Gardenview Estates progress

**Rocko** · October-23-09, 11:46 AM

Drove by Gardenview Estates on Tireman a couple days back. Slowly but surely, they are making progress on the site. Utilities have been installed [[pipes, electrical conduit underground) and the fire hydrants are in. When I drove by, they were grading the north-south street alignments at the east end. At the west end, they were laying the rebar for what must soon be the laying of a concrete roadbed. Good to see things moving along amid this terrible economy.

I once saw a site plan for this site which looked like most of the area would have a grid street pattern which would blend in better with the surrounding area. I was just hunting around a little for this site plan online but haven't had any luck. Anyone know where it's hiding/care to post it here? Unfortunately, I wasn't able to get any photos while I was out and about. Maybe another day.

**Danny** · October-23-09, 12:32 PM

Yes, Those single family homes for middle income families instead of the subsidized poor is working really good. No more Herman Garden ghetto mess. Soon fewer middle income blacks and Arabs will be buying up those homes, live there about 5 years, sell their homes, move it and leave it to loot.

**hybridy** · October-23-09, 12:53 PM

heres the site plan:
http://farm4.static.flickr.com/3040/...34221404_o.jpg

**Novine** · October-23-09, 03:59 PM

How sad. Even in Detroit, the commercial areas are built with parking lots out front.

**RickBeall** · October-23-09, 04:28 PM

It is odd that with 50% of Detroit housing being abandomed, our government is building more. You would think that the last thing they need in Detroit is more housing.

**Fnemecek** · October-23-09, 04:53 PM

Originally Posted by RickBeall

It is odd that with 50% of Detroit housing being abandoned, our government is building more. You would think that the last thing they need in Detroit is more housing.

Many, many people have said this over the past year.

**mwilbert** · October-23-09, 05:00 PM

Many, many people have said this over the past year

Can't say it too often. Building new housing in Detroit right now isn't very sensible.

**GottaLoveDetroit** · February-02-10, 10:35 AM

Found this press release about Gardenview Estates in the Building Industry magazine. over 200 new homes coming to Detroit -- outstanding.

Detroit's Gardenview Estate Selected as
Residential Development of the Year by the
Building Industry Association
of Southeastern Michigan

231 Single family homes being developed at Joy and Southfield

Gardenview Estates to be honored on February 3 at the annual Builder's Industry Association luncheon

Gardenview Estates. A brand new 139-acre mixed-use development rising on the former site of Detroit's Herman Gardens public housing project, transforming the southeast corner of Joy Road and the Southfield.

Gardenview is an infusion of affordable new housing ranging from rental units to senior citizen co-ops to single-family homes. Anchored on one corner by a recreation center. Seven acres of planned retail. Walking distance to public, charter and private schools. Parks and common areas where neighbors can gather and children can play.

A key component in the success and sustainability of Gardenview Estates is the construction of 231 affordable, quality singlefamily homes on 100 acres of the development.

The housing component is a team effort of three seasoned developers with numerous urban revitalization successes to their credit. William Phillips, Dwight Belyue and William Richardson have worked together for over a decade. They see Gardenview Estates - a joint effort of HUD, the Detroit Housing Commission and the City of Detroit - as an opportunity to build on Detroit's heritage while giving new life to a well-known Detroit neighborhood.

The development team "hopes that Gardenview Estates will make an impact on future generations, while sending a message nationwide about the vibrancy of the largest city in Michigan."

It is anticipated that five BIA builder member companies will be involved in the new home construction, insuring a variety of housing style and price points. The homes will be built on 45-foot wide or 60-foot wide lots and will incorporate energy-efficient features.

"Builders will be helping to create a community where residents discover not just a place to live, but a place where their families can live better," the team adds.

Potential homebuyers have access to a number of attractive financing incentives, which will enhance affordability. Qualified homebuyers may obtain assistance for a down payment of up to $60,000 through City of Detroit HOME Funds and, as a Neighborhood Enterprise zone, Gardenview Estates homeowners may benefit from reduced property taxes.

Principals behind the Gardenview Estates Development:

Bill Phillips has been with Windham Development for 27 years. As vice president, he directs project management services and has managed the design and construction of a number of major residential developments including Detroit's Victoria Park. Windham Development is an active advocate of Detroit revitalization, with Phillips playing a significant role in leading these activities. With nearly 30 years in the building industry, Phillips understands that his "business is not just about bricks and mortar-it's about people, families moving into homes and partnerships formed with government agencies to help make it all possible."

