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KCLBADave last won the day on June 15 2012

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  1. Drove by there this AM and was wondering the same. This project has a MASSIVE footprint!
  2. For what it is worth, I was told by a highly reputable source that among many other reasons related to software changes etc, that all pay-by-cell parking systems are phasing out the use of start and stop parking for credit card compliance rules and were limiting even more the amount of customization that can be done to make it more City specific. The move to MOTU was kind of inevitable. They knew there would be bugs but by designing and running their own platform they can make changes over time as needs/issues change. There really is no cost or income savings by moving to MOTU. The problem is they did not BETA test it before launching it, so instead of "testers" working through the bugs, the general public is by default working through the bugs. I can tell you that every time someone at our offices has had a problem with a ticket being wrongly issued, the City has responded quickly to rectify the situation.
  3. KCLBADave

    New projects in Monroe North

    Those homes/condos on Look Out Hill in Belknap really stand out. You can see em clearly as you come into town from the north. I heard they are selling fast too.
  4. Jeff, I could not agree with you more. In 2008 I worked on Oak Industrial Drive. I lived on Madison and Hall an I had no car at the time. To take the bus I had to catch it at Duthler’s Foods and go all the way to the central terminal where I had to transfer to another bus to take me to Plymouth and Oak Inustrial where I had to walk a block and a half to get to work. On a good day it took me 50 min to get to work. Finally I chose to ride my bike 5 miles there and back every day and it only took me about 20 min.
  5. KCLBADave

    The "Affordable Housing" Discussion in GR

    Joe, the walls are not only drywalled and finished they are also primed with a special type of primer, cabinets on the walls, lights installed, pretty much 90% done. We have some drywall patches to do where the two walls come together. On these first three we got them without flooring installed, but moving forward, we will have flooring done as well.
  6. KCLBADave

    The "Affordable Housing" Discussion in GR

    Jeff, reading MLive comments is about as constructive as watching grass grow. The key to it all is having a home that has a State stamped approval. Michigan is WAY behind the times on this issue. LARA has to approve the drawings. We got one approved in two weeks, another took 90 days, no rhymn or reason to it. We will soon have 13 different house designs approved, and several of those can have 4 or 5 variations. With an approved plan, one we order a home it is no more than 4 weeks and the home is built and ready for delivery. Our first 3 were done on two weeks. All of our homes meet all local zoning and building codes. We are provided with a full set of stamped fully engineered specs. A local architect did our foundation plans. These plans detail loads for the foundation and how the house connects. These drawings are done for all of our homes. We then pay the architect to do a site plan for the home and the lot. Going forward, that’s our only cost on architectural. With building and site plan approval we are good to go do excavate and prepare the site for the house. I would say 90 days start to finish is the maximum length of time to have the house done and ready to move in, if pre ordered or hit the MLS is it’s spec.
  7. KCLBADave

    The "Affordable Housing" Discussion in GR

    We did three houses in 3 days, here are the photos of each one before we start finishing the exteriors and button up the inside. On Thursday we ordered 6 more and will be doing these all in one week later this summer. With proper planning and site work completed, InnovaLaB (formerly Kent County Land Bank) has built the capacity with Champion Modular Homes to put in several homes a week going forward. As long as the home meets current zoning requirements with set backs, transparency, etc these can be installed by pulling a building permit. These first three were very specifically closen as I believe it exhibits how modular can be done to fit any neighborhoods design aesthetic. Herrick is in a cul-de-sac with all ranch homes, Sigsbee is on a block with several talk narrow homes that look kind of like a farmhouse, and Cooper is a traditional neighborhood. We will very soon have a show room set up in our offices on Division where buyers can come in, choose one of our lots, a home design, and then pick their interior finishes. Once they order their home, we can have it ready to install in 6-8 weeks depending on scheduling .
  8. KCLBADave

    The "Affordable Housing" Discussion in GR

    Here are some photos of today’s installation on Sigsbee, We staged on Madison in a large lot north of Dickinson. And hauled the home over to Sigsbee. We started at 8 AM with the first of 4 boxes and by noon all 4 were up. The roof is hinged and is lifted in place before lifting the box. We had a developer walk through who is interested in working with us on these in another area. He builds and is known for Million Dollar homes. He was blown away at the quality of materials and construction. In his words, these are built better than stick built. We will not finish installing the siding, put on a porch, button up the inside, flat work, and landscape. Should be ready to be listed on the MLS in about 3 weeks,
  9. KCLBADave

    The "Affordable Housing" Discussion in GR

    Joe, we are doing a configuration something like this on Bates West of Eastern in the South Hill Neighborhood. Not quite as dense, but several in a row.
  10. KCLBADave

    The "Affordable Housing" Discussion in GR

    Thanks, when we have our full line up completed, I will upload some renderings. In the mean time, here is a preview.
  11. KCLBADave

    Creston Neighborhood

    Creston Brewery Opens Its Event Space Check out the photos in this blog about Creston Brewery opening its new event space upstairs. It looks killer. Methinks this place will be rented out a lot! Great addition to the Creston neighborhood.
  12. KCLBADave

    Kingdom Square

    Smaritas has received a tax credit allocation to do senior housing on the large older part of the building, their plans are do a design charrette for the rest of the property to get it developed into single family and multi-family homes.
  13. KCLBADave

    The "Affordable Housing" Discussion in GR

    I totally agree with you in that we need to place as much emphasis on finding solutions to the economics as it relates to finding reasonable ways for folks to earn more. I also agree that the solution needs to be multifaceted. At the same time when one considers economics we cannot ignore the economics of development as well. As has been well discussed in this forum it costs about $250,000 to build a 1,300 square foot reasonably designed home. If that home is not worth $250,000 then we cannot build, in the traditional sense, our way out of this housing crisis. What I appreciated about this article is it really touched on all aspects of the problem.
  14. KCLBADave

    The "Affordable Housing" Discussion in GR

    After June 12th, I will be able to post and comment a lot more on this site on issues related to zoning, planning, housing, and development. To get the ball rolling, I encourage you Grand Rapidian UP'rs to read this great article about a group in Seattle looking to flip the script on their housing woes: A Must Read Housing Article - Politico.com To whet your appetite for these discussions here are a couple of money quotes from the article: "But that tech-fueled demand has tended to overshadow the other driver: insufficient supply. Since the end of the financial crisis, Lubarsky says, Seattle has added roughly 100,000 jobs, but barely 32,000 new homes and apartment units. “We’ve underbuilt every year since 2010,” he adds. And a big part of that deficit, Lubarsky says, is due to neighborhoods like Wallingford, where zoning laws make it almost impossible to build anything other than a single-family house." "Predictably, the campaign has provoked a fierce backlash from homeowners, many of them Baby Boomers who arrived in the 60s and 70s. They’ve sued to block the proposed “up-zones” to their neighborhoods, which, they warn, will kill the very “character” that makes Seattle’s housing so charming to newcomers in the first place. But to Lubarsky, that cherished neighborhood character was always false advertising, given how few people can actually afford it. “My generation is never going to have that,” he says, gesturing to a tricked-out Craftsman with a tidy yard and paved driveway. “There are too many of us to live like that.” "When homeowners say they’re fighting to protect neighborhood character, Lubarsky says, “it really feels to me like they just don’t want young people in their neighborhood.” "Known variously as urbanism, practivism and YIMBYism (Yes In My Backyard), the movement argues that the urban housing crisis has grown so severe that traditional approaches to affordability, such as rent control or state-subsidized housing, are wholly inadequate. "