University Commons - Palmer Park : Detroit Development News

Shelborne Development is in the midst of rehabbing two significant historic apartment buildings in New Center and is set to transform the block of Seward Street between Woodward and Second avenues with renovations.

The renovations promise to turn some of the biggest, blighted structures in New Center into vibrant buildings filled with new residents. When it's all said and done, the rehabs will bring well in excess of 100 new rental units to the northern tip of the greater downtown area.

"I have always loved that block of Seward," says Kathy Makino-Leipsitz, co-owner of Shelborne Development. "It is one of the prettiest blocks of multi-units in the city. Hopefully, we will be able to turn that block into what it used to be."

The Indian Village-based development firm is the driving force behind the renovation spree taking place in Palmer Park. Its rehabs have expertly leveraged tax credits and other incentives to turn the Art Deco beauties into high-quality rentals that include energy-efficient systems and appliances, insulation, stainless-steel appliances and granite countertops, among other amenities. These rehabs go the extra mile to preserve the historical character of the buildings, which are often chosen in large part because of the architectural beauty.

Makino-Leipsitz plans to do the same thing with at least half a dozen of the apartment buildings in New Center, most of which are vacant and have fallen into disrepair. The first two, which are currently under renovation, are 112 Seward and 628 Delaware.

The apartment building at 112 Seward is called the Birchmont Apartments. It stands as a 3.5-story building with a blond-brick facade and is just east of the 120 Seward condo building. It will house 31 units that include 1-, 2-, and 3-bedroom apartments. 628 Delaware is a tudor-style structure that stands four stories overlooking New Center Commons Park just west of Second Avenue.

"That Delaware apartment building is a beautiful building," Makino-Leipsitz says. "It will be 18 units when we're done."

Both buildings, each about 100 years old, are set to come online in August and fully occupied by the end of the year. They will bring 49 units of workforce housing to the rental market. The buildings previously housed 54 units. The developers redesigned the units to offer bigger spaces with more rooms.

Shelborne Development also owns 59, 69, 90, 93, and 100 Seward, which are all high-density apartment buildings on the first block of Seward west of Woodward. The firm has already renovated 93 Seward and plans to renovate 90 and 100 Seward as market-rate rentals next. It recently acquired 59 and 69 Seward, which have long been problem buildings with out-of-town ownership, and plans to renovate those, too, within the next few years.

Source: Kathy Makino-Leipsitz, co-owner of Shelborne Development
Writer: Jon Zemke

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Renovation work on a handful of apartment buildings in Palmer Park is set to wrap up in the next few months.

The first in line for completion is the Sarasota Apartments, 325 Merton, in February. The four-story building exemplifies the Art Deco architecture for which Palmer Park's apartments are famous. It had been vacant for years, falling into disrepair before renovations began last spring.

Next in line are the Seville Apartments and Palmer Lodge. Both are set to come online in April. "I really can't wait," says Kathy Makino-Leipsitz, co-owner of Shelborne Development which is heading up the development of the apartment buildings in Palmer Park.

Palmer Lodge is one of the marquee apartment buildings in the Palmer Park historic district. The jumbo-sized Tudor-Revival structure stands sentinel at the corner of Woodward Avenue and Covington Drive. The four-story apartment building was designed by Weidmaier and Gay and built in 1925. It's being redeveloped into 54 apartments and space for two businesses (think cafe or martini bar) in its basement. The Seville Apartments is at 750 Whitmore St. The four-story structure at the corner of Third Avenue and Whitmore Street will feature 16 apartments. One hundred and two units will come onto the market when construction is finished at all three, which were vacant and in serious disrepair before renovation work began early last year.

Shelborne Development is renovating these buildings and a handful of others in Palmer Park. The Indian Village-based firm leveraged historic tax credits, federal stimulus funding and other government incentives to renovate these buildings to maintain their historic integrity and upgrade them with modern conveniences such as new Energy Star appliances, high-efficiency furnaces, insulation and granite countertops. It previously renovated the La Vogue apartments last summer.

Makino-Leipsitz says she is still pursuing the idea of bringing mounted security patrols to the neighborhood by utilizing the Detroit Police Department's mounted division, which is housed nearby. She also wants to bring Christmas lights to the trees of the neighborhood to help inject some vibrancy to the area.