Dwight Belyue is president of Belmar Development Group, LLC. He has over 24 years of experience as a licensed realty professional and builder. As a Facility Engineer for General Motors, he managed and supervised more than $1.5 billion of construction and development projects. His expertise ranges from building design and construction management to contract negotiations, acquisitions and financing. His advice to builders: "Be cautious with your investments. Be prudent but not overly optimistic. It is easy to get caught up with the excitement and overextend."

Bill Richardson has owned Harvard Development, Inc. for the past 15 years. As a consultant in New Orleans for the Army Corps of Engineers, he provided engineering assistance on pump stations and levees. A Professional Engineer, he is most proud of his work on the MGM Casino, Victoria Park and Clairpointe in Detroit. "Residential homebuilding is a great opportunity to interface with the public," says Richardson. "Helping to build a home for a family and putting smiles on their faces is a great reward for a builder."

A Community by Gardenview Development Company LLC, a Windham affiliate

Long Lake · February-02-10, 02:48 PM

They are just adding supply in the middle of a huge real estate glut, especially in a part of town that will get killed by adding new product.

If you build 200 new homes, you are pretty much ensuring that 200 existing homes will be abandoned.

**rsa.313** · February-02-10, 02:53 PM

you do realize that there's a difference between affordable and market-rate housing, right?

Bearinabox · February-02-10, 03:49 PM

Originally Posted by rsa.313

you do realize that there's a difference between affordable and market-rate housing, right?

Most market-rate housing around Joy and Southfield is pretty affordable these days, I'd imagine. Even if it wasn't, wouldn't it make more sense [[from the point of view of stabilizing city neighborhoods and reducing blight) to buy abandoned houses and rehab them as affordable housing?

**rsa.313** · February-02-10, 04:15 PM

it would make sense to rehab existing housing into affordable IF you could renovate for a comparable cost, IF you could amass enough homes in a concentrated area, IF those homes correspond to national and state requirements for room sizes, IF you could make them "visitable" for handicapped people, IF you could make enough required to be ADA accessible, IF those homes had the required mix of bedrooms/amenities, etc. that is also assuming that there are tax credits available for renovations and how those credits are passed out [[eg lottery, etc.).

affordable housing comes with a litany of requirements from HUD, MSHDA, city housing department, and sometimes from the federal level. these range from furniture arrangements, to accessability, to size of development, mix of amenities, standards, etc. they aren't simply looking to put people in structures. if it financially made sense, developers would be doing it already.

**GottaLoveDetroit** · February-02-10, 04:30 PM

If you check there really is limited new construction anywhere. In Detroit as was pointed out in the Detroit News last week the housing in Detroit is centered along Woodward Avenue for singles in lofts. This sounds like it is a family friendly, new residential community with three schools just a block away, the NFL Recreation Center on site.

I think someone is ready to start a trend in Detroit and say that to rehab one house in perhaps a neighborhood with lots of vacant homes does not create a community.

I wish them success.

**GottaLoveDetroit** · February-02-10, 04:34 PM

I think rsa has it right on point. If you could amass homes in a concentrated area. Here you have vacant land, schools, churches . . .and if the homes go in along with the existing neighborhood you have a concentrated community that expands beyond this new Gardenview.

Affordable? We all get the $6000 new home buyer credit now and if this project is successful I bet there are some grants to help folks with down payments as well.

When I drove by the neighborhood I discovered the Jameson Elementary School named after an astronaut and the school specializes in math, science. Too good to be true. New housing and one of the best schools in Detroit.

Long Lake · February-02-10, 04:34 PM

Originally Posted by rsa.313

you do realize that there's a difference between affordable and market-rate housing, right?

In this part of town, there is no difference between affordable and market-rate housing.

Taken together with declining population and increased residential disinvestment, Gardenview Estates will threaten the relative stability of nearby areas like Warrendale.

If the feds had any sense, they would allow the former Herman Gardens site to become a park, or just fence it off until market conditions improve.

**rsa.313** · February-02-10, 04:57 PM

Originally Posted by Long Lake

In this part of town, there is no difference between affordable and market-rate housing.

Taken together with declining population and increased residential disinvestment, Gardenview Estates will threaten the relative stability of nearby areas like Warrendale.

If the feds had any sense, they would allow the former Herman Gardens site to become a park, or just fence it off until market conditions improve.

