Discuss Detroit » Archives - Beginning July 2006 » Corktown « Previous Next »
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Deandub11
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Username: Deandub11

Post Number: 9
Registered: 05-2006
Posted From: 68.41.196.57
Posted on Thursday, June 08, 2006 - 4:12 pm:   Edit PostDelete Post   Move Post (Moderator/Admin Only)

I have seen a lot of you talking up corktown as an up and coming area with property that may appreciate. Also, about a year ago, I read an article in the paper saying that corktown was becoming a very "hip" area, whatever that means. I tried to drive/walk around there and obviously I dont know where to go or look. All I saw was a decaying stadium, a bombed out train station, a very nice restaurant in slows, and more abandoned buildings. What am I missing?
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Sharmaal
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Username: Sharmaal

Post Number: 826
Registered: 09-2004
Posted From: 136.1.1.33
Posted on Thursday, June 08, 2006 - 4:15 pm:   Edit PostDelete Post   Move Post (Moderator/Admin Only)

The Hipsters run and hide if you look for them. They are kind of like animals in the Forest. You've got to sit down in front of the Mercury Bar and stay still, then maybe, just maybe, they will come out of hiding and try to sell you a ring pop.
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Barnesfoto
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Username: Barnesfoto

Post Number: 2059
Registered: 10-2003
Posted From: 69.246.29.74
Posted on Thursday, June 08, 2006 - 4:16 pm:   Edit PostDelete Post   Move Post (Moderator/Admin Only)

get out of yer car and walk the residential streets, dummy.
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Sharmaal
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Username: Sharmaal

Post Number: 827
Registered: 09-2004
Posted From: 136.1.1.33
Posted on Thursday, June 08, 2006 - 4:16 pm:   Edit PostDelete Post   Move Post (Moderator/Admin Only)

or maybe a faded Electric Light Orchestra t-shirt that is two sizes too small.
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Restoretheroar
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Username: Restoretheroar

Post Number: 695
Registered: 07-2004
Posted From: 199.67.140.83
Posted on Thursday, June 08, 2006 - 4:16 pm:   Edit PostDelete Post   Move Post (Moderator/Admin Only)

your own horrible website to post this on.

http://www.smokedbaseball.com/ Tiger_Stadium_Demolition.html

Honestly- look at the redevelopment of the whole strip Slow's is on. Look in the neighborhoods between Trumbull and the Lodge south of Michigan Avenue. Go to Eph McNally's, Most Holy Trinity, or Baile Corcaigh (sp.) - catch some music at Corktown Tavern, or Lager House. Go north on Trumbull to see the new housing and old neighborhoods on the other side of 75 near Motor City Casino. Not to mention staples of Hoots, Nemos, or Gaelic League, or the numerous loft conversions. This place is revvin' it up.
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Focusonthed
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Username: Focusonthed

Post Number: 244
Registered: 02-2006
Posted From: 209.220.229.254
Posted on Thursday, June 08, 2006 - 4:23 pm:   Edit PostDelete Post   Move Post (Moderator/Admin Only)

I've got to agree somewhat (with the poster, not the article writer)...the residential streets are quite nice, but the Michigan Avenue strip is...well...it's coming along, but it's not the freaking urban utopia some make it out to be. If each of those hotspots mentioned wasn't landlocked by either a gravel parking lot or similarly abandoned buildings, it would be a lot better.
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Detroiternthemist
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Username: Detroiternthemist

Post Number: 52
Registered: 01-2006
Posted From: 64.118.149.50
Posted on Thursday, June 08, 2006 - 4:26 pm:   Edit PostDelete Post   Move Post (Moderator/Admin Only)

Some people see a half full glass some see it half empty. If you compare where it was to where it is then you'll realize.
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Itsjeff
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Username: Itsjeff

Post Number: 6076
Registered: 10-2003
Posted From: 208.27.111.125
Posted on Thursday, June 08, 2006 - 4:28 pm:   Edit PostDelete Post   Move Post (Moderator/Admin Only)

