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Old Posted Jan 1, 2021, 4:49 PM
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Cool NORTHERN MICHIGAN | General Developments

New year, new thread!

As discussed under the "Michigan Development Threads Organization", let's re-launch a new discussion thread for all general developments in beautiful Northern Michigan. For organizational purposes, "Northern Michigan" is defined here roughly by US Route 10, as illustrated below -

***Here is a link to the previous thread that was started by DetroitSky in August of 2019. For some reason, it does not show up for me in the general listing of threads under the Midwest section.***



Obviously, this represents a vast geographical area with only small pockets of development. Roughly 920,000 people reside in this 41-county region (300,000 of that are in the UP). That equates to about 9% of the population of the entire state residing in roughly 50% of its land area, with the remaining 91% in the lower half of the state.

For the purposes of this thread, the goal is that most development discussion will focus on the principal "large" cities of the northern half of the state. Let's define "large" as anywhere with a population of 8,000+. That would then include Marquette, Traverse City, Sault Ste. Marie, Escanaba, Cadillac, Alpena, Ludington, and Menominee. That is not to say that developments outside of these municipalities cannot be discussed, but the focus should remain on urban areas and / or projects in excess of $1 million construction cost. Tourist destinations & smaller cities / towns with stuff happening - places like Houghton, Iron Mountain, Manistee, Petoskey, Cheboygan, Acme, Hancock, Boyne City, Gaylord, Charlevoix, St. Ignace, Munising, Mackinaw City, Mackinac Island, Interlochen, etc. - though smaller, might also get some attention. Virtually all of these locations are water-adjacent. Other intriguing, post-industrial oddities - cities like Ishpeming & Negaunee, and villages like Laurium & Calumet - might get some coverage too.

The cities highlighted below are organized by population and are arranged from largest to smallest (2019 estimates) -

Code:
Marquette - Marquette County
Population: 21,000

Source: marinas.com

Traverse City - Grand Traverse & Leelanau Counties
Population: 15,700

Source: Crain's Detroit Business | Getty Images

Sault Ste. Marie - Chippewa County
Population: 13,500

Source: Wikipedia

Escanaba - Delta County
Population: 12,200

Source: marinas.com

Cadillac - Wexford County
Population: 10,500

Source: Schmidt Resources

Alpena - Alpena County
Population: 10,000

Source: Michigan Sea Grant

Ludington - Mason County
Population: 8,100

Source: marinas.com

Menominee - Menominee County
Population: 8,000

Source: marinas.com

Houghton - Houghton County
Population: 7,800

Source: City of Houghton

Iron Mountain - Dickinson County
Population: 7,300

Source: The Municipal

Manistee - Manistee County
Population: 6,100

Source: Sunshine Nomads

Petoskey - Emmet County
Population: 5,800

Source: Weather Atlas

Cheboygan - Cheboygan County
Population: 4,700

Source: Northern Express

Acme - Grand Traverse County
Population: 4,700

Source: Pure Michigan

Hancock - Houghton County
Population: 4,600

Source: marinas.com

Boyne City - Charlevoix County
Population: 3,700

Source: brookwalsh.com

Gaylord - Otsego County
Population: 3,700

Source: city-data.com

Charlevoix - Charlevoix County
Population: 2,500

Source: marinas.com

St. Ignace - Mackinac County
Population: 2,300

Source: marinas.com

Munising - Alger County
Population: 2,200

Source: Munising Hockey Association

Mackinaw City - Cheboygan & Emmet Counties
Population: 800

Source: Weather Atlas

Mackinac Island - Mackinac County
(Year-Round) Population: 500

Source: Travel + Leisure

Last edited by deja vu; Apr 3, 2021 at 2:51 PM.
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Old Posted Jan 1, 2021, 4:49 PM
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Project Rundown

Unless noted otherwise, all projects for each location are arranged first by status, then by cost, if known (most to least expensive).

Status Order:
  • under-construction (listed first)
  • approved / proposed (listed second)
  • completed (listed third, newest to oldest)
  • cancelled / demolished (listed last)

Marquette

Code:
Two Marquette Place at Founders Landing, under construction (~ $8 million?)
(general location)

Source: Two Marquette Place

Fairfield Inn & Suites at Founders Landing, under construction (~ $6 million?)
(general location)

Source: Barry J. Polzin Architects

Steve Mariucci Family Beacon House, under construction ($5.4 million)
(general location)

Source: Upper Michigan's Source | Courtesy Beacon House

Gains Rock Townhomes at Founders Landing, under construction (~ $2 million?)
(general location)

Source: Gains Rock Townhomes

The Customs House: Queen City Residence, under construction (~ $1 million?)
311 S. Lakeshore Blvd.

Source: Word on the Street Marquette | Brian Cabell

Flagstar / First National Bank Complex Redevelopment, proposed ($10 million)
Front Street’s 100 block

Source: Veridea Group

Residence at Harbor Vista (Phase 1 & 2), completed July 2020 (~ $5 million?)
1885 Harbor Vista Dr.

Source: Veridea Group

One Marquette Place, completed Summer 2019 (~ $6 million?)
401 S. Lakeshore Blvd.

Source: Barry J. Polzin Architects

UP Health System New Hospital, completed April 2019 ($300+ million)
850 W Baraga Ave.

Source: WKQS FM

Grandview Marquette, completed 2017 (~ $1.5 million?)
600 Altamont St.

Source: housingfinance.com
Traverse City

Code:
TCAPS Montessori, pre construction ($16 million)
(general location)

Source: TCAPS | Courtesy DHAE & Cornwell Architects

Commongrounds Cooperative, under construction ($12 million)
Northwest corner of E. Eighth St. & Boardman Ave.

