagship Niagara (a replica of the 1812 ship) - https://ghvjmg.dm.files.1drv.com/y4m...&cropmode=none Source: April 2013 Photo | susankeogh.wordpress.com The region is home to a lot of unique architecture, most notably, a lot of mid-century modern designs. The area is a mecca for architectural enthusiasts, considered on-par with Columbus, Indiana for the shear volume of high-quality modern structures. In large part, this heritage is due to the presence of Dow Chemical in Midland and the work of one local Architect, Alden B. Dow, who was the son of the company founder, Herbert Henry Dow. Alden apprenticed with Frank Lloyd Wright before opening his own firm in Midland, where he worked on projects that transformed the local landscape from the 1930s through 1970s. Without doubt, the most famous of these is his own home and studio, which can be toured today - https://gxvjmg.dm.files.1drv.com/y4m...&cropmode=none Source: Alden B. Dow Home & Studio Website Another popular site in Midland is a three-way pedestrian bridge, known as "The Tridge". Recently, programmable LED lights were installed. https://ibvjmg.dm.files.1drv.com/y4m...&cropmode=none Source: Reddit |
As a catch-up, an update is in order for the several projects that were initially shared on this thread in 2013 by DetroitMan.
1. The Mill End Lofts development (808 N. Water St.) was completed in 2014. Three Rivers Corp. (out of Midland) was the Architectural design lead and construction manager. https://gxvqgw.dm.files.1drv.com/y4m...&cropmode=none https://ibvqgw.dm.files.1drv.com/y4m...&cropmode=none Source: Three Rivers Corporation 2. Conversely, the historic LaPorte and Knepp Building apartment redevelopment never happened. In 2017, owner Tom LaPorte put the buildings up for sale for $2 million indicating his intent to retire from the real estate business and sell these property assets. Quote:
Source: Jacob Hamilton | MLive 3. Meanwhile, the massive Uptown at Rivers' Edge development, now simply known as Uptown Bay City, has been very successful, and is still growing. A whole micro-economy has formed in this live / work / lifestyle center located south of the historic downtown. The 35-acre former brownfield site (once home to Industrial Brownhoist) now has new life. Currently, there is a four story mixed-use building with ground floor retail / restaurants and condominiums above (you can click here for the virtual tour of two of the units). Additionally, there is also a four story-story Courtyard Marriott, a four-story office building housing Michigan Sugar Company's Corporate Headquarters and business incubators that are partnered with Central Michigan University's Research Corp. Dow Chemical has a standalone structure, as does another restaurant, Real Seafood Co. right next door. McClaren has a building here, and there are also brownstone-style townhomes. Aerial View - circa 2017 - https://fbvqgw.dm.files.1drv.com/y4m...&cropmode=none Source: MLive Construction Progress, circa 2015 - https://hbvq4q.dm.files.1drv.com/y4m...&cropmode=none Source: Uptown Bay City Development Map - https://frvqgw.dm.files.1drv.com/y4m...&cropmode=none Source: Uptown Bay City |
Bay City - Crapo Building Restoration / 'The Legacy'
Now on to a more current project in Bay City.
The historic Crapo Building is receiving a major facade restoration and a conversion into a mixed-use building. The five-story structure is smack in the middle of downtown at the 213 Center Ave.. It was constructed in 1890 with Richardsonian-inspired detailing. Sadly, in 1960, as was often the case at the time, the owners decided they wanted to 'freshen up' the facade, and they covered up the entire thing with aluminum panels. The building quickly become known as 'the cheese grater.' Fortunately, much of the original facade was left intact beneath the 1960's skin, and in 2017, that cloak finally came back off. Developer Jenifer Acosta has re-dubbed the building 'The Legacy' as a nod to its prominence in the downtown scene. She is maintaining a relatively-frequently-updated facebook page with construction updates. The $12 million redevelopment to effort restore the facade and convert the interior into ground floor retail space with 26 apartments on floors 2 through 5 is expected to be completed Fall 2018. There will be at least one restaurant in the refreshed building. Quinn Evans was the Architect, and Detroit-based Grunwell-Cashero is doing the masonry restoration work. Some photos below - An historic photo of the Crapo Building (c. early 1900's) - https://ibvq4q.dm.files.1drv.com/y4m...&cropmode=none Source: Jenifer Acosta Development | Courtesy local archives The 1960's facade (photo is from 2014) - https://ghs1bq.dm.files.1drv.com/y4m...&cropmode=none Source: MLive File Photo Removal of the exterior facade in July, 2017 - https://hbs1bq.dm.files.1drv.com/y4m...&cropmode=none Source: MLive | Tori Schneider With the 1960's facade removed (July 2017) - https://hrs1bq.dm.files.1drv.com/y4m...&cropmode=none Source: MLive | Jacob Hamilton An historic stair detail inside the building, taken July, 2017 - https://fbvq4q.dm.files.1drv.com/y4m...&cropmode=none Source: MLive | Tori Schneider The interior first floor, where Chemical Bank was the most recent tenant, in July, 2017 - https://frvq4q.dm.files.1drv.com/y4m...&cropmode=none Source: MLive | Tori Schneider Construction progress photo - April 10, 2018 - a crane lifts new HVAC equipment onto the roof - https://gxvq4q.dm.files.1drv.com/y4m...&cropmode=none Source: MLive | Jacob Hamilton Interior Rendering - Living Room - https://hhvq4q.dm.files.1drv.com/y4m...&cropmode=none Source: Jenifer Acosta Development Interior Rendering - Kitchen - https://hxvq4q.dm.files.1drv.com/y4m...&cropmode=none Source: Jenifer Acosta Development An exterior rendering of the finished project - https://irvq4q.dm.files.1drv.com/y4m...&cropmode=none Source: Jenifer Acosta Development Finally, here is a brief time lapse of those aluminum panels coming down. It's like unwrapping a present that has been sitting under the tree for nearly 60 years. How cool! |
Well--
125-year-old Victorian demolished on one of state's most historic row of homes Quote:
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Jumping to Midland (or thereabouts)...