Focusonthed, who, exactly, ever discribed Corktown as an "urban utopia?"
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Ddaydave
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Username: Ddaydave

Post Number: 420
Registered: 04-2005
Posted From: 67.149.185.244
Posted on Thursday, June 08, 2006 - 4:29 pm:   Edit PostDelete Post   Move Post (Moderator/Admin Only)

nancy whiskeys
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Focusonthed
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Username: Focusonthed

Post Number: 245
Registered: 02-2006
Posted From: 209.220.229.254
Posted on Thursday, June 08, 2006 - 4:40 pm:   Edit PostDelete Post   Move Post (Moderator/Admin Only)

itsjeff, in previous threds on walkability etc etc, some posters have held up Corktown as the best example within Detroit. I disagree and find the following not representative of walkability: long distances between buildings, empty gravel parking lots, and few people around. I'm not saying Corktown is a consensus pick for "Best of Detroit" just that some seem to have a very rosy view of it.

As Detroiternthemist said, it has come a long way...but it's still not there. In my opinion (like assholes, everyone has one) "up and coming" is still a bit generous.
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Billpdx
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Username: Billpdx

Post Number: 9
Registered: 05-2006
Posted From: 198.107.48.11
Posted on Thursday, June 08, 2006 - 4:41 pm:   Edit PostDelete Post   Move Post (Moderator/Admin Only)

I put this on a different thread. Can anyone enlighten me?...

I've got a question about Corktown/Tiger stadium:
It sounds like (although I'm not positive) Corktown residents are generally in favor of tearing down tiger stadium. Is this right? I can't quite figure it out... Actually, the most I can figure is that most Corktown residents feel left out of the decision process: This I can understand.

From my (outsider) point of view, in lieu of having an actual plan, I totally agree with this letter to the editor i read a while ago in the metrotimes that I am attaching below. Like the writer of this letter, I grew up a tiger fan, but no longer live in Michigan. I am interested in knowing what is preferred by Detroiters, and Corktown residents in particular - does anyone have a response to this point of view below?

-Billpdx



Hold that tiger

Re: "Tiger tale" (News Hits, March 29), what do we do with Tiger Stadium? Some say to tear it down to allow redevelopment of the supposedly desirable location. Others say leave it there and wait for bids on the site.

Many of course have deep sentimental ties to the old home of the Tigers. That I understand. However, except for sentiment and history, I don't see any other tangible value in either the stadium or the location. The stadium itself lacks the classic look of the other baseball parks. The aluminum coating on Tiger Stadium makes it look more like a suburban warehouse than a classic ballpark. As far as the alleged value of the Michigan-Trumbull location, the only value I can see of said location is the memories of the Tigers there.

But some folks act as if that exact location is needed for redevelopment, as if there is a lack of vacant land in Detroit. Are these people blind? Do they live in Detroit? This is Tiger Stadium in Detroit, not Wrigley Field in Chicago, where every square inch of surrounding land is covered with dense development. You want to bring in some sort of new residential or retail development to that area? All they need to do is stand at the intersection of Michigan and Trumbull, and look around. Vacant land and abandoned buildings abound. There is enough vacant land in Detroit to contain 100 new Wal-Marts, strip malls or condominium apartment complexes.

The real question is, why such a sense of urgency to do something with Tiger Stadium anyway? This is Detroit. There are — what? — 10,000 vacant buildings that need to be torn down? Tiger Stadium has only been vacant for six years. That's nothing in Detroit.

