n; 7238 F62 M58 IP- .¥}< K^ Cornell University Library The original of this book is in the Cornell University Library. There are no known copyright restrictions in the United States on the use of the text. http://www.archive.org/details/cu31924015048873 Farm Realtip Company 111 W. Kearslei) Street Flint, Michigan <, i " Who creates a home, creates a potent spirit, which in turn doth fashion him that fashioned it" ^^ ^'. -* f^""^^'* "The Lone Oak," overlooking Metawaneenee Park MeiaWaneenee Hills HE statement has been made on author- ity of one of the best posted realty ex- perts of Fhnt, that in the higher grade residential districts, such as Garland Street, East Kearsley Street, East and West Third Street, Court Street, parts of Grand Traverse, Beach and Church Streets, there are less than forty-five desirable lots for sale. This, in a city of 60,000 population, and with evidence of growth that will soon put Flint in the 100,000 class. This startling fact will amaze many Flint people who have given but little thot to the growth that has taken place within their gates. And yet the cause of this condition of affairs is not far to seek. Flint, unlike most other cities of its size, has had no real high class suburb of its own. Until recently no one had thot of build- ing a potential home anywhere outside of the ter- ritory above defined. Those in search of ideal home conditions have confined themselves to a certain restricted area. To within these compara- tively small limits have flocked all those desirous of living in a neighborhood that offered them the greatest attractions from the view point of ex- clusiveness and of surroundings that appealed to them. As a natural consequence this area, has become more and more congested and prices. 1^ have kept increasing to the point where they are now somewhat prohibitive and have gotten be- yond real value when it is considered that these same lots are located in an unrestricted dis- trict. And our commerce is hammering at the walls of this residential district. The business sec- tion is encroaching slowly but surely on the home district. With the increased growth of the city this encroachment will increase with rapid strides. The most beautiful streets of Flint are being invaded by boarding houses, small shops and flat buildings. The commercial district is spreading, reaching out and changing the as- pect of the city by degrees. The home seeker is now confronted with the necessity of finding- -Construction work under way on the Boulevard other locations where his particular require- ments will be met. Now it is to the new districts that he must look for his relief. Students of conditions in Flint are unani- mous in the belief that the new-coming, high- class residential district is that section situated on North Detroit Street. The great movement of population north on Detroit Street in recent years is proof positive of the merit of this gen- eral direction as a location for homes. The best evidence of the trend of public opinion is found in the actions of the public itself. The tendency of the increasing population of Flint to move northwest is accounted for by the fact that the land is high, the neighhborhood good, and on account of the absence of the factor- ies, and the prevalence of West winds in central Michigan the air is pure and free from the con- taminations usual in cities. -A type of home on North Detroit Street After making a careful survey of the city, talking' into consideration the street car service, railroads, factory conditions, height of land, we decided that the new district must be toward the north. Close to the Citp hut Free from Its Smoke The fact that the Aitken farm lay to the West was additional advantage, as it receives all the benefit of the pure, country air. Also the ele- vation here is greater than to be found in any other section of the city. And on account of the car service and relative closeness of this section to the city, residents have no inconveniences to contend with. -A glimijse of the nalural scenery facing Welcli Park, which Is to be dedicated for little children's play ground The "Metawaneenee Hills" is within thirteen blocks of the business center of the city. It is served with city car service, abutts on Detroit Street, which is coming- to be known as one of the best streets in the city, also a boulevard drive leading- thru the property, and it seems in every way to be in the path of the very least resistance for the city's natural growth. Hills and Dales, Ravines and Trees The g-round presents a very varied surface. There are ravines, trees, knolls, level stretches — a location to suit every possible taste. The own- er sees in this varied landscape possibilities that have been undreamed of in Flint, and opportuni- -A beautiful home sight in timber section ties with which only a landscape architect of great skill could be intrusted. General Features The main considerations that led to the pur- chase of the property were its location, its acces- sibility and its admirable possibility of landscap- ing. In this respect, the "Metawaneenee Hills" will be unique in this part of the state. It is maintained that this development should appeal to the artistic as well as the practical. With this end in view William Pitkin, Jr., of Rochester, New York, who is among the fore- most landscape designers in America, was com- missioned with the planning of this property. He was asked to design something that would meet with the requirements of the discerning people of Flint, and was given a free hand in almost every respect. The