Source: MyNorth

Honor Bank Building, under construction (~ $12 million?)
415 E. Front St.

Source: My own photo (March 2021)

West Shore Bank, under construction (~ $10 million?)
E Eighth St. and Boardman Ave.

Source: Cunningham-Limp

224 E State St. Apartments, under construction (~ $3 million?)
(general location)

Source: My own photo

ELEV8, under construction (~ $1.5 million?)
510 Barlow St.

Source: Instagram | @elev8climbing

Oakwood Townhomes, under construction ($1.3 million)
1210 and 1216 E Eighth St.

Source: HomeStretch

Union Street Dam FishPass & Park Improvements, on-hold (~ $20 million)
Union Street Dam Park

Source: GLFC (Full-Size)

124 W. Front St., proposed (~ $12 million?)
4-story, 80-units mixed-use

Source: Traverse City Record-Eagle

Peninsula Place, (2020) proposed (~ $4.5 million?)
326 / 330 State St.

Source: The Ticker

309 W. Front St., proposed (~ $4.5 million?)
4-story, 100-units mixed-use

Source: realtor.com

New four-story, 126-room hotel, proposed (~ $5 million?)
201, 211, and 221 W. Grandview Parkway

Source: The Ticker

125-145 Hall St., approved (~ $4 million?)
(general location)

Source: UpNorthLive | Courtesy Innovo

Ruth Park "Family Development", proposed ($14.1 million)
Wellington St.

Source: The Ticker

TC / DDA Mixed-Use / Workforce Housing Projects, proposed
4 City-Owned Lots (Lot G, Lot O, Lot T, and Lot X)

Lot G, pictured. Source: Google Maps

Riverview Terrace Remodel, proposed (~ $12 million?)
150 Pine Street

Source: Traverse City Record-Eagle | Michael Stump

Parkview Apartments, proposed / on-hold (~ $7 million?)
1223 East Eighth Street

Source: The Ticker

(Glen Haven) Sleeping Bear Inn & Garage Restoration, proposed (~ $2 million)
~ 5000 Glen Haven Rd.

Source: AP | Courtesy NPS

HomeStretch PILOT Affordable Housing, proposed ($1.8 million)
1028 Carver Street

1028 Carver St. Source: Google Maps

4Front Credit Union HQ, completed March 2021 ($15.7 million)
305 W Front St.

Source: My own photo (March 2021)

Breakwater Apartments, completed late 2020 (~ $16 million?)
155 Garland St.

Source: The Ticker | Innovo Development Group

NMC West Hall Innovation Center Renovation, completed September 2020 ($7 million)
(general location)

Source: NMC

City Limit Lofts, completed 2019 (~ $2 million?)
E Eighth and Hastings Sts.

Source: estately.com

NMC Fine Arts Building Renovation, completed September 2018 (~ $6 million?)
(general location)

Source: Facebook | Cornerstone Architects, Inc.

Trailside 45, completed Spring 2018 (~ $16 million?)
630 S. Garfield Ave.

Source: Trailside 45

NMC Dennos Museum / Milliken Auditorium Reno., completed January 2018 ($5 million)
(general location)

Source: NMC

NMC North Hall Residence, completed August 2017 ($8.8 million)
(general location)

Source: Plante Moran

Hotel Indigo, completed May 2016 (~ $16 million?
263 W Grandview Pkwy

Source: The Ticker

Boardman Lake Apartments Remodel, re-opened January 2016 (~ $8 million?)
2960 Feiger Ln.

Source: Zillow

Brookside Commons, completed January 2016 (~ $12 million?)
4155 Sprucewood Dr.

Source: Walk Score

Peninsula Place (2017 proposal - cancelled)
326 / 330 State St.

Source: J. Scott Smith Visual Designs, Inc.

Grandview Place Condos (2016-2017 proposal - cancelled)
201, 211, and 221 W. Grandview Parkway

Source: Traverse City Record-Eagle

Warehouse Flats (2016-2017 proposal - cancelled)
155 Garland St.

Source: The Ticker

Pine Street Development One / River West (2015 proposal - cancelled)
Southwest corner of W. Front & Pine Streets

Source: Detroit Free Press
Sault Ste. Marie

Code:
New Soo Lock Project, under construction ($1 billion)
(general location)

Source: Duluth News Tribune | Courtesy USACE - Detroit District

LSSU CFRE, under construction ($13.2 million)
(general location)

Source: LSSU Laker Log: Spring 2019

Osborn Commons, completed 2020 ($12 million)
215 Osborn Blvd.

Source: Housing Finance | Jay London Photography
Escanaba

Code:
Island Resort & Casino Addition, under construction ($30 million)
W. 399 US-2, Harris

Source: Iron Mountain Daily News

111 N. 3rd St. Redevelopment, approved ($23 million)

Source: City of Escanaba

Delta County Jail & Sheriff's Office, completed January 2019 ($17.2 million)
2800 College Ave.

Source: Byce & Associates, Inc.









...
Cadillac

Code:
Cadillac Lofts, Phase 1-completed, Phase 2-proposed (~ $11 million?)
207 S. Mitchell St.

Source: Northern Express














...
Alpena

Code:
MidMichigan Health New Patient Tower, under construction ($63.5 million)
1501 W. Chisholm St.

Source: hcm2

ACC Van Lare Hall Renovation, under construction ($10 million)
(general location)

Source: ACC Van Lare Hall Renovation

NAFCU HQ, completed late 2020 (~ $8 million?)