Let the stadium rest in peace. It's not in danger of collapsing, it's not hurting anything, and it gives the neighborhood some ambiance. —Kurt Kelly, West Palm Beach, Fla.
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Danny
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Username: Danny

Post Number: 4262
Registered: 02-2004
Posted From: 198.111.166.19
Posted on Thursday, June 08, 2006 - 4:43 pm:   Edit PostDelete Post   Move Post (Moderator/Admin Only)

ERIN GO BRAUGH! Corktown Forever.
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Livernoisyard
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Username: Livernoisyard

Post Number: 819
Registered: 10-2004
Posted From: 69.242.223.42
Posted on Thursday, June 08, 2006 - 4:43 pm:   Edit PostDelete Post   Move Post (Moderator/Admin Only)

Nancy Whisky hasn't have food or beer on tap...
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Itsjeff
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Username: Itsjeff

Post Number: 6077
Registered: 10-2003
Posted From: 208.27.111.125
Posted on Thursday, June 08, 2006 - 4:46 pm:   Edit PostDelete Post   Move Post (Moderator/Admin Only)

itsjeff, in previous threds on walkability etc etc, some posters have held up Corktown as the best example within Detroit.

I don't recall ever seeing that.
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E_hemingway
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Username: E_hemingway

Post Number: 733
Registered: 11-2004
Posted From: 68.42.176.123
Posted on Thursday, June 08, 2006 - 4:59 pm:   Edit PostDelete Post   Move Post (Moderator/Admin Only)

I understand where focusonthed is coming from. Although no one is calling Corktown an urban utopia, it has received plenty of positive press and comments on this board, as it should have. However, three things stick out most in people's minds when thinking about Corktown -- Tiger Stadium, the train station and the state of Michigan Avenue. I can understand why someone who is unfamiliar with Corktown would see a story like this:

Michigan Ave. at 14th quietly turning into hip destination

Young urban entrepreneurs put their sweat equity into making rundown street the place to be

http://www.detnews.com/apps/pb cs.dll/article?AID=/20051124/M ETRO/511240307

And end up scratching their head when driving down a very beat up Michigan Avenue. These people should definitely take a walk through the neighborhood and go to a few shows at the local bars to see what exactly the story is talking about and why everyone is so optimistic. However, most people are probably thinking, if the main street of the neighborhood is this beat up then the rest of it must have gone done the toilet, too, and they will never make that journey.

The good news is that the Tiger Stadium and Michigan Avenue problems will probably be taken care of within the next couple of years. Once that happens the gentrification will really begin.
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Eastsidedog
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Username: Eastsidedog

Post Number: 496
Registered: 03-2006
Posted From: 69.220.142.7
Posted on Thursday, June 08, 2006 - 5:41 pm:   Edit PostDelete Post   Move Post (Moderator/Admin Only)

When my wife and I were house hunting it was pretty much came down to West Village or Corktown.

Corktown pluses:
1. GREAT local businesses (Eph McNally's, Corktown Tavern, Slow's, The Works, etc.)
2. Walk over to downtown
3. Corktown Citizen's District Council/very strong community
4. North Corktown development (cool new houses on original lot sizes)
5. Close to freeways (more convenient)

Corkstown minuses:
1. Very small area
2. low residential density (lack of high rise and low rise apartment buildings/not a lot of foot traffic.)
3. General "ugliness" (gravel lots, lots of light industrial, vacant land, lots of pavement, not as many trees, personally I don't find Corktown ugly, my wife does :-(.)
4. Smaller houses, small supply of older homes, most old homes are Victorian (I don't mind Victorian architecture, my wife is not as big of a fan.)
5. Hate to say this but a dearth of conveniences (no conventional drug stores, supermarkets and other businesses that supply everyday needs).
6. Close to freeways (ugliness/noise)

So in the end we decided on West Village. But I do go to Cortown quite a bit to eat, and go to the bars which are really great, and I'm envious of all the cool houses being built in North Corktown (hopefully we can get something similar built in West Village).
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Goat
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Username: Goat

Post Number: 8543
Registered: 10-2003
Posted From: 70.53.96.182
Posted on Thursday, June 08, 2006 - 5:59 pm:   Edit PostDelete Post   Move Post (Moderator/Admin Only)

Cripes, from an area in the city that was completely run down to new homes being built, old homes restored, new businesses opening up...I would say that corktown it on it's way up and looking fantastic! It is a night and day difference compared to the '80s.
Maybe you should take a walk through AGAIN.
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Supersport
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Username: Supersport