OK, i guess you don't. "affordable" is a classification given to developments that use some sort of subsidy in the development. to receive this subsidy, part or all of this housing must accept people with low income, either through qualifications or vouchers. these people cannot afford to buy a house, renovate a house, or rent at market rate. there is currently a waiting list hundreds of families long for this type of housing.

Bearinabox · February-02-10, 05:12 PM

Originally Posted by rsa.313

it would make sense to rehab existing housing into affordable IF you could renovate for a comparable cost, IF you could amass enough homes in a concentrated area, IF those homes correspond to national and state requirements for room sizes, IF you could make them "visitable" for handicapped people, IF you could make enough required to be ADA accessible, IF those homes had the required mix of bedrooms/amenities, etc. that is also assuming that there are tax credits available for renovations and how those credits are passed out [[eg lottery, etc.).

affordable housing comes with a litany of requirements from HUD, MSHDA, city housing department, and sometimes from the federal level. these range from furniture arrangements, to accessability, to size of development, mix of amenities, standards, etc. they aren't simply looking to put people in structures. if it financially made sense, developers would be doing it already.

I had assumed this way of doing things made the most financial sense, or else they wouldn't have done it like that. What I'm saying is, these kinds of incentives and the accompanying requirements should be structured in such a way that they not only provide affordable housing, but also help stabilize the surrounding area. I'm not faulting the developer, I'm faulting the perverse incentive that is causing people to build new housing in areas that need anything but more houses.

Long Lake · February-02-10, 05:19 PM

Rsa, you're wrong.

"Affordable" housing is NOT housing that receives a subsidy; it's housing subject to some form of income limits. Sale prices and/or rents are calculated as a percentage of income. Subsidies have nothing to do with it.

Also "affordable" housing does NOT require low-income tenancy; it only requires tenancy within certain HUD-derived income guidelines. These guidelines may specify low-income tenancy, but it depends on the arrangement. One could just as easily have a building full of people earning 200k per year, and it could qualify as affordable.

Back to topic, given that sales prices and rents are extremely low in this part of town, it isn't "cheaper" for most people to buy or rent into this project.

Given current local residential inflow/outflow trends, the project will have no choice but to try and steal potential homeowners in surrounding neighborhoods, thus threatening their stability.

BTW, regarding subsidized low-income housing [[which is what I think you're referring to), there are plenty of openings for apartments with the Detroit Housing Commission. Just go on their website, and most of their developments have availabilities.

Definitely no waiting list. Heck, they're begging for tenants in some developments.

**gnome** · February-02-10, 05:37 PM

oh boy, this ought to be good.

**rsa.313** · February-02-10, 05:41 PM

i'll just ask for sources and form a longer response when i have something to argue besides the semantics of "affordable."

**gnome** · February-02-10, 05:43 PM

ah come on RSA, I was hoping for a saber thrust.

**softailrider** · February-02-10, 07:20 PM

After they scraped that area clean they should have tuned it ino a 18 hole public golf course. It would have made money.

**GottaLoveDetroit** · February-02-10, 09:00 PM

If the new Gardenview Estates provides housing for families and turns the corner for a neighborhood -- and having called the developers today to discuss their plans -- there will be senior housing, early learning center, housing for families. It sounds like this is a design that could work elsewhere.

Keep an eye out for Gardenview Estates. And add this to my list of positive developments in Detroit.

**royce** · February-02-10, 10:30 PM

This project has been in the planning stages for years. I'm sure the government [[HUD) wasn't going to wait for economic conditions in the housing market to improve if they were set to start and complete this project.

Also, even the poorest of the poor would rather live in a brand spanking new home or apartment then live in some old rehabbed 1930s house or apartment building.

BTW, anybody else notice how small the retail section of this project is compared to the whole development? I would have left room along Joy Rd. for more retail development. Also, if you live on the southeast end of this development you're going to have a hell of a walk to get to the retail in that northeast corner. Speaking of retail, wasn't there supposed to be retail in the southeast corner of Woodbridge Estates?

**Goose** · February-02-10, 11:20 PM

Originally Posted by royce

Also, even the poorest of the poor would rather live in a brand spanking new home or apartment then live in some old rehabbed 1930s house or apartment building. ?

really.... could you imagine actually having the poorest of the poor be asked to live in rehabbed 1930's housing??? for the love of god, we are talking human beings here... most people wouldn't subject their pets to living in rehabbed 1930's housing stock....