Source: Wolgast Corporation

Besser Senior Living Community, completed September 2020 (~ $12 million)
325 Johnson St.

Source: Facebook | Besser Senior Living Community









...
Ludington

Code:
Ludington Area Schools 2019 Bond Projects, under construction ($101 million)
(multiple locations - Elementary site, MS / HS site)

Source: LASD

Lofts on Rowe, proposed ($12.7 million)
801 N. Rowe St.

Source: MLive | Courtesy Image

5-Unit Townhouse Development, approved (~ $500,000?)
S James and Filer Sts.

204 S James St. Source: Google Maps

6-Unit Townhouse Development, proposed (~ $500,000?)
110 W Danaher St.

105 W Danaher St. Source: Google Maps

225 Ludington & 200 Loomis, completed late 2019 (~ $5 million?)
(general location)

Source: lundingtonmiapartments.com







...
Menominee

(reserved)

Houghton

Code:
Houghton Lakeshore Drive Development, proposed / on-hold ($40+ million)
(general location)

Source: Keweenaw Report | City of Houghton

Houghton Boardwalk / Pier Project, approved ($43.8 million)
(general location)

Source: FOX UP WLUC










...
Iron Mountain

Code:
Sandstone Studios, Mixed-Use Redevelopment, proposed (~ $5 million?)
215 E Ludington St.

Source: Eden Property Collection | Sandstone Studios Gallery














...
Manistee

Code:
WSCC Downtown Education Center, under construction ($3.7 million)
400 River St.

Source: Manistee News-Advocate

Maple Ridge Manor of Manistee, under construction (~ $10 million?)
1967 Maple Ridge Dr. (Manistee Township)

Source: Barringer Construction Group

Hillcrest Village Apartments, under construction (~ $10 million?)
(general location)

Source: Hollander Development | Hooker DeJong

River Water Development, proposed (~ $12 million?)
443 Water St. / 451 & 453 River St.

Source: City of Manistee

Spirit of the Woods Gateway Project, proposed ($20+ million?)
(general location)

Source: Native News Online

Hampton Inn & Suites, proposed ($12+ million?)
101 S. Lakeshore Dr.

Source: MLive | Courtesy Suburban Inns

Orchard Beach Pavilion Move, completed December 2020 ($1.5 million)
(general location)

Source: Facebook | Orchard Beach State Park
Petoskey

Code:
200 E. Lake St. - "Petoskey Grand", newest of many proposals 
Mixed-Use / Hotel, proposed March 2019, likely dead (~ $20+ million)

Source: Petoskey News-Review | Courtesy Shoreline Architects

Bay Street Development (50-Room Boutique Hotel), proposed (~ $12 million)
322 Bay St.

Source: Petoskey City Council, February 17, 2020 Agenda Packet

Great Lakes Center for the Arts, completed July 2018 (~ $25 million)
800 Bay Harbor Dr. Bay Harbor

Source: Explore Bay Harbor




...
Cheboygan

(reserved)

Acme

Code:
Grand Traverse Resort and Spa interior renovations, completed March 2021 ($3 million)
100 Grand Traverse Village Blvd.

Source: Pure Michigan

Former KMart Site Redevelopment, proposed (~ $25 million?)
6455 US-31

Source: Acme Township | Lormax Stern














...
Hancock

(reserved)

Boyne City

Code:
Lofts on Lake Street, approved (~ $12 million?)
(general location)

Source: Boyne City Planning Commission

216 N. Lake Street, proposed (~ $4 million)

Source: Boyne City Planning Commission









...
Gaylord

Code:
Otsego County Justice Center, proposed ($29 million)
(general location)

Source: Gaylord Herald Times / Petoskey News | Courtesy Rendering















...
Charlevoix

Code:
May Street Workforce Housing, under construction (~ $1 million?)
904 May St.

Source: Annie Doyle | Charlevoix Courier



















...
St. Ignace

(reserved)

Mackinaw City

(reserved)

Mackinac Island

Code:
Grand Hotel Pool Area Renovations, under construction (~ $8 million?)
286 Grand Ave.

Source: MLive

Grand Hotel Cupola Suites, completed May 2019 (~ $6.5 million?)
286 Grand Ave.

Source: The Detroit News | Courtesy Grand Hotel














...
Interlochen

Code:
ICA Dow House, under construction ($8.5 million)
(general location)

Source: Crescendo | Courtesy Cornerstone Architects

ICA Hildegarde Lewis Dance Building Addition, completed February 2021 ($6 million)
(general location)

Source: Flansburgh Architects

ICA New Music Center, completed May 2019 ($24 million)
(general location)

Source: interlochen.org/facilities/music-center

ICA Dennison Center for Recreation and Wellness, completed October 2016 ($7 million)
(general location)

Source: Traverse City Record-Eagle | Jan-Michael Stump



...
Other Areas
(arranged by estimated cost)

Code:
Michigan (Aerospace) Launch Initiative, proposed ($80 million +)
(multiple sites in Northern Michigan - Powell Township Vertical Launch Site pictured)

Source: TV6 / Upper Michigan's Source| Courtesy MAMA

Leland Public School 2018 Bond Project, under construction ($24.6 million)
200 N. Grand Ave.

Source: Tower Pinkster

Grayling - Sawmill Lofts, proposed ($10.6 million)
W. Michigan Ave.

Source: MCC

Curtis - Erickson Center for the Arts PAC, under construction ($1.65 million)
N9224 Saw-Wa-Quato St.