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https://hhs1bq.dm.files.1drv.com/y4m...&cropmode=none https://fbs1bq.dm.files.1drv.com/y4m...&cropmode=none Source: Jake May | MLive |
The Court Street Theatre in downtown Saginaw has been undergoing renovation efforts for the past few years. I don't know much about this classic one-screen movie house, but I like the vintage feel that the new owner has tried to recapture. Many more photos at the article below -
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https://ghsgyw.dm.files.1drv.com/y4m...&cropmode=none Source: Jacob Hamilton | MLive |
There was a structural collapse yesterday in a building that was part of the former Dow headquarters complex. The building was in the process of being demolished, and there were no injuries.
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This is a pretty neat / unique project underway in Whiting Forest (Dow Gardens) in Midland. It is set to open later this year. Lots of cool photos at the article site below -
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https://eabdsw.dm.files.1drv.com/y4m...&cropmode=none Source: MLive | Jacob Hamilton |
The new farmer's market in Saginaw is open for business -
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OMG what were they thinking when they did this?
https://ibvq4q.dm.files.1drv.com/y4m...&cropmode=none https://ghs1bq.dm.files.1drv.com/y4m...&cropmode=none https://hrs1bq.dm.files.1drv.com/y4m...&cropmode=none Pure insanity. At least they did not bulldoze the sight for a parking lot. But the base and the Sullivan arches of this grand building are gone. It boggles the mind how stupid humans can be. |
Mid-century America was dumber than rocks.
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Yeah it was terrible. The only fortunate thing was when they reclad they didn’t do any lasting permanent damage.
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A symbolic 'groundbreaking' was held on May 21, 2018 for the new Saginaw County jail. The direct-observation layout for the new $35.8 million structure has been promoted as a way to reduce the amount of staff required to operate the jail while increasing prisoner capacity. Spence Brothers is the CM for the project and Missouri-based Goldberg Group Architects designed the jail. It is expected to be completed by November 2019 - a pretty quick schedule.
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Source: MLive | Courtesy Saginaw County / GGA https://uwtppq.dm.files.1drv.com/y4m...&cropmode=none Source: MLive | Courtesy Saginaw County / GGA |
You know a place is struggling when the headline for a new jail is spun favorably as job creation. And then to top it all off we get this quote from the sheriff:
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Meh. |
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I consider Saginaw to be my true hometown even though I left as just a baby, on fam trips up north we would sometimes stop & stay over with family friends. I kinda loved how houses in our neighborhood had upstairs kitchens despite the logistics of it ... Saginaw has always been a bit off though as compared to other cities in the state. Saginaw at least until the mid to late 80s was the only manufacturing town in the state that was still hiring so to speak only to see the same pattern that took place in Detroit & Flint occur just a few years later. A possible reason for this is that just like many other cities in the Great Lakes region it "specialized" in a particular aspect of the auto industry in Saginaw's case the city housed a big piece of GM's auto-supply industry however these companies tended to be more successful in diversification. The company my dad worked for in Saginaw when my family lived there around the time I was born was doing work for NASA specifically related to the huge fuel mixing machines ... After the challenger disaster however the company ran into problems which was a major reason he made the decision to came back here and work for Ford again. I've had some articles in the back of my mind for a while on the Tri-Cities but I was up north in a very rustic area when I discovered this thread. This one is a general booster article about downtown developments but it's good to see the same tactics used in Detroit & Flint working their way up I-75 none the less. Quote:
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I think about when GM had three plants in Saginaw with all three shifts decades ago...the line workers, foremans, plant mangers, process managers, executives and then of course the several dozens of suppliers. You had tons of mid to high paying jobs that justified new construction and all the ancillary services like retail and healthcare. With much of that a fraction of what it was, it’s all about replacing what you have when the money is there. |
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I'm not thrilled that the biggest construction project ramping up in Saginaw right now is a new jail. The construction jobs that are 'celebrated' are short-term, and provide only temporary benefits. I don't know enough about the prison situation in the county to comment intelligently on what need there is for a new jail. It sounds like the current one is quite outdated / old. And I know many cities / counties now generate money by essentially renting out their cells to other jurisdictions. Not sure if that is part of the plan here to make the numbers work. That Sheriff's quote was not very eloquent! |
Haha right you are I skimmed through the first post or two of the reboot but ended up getting sidetracked by the construction pics.
