tvices to the hospitality develpment and construction industry
Turnkey customizable integrative micro housing crafted for today's urban evolution and challenges.
Designed and scaled to provide affordable, flexible micro housing to the entire spectrum of under-served residents or anyone that is “houseless”. This includes the homeless but not exclusively, the goal is affordable housing for all who are challenged by maintaining a secure residence. NPR Report This concept paper proposes to research, prepare and evaluate a comprehensive design and feasibility study that establishs the viability of forming a public / private partnership to rapidly deploy realistically priced affordable housing using a non destructive cooperative acquisition approach on existing land as a complete sustainable urban component. It is time to act! 1. Establish Physical Feasibility Land acquisition concept 1. Lease the airspace above single story self storage properties from facility owners to allow construction of a second level (third?) above their units in return for lease income. This asset will be constructed essentially at no cost to the property owner, limiting the cost, timeline and impact of land acquisition. Access to each use will be exclusive. Rooftop “greenbelt” would comprise 25% of residential component. Holding structure should be a long term lease (99 years?) to allow maximum flexibility in terms of vesting title in the units. 2. Assuming project format is deemed to be viable, structure an active agreement with relevant governmental entities and staff to facilitate the expeditious rezoning, plan review, permitting, deployment and management of these units. 3. Evaluate residential delivery alternatives to provide the most effective life cycle cost. (Example: Existing modular building companies, trailer or RV manufacturers, shipping container vendors, and similar can be approached about supplying units on a lease basis. Inclusion of off grid features to limit utility connection fees, etc.) 4. Perform a comprehensive social network overview and formulate a plan to augment the benefits of affordable housing that make it safe and workable for all residents and citizens. Additional elements of this process will include demolition, landscape and hardscape construction, zoning review and adjustment, possible infrastructure expansion. There may be a public transportation component. Further, coordination with public agencies to ensure that public safety concerns are addressed and or mitigated and that a maximum number of potential citizens are included. This may include limiting the resident mix and or the inclusion of resident managers or some other control, occupancy or management criteria. For all units and projects, ongoing property management and fully engaged life counseling will be a permanent element of this plan 2. Resources The resources component of this plan will evaluate all possible funding options committed or available to implement the final program. Capital from grants, crowd sourcing, private investment, institutional sources, foundations charities and public sources added to revenue from future residents will be combined to accomplish the goal of affordable universal housing. Current Cost to Society Opportunity Overview Cities, businesses and residents are faced with new challenges from years of sporadic and random development (often now outdated) that offers limited affordable housing options. Regardless of the reasons, virtually every community has citizens living with inadequate shelter. The social cost of systemic homelessness is staggering in health, law enforcement, social services virtually every aspect of society that interacts with the homeless pays an enormous price. This proposal does not attempt to address the root causes of this displacement and exclusion. The goal is a solution using resources already committed to their resolution as quickly as possible. Current urban design practices are not addressing sufficient housing for everyone primarily due to historical trajectory of the economics of redevelopment but mostly due to the lack of a comprehensive plan to provide access to sufficient decent housing to individuals with limited resources. Once older lower cost housing is demolished to make way for replacement units, even “affordable” housing with subsidies aren’t sufficient to accommodate the displaced residents. As neighborhoods upscale, former residents are left without options. At best, a percentage of new units is allocated as affordable (typically 20%) meaning that 80% of replacement units are out of reach of displaced residents. The redeveloped housing stock is affordable to a shrinking percentage of residents. Redeveloped housing often leaves the rental market in the form of unit sales or re-enters the rental market at many times the rent of previous units. http://mentalfloss.com/article/81296/average-cost-one-bedroom-apartments-50-major-us-cities Virtually all communities have general plans that attempt to address the lack of affordable housing. My view is that all effective efforts need support. This suggestion is proposed in order to utilize energy, capital and momentum to achieve the goal of supplying the total of affordable dwelling units required in the shortest possible time. Media reports that the Wasatch Front is lacking more than 20,000 affordable housing units. If this proposal can deliver 5,000 units per year, it will still take 4 years with 1 year study and run up to alleviate the current problem. That is 5 years of suffering for society, most especially those without shelter. This plan is for permanent housing, not temporary group shelters