Source: ECA / Blomquist Architects

Honor Village Apartments, under construction ($1.4 million)
(general location)

Source: HomeStretch (edited)

Last edited by deja vu; Apr 11, 2021 at 1:56 PM.
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Old Posted Jan 1, 2021, 7:15 PM
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Marquette -

It seems fitting to start with the largest city covered by this thread - Marquette. It's impressive that a city this small enlisted the aid of a firm with as much stature as SmithGroup to draft a new strategic plan for its downtown. The plan, officially adopted in November 2020, provides a unified, comprehensive vision to guide the future growth of downtown Marquette. You may view the full plan here.

Quote:
MDAA releases strategic plan
Ryan Spitza | The Mining Journal
December 26, 2020

MARQUETTE — The Marquette Downtown Development Authority has announced the completion of its strategic plan for the future of the downtown Marquette. Formally titled the “City of Marquette Downtown Plan,” the MDDA Board of Directors officially adopted the plan in November. A year-long collaborative effort between a consulting team from SmithGroup, Mission North, LLC and Nelson Nygaard, the 129-page document highlights a comprehensive plan to improve various aspects of Marquette’s downtown district including parking and transit, streetscape modifications, lakeshore connectivity, public spaces, housing and more...

...Notable projects within the plan include building a new parking deck, adding more parking meters and spaces, widening sidewalks and adding more signage, street decor and furnishings, and connecting the Third Street corridor with the core downtown area...
I will continue to dissect this plan more as this thread matures.

Last edited by deja vu; Mar 12, 2021 at 9:08 PM.
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Old Posted Jan 1, 2021, 7:31 PM
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Traverse City -

The second-largest city covered by this thread - Traverse City - serves as the de facto hub of the northern half of the lower peninsula. There is a lot of current effort to bring more housing to downtown TC. This article summarizes -

Quote:
More Housing On The Way For Downtown TC?
Beth Milligan | The Ticker
December 21, 2020

More housing could be on the way for downtown Traverse City, with a development group planning to build an apartment complex on vacant property on Hall Street and Traverse City commissioners meeting tonight (Monday) to discuss seeking proposals for workforce housing projects on three city-owned parking lots. According to city staff, a development group is working to bring a new apartment complex to the vacant parcel on the west side of Hall Street located between the BATA transfer station and The Candle Factory. City Planning Director Russ Soyring says initial plans call for a five-story residential building up to 60 feet tall featuring 100 rental apartments and a rooftop recreation area. Even though parking is not required for the development, about 120 parking spaces are planned for the site...
The planned development on Hall Street is located in TC's small Warehouse District - an area "booming" with new developments lately. It would be right across from the newer Hotel Indigo (opened May 2016 & pictured below) -


Source: The Ticker

Last edited by deja vu; Mar 12, 2021 at 9:08 PM.
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Old Posted Jan 1, 2021, 7:48 PM
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Traverse City -

Speaking of Traverse City's Warehouse District and the Hotel Indigo, there was news a few months ago that another (yet unannounced) national hotel chain is eying property directly adjacent to Hotel Indigo, along West Grandview Parkway, for a new "luxury" hotel. Catching up a little to get this thread up to speed... this article summarizes it well -

Quote:
National Chain Eyes Warehouse District For New Luxury Hotel
Craig Manning | The Ticker
August 1, 2020

A new luxury hotel could be on its way to the Warehouse District in downtown Traverse City. Local developer Patti Mercer of Mercer Group LLC tells The Ticker that she has been working alongside a management group affiliated with “a major hotel brand” to assess a three-parcel site on Grandview Parkway as the location for a new four-story, 126-room “upscale hotel.” Following a successful feasibility study, Mercer expects the project to move on to the financing stage in the coming weeks – with tentative plans to break ground as early as spring of next year.

The three lots in question – 207, 211, and 221 W Grandview Parkway – are located across the Parkway from the Open Space, between the Traverse City Tourism building and Hotel Indigo. Mercer originally acquired the parcels between 2014 and 2016, and worked for years to develop them into a 51-unit luxury condo development called Grandview Place. She ultimately dropped that plan and moved to sell the three parcels in a two-day online auction in January, but the maximum bid of $4.7 million fell short of the auction reserve price and the parcels remained unsold...

Source: The Ticker

Last edited by deja vu; Mar 12, 2021 at 9:08 PM.
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Traverse City -

Located right behind these development lots, the new 77-uit, 4-story Breakwater Apartments opened its doors to tenants in late 2020. This "luxury" complex was built on the site of a former surface lot & a Fifth Third Bank branch located at 155 Garland Street. The development also includes 10,000 SF of retail space and a residents' parking deck. Half of the retail space was originally intended to be for a restaurant.

Quote:
New Downtown Developments Planned
By Beth Milligan | The Ticker
March 15, 2018
Despite opening in the thick of COVID-19, two out of the three retail spaces are now leased, and the apartments are already at almost 100% occupancy, according to Innovo Development Group owner Brian Mullally. This reflects the ongoing demand for more housing in downtown Traverse City.