result is one of the most beautiful plans that has yet been conceived for real estate sub- division. It is as different from the plans of the ordinary development as can well be imagined. The land lends itself readily to artistic treatment -Looking north from Metawaneenee Park Into beautiful D. D, Aitken farm buildings ■ and full advantage has been taken of all possi- bilities. It was determined at the outset that the ques- tion of getting- the greatest number of lots from the acres would be the least consideration in laying out the property. In the plan adopted the plotting has been made to harmonize with the lay of the land and its natural beauties. Streets and boulevards will wind in and out in graceful curves. Landscape features, such as attractive entrance ways, park centers, hedges, shrubbery and trees will be found there. In addition there will be a small public park, with fountain, locat- ed about the center of the property. On the side and back of the property is located a beautiful, natural grove which is designed to be one of the -This home could not have been built had not generous sized lots been planned most beautiful sections of the subdivision. Wind- ing- drives will run thru this section and it is the intention of the company not to disturb a tree, as we feel that the treatment of these lots should be left to the individual tastes of the purchaser, together with the advice of our Mr. William Pit- kin, Jr., who has been retained by us to assist the owners in the laying out of the lots so that the whole will harmonize with the general plan that has been laid out by the designer. In one section of the property will be found a space large enough to accommodate tennis courts. In certain parts of the property open spaces will be so arranged that they will be surrounded by a number of lots opening on them from the rear. They will have the effect of forming into delight- ful little communities the families living on these lots. On each of these private parks will be -Showing the treatment ot a wooded section in the East. Metawaneenee Hills affords many such beautiful home sites room for a tennis court which will not be exposed to the public view. Here, in seclusion, afternoon tea may be served and callers entertained in fine weather. Here, also the small children may play in comparative privacy and in absolute safety. This idea of the semi-private park is borrowed from development in England where a higher standard of subdivision has been reached than perhaps in any other country. It is believed that ''Metawaneenee Hills" will be the first develop- ment in this section of Michigan to adopt this idea, and we are confident that Flint people will highly appreciate this feature. Size of Lots In "Metawaneenee Hills" the home seeker will find lots of all sizes and shapes, suitable to his fancy and his purse. The frontage runs from 50 feet to 100 feet with corresponding depth, how- ever, the average depth being about 130 feet. In these big, generous-sized lots, it is possible for the purchaser to give free rein to his fancy. On the lots of average size, and especially in the tim- bered section of this development, he will find ample space for his wide-spreading bungalow, which is not to be found in the ordinary type of subdivision — or he may gratify his desires to have a garden of his own, where he may "putter round" among his vegetables and flowers, and the lots are large enough to afford the children plenty of room to run around without annoying their neighbors, or without danger to them- selves. Plans for Purchasers The Farm Realty Company, in developing- ''Metawaneenee Hills" is prepared to go a long way in its effort to make the property real dis- tinctive in character. It is essential to realize that one or two lots, beautifully laid out, will not give the necessary tone to the entire prop- erty. It is essential that the general appearance of the lots should be of a sufficiently high grade to lend distinctiveness and charm to the develop- ment. With this end in view the company will furnish, when desired, tentative plans for the planning of certain lots. These plans will be the work of William Pitkin, Jr., and a nominal charge will be made. These plans should be of immense help to the purchaser who desires to get the most attractive and artistic results from their home lot. These plans will show the correct setting- for each house so that each dwelling will obtain -A moderate priced little home enhanced by artistic treatment the best view possible and so that it may not in- terfere with the dwelling on the neighboring- lot. These plans could also indicate where the garage could be located and what planting could be done in order to obtain the most pleasing ef- fect. These are details which are important m themselves. In this manner purchasers are pro- vided with expert advice on matters which are essential to the proper development of their own home lot, both as regards to the home itself and the ground surrounding it. It will solve problems which otherwise would present many difficulties to them and will prevent them from making mis- takes at the outset. Restrictions To no other question in the development of the"Metawaneenee Hills" has more thot and con- sideration been given than to the restrictions, conditions, etc., placed upon the property. The -Our generous sized lots affoi'd iilenty of room for the wide-spreading: bungalow owner's experience in subdividing property, as well as the experience of other developers of su- burban real estate, has demonstrated the advan- tage to lot owners