As to a jail being promoted as job creation I understand that infrastructure projects along with a private sector push can help reinvigorate an economy but I do get a laugh out of the jail being singled out as a jobs project as opposed to part of a larger push that has been slowly but steadily improving Downtown Saginaw over the past decade or so. |
Groundbreaking ceremony happened last week for the new 3-story Fairfield Inn at 503 E Buttles Street, downtown Midland, near the Dow Diamond and Dow East End Building.
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Site Plan https://vgrvea.dm.files.1drv.com/y4m...&cropmode=none Source: NBC25 News | Courtesy Midland Planning Commission Ellsworth place, a 3-story, mixed-use development, and 1st State Bank, a 2-story branch bank building, are also both going up about 3 blocks away. I'm trying to find progress photos of both. It's neat to see this stretch along Buttles and Ellsworth slowly densify. Here's a rendering of Ellsworth Place - at 201, 205 and 211 E. Ellsworth St. - offices and garages on first floor, eight condo apartments above. https://vwrvea.dm.files.1drv.com/y4m...&cropmode=none Source: Midland Daily News |
I almost lost my breath seeing that site plan until you told me the parking was in the back. lol
Anyway, I kind of wonder what the height limit is for new commercial buildings in downtown Midland? Everything seems to be limited to two or three stories, it seems, and I wonder if it's by design or if it's just mostly market forces in a small city? |
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Zone D (Downtown District) has a maximum height of 76 feet (per Article 26 - Schedule of Regulations). That's the tallest that I see. Zone DNO (Downtown Northside Overlay District) has a 2 story minimum, 76 foot maximum. And if it is zoned PUD (Planned Unit Development-Overlay District) the maximum height determined by that zone may be exceeded, provided certain conditions are met. My guess is that mostly market forces are driving the height (or lack thereof) right now. While it would be great to see a few projects in the 5 - 6 story range downtown, if they can keep getting positive infill at 2 - 3 stories I'm content. |
Yeah, I'm not advocating any high-rises or anything, but was just curious why we aren't seeing stuff in the five-story range. Generally, even a a smaller city like Midland, I think you really need to go above two stories in the core downtown area. Otherwise, second-floors are really neighborhood scaled stuff and you're wasting land. The hotel and mixed-use building in that range, just at the lower scale of it.
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I'm a little bit behind, but the new Saginaw marketplace opened a few weeks ago in the former Saginaw News building. It looks pretty cool, and I wish it well.
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https://gntanq.dm.files.1drv.com/y4m...&cropmode=none https://ddtanq.dm.files.1drv.com/y4m...&cropmode=none Source: MLive | Nate Manley Also some soft-opening photos, from June 20 - https://f9tanq.dm.files.1drv.com/y4m...&cropmode=none https://gttanq.dm.files.1drv.com/y4m...&cropmode=none Source: MLive | Jacob Hamilton |
Some other Saginaw news -
Saginaw continues its push to demolish blighted structures in the city. Since 2006, there has been an estimated 4,000 - 5,000 property demolitions. City officials figure there are 500 - 600 left to go. Quote:
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https://fdqlkq.dm.files.1drv.com/y4m...&cropmode=none Source: MLive | Henry Taylor |
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This popped up on MLive today. A new mixed-use development led by North Peak Brewing Co., referred to as Water Street Lofts, may be starting construction this fall in downtown Bay City. :tup:
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https://e9qlkq.dm.files.1drv.com/y4m...&cropmode=none https://fnqlkq.dm.files.1drv.com/y4m...&cropmode=none Source: MLive |
I was in Saginaw for the first time in about a year last weekend. I kept thinking about that "cities by the bay: Saginaw, Bay City back from the brink as downtowns rebound" article that Crain's put out. Downtown Bay City has been a pleasant area, but downtown Saginaw, as many of you know, has not. I'm not really sure if the author of that article has been to Saginaw lately or not, but it doesn't seem so. The vast majority of downtown is still entirely abandoned or empty lots. In fact, it appeared worse than it did last time I was there. There's been a lot of demolitions replaced with grass lots and many of the ground floor level businesses are gone. It's sad because downtown has a huge amount of potential. I wish I could post here and verify that downtown really is "back from the brink", but I really do not believe it is even anywhere near a turning point.