Quote:
New Breakwater apartment building nearly full
Dan Nielsen | Traverse City Record-Eagle
October 28, 2020

Source: The Ticker | Innovo Development Group


Source: Breakwater


Source: Facebook | Breakwater


Source: Facebook | Breakwater


Source: Facebook | Breakwater

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Traverse City -

Looking back at the earlier thread, 4Front Credit Union's new downtown Traverse City Headquarters building is on track to be complete by March 2021. Two out of the four commercial units on the ground floor have been leased and there is interest in available space on the second and third floors too. This is under construction at the Southwest corner of W Front and Pine Streets. I'm trying to find some current progress photos of this one - there's a hint of one in the below article -


Source: The Ticker


Source: Traverse City Record-Eagle | Traverse City Planning Department

Last edited by deja vu; Mar 12, 2021 at 9:08 PM.
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Traverse City -

Another timely "catch up" from the previous thread - a virtual groundbreaking for Commongrounds Cooperative was just held on December 1, 2020, more than 1-1/2 years after its initial approval and after receiving a $1.5 million state grant from the Michigan Community Revitalization Program in October 2020. The 4-story, mixed-use project will be built at the Northwest corner E. Eighth St. & Boardman Ave. on a surface lot. Construction is expected to wrap up in March 2022.

Quote:
Commongrounds in Traverse City Hosts Virtual Groundbreaking
MyNorth News Service
November 25, 2020

Source: MyNorth

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Old Posted Jan 1, 2021, 9:46 PM
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Jumping to Alpena -

The new Northland Area Federal Credit Union (NAFCU) Headquarters building appears to be complete, or nearly so. I'm struggling to find a status update or current photos on it, but judging by the context in this recent photo from their Facebook page and this grainy photo from google maps, this is done and occupied. This 4-story, 57,000 SF project broke ground in July 2018, and it represents a big shift for the company as it relocates its base from Oscoda to Alpena.





Here is a fairly accurate rendering of what it looks like -

Source: Wolgast Corporation

Last edited by deja vu; Mar 12, 2021 at 9:09 PM.
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Alpena -

Here's another one out of Alpena. It is from earlier in 2020, but still recent enough and defintely big enough to be worth mentioning on here. MidMichigan Health held a virtual groundbreaking for its new Patient Tower in June 2020. This is a huge project for MidMichigan Health and Alpena -

Quote:
Virtual Groundbreaking Planned for Alpena’s New Patient Tower
MidMichigan Health Press Release
May 28, 2020

Even in the midst of a global pandemic, construction for the long-awaited patient tower at MidMichigan Medical Center – Alpena is set to begin. To celebrate this milestone, a virtual groundbreaking will be held on Wednesday, June 3, at 1 p.m. This is the first virtual event of its kind held by MidMichigan Health...

...The $63.5 million expansion and renovation project features a three-story patient tower. The tower will house 60 new private patient rooms, including eight intensive care unit beds, eight labor and delivery rooms, and 44 medical/surgical/telemetry beds. The new tower will also include 18 prep and recovery rooms, flex rooms, as well as five new operating rooms. The 99,000 square-foot project is slated to be opened in spring 2022. Once complete, many areas in the existing Medical Center will be renovated...

Source: hcm2

Last edited by deja vu; Mar 12, 2021 at 9:09 PM.
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Old Posted Jan 2, 2021, 7:15 AM
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Definitely the tallest building under construction in the region:

Island Casino announces $30M expansion project

Quote:
HARRIS — The Hannahville Indian Community Tribal Council has approved a $30 million expansion of the Island Resort and Casino to add more 100 hotel rooms and a pool with “water park features.”


The addition will be connected to the south end of the current 11-story Palm Tower, complete with three guest elevators and a lobby.

A high-end dining venue, as well as convention space, are planned for the top floor.
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Old Posted Jan 2, 2021, 4:17 PM
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Well dang! - the existing facilities already seemed massive - over 400,000 SF of gaming floor area? And more than 300 existing guest rooms. With the tower addition factored in they will have a 455 room hotel (according to the September 2020 article below). That puts it on-par with / greater than each of the three Detroit casinos, in terms of hotel rooms.

I will add this to the rundown, under Escanaba (*with an asterisk - it's close enough).

Quote:
Michigan Island Resort Casino Continues Construction on $33M Hotel Expansion
Devin O'Connor | casino.org
September 23, 2020

Island Resort & Casino in Harris, Mich., owned and operated by the Hannahville Indian Community, isn’t halting construction on its $33 million hotel expansion despite the COVID-19 pandemic. Island Resort & Casino isn’t actually located on an island but Michigan’s Upper Peninsula. Despite the tribal casino’s remote setting, the closest major city being Green Bay some 90 miles south in Wisconsin, resort officials say more rooms are needed...

Source: casino.org
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That casino addition got me thinking for a minute, what is the tallest (occupiable) building structure in the UP? I know that for the upper portion of the lower peninsula (and all of the UP), it is the Grand Traverse Resort and Spa tower (19 stories / 220 ft). But what about only north of the bridge?

Grand Traverse Resort and Spa, Traverse City (Acme) -
(always reminds me of a baby Amway Grand Plaza Hotel)

Source: Pure Michigan

The answer? - Harbor Tower Apartments, in Escanaba, at a stunning 18 stories / 185 ft. I didn't realize that the UP's tallest was in Escanaba. I would have guessed Marquette, which doesn't even have the second tallest. That honor apparently goes to the 11-story / 134-ft. R.L. Smith Mechanical Engineering - Engineering Mechanics Building (aka The MEEM) at Michigan Tech. in Houghton.*

*EDIT: Thanks to joemitts for pointing out that NMU's Superior Dome stands at 143 ft. (confirmed via Wikipedia). So, although it is not a multi-floor high rise, it is technically an occupiable structure. Marquette - you're back on the map!


