Grand River Growth Plan -All Gibbs for City Jan 2 2026 - Flipbook - Page 86
Summary
Approximately 25% of the new residential should be targeted at single-person households or
those earning modest incomes between $40,000 and $50,000. Small rental apartments located
near Corwell Health, public transit and other employment centers are recommended. Given
the economics of an affordable housing development, public–private partnerships may be
necessary to bring these units to market.
The Grand River area also has a considerable demand for 55+ households looking for new,
housing options near their existing neighborhoods. There are 40,000 persons aged 55+ living
within 3 miles of study area. Approximately 25% of the district9s new housing demand is for the
55+ year population.
Figure 2: View of E Grand River corridor looking north
There is also a statistical demand for manufactured and smaller single-family homes in the
Grand River and Eight Mile area. These houses would appeal to almost all demographic
segments, young singles to empty nesters. However, this study assumes the Grand River
corridor doesn9t have suitable land area sites large enough that are available to accommodate
single-family dwellings or manufactured housing developments typically required for these
communities.
It is also plausible that the corridor district could support an additional 150 to 200 more new
residential units, totaling 600 dwellings, if located within a mixed-use, walkable town center
with restaurants and shops.
Grand River Corridor Residential Market Analysis
Gibbs Planning Group, Inc. | Indigo Retail July 2, 2026
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