Regardless, here's a few of the projects I photographed https://farm2.staticflickr.com/1852/...0c9d5585_h.jpg Delta College Saginaw Center, downtown https://farm2.staticflickr.com/1897/...44db921c_h.jpg Riverview Brownstones on Hamilton, Old Town https://farm2.staticflickr.com/1845/...a83e69c4_h.jpg The mixed use building at Riverview Brownstones on Hamilton. Retail on the ground floor and residential above. https://farm2.staticflickr.com/1895/...a3d33dd8_h.jpg Saginaw County Adult Detention Center, which broke ground in May in Old Town. |
Thanks for the photos that highlight some of the good development happening in Saginaw. I was talking with a few guys that live there today, and they would probably agree with your conclusion that Saginaw has not seen the same degree of resurgence that most other major cities in the state are experiencing. One thing is for sure from your 3rd photo - they just don't do masonry detailing work like they used too!
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Oh, they do, you just have to pay for. But that's not really masonry you're seeing in that photo, either, if you ask me. There's a big project in downtown East Lansing where you've got individually applied bricks, for instance.
Bad brick veneer drives me crazy...but then again, it's about five times better than the cheap vinyl siding which is typical on extremely value-engineered housing developments. |
Saginaw officials vote to save 144-year-old mansion
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DowDuPont to turn Midland site into industrial park
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Dow Michigan Operations Park visitor entrance rendering. Inspired by the designs of Midland architect Alden B. Dow. |
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There’s still places like Chicago that encourage heavy load bearing masonry because of rigid code requirements. Contractors are still using old practices of false work to support arches and create elaborate inlays and patterns, but it’s all incidental. I’m surprised I got charged nothing extra from contractors to rebuild corbels and the entablature on my building despite that they could’ve done a boring running bond all the way to the top of the wall. The contractors were just that skilled and fast that fancy masonry work was affordable. It’s likely more difficult in small markets in Michigan were this type of work is limited, meaning less available tradesman. |
This is a few weeks old now...
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Grew up in Saginaw and Midland and my family still lives in the area. I hadn’t realized this thread got back up and running.
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I’ll try to get some photos this week while I’m visiting. |
I know this has been done in many other areas with success, and it seems to be a good idea for this region. So much great development potential in the form of solid, historic structures in compact urban cores, but it can be extremely daunting for someone new to the development game. It makes you wonder how many great ideas are not followed through on simply because of lack of knowledge, experience, or confidence.
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Midland - someone who works for DowDupont recently explained this merger and planned split to me. It seemed quite tricky - I can't imagine the complexity and logistics of all of this.
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Hoyt Public Library to reopen after renovations
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Delta College’s downtown Saginaw satellite campus on track for September opening Quote:
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Development / construction news in the Tri-City area is pretty frozen right now, but here's some small things.
Temporary wayfinding signage coming to Saginaw: Quote:
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Florence Knoll died January 25, 2019 at the age of 101. She was a pioneering influence in the mid-century modern design aesthetics that are so popular again today. Few may realize that she was born in Saginaw and attended Cranbrook Kingswood in Bloomfield Hills where she met Eliel and Eero Saarinen. Florence went on to study architecture at Columbia University, later London, then IIT, where she met many other influential architects and designers. She met Hans Knoll in the 1940s, and the rest, as they say, is history.
Knoll published a tribute to Florence on its website. Florence Knoll Bassett, Design Pioneer and Guiding Light of Knoll, Dies at 101 |
Uptown Bay City phase 2 plans call for hundreds of new residential units and some commercial
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Phase 1, 2017 'We want to have vibrant downtowns’ in mid-Michigan, say Shaheen Development leaders Quote:
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Covenant HealthCare announces $40 million expansion for new rehabilitation center
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I was born in that hospital (actually the old Saginaw General) back before it was Covenant. Last time I was in there a couple years back it seemed a little rough around the edges. Glad it's getting some attention.
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Uptown Bay City phase 2 moving forward after site plan approval
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https://i.mlive.com/resizer/gd_eBfUE...SK5BD4JKUQ.JPG |
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