"I want to light up the trees in Palmer Park like they do at La Dolce Vita (a nearby restaurant)," Makino-Leipsitz says. "It gives the area such a great feel."

Source: Kathy Makino-Leipsitz, co-owner of Shelborne Development
Writer: Jon Zemke

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

There was no no shortage of big announcements in Detroit's built environment in 2012, so Model D has expanded its Top 5 Development News Stories to its Top 5 Development News Subjects. This year's list includes:

The Gilbert Effect
Quicken Loans Chairman Dan Gilbert became the biggest power player in downtown Detroit this year. His team's accomplishments include acquiring buildings left and right, filling them with tech businesses, pushing for a retail rebirth in the Central Business District and spearheading the M-1 Rail plans for light rail up Woodward which now seems quite likely with the passage of a regional transit authority bill in the state legislature.

Palmer Park Rebirth
The Palmer Park area - ahem, Uptown - is enjoying a large amount investment these days as the quality of life improves with more community involvement. Shelborne Development is spearheading the renovation of a number of Palmer Park's Art Deco apartment buildings, including La Vogue and Palmer Lodge, and working to establish mounted security patrols. Local residents are improving the area by planting sunflowers along Woodward Avenue, planting orchards in Palmer Park, building trails through the park and rebranding the area Uptown.

Downtown/Midtown Apt Blitz
Developers can't build new living options in Detroit's downtown or Midtown neighborhoods fast enough these days to keep up with skyrocketing demand. Some big projects came online in 2012, including the Broderick Tower, The Auburn and Newberry Hall. More are coming. Construction is in progress for the Sherbrooke Apts and Woodward Garden Block Apts and work is set to begin on the Whitney Building in a few weeks.

Momentum in The Villages
The people working to improve the The Villages scored some big wins in 2012. Those wins include developing plans for more greenways, sparking the pop-up retial store boom, Tashmoo Beirgarten's return, and landing a number of new businesses to take those spots in West Village. Look for The Villages to keep the momentum going in 2013.

Wayne County Tax Foreclosure Auction
This year set the record for the Wayne County Tax Foreclosure Auction. This fall's auction featured more than 20,000 properties and sold more than 12,000. Local officials are working to turn these empty houses into new homes. What happens next to the thousands of unsold properties is becoming a bigger question that needs to be dealt with. Oh, and next year's auction is set to break all of those records again.

Honorable-mention projects include, Avalon's expansion plans, Buffalo Wild Wings moving downtown, the groundbreaking of WholeFoods, Reclaim Detroit's deconstruction efforts and the GAR Building rehab.

Writer: Jon Zemke

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

The options for traveling up and down Woodward Avenue are about to grow significantly.

The Michigan State Senate recently passed a series of bills that would establish a regional transit authority that would oversee the construction and operation of a light rail line on Woodward between Jefferson Avenue and Grand Boulevard. It would also oversee the construction and operation of a bus rapid transit systems along the rest of Woodward and across the region. The State House of Representatives is reportedly expected to take up the bills within the coming days.

Working in parallel in those efforts are series of community meetings envisioning what rapid transit along Woodward Avenue could look like and what local residents want to see happen. The meetings are being hosted by the Michigan Suburbs Alliance, Woodward Avenue Action Association and SEMCOG, which is creating a Woodward rapid transit alternatives analysis that will work in parallel with the proposed regional transit authority.

"This is an attempt to create a rapid transit system on Woodward Avenue," says Richard Murphy, programs director of the Michigan Suburbs Alliance. "We're looking at the entire length from Jefferson Avenue to Pontiac."

Among the issues that will be discussed are which mode of transit works best for the Woodward corridor (light rail or bus rapid transit), how such a system should be funded and whether it should have dedicated lanes or mixed in with traffic.

The meetings will be be held along the Woodward corridor. The Detroit meetings will be held today (Tuesday, Dec. 4) at SEMCOG offices in downtown Detroit (535 Griswold St, Suite 300) from 11 a.m. to 1 p.m. and at the Detroit Police Dept's Central District (7310 Woodward) from 4-6 p.m. Another one will be held on Dec. 11 at the Detroit Police Dept's Palmer Park Station (12th Precinct, 1441 W. 7 Mile Road).

