Orleans Landing Project

[mikeg19]

GM and the city have a golden opportunity to build some underground parking on all of those surface parking lots before any buildings go up. That would alleviate much of the need for surface parking lots in that area.

Just a question on that. I'm not an engineer, so I don'y know the feasibility of it, but would underground parking structures that close to the river require a more robust design due to water issues? I'm thinking of the so called "bathtub" that they built around the World Trade Center to prevent excessive water seeping in from the river. Does the proximity of those lots to the river make it cost preventative to build down rather than up? Anyone have insight on that?

[hybridy]

Just a question on that. I'm not an engineer, so I don'y know the feasibility of it, but would underground parking structures that close to the river require a more robust design due to water issues? I'm thinking of the so called "bathtub" that they built around the World Trade Center to prevent excessive water seeping in from the river. Does the proximity of those lots to the river make it cost preventative to build down rather than up? Anyone have insight on that?

it depends on the water table, though due to the river its likely high. what you are asking about is a slurry wall. i believe everything at/near the river requiring structured parking will be above grade with retail/commercial at-grade and housing above the parking plinth.

[royce]

As I rode passed the development today, I observed a few things. The first thing I noticed is that none of the buildings currently being built appear to be four stories tall like the ones in the renderings. Secondly, I saw a big sign that said, "U.S. Housing and Urban Development." Does this mean that Detroit's Housing Commission is going to run this development once it's completed? Does this mean the development is technically a "housing project" like many in Lafayette Park/Black Bottom? Is this a "Hope VI project?"

[mwilbert]

As I rode passed the development today, I observed a few things. The first thing I noticed is that none of the buildings currently being built appear to be four stories tall like the ones in the renderings. Secondly, I saw a big sign that said, "U.S. Housing and Urban Development." Does this mean that Detroit's Housing Commission is going to run this development once it's completed? Does this mean the development is technically a "housing project" like many in Lafayette Park/Black Bottom? Is this a "Hope VI project?"

HUD is part of the project financing group. The project is supposed to be 80% market rate/ 20% affordable. I don't think HUD will be running anything, but presumably they will monitor whether the requirements for their funding are being met. It doesn't appear to be a Hope VI project; at least the developer doesn't include it among their Hope VI projects.

[southen]

As I rode passed the development today, I observed a few things. The first thing I noticed is that none of the buildings currently being built appear to be four stories tall like the ones in the renderings.

The four story buildings will be where you see the large "shafts" that are currently being built. Three story buildings by code don't require an elevator, so they are the first ones to go up and the easiest to build. Anything above three, by law, needs an elevator so it is taking slightly longer to get those up and running. If you are standing at Franklin and Riopelle there is a site map which you can use to help orient yourself with the project and see where things are being built and how far along they are. After a long delay they are moving along at a pretty good clip.

[royce]

Thanks for clearing up things, mwilbert and southen.

[DeLemur]

http://www.clickondetroit.com/commun...quick-progress

Good to see residential coming to all that empty land by the river and not the casinos.
But why have gated streets for this new development? [[project manager mentions this) Its 2016 and time for neighborhoods and building up Detroit together, not in restricted enclaves.

[dtowncitylover]

http://www.clickondetroit.com/commun...quick-progress

Good to see residential coming to all that empty land by the river and not the casinos.
But why have gated streets for this new development? [[project manager mentions this) Its 2016 and time for neighborhoods and building up Detroit together, not in restricted enclaves.

I think it's that the parking and rear entrances of the homes are the things that will be secured not the neighborhood itself.

[ABetterDetroit]

When marketing residential apartment units security is always a issue. How much of it there is will be directly tied to how much rent can be charged. New construction will always offer security on some level. It's simply meeting consumer demand, that's how new anything gets made.

[casscorridor]

http://www.clickondetroit.com/commun...quick-progress

looks like cheap construction

[bust]

A gated community would be terrible. Thankfully that's not what this will be. And secured parking is a great idea. Of course there should be entrances from the secured parking for the residents. But it's important all of these buildings are also accessible from the public sidewalks. Otherwise the neighborhood will be much less conducive to pedestrian traffic and I'd be much less optimistic this will develop into the thriving walkable community it has the potential to be.

A mix of commercial is a great idea too, crucial for the kind of thriving walkable community I'm imagining. But 8 commercial spaces in a 4 block area isn't much. I hope some street-level residences are designed flexibly in anticipation that some can be converted into additional retail spaces should there prove to be demand for more.

Wishing the developers the best of luck!

[Lowell]

Update pictures from July 2016.