Post Number: 10166
Registered: 10-2003
Posted From: 69.246.37.236
Posted on Thursday, June 08, 2006 - 6:03 pm:   Edit PostDelete Post   Move Post (Moderator/Admin Only)

There are many cool/hipsters in Corktown.
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Deandub11
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Username: Deandub11

Post Number: 10
Registered: 05-2006
Posted From: 68.41.196.57
Posted on Thursday, June 08, 2006 - 7:16 pm:   Edit PostDelete Post   Move Post (Moderator/Admin Only)

I wasnt saying that corktown is in terrible shape. I am aware of the fact that I really didnt know where to go.............hence the post. Thanks for the information though. Ill head down there again in the next couple days.
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Tomoh
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Username: Tomoh

Post Number: 203
Registered: 11-2004
Posted From: 24.136.10.153
Posted on Thursday, June 08, 2006 - 9:32 pm:   Edit PostDelete Post   Move Post (Moderator/Admin Only)

Deandub11, you are correct in that the current built (or in the case of many vacant and former/current parking lots, unbuilt) form of the neighborhood leaves much desired. The coolness in Corktown comes from the people who live there and choose those types of old houses or the upper levels of businesses on Michigan Ave or the lofts northeast of the Corner (including at least one art gallery/night spot). It comes from those restaurants and bars that have been mentioned and Michigan Ave transforms slightly on weekend nights when places like The Works are pulsing into the early morning.

There's certainly enough storefronts on Michigan Ave remaining that ought to be renovated into new businesses as well as small empty lots to build upon. Hopefully, an exciting mega-development on the old stadium will accelerate that.
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Drm
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Username: Drm

Post Number: 970
Registered: 10-2003
Posted From: 68.255.237.247
Posted on Thursday, June 08, 2006 - 9:43 pm:   Edit PostDelete Post   Move Post (Moderator/Admin Only)

The actual historic district of Corktown covers a very small area. Off the top of my head, I can't remember the number of homes, but it's something like 200. Most of the original Corktown neighborhood was destroyed for the West Side Industrial Park and the Fisher and Lodge Freeways. Later came parking for Tiger Stadium, after practical mass transit died, and the city's total abandonment of the portion of the neighborhood north of the Fisher.

If you want to know where to go, you'll have to tell us what you are looking for. There are lots of beautiful homes (and some not-so-beautiful) south of Michigan Avenue, between Sixth and Rosa Parks, for example. Michigan Avenue is still quite dead most of the time, but the neighborhood believes that will change when something happens with Tiger Stadium. In addition, MDOT plans major improvements to the stretch over the next few years.

Billpdx, the city comissioned a survey before the Tigers moved to determine what the residents wanted. The consensus was that the neighborhood wants the stadium gone with mixed-use development to replace it. If you stand at Michigan and Trumbull and see lots of vacant land (you won't see many vacant buildings besides the stadium, by the way), it's because the land was formerly used for parking lots to service the stadium. As long as the stadium sits there rotting, those same vacant lots will also sit there creating blight in the neighborhood. Thus, the urgency to do something with the land.

All of this has been covered on this Forum over the years. In particular, I'm sure there are some more informative posts by histeric and kbkav, among others.
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Supersport
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Username: Supersport

Post Number: 10167
Registered: 10-2003
Posted From: 69.246.37.236
Posted on Thursday, June 08, 2006 - 11:00 pm:   Edit PostDelete Post   Move Post (Moderator/Admin Only)

Are they hipsters? :-)
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Livernoisyard
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Username: Livernoisyard

Post Number: 826
Registered: 10-2004
Posted From: 69.242.223.42
Posted on Thursday, June 08, 2006 - 11:09 pm:   Edit PostDelete Post   Move Post (Moderator/Admin Only)

It's pretty hard to commit suicide on Michigan Avenue near Tiger Stadium if you're trying to get run down by a motor vehicle.
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Deandub11
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Username: Deandub11