and would not affect the efficacy of those ongoing efforts. State by State Status The silver-lining, To some extent the capital to provide this solution is already committed. There have been and are underwriting sources in the form of grants, purpose focused funds and loans solely for these redevelopment activities and specifically for addressing homelessness from national, state and local governments and agencies, from charities, non profits, foundations, corporations. All of these resources can be identified and all applicable funding programs should be evaluated and if appropriate included in the total to minimize any additional costs to the community. In some and possibly many cases, there are already sufficient resources available. Steps To begin, Live Elevated needs to assign the capital necessary to: (At every stage preference will be given to consultants that are able to provide a part of their contract as pro bono, given the nature of the task) 1 Identify and engage the professional researchers and analysts that can quantify and verify the hypothesis used as the basis of this plan. After, a legal review of the acquisition premis, this step will include engineering, cost estimating, RFP’s and all elements of the structural requirements of the plan. Next, inclusion of all entities that currently have a mandate or interest in resolving the issues of displacement, housing shortages, chronic or situational homelessness, income inequality, substance abuse and crime. Having all of the informed and involved parties is imperative. The result of this process is to determine the viability of a statewide zoning and regulatory amendment that would allow this system and to prepare such a document. 2. Establish the resources that can be marshaled and brought to bear to effect a holistic, thorough and committed program to resolve these defects in our communities centered on the new paradigm of adequate housing for all of our residents. 3. Create a board of Governors from the existing stakeholders who will structure an operating entity from existing groups to implement the final proposals including staffing the operating functions to begin contracting with property owners, working with city officials and developing client lists in conjunction with outreach entities and organizations. Additionally Ongoing focus groups must develop viable inclusive criteria to address the actual population in need or at risk. There has to be a way to include everyone or else we can’t accomplish the stated goal. Decision makers designated by the Board of Governors will establish departments to implement design, marketing, project management, and operations. Some of the design work will need to be prepared by or approved by licensed Architect(s) and or engineer(s). It is anticipated that installation work shall need to be performed under the supervision of General Contractor(s). Property Management will be performed by real estate property management company(ies) working closely with social network agencies both private and public. Step Not only will these proposed units supply housing where none currently exist, they will replace substandard and non legal current “housing” that has been utilized by current city residents. This includes storage units, garages, abandoned dwellings, storefronts, vehicles, temporary structures, tents, vacant lots, sidewalks, private property etc. Each of these represents a health and public safety hazard as well as a degraded and demeaning status to the individuals using them. It also makes it extremely difficult for the inhabitants to improve their situation due to the absence of basic human requirements. While it may not be possible to determine the total savings in life, fire, safety costs currently borne by the community from inadequate shelter, it should suffice to say that if housing reduces these costs, supplying this housing solution could generate substantial taxpayer savings. It is worth noting that some individuals may not be capable of independent living but it should be easier to identify these folks and steer them to appropriate accommodations (incarceration, in patient treatment, group homes, etc.) A lift, not a handout The dwellings proposed by this concept, while providing the basics dictated for human dignity are not extravagant. The basic unit would be approximately 10 feet by 20 feet and consist of a studio apartment with kitchen and bath. Slightly larger units for families could include loft area for sleeping or two side by side units (20X20) without a second kitchen. Total delivered and set up costs could be as low as $ 20,000 per single unit. With greenbelt factored in its about $ 75.00 psf. These units are envisioned as modular and can be site built or manufactured offsite. National average$64,575 - $86,100(861 square feet with a footprint of 24'x35') a range of $ 75.00 to $ 100.00. Live elevated is planned as a home not just a “place to crash”. As much as a safe secure residence, it represents the potential to translate long term into a sense of belonging and identity. It provides an address for services, school, employment, volunteer work or other forms of community service or involvement or for meeting the needs of the formerly “houseless”. This approach has been a proven success. Supportive Housing Focus should be personalized not institutionalized It may provide realistic options for our growing senior population. You can start here or finish here.
Comments
I have made a career out of applying non traditional analysis and innovative thinking arriving at solutions to construction problems that were accurately described as “project killers”.