Source: Richard Murphy, programs director of the Michigan Suburbs Alliance
Writer: Jon Zemke

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The People of Palmer Park group is working to bring back the 12 miles of trails in and around the park, starting with going for a $50,000 grant.

The non-profit activist group has been making great strides to improve the quality of life in Palmer Park and the neighborhoods surrounding it in recent years. Some of its wins have included planting fruit orchards throughout the park and planting sunflowers along Woodward Avenue.

People for Palmer Park is now going for a $50,000 grant to improve the trail system throughout the park. The Tom's of Maine contest is awarding $150,000 in grants to six nonprofits from across the U.S. The Palmer Park project is the Michigan representative. The project with the most online votes wins a $50,000 grant while the next four runners up each receive $12,000 grants. Voting closes out today.

People for Palmer Park would use the money to restore and rebuild the trails and path throughout the park, along with adding signage to notes the area's historic and natural assets. "There is a lot of history in the park, like Native American history," says Sarah James, a board member for the People for Palmer Park. "We want to highlight the whole area."

Source: Sarah James, a board member for the People for Palmer Park
Writer: Jon Zemke

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

The Palmer Park/University District communities are undergoing a bit of grassroots rebranding this year now that a growing number of local residents and stakeholders are referring to the area as Uptown Detroit.

"We just kind of came up with the name," says Sarah James, a board member for the People for Palmer Park. "We were thinking of the Woodward corridor and how there is downtown and Midtown and we are the farthest up Woodward."

Uptown Detroit will encompass the Woodward corridor between McNichols Avenue and 8 Mile Road. The area currently consists of a variety of neighborhoods, including Palmer Park, Palmer Woods, State Fair, Sherwood Forest, Green Acres, University District, Chaldeantown and Highland Park.

Local stakeholders like James are hoping to leverage a fresh, all-encompassing brand to boost the momentum that has come from a number of new developments, such as the redevelopment of a number of Palmer Park's apartment buildings and the planting of fruit orchards throughout the park.

The collection of neighborhoods that now fall under the Midtown Detroit banner underwent a similar transformation a decade ago when local leaders combined a fresh brand with the momentum from local developments. The people behind the Uptown Detroit effort are hoping to follow the same game plan to success.

Source: Sarah James, a board member for the People for Palmer Park
Writer: Jon Zemke

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

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 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

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

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

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

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

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

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

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

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

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

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.

The University of Detroit Mercy is set to debut its first new building on its main campus this year.

The Student Fitness Center will provide exponentially more space for exercising and socializing for the Catholic university's student body. The $8 million building is on schedule to open on the McNichols campus in time for the start of the fall semester. A web cam of the construction can be found here.

"We are finishing up the shell of the building," says Tamara Batcheller, associate vice president for facilities management at the University of Detroit-Mercy. "We are probably 65 percent complete."

Currently students have a few thousand square feet of exercise space in another building on campus. The Student Fitness Center will have 40,000 square feet that will house a range of athletic options, such as an elevated track, fitness areas, workout rooms and a large student lounge.

The building will feature an open design, giving students and staff more flexibility for athletic activities. It will also have green features, such as motion-sensor lights, to make it more sustainable. The building will also offer free Wi-Fi for its patrons.

"We look at it as a space for our students social gatherings," Batcheller says.

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.

Woodward Avenue between McNichols Avenue and 8 Mile Road is set to become a sunnier place this summer thanks to a large sunflower planting planned for the Palmer Park area.

A number of community groups and businesses in Palmer Park, University District and Chaldean Town neighborhoods that surround the northern section of Woodward, led by the Woodward Avenue Action Association, will be planting 700 sun flowers in medians, in front of businesses and parks on Michigan's Main Street this spring.

"We want to get people talking about the area and get people interested in the area," says Ken Weikal, a landscape architect and vice president of GrowTown, a Farmington Hills-based business helping lead the project. "There is a lot going on and nobody talks about it."

The sunflowers will at first be grown in greenhouses at Penrose Village urban gardens near the east side of 7 Mile Road in Chaldean Town. Once they are sprouted they will be planted along Woodward. Weikel says the community groups choose sunflowers because it is a hearty plant that grew well along Woodward during a few test runs last year.

"Sunflowers are big and showy," Weikal says. "People generally really, really like them."

Source: Ken Weikal, vice president of GrowTown
Writer: Jon Zemke

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