Post Number: 11
Registered: 05-2006
Posted From: 68.41.196.57
Posted on Friday, June 09, 2006 - 9:48 am:   Edit PostDelete Post   Move Post (Moderator/Admin Only)

tomoh

Im not really "looking" for anything except maybe areas where it looks like buying houses would be a good investment. I just wanted a feel for the direction of the area in terms of value of homes and lots, the atmosphere and the businesses/bars/stores that are contributing to the overall ambiance,along with what may be planned for the future. The information provided has been a good start already. Ill try to search more out on the site
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Deandub11
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Username: Deandub11

Post Number: 12
Registered: 05-2006
Posted From: 68.41.196.57
Posted on Friday, June 09, 2006 - 9:49 am:   Edit PostDelete Post   Move Post (Moderator/Admin Only)

oh yea I forgot...............and hipsters
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J_stone
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Username: J_stone

Post Number: 312
Registered: 10-2003
Posted From: 63.77.247.130
Posted on Friday, June 09, 2006 - 11:05 am:   Edit PostDelete Post   Move Post (Moderator/Admin Only)

Way more Hipsters live in Woodbridge then Corktown. They just eat and drink and get down to their groovy sounds in Corktown.

One time, in WoodBridge, I saw this Hipster, he was jogging, and he had a vintage jogging suit and a pair of original Nike running shoes on. It was really cool. But he didn't have on a headband, but he should have. Yah.
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J_stone
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Username: J_stone

Post Number: 313
Registered: 10-2003
Posted From: 63.77.247.130
Posted on Friday, June 09, 2006 - 11:13 am:   Edit PostDelete Post   Move Post (Moderator/Admin Only)

Also in Corktown -

jstonepalaceofgoodfun

The House of J. Stone - prior to the Quickening - Circa 2003
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E_hemingway
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Username: E_hemingway

Post Number: 740
Registered: 11-2004
Posted From: 68.42.176.123
Posted on Friday, June 09, 2006 - 11:30 am:   Edit PostDelete Post   Move Post (Moderator/Admin Only)

Recent photo please?
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Toolbox
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Username: Toolbox

Post Number: 924
Registered: 10-2003
Posted From: 66.184.29.148
Posted on Friday, June 09, 2006 - 12:30 pm:   Edit PostDelete Post   Move Post (Moderator/Admin Only)


quote:

E_hemingway

Recent photo please?




Like the previous picture but much nicer and not all burned out and cat piss smelling. A little deeper now too, no front driveway, parking lot and new windows too.
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J_stone
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Username: J_stone

Post Number: 315
Registered: 10-2003
Posted From: 63.77.247.130
Posted on Friday, June 09, 2006 - 1:07 pm:   Edit PostDelete Post   Move Post (Moderator/Admin Only)

Everything ToolBox said, but it's still missing an outlet above/for the microwave.

I'll post updated pics from home.
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Itsjeff
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Username: Itsjeff

Post Number: 6085
Registered: 10-2003
Posted From: 208.27.111.125
Posted on Friday, June 09, 2006 - 1:15 pm:   Edit PostDelete Post   Move Post (Moderator/Admin Only)

jstone
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Matt_the_deuce
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Username: Matt_the_deuce

Post Number: 645
Registered: 10-2003
Posted From: 69.14.248.252
Posted on Friday, June 09, 2006 - 1:21 pm:   Edit PostDelete Post   Move Post (Moderator/Admin Only)

pic
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Eastsidedog
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Username: Eastsidedog

Post Number: 502
Registered: 03-2006
Posted From: 12.47.224.8
Posted on Friday, June 09, 2006 - 1:40 pm:   Edit PostDelete Post   Move Post (Moderator/Admin Only)

LMAO!!!
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Naturalsister
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Username: Naturalsister

Post Number: 724
Registered: 11-2004
Posted From: 68.255.240.120
Posted on Friday, June 09, 2006 - 3:40 pm:   Edit PostDelete Post   Move Post (Moderator/Admin Only)