of protective restrictions on land, adopted with a view to preserve the residen- tial character of the neighborhood and to safe- guard the owner in the use and enjoyment of his property. In addition to those of conventional form pro- viding against the use of residential lots for commercial purposes and the erection of flats and double houses, etc., there will be included in the ''Metawaneenee Hills" restrictions the most careful provision not in general use, regarding open spaces to be left permanently vacant, set backs from the street, both in front and on the corner, the grading of lots, the maintenance of -A home secure In a restricted district private parks, etc., all of which will give the own- er freedom of action not inconsistent with the proper regard for the interest of his neighbor and of the community. It is the natural thing for the owner of a lot to look, perhaps with suspicion on restrictions that seem to curtail his liberty, but when he rea- lizes that these operate for his own good and for the effect of increasing the value and safe-guard- ing of his investment, he becomes easily convinc- ed that it would be exceedingly wise to have them adopted. ImproVenients The necessary conveniences, side walk, sewer, water, gas and street lights, will be provided by the company and by the municipality of Flint; -Where restrictions were not complete — A bill board or flat Iniilding can injure your home if you build in an unrestricted district electricity, telephone, and city car service are available. A system of sanitary sewers with disposal plant will be installed. The capacity of this sys- tem will be ample to serve the entire district as it develops. The disposal plant will be planned to meet the requirements of the whole property and IS to be laid out under the direction of the City Engineer of Flint and is so planned that as soon as the city connects this rapidly-growing- section with the sewer main, the septic tank will then be taken up and the branches attached to the main without cost. The water will be supplied from the City of Flint filteration plant, one of the large mains now passing thru the property along the boulevard, while water extends the whole length of the property on the north along Stockdale road. Gas and electricity will be furnished by -"Sunlight, Air and Freedcm." — Beauty and value added by restricted free space and set-back lines and generous sized lots the Flint Electric Company and the Michigan Light Company, high pressure gas mains now touching the property and sufficient in size to give personal service to as many customers as may possibly build in the "Hills." Ornamental Li§htin§ Concrete standards of beautiful design and without any suggestion of the old-fashioned lamp posts will take the place of the common wood poles and arc lights along both sides of the boulevard and parks, furnishing at night a beau- tiful, soft light as is appropriate to a street of this character and giving an artistic touch to the improvement of the street as seen in the day- time. Electric current and telephone connections -The group designing of "Metawaneenee Hills" has provided sections for most elaborate homes are now available at the property. The poles for these wires will be placed in the most obscure position along- the rear of the lots. Accessibility "Metawaneenee Hills" is accessible from the factories on the east and the down-town district on the south. The property fronts on Detroit Street, affording" street car service. There will be placed at a convenient point at the entrance of the boulevard on Detroit Street, an attractive -Boulevard treatment and lighting system to be used throughout Pari and Boulevards in "Metawaneenee Hills " shelter house for the accommodation of passen- g-ers on the electric cars. In the near future we will most likely see the completion of an interur- ban line passing out Detroit Street, then to the West to Flushing and Owosso, which will bring greater expansion in this most desirable section of our city. The pavement on Detroit Street is not surpas- sed by any in the city, and affords splendid facili- ties for the automobilist whose business takes him down town daily. The property is also ideally situated for those whose business days are spent at the General Motors plant on Industrial Avenue. Wood Street is now paved, leading from Detroit Street to Sagi- naw, which makes a complete pavement from "Metawaneenee Hills" direct to the offices of the factory. It is a short cut between the north Sagi- naw Street district and "Metawaneenee Hills" and by means of it the man whose business lies at the General Motors plant can reach the ''Hills" -City cars run to Metawaneenee Hills on six, ten and twelve minute schedule more quickly than he can arrive at the older resi- dential section on the south side of the river. Increase in Value It scarcely need be pointed out that those who purchase lots in the "Metawaneenee Hills" will have the pleasure of seeing their property in- crease in value in a comparatively short time. Real Estate values are rising in Flint and no- where is the increase more pronounced or more rapid than in the north Detroit Street district. The causes of that enhancement are readily seen. The increased population of Flint — the absolute dirth for desirable home sites in the old residen- tial sections — the constant and growing demand for homes in ideal surroundings — all of these are factors which contribute to the increase of realty values. Cornell University Library NA7238.F62M58 Metawaneenee Hills. 3 1924 015 048 873 .', rv. lfUF4^^' i