As a result, we don’t operate like many Hotel Development Companies that use a standard cost template and spend the development cycle justifying cost over runs and time extensions. Some examples? During the design development of the Governors Plaza (Sinclair Oil Corporate Headquarters) on at least a half dozen occasions the top notch Architectural or Engineering consultants announced that the project was dead. Early in the schematic stage, the design team realized there was insufficient provision for a 100 year flood on the zero lot line mixed use development and that the entire below grade parking structure would be flooded and still not contain the required volume. At the next meeting I took out a pack of cigarettes during the meeting. I positioned the cigarettes side by side and then set the package on top of the row of smokes. We then began discussing what size of RCP we needed to use to store the surplus storm fall as we monitored it’s discharge into the storm drainage system. Although this was a cost extra, it meant that the project could proceed (and I generated enough savings in other line items to cover it). I have since seen that this has become a standard solution in heavy and highway work under bridge and overpass construction where surface retention is not an option. When told that the budget (my budget!) for the exposed architectural spandrel panels was only a quarter of the amount necessary based on bids from the three precast concrete companies in the state, I was stunned at first. Until the next meeting that included discussions about abandoning the project which by this time included extensive excavation and post tension raft slab, I had my tower crane operator lift what appeared to be sidewalk sections, poured on the slab. The realization dawned that for the cost of a “sidewalk” we had the exterior panels. We did it for less than the “inadequate” budget. Chateau Brickyard a retirement residence in Millcreek Utah for my friend John Grey (Retirement Inns of America, American Residential Chateaux) was pronounced dead when the selected General contractor delivered a bid that was 25% over the firm budget. After some research I determined that with a modest redesign, I could meet the budget. It required extensive interaction with local building authorities and delivered a finished product within the budget. The key to meeting income performance criteria and keeping costs within budget limits isn’t easy but it is simple. First, a thorough working knowledge of the revenue that will justify the capital expenditure is a cause and effect relationship. A certain quality of asset will generate a predictable income. It is not a mystery, it is a constant and establishes a ratio. Adjust the quality, adjust the revenue. Everything else about producing the asset, however, is fair game. This means not only can you discard every conventional assumption, it means you have to initially, to be competitive. It is not just thinking outside of the box, it is starting as if there were no box. The optimum formula includes a hands on approach to managing the value of the finished product and controlling the cost of delivery. This includes elements such as 1. Land Acquisition – A firm budget that is below market and terms that benefit all parties. Also alternate approaches to acquiring the ground. Most importantly, pick the right location. 2. Design – typically have a concept then deliver the concept to your design team for execution. There are great economies of scale in repetition but there may be significant cost reductions in rethinking the design. 3. Construction Management – this includes an interactive role during production that may direct subcontracts, materials procurement control, ongoing value engineering, disbursement control, risk management systems, claims and change management, consistent project communication and interaction. 4. Operations management team on board early. 5. Marketing starts at project inception Once the economics of a potential development opportunity are established, then it is up to the creative forces of the proponents to “imagine” a property into existence. By this I mean, pull out all of the stops, consider all options, look at all possibilities (including evolving approaches). Take the best, fastest, least expensive options without reducing required revenue the asset MUST generate. Focus on essential elements, add features or upgrades where savings allow and income is flexible. Just remember, there is no project unless you imagine the concept to which you can bring the resources. Don’t start with any preconditions or preconceptions except your absolute awareness of market income (capped Value) and the most flexible innovative approach to production (Cost). It’s magic but it works like science. Oh and by the way, keep it green! When done thoughtfully and thoroughly each delivered property will represents proportionately greater value versus investment in time and money. Editor's Note: This article is the third and final part of a series on Utah’s Silicon Slopes. The first two articles are linked in the article below.
SALT LAKE CITY — The moniker Silicon Slopes has become the catchphrase used to depict Utah’s booming tech scene. However, while Silicon Valley and Silicon Slopes have similarities, Utah’s “slopes” are still strikingly different from “the valley.” Dave Elkington, CEO and Founder of InsideSales, explains that from a tech standpoint, Silicon Slopes and Silicon Valley are entirely comparable, albeit at different stages of development. Morewww.ksl.com/?sid=40748954&nid=1012 I know that unusual and or out of the box options are not suitable or practical for everyone. Every twice in a while, I think it is good excercise to, at least, try things on that stretch your self concept. Pictured above is an electric runabout that I bought in 2003. It is NOT a replacement for a family automobile. It seats one, it holds maybe six grocery bags (or some sports gear) and has a top speed of 45 mph and won't get you to grandma's house in the next state.