You all are nuts. I love it. LMAO!

later - naturalsister
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Tomoh
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Username: Tomoh

Post Number: 208
Registered: 11-2004
Posted From: 24.136.10.153
Posted on Friday, June 09, 2006 - 3:46 pm:   Edit PostDelete Post   Move Post (Moderator/Admin Only)

Hahahaha... LOL
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J_stone
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Username: J_stone

Post Number: 317
Registered: 10-2003
Posted From: 69.136.141.208
Posted on Saturday, June 10, 2006 - 10:17 am:   Edit PostDelete Post   Move Post (Moderator/Admin Only)

Present - J. Stone cottage of Love and Enlightenment. (almost done)

There can be only one
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J_stone
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Username: J_stone

Post Number: 318
Registered: 10-2003
Posted From: 69.136.141.208
Posted on Saturday, June 10, 2006 - 10:23 am:   Edit PostDelete Post   Move Post (Moderator/Admin Only)

Can you feel the Love?

hottuna
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J_stone
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Username: J_stone

Post Number: 319
Registered: 10-2003
Posted From: 69.136.141.208
Posted on Saturday, June 10, 2006 - 10:30 am:   Edit PostDelete Post   Move Post (Moderator/Admin Only)

Also - coming soon...

J. Stone Garage of Gentrification and Police Brutality.

street friends please do not deficate here any longer
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Jdkeepsmiling
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Username: Jdkeepsmiling

Post Number: 104
Registered: 01-2006
Posted From: 208.50.91.234
Posted on Saturday, June 10, 2006 - 11:28 am:   Edit PostDelete Post   Move Post (Moderator/Admin Only)

That...... is awesome!
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Broken_main
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Username: Broken_main

Post Number: 1116
Registered: 06-2005
Posted From: 69.222.11.226
Posted on Saturday, June 10, 2006 - 11:42 am:   Edit PostDelete Post   Move Post (Moderator/Admin Only)

Great JOB!!! JStone, We need more like you. What a wonderful commitment
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Gargoyle
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Username: Gargoyle

Post Number: 9
Registered: 04-2006
Posted From: 24.192.189.109
Posted on Saturday, June 10, 2006 - 11:56 am:   Edit PostDelete Post   Move Post (Moderator/Admin Only)

Beautiful job, J_stone. Your energy is just what this old town needs. Please post photos of the finished homestead. Love it!
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Lowell
Board Administrator
Username: Lowell

Post Number: 2684
Registered: 10-2003
Posted From: 66.167.210.191
Posted on Saturday, June 10, 2006 - 12:01 pm:   Edit PostDelete Post   Move Post (Moderator/Admin Only)

Very Nice, JStone. Keep up the good work.

Deandub11, welcome to the forum. You are looking at Corktown in the present slice of time; so it may not be easy to pick up on the momentum and direction of Corktown. The transformations that have gone on there in just the last five years are nothing short of remarkable and the momentum is up, up and up.

When Tiger Stadium shut down there was a feeling that Corktown and its Michigan Ave. related businesses would fold up and fade away in slow motion decay. Instead, and with the great contributions of many who post on this forum [hats off to all of you], the opposite has happened. Storefronts have been restored, old housing restored, new housing and lofts rising, new businesses entering the market and old businesses thriving. An area with pre-existing character and charm is better than ever and also, dare I say it, a bona fide hip zone.

With its being walkable/bikeable to the adjacent revived downtown it is even more appealing.