Source: MI Blues Perspective

Harbor Tower Apartments, Escanaba

Source: Pinterest | Bud Lemire

The MEEM, Houghton

Source: www.mtu.edu

I'm also adding the fairly-recent "Residence at Harbor Vista" (Phases 1 & 2) project to the Marquette rundown. Phase 1 was completed in Summer of 2018 and Phase 2 opened this past Summer. The combined two buildings have 73 higher-end apartment units that overlook Marquette’s lower harbor (1880 US Highway 41 South Marquette, MI 49855). They were built on the site of an old roadside motel / resort. Veridea Group was the developer - one of the biggest UP-based developers (Marquette). More on their projects later.


Source: Veridea Group

Last edited by deja vu; Mar 15, 2021 at 11:33 PM.
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Old Posted Jan 2, 2021, 11:40 PM
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Grand Traverse Resort is the tallest building in Michigan north of Flint. The Mott Foundation Building is just 6 feet taller. Its honestly somewhat surprising nothing taller was ever built in northern Michigan. I could see a taller hotel or apartment building being built in Traverse City or Petoskey someday, though.

Quote:
Originally Posted by deja vu View Post
The answer? - Harbor Tower Apartments, in Escanaba, at a stunning 18 stories / 185 ft. I didn't realize that the UP's tallest was in Escanaba. I would have guessed Marquette, which doesn't even have the second tallest. That honor apparently goes to the 11-story / 134-ft. R.L. Smith Mechanical Engineering - Engineering Mechanics Building (aka The MEEM) at Michigan Tech. in Houghton.
There's an 11 story building in Marquette, Snowberry Heights Apartments, but no official height seems to be available.
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Old Posted Jan 3, 2021, 3:22 PM
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Originally Posted by DetroitSky View Post
There's an 11 story building in Marquette, Snowberry Heights Apartments, but no official height seems to be available.
Interesting. 137.14 ft. estimated - via Emporis. So maybe that does take second

Traverse City -

Here's a well-detailed, well-researched article about the tax breaks Traverse City is seeking with the TCHC for three affordable housing projects. It includes a schematic rendering of one of the three projects - a new four-story, 46-unit senior living complex called Parkview Apartments at 1223 East Eighth Street. The other two projects involve a new housing complex at 1028 Carver Street (one duplex and two fourplex buildings - Traverse Heights neighborhood) and a "significant remodel" of the 80,000 SF, 115-unit Riverview Terrace at 150 Pine Street. Three & four-story infill projects seem to be the sweet spot in Traverse City right now. And I'm not complaining.

The Ticker seems to have a higher caliber of local reporting than some of our news sources "down south" - especially when it comes to development-related news.

Quote:
Tax Breaks Sought For Affordable Housing Projects
By Beth Milligan | The Ticker
January 2, 2021

Traverse City commissioners Monday will kick off the new year by potentially approving or extending tax breaks for three affordable housing projects in the city – a financial arrangement designed to incentivize lower-income housing and offset costs associated with its development...

Source: The Ticker

Last edited by deja vu; Mar 12, 2021 at 9:09 PM.
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Old Posted Jan 3, 2021, 4:06 PM
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Escanaba -

Here's another big one for Escanaba. Proxima Management Group (Illinois-based) has been working since at least 2019 toward approvals to redevelop the old Delta County Jail site on a waterfront site in downtown (111 N 3rd St). The new jail opened at 2800 College Avenue in June 2019. From what I can discern so far, as of September 2020, the developer had all necessary approvals in-hand from the Escanaba BRA and City Council. but I can't tell if construction permits have been issued yet. More "digging" required.

Here's a link to the agenda and the minutes of the September 17, 2020 meeting where City Council approved the proposed amendments to the "City of Escanaba Brownfield Redevelopment Act 381 Plan" to include the Brownfield Redevelopment 381 Plan for the subject property. This effectively entitles the developer to millions of dollars worth of brownfield-eligible activities for the redevelopment efforts.

And here's the most recent news article that I've found so far, from September 2020, which summarizes the development plans -

Quote:
Escanaba hotel plan moves forward
Ilsa Matthews | Daily Press
September 11, 2020

...Promixa intends to build a $13 million hotel, a $5 million mixed-use retail and residential building, and a $5 million townhouse development on the site of the old jail and adjacent parcels, including the parcel occupied by the old Delta County Chamber of Commerce building...
Here are images that I extracted from the September 17, 2020 Meeting Agenda Packet. Not the most inspiring architecture for a new waterfront hotel & housing. But then again, these are pretty schematic. There's no imagery that I've seen for the townhouses yet. I believe these would be Phase 2, and the hotel & mixed-use buildings would be Phase 1 -









Site Location


Eligible Properties


Eligible Property Parcels


Phase 1 Preliminary Site Plan

Source: City of Escanaba

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Old Posted Jan 5, 2021, 6:55 PM
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Escanaba / Delta County -

Not to say we get all "hot & bothered" by prison architecture around here, but since I mentioned it in the previous post, here is a link to the (Kalamazoo-based) Architect's web page that features the new Delta County Jail and Sheriff's Office. Technically, the project was completed with a ribbon cutting in January 2019, but the county did not transfer any inmates until June of that year. Here's a Google Street View link if you're interested (satellite view does not show the addition yet).

According to the design program -

Quote:
Delta County jail was over 50 years old and located on the County Square and the Lake Michigan shorefront. A feasibility study was conducted to help alleviate jail overcrowding, the constant housing of prisoners outside the County, an aging and maintenance-heavy building, and a staff-intensive layout with difficulty monitoring inmate activities. By determining Delta County’s twenty-year Justice and Corrections needs, we were able to develop options for the facilities and create a plan to renovate an underutilized County asset and secure a housing pod for $2 million in savings.
One-half of the County’s existing Service Center Facility was converted into the new Jail and Sheriff’s Office. The work included a addition with a new housing pod (with 164 beds housed in modular steel cells), indoor & outdoor recreation space, and 3 classrooms. The scope also included a new vehicular Sally Port and holding area at the Courthouse to accommodate inmate transports.






