On the other hand, for two cents worth of electricity you can travel almost 50 miles. If you like to meet new people, it virtually guarantees that you will have a new crop to chat with every time you park, or return to your vehicle. In Salt Lake City, Utah U.S.A. you can park downtown for free and you will learn the most flat and level way to any destination (so that you can get home without looking for an available standard power outlet). For American drivers, for whom the statistics show that 87% of all passenger car use is one occupant travelling an average of 27 miles per day, it seems ideal. Why then, did the company that manufactured them in the USA go out of business? (Gizmo-EV (TM) Eugene, Oregon) There are a number of conjectured reasons but among them was the fact that this company was ahead of the curve. This is no Tesla, more like a nerf kiddy car. Styling may be an issue. But it is almost impossible to generate sales when you have to convince your market that they might find it useful. Everyone has a full list of reasons why it is not for them. But there is a group of consumers that doesnt share that resistance. They dont explain why this will never sell, why they will never buy and why you are wasting you time. They literally have almost no other choices and if exposed to this as a realistic affordable option, They usually respond in one of two ways, ear to ear grins or tears, of joy! Sounds like an ideal market for what most automobile consumers will tell you is a impractical, limited unnecessary product, doesn't it? So who is this customer that would be interested in a vehicle nobody else appearantly wanted? These customers that saw a 50 mile range as freedom. Customers that felt 45 mph was almost like flying! An individual that knew that it only needed to hold one person. A customer that finally got to explore the hills of their home again 30 years after mobility was violently taken from them. Our test drives with paraplegics and incomplete quads went amazingly well. The most important metric is difficult to quantify, the joy on the face of a mobility challenged pilot. How do you find your target market? Don't spend time selling a reluctant customer, find the market that sells you on why they want your product. There are over 250,000 spinal cord injuries every year in the U.S. Unlike the past, if you survive 10 days past the initial truama, you will probably live an average of another 10 years. Most can't afford a conversion to hand operation in their vehicle and insurance won't normally pay. So is it time to be immobile? Do the injured need to give everything up? To go quietly away and stay there? Or can we assist with providing as many sustainable supports as we can to assure as complete as reintegration into life as we can? Just like youth is not really wasted on the young, compassion and understanding is never wasted on the differently abled. Robert Brooks 2016 The age of opulence has been outgrown by the current residents of our only home, Earth. Opulence, when some have surplus they will never be aware of , much less utilize; and some don't have even the basic necessities of life.
We are in an age we could begin thinking of as an age of abundance. There is more than enough for everyone to live a full, healthy, joy filled existence. There is no satisfaction or ultimate benefit in hoarding, possessions or certificates of "wealth". Dignity, privacy, access to resources, freedom from exploitation, access to education, full human participation and the reasonable expectation that governments, social and religious institutions WILL work at and acheive peace. Anything less is unacceptable. The tiny dwelling movement. It is a small simple part of a complex solution. It is worth looking at, knowing about, supporting. It is clearly not for everyone. Most are unlikely to trade in their McMansion (or even a comfortable and modest home) for the adventure of trying to manage in a 200 SF cabin, bungalow, trailer, earthship, earthbag home or yurt. But if you have ever slept in the rain and cold (or know of somebody that has to), if you are one catastrophic life event away from homelessness (which most people are), this concept may be worth a look. The current refugee crisis has made most of us aware that many people sicken or die, damage their health or shorten their lifespan for lack of adequate shelter. But if basic affordable shelter is off the radar for any reason for any person, this may well be a game changer. And the status quo for these folks is just not acceptable. Maybe you don't want to work long hours to pay an unnecessary oversize tab? You might just have the makings of a minimalist! You like a challenge or adventure? Consider small. Small comes in a variety of flavors. There is a growing wealth of options in this incredibly diverse movement. Houseboat? Treehouse? Earthship? It truly is worth a look. Maybe you'll find your passion, or rekindle a long forgotten dream. If you do choose a reduced footprint, there will be more for everyone and you may find you like small packages, or the byproduct of that choice, more money, more time, more options, more freedom. |
AuthorRobert Brooks Builder Developer Entrepreneur Seeker Archives
July 2019
Categories |