Orleans Landing residential development is nearing completion on an attractive site along the Detroit River. It is wraps around the 19th century DNR's Outdoor Activity CenterOutdoor Activity Center, the former Globe Trading building and before that a ship building facility where Henry Ford apprenticed. Before the DNR site is the recently completed Dequindre Cut bicycle trail leading to Eastern Market. To the left is Milliken urban state park and the Detroit River. In the background is the GM HQ in downtown Detroit's Renaissance Center.

[Hypestyles]

so when is everything going to be finished? What's the fate of some of the nearby buildings?

[emu steve]

http://www.detroitnews.com/story/bus...ment/87236832/

Discussion of the river front and this project.

[Mackinaw]

The neighboring parcels need to be put on a development fast-track. Demand will be higher if you're buying into a neighborhood versus an outpost on the urban prairie.

[downtownguy]

A few months ago, I noticed temporary signs covering the fencing at the perimeter of the project. They listed several perks of living there. The first was, "gated community."

In all my recollection of the description of this project and early renderings, I don't ever remember it being touted as a gated community. On the contrary, if you go the their website, all the renderings show a very active and open urban block setting. http://www.orleanslandingapts.com/orleans-detroit-mi

Personally, I think a gated community would be awful at this location. Anybody here have any insight into this?

[makischr]

I can't recall where I saw it, but I believe the residents benefit from gated secure parking. But there is pedestrian access from the street. Perhaps they are gating the alleys or courtyards between buildings.

[hybridy]

Personally, I think a gated community would be awful at this location. Anybody here have any insight into this?

if i am interpreting the site plan accurately..i believe the intention for fencing is for secure parking within the individual blocks. this is clear in the block showing the community pool, as well as a small gesture of a door swing at all sidewalk entries into the interior of each block...its not clear at automobile entry points, but one has to assume all surface parking is gated for resident security.

http://www.orleanslandingapts.com/up...jpg?1462899070

[Mackinaw]

oy vey...the original secure parking was the way that much of Detroit was originally developed: everyone gets a small garage with entry direct from an alley. I am growing concerned with this project's execution. Even some of the renderings show a surprising amount of street frontage reserved for parking entrances. Hopefully this will be a decent starting point with lessons from which subsequent riverfront developers will be educated.

[MSUguy]

The plan for this project pretty much hasn't changed from day from the was announced a few years ago.

[Mackinaw]

But the little things, like the gates, have been nice little surprises.

The Woodbridge frontage is really poor and will be a missed opportunity to activate another street.

[downtownguy]

oy vey...the original secure parking was the way that much of Detroit was originally developed: everyone gets a small garage with entry direct from an alley. I am growing concerned with this project's execution. Even some of the renderings show a surprising amount of street frontage reserved for parking entrances. Hopefully this will be a decent starting point with lessons from which subsequent riverfront developers will be educated.

The also touted a fair amount of retail space within the project. It seems like most corners of the larger buildings are devoted to commercial. If the retail is to be successful, they are going to need a fair amount of parking, and I'm not sure there's enough on the street alone.

[DetBill]

The also touted a fair amount of retail space within the project. It seems like most corners of the larger buildings are devoted to commercial. If the retail is to be successful, they are going to need a fair amount of parking, and I'm not sure there's enough on the street alone.

Does anyone know how they are distributing the 20% geared to income tenancy. I was told that you could have someone paying 1500. A month for a unit and the person on the other side of the wall in the identical unit could be paying 600.00 as they will be geared to income. This wont take long before this complex will be doomed. Not many people will pay very high rents while others pay a fraction for the same unit. I fear alot of issues will develop in short time.

[mwilbert]

Does anyone know how they are distributing the 20% geared to income tenancy. I was told that you could have someone paying 1500. A month for a unit and the person on the other side of the wall in the identical unit could be paying 600.00 as they will be geared to income. This wont take long before this complex will be doomed. Not many people will pay very high rents while others pay a fraction for the same unit. I fear alot of issues will develop in short time.

One can't say it is impossible for problems to arise in this context, but this is a pretty common situation, both in developments with affordable units, and in places where there is rent control/rent stabilization. It isn't usually a problem.

[bust]

^^^ After agreeing with you on another thread, I agree with you here too. Wildly different rent for virtually equivalent housing is the norm in many places, for example in New York. It causes some tension, but it also leads to much more diverse communities, and more stable neighborhoods. In my estimation it's a certain benefit overall. Of course, the devil is in the details: the specifics determine whether or not any system is a success.

Meanwhile this sort of situation isn't limited to housing. We manage to work together even though employers often pay people performing the same job very differently. And we travel together paying drastically different prices for our seats.