Source (for all of the above): Byce & Associates, Inc.

Here's a sketchy floor plan - addition on the right, remodel on the left -


Source: Up Matters

Last edited by deja vu; Mar 12, 2021 at 9:10 PM.
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Old Posted Jan 6, 2021, 2:57 PM
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Sault Ste. Marie -

The UP's second largest city is the site of a $1 billion construction project decades in the making -

The US Army Corps of Engineers - Detroit District - is leading the effort to construct a new Soo Lock in place of the over-one-century-old, functionally obsolete Sabin and Davis locks. The new lock will be 1,200 ft. long - the same dimensions as the existing Poe Lock - which is the primary lock through which all commercial traffic moves. The new lock will add some much-needed redundancy to the system, so that in the eventuality that one ever goes off line, the other can keep running. Practically all shipping traffic on the Great Lakes passes through these locks.

The project, originally proposed over 30 years, finally got going in 2020. There are three phases of work -
  • Phase 1 - Channel Deepening (begun May 2020 - on hold until Spring for winter weather to pass)
  • Phase 2 - Stabilize Approach Walls (scheduled to begin Spring 2021)
  • Phase 3 - Construct New Lock Chamber (scheduled to begin in 2022 and last until 2027)

At the end of 2020, the federal government passed an appropriation bill that grants the project over $124 million in funding. Currently, in this winter's "down time", the USACE is proposing to construct "temporary" field office space in the historic Canal Park, which is immediately adjacent to the Soo Locks ("temporary" in quotes, because the prefab. structures will likely sit there for at least ten years). The structures will reportedly have a "semi-permanent look" - whatever that means, and they will eventually be removed and the site restored -

Quote:
Army Corps proposing temporary project office space in Canal Park
Sault Online | Media Release
December 29, 2020

The U.S. Army Corps of Engineers is seeking public comments through January 13, 2021 on its proposal to place temporary office space in Canal Park on the Soo Locks property in Sault Ste. Marie, Michigan.

The proposed one-story, single modular structure, consisting of multiple pre-engineered structures linked together, will house Corps Integrated Project Office (IPO) employees overseeing the New Lock at the Soo project construction. The $1 billion lock construction project could take up to 10 years to complete, according to IPO Resident Office Project Manager Isaac Freel...
Here's a view of the existing Soo Locks. The Sabin and Davis Locks are the two on the right -


Source: USACE - Detroit District

And here's a diagram and a rendering of the proposed new Soo Locks. The new lock is on the left, in place of the decommissioned Sabin and Davis locks. Existing Poe Lock and MacArthur Lock on the right to remain -


Source: Duluth News Tribune | Courtesy USACE - Detroit District


Source: Duluth News Tribune | Courtesy USACE - Detroit District

Here are two photos of upstream channel deepening / dredging work from Spring / Summer 2020. Contractor is Trade West -


Source: The Sault News | Courtesy USACE - Detroit District


Source: The Sault News | Courtesy USACE - Detroit District

And just for fun, here's video of the Stewart J. Cort - the first 1,000-footer to be launched onto the Great Lakes (by Bethlehem Steel in 1972) - passing through the Poe Lock a few years ago. She has a 105.00' beam and 49.0' deep hull.

Video Link

Last edited by deja vu; Mar 15, 2021 at 11:31 PM.
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Old Posted Jan 6, 2021, 4:34 PM
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Sault Ste. Marie -

Here is another informative and recent article (with audio recording accompaniment) about the ongoing Soo Lock construction -

Quote:
Work Begins on New Soo Lock After Decades of Delays
Pat Batcheller | WDET
December 18, 2020

Work has finally started on a new shipping lock in Sault Ste. Marie, Michigan, more than 30 years after the project was first proposed. The Soo Locks allow millions of dollars’ worth of freight, cargo and iron ore to travel from Lake Superior to the rest of the Great Lakes. Only one lock is big enough to hold the largest vessels, some of which are 1,000 feet long. If the lock breaks down, it could damage the region’s economy...
The Joseph L. Block passing through the locks (date unknown) - with the International Bridge in the distance -


Source: WDET | Pat Batcheller

There are a number of live cameras in and around the locks. You can link to them here.

Last edited by deja vu; Mar 12, 2021 at 9:11 PM.
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Old Posted Jan 6, 2021, 11:41 PM
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Petoskey -

I've been referring back to the old Northern Michigan Development Thread to look for other things that could be gleaned and brought forward to this new thread. I think the last remaining thing is the many proposals for the troubled 200 E. Lake St. site in downtown Petoskey. This site has a complex history.

The most recent news article I found relates to the land immediately adjacent to and west of the primary development site at 200 E. Lake St.. It is separated by just a fence, which has become a common site for posting political signs and for hosting public protests, because it has high visibility along the heavily-trafficked Bay View Rd. (a.k.a. U.S. Rte. 31).

In August 2020, Petoskey City Council approved a "People's Park" plan, which designates the land as public park space. This was somewhat controversial, because it in effect means that the area must remain accessible to the public for the foreseeable future, and this makes any development plans on the adjacent parcel more complicated, because, to date, most of the proposals that have come and gone take into account the assumption that this parcel could be acquired to support the development. additionally, the City Council's decision also went against concerns raised by many entities - including the Petoskey City Manager, legal counsel, and the City Parks and Recreation Commission.

There is also a designated ROW that runs through this ~ 8,000 SF parcel, which, if ever vacated, would result in that land going to the adjacent property owner. In this case, developer Robert Berg, who purchased 200 E. Lake St. in Fall 2018 from Elias Amash / LCA Associates LLC - another developer with plans that fell through, who had owned the site since late 2013. Amash, in turn, had purchased it from Northwestern Bank after an even earlier development - Petoskey Pointe - failed.

Quote:
City council approves "People's Park" plan, despite objections
William T. Perkins | Petoskey News-Review
August 4, 2020

PETOSKEY — The public space in front of 200 E. Lake St. in downtown Petoskey will become park land — assuming a recent city council decision holds. City council members voted 4-1 Monday in favor of the change, overriding concerns raised by the city manager, civil counsel and the Parks and Recreation Commission. In effect, the decision means the area will stay accessible to the public for the foreseeable future, and can’t easily be offered up for development. But an opinion from Petoskey’s legal counsel, Plunkett and Cooney, suggests the change might not be defensible if challenged in court...
I can't tell if this actually has gone to court, since the article was published last summer. But the Planning Commission might at least be be gearing up to review its political sign ordinances after lots of complaints were received during the recent election cycle. The newly minted Public Park next to 200 E. Lake St. is at the center of this, again, because of all of the visibility it gets and concern from residents about over-politicization of the city.

Quote:
Petoskey to review political sign ordinance
William T. Perkins | Petoskey News-Review
December 10, 2020

PETOSKEY — Petoskey’s planning commission may soon begin reviewing its political sign regulations after a bout of complaints this election season. Not every city government has regulations pertaining to the display of political signs on private property, but municipalities generally do have some degree of power to set local standards in their zoning ordinances, based on safety and aesthetic factors. In Petoskey, those standards include a 15-day period to remove signs after the election occurred, and size limits depending on the area of the city. But city officials say a wave of complaints this year has prompted a second look at the scope of those ordinances...
From what I can find so far, there is no real plan or path forward for the current developer, which been faced with many, many challenges. This quote from a July 2019 article seems to sum up Bob's exasperation with the whole process:

Quote:
“Many people ask what our next step will be... The answer is none. Maybe when Katie, my daughter, is more experienced she can revisit the project in the next 10 years.”
But anyway, on to the fun bit. I just thought it would be neat to re-share the few proposals that DetroitSky posted in the old thread, and expand it to include all of the other ones that I could find. As was noted previously, there have been a lot. At least seven or eight, but some blend together. It is hard to track them all, especially as a non-local who has not kept abreast of the many attempts, but I'll do my best. Even though none of these have come to fruition, hopefully someday soon something will happen. There are common themes that run through most of these proposals - mixed use housing / retail with a hotel component - which seems like Petoskey could stand to benefit from. It really is a gaping hole within the downtown urban fabric. So much so that locals even refer to it simply as "the hole".

By the way, this article is immensely in explaining the messy, early years with the initial developer - it traces things back to 2002 -

Quote:
Timeline of events relating to the Petoskey Pointe site
Updated September 18, 2013; Posted March 28, 2013
These are in chronological order, newest to oldest -

"Petoskey Grand" - the helicopter landing pad is a nice touch. This was shot down by the Planning Commission in July 2019.
Initially Proposed / Presented: March 2019
Developer: Robert Berg / Petoskey Grand, LLC
Architect: Shoreline Architects



Source: Petoskey News-Review | Courtesy Shoreline Architects



"Petoskey Gateway"
Initially Proposed / Presented: July 2018
Developer: Tom McIntyre / Petoskey Gateway, LLC, with Gibbs Planning Group, Inc. (Urban Planning Consultant) - no land deal ever materialized
Architect: None / Unknown



Source: Petoskey News-Review | Courtesy Gibbs Planning Group, Inc.



Un-Named(?) 2018 Proposal - I can find very little info on this one, but there is a Petoskey News-review article that mentions it. Sounds like it was very short-lived / speculative.
Initially Proposed / Presented: 2018
Developer: Unknown
Architect: Non / Unknown




Un-Named(?) 2015 Proposal - Successor to "The New Arlington Place" - basically identical design to the previous proposal.
Initially Proposed / Presented: May 2015
Developer: John Socks / Socks Construction
Architect: Barry J. Polzin Architects



Source: Petoskey News-Review | Courtesy Barry J. Polzin Architects



"The New Arlington Place" - same developer as previous; a more solidified successor of "Sunset Square"?
Initially Proposed / Presented: November 2014
Developer: Elias Amash / LCA Associates LLC
Architect: Barry J. Polzin Architects



Source: Petoskey News-Review | Courtesy Barry J. Polzin Architects



"Sunset Square"
Initially Proposed / Presented: March(?) 2014
Developer: Elias Amash / LCA Associates LLC
Architect: None / Unknown


I can't find any images for this, and I think it basically evolved into "The New Arlington Place", above.



"Petoskey Pointe - Multiple Iterations" - Only project to get shovels in the ground. Demolition of existing structures on the block occurred in 2006, preliminary excavations through early 2007 before the development company's financial difficulties started to surface.
Initially Proposed / Presented: Late 2002 through 2005
Developer: Mike Uzelac / Lake Street Petoskey Associates
Designers: Edgewater Design Group, CitySimulation


One Version -


Source: CitySimulation

Another Version (I think this is the earlier of the two, but not 100% sure) -


Source: Edgewater Design Group

Last edited by deja vu; Mar 12, 2021 at 9:11 PM.
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