As the issues of its 'twin pillars', Tiger Stadium and the Michigan Central train station, are resolved the momentum will become even greater.
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Deandub11
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Username: Deandub11

Post Number: 13
Registered: 05-2006
Posted From: 68.41.196.57
Posted on Saturday, June 10, 2006 - 7:40 pm:   Edit PostDelete Post   Move Post (Moderator/Admin Only)

Yea I always knew it was in pretty bad shape before, but my interest in the city hadnt reached its peak until the last couple years, so you are correct in saying that I do not really have a frame of reference. I was down there again today after going to the festival and was able to get a better idea of the area. Keep the info coming if anyone has anything else. And J stone I feel the work you put in keep it up
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E_hemingway
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Username: E_hemingway

Post Number: 741
Registered: 11-2004
Posted From: 68.42.176.123
Posted on Monday, June 12, 2006 - 8:19 am:   Edit PostDelete Post   Move Post (Moderator/Admin Only)

Great pics. Great work. The before and after photos of the cottage of love brought out a loud "Wow!" from my girlfriend when she saw them. If you have anymore photos, please post them.
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Toolbox
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Username: Toolbox

Post Number: 925
Registered: 10-2003
Posted From: 66.184.29.148
Posted on Monday, June 12, 2006 - 9:01 am:   Edit PostDelete Post   Move Post (Moderator/Admin Only)


quote:

E_hemingway

If you have anymore photos, please post them.




I am sure if you ask real nice someone might post pictures of the inside in it's before state.

FYI: Two other fourmers did the majority of work on this project. J Stone was just the gentrifier and flower planter.
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E_hemingway
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Username: E_hemingway

Post Number: 743
Registered: 11-2004
Posted From: 68.42.176.123
Posted on Monday, June 12, 2006 - 9:03 am:   Edit PostDelete Post   Move Post (Moderator/Admin Only)

Post them, bitch.
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Goat
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Username: Goat

Post Number: 8548
Registered: 10-2003
Posted From: 70.53.96.182
Posted on Monday, June 12, 2006 - 9:43 am:   Edit PostDelete Post   Move Post (Moderator/Admin Only)

J_Stone is that clapboard siding or is it vinyl? If it is clapboard (or a style similar) where did you purchase it? I am looking to do the same to my house.
thanks.
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Danny
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Username: Danny

Post Number: 4268
Registered: 02-2004
Posted From: 141.217.174.229
Posted on Monday, June 12, 2006 - 9:50 am:   Edit PostDelete Post   Move Post (Moderator/Admin Only)

J_stone,

Is that the victorian ranch when the senior female citizen lost in a fire just 2 years ago?
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Gravitymachine
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Username: Gravitymachine

Post Number: 1110
Registered: 05-2005
Posted From: 198.208.159.18
Posted on Monday, June 12, 2006 - 9:59 am:   Edit PostDelete Post   Move Post (Moderator/Admin Only)

i looked at that house while in progress....no electrical fires yet i hope :D j/k Toolbox
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J_stone
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Username: J_stone

Post Number: 320
Registered: 10-2003
Posted From: 63.77.247.130
Posted on Monday, June 12, 2006 - 11:53 am:   Edit PostDelete Post   Move Post (Moderator/Admin Only)

True true - The majority of the dirty work was done by a famous ex-forumer, and a famous forumer carpenter and staff. The whole project owes it's gratitude to the vision of one guy, (former forumer mentioned above), who brought back the house from the brink of total destruction, and who designed most of what you see today. Not to forget the electrical contributions of another forumer as well. Many thanks and Kudos to all involved. There are many.

Of course, certain things were farmed out, like the HVAC, drywall, and some parts of the finishing carpentrey work.


I got involved roughly at this stage.

inside3

Mainly doing work at the direction of the visionary - ie assisting with whatever was needed. (a lot of lifting and driving and cleaning and internet ordering) :-) Mostly finish work. Regardless, I spent a lot of hours there.

I did tile the bathroom, and primed and painted the interior and the alarm. As well as assisting in the selection of cabinetry, countertops, hardware and lighting.

bathroom

So, to say that I just planted flowers, well..is not entirely true. Although, in some circles, I am known as the "Sod Father". I guess I'd say that I'm a details guy.

btw- that's me on the ladder.
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J_stone
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Username: J_stone

Post Number: 321
Registered: 10-2003
Posted From: 63.77.247.130
Posted on Monday, June 12, 2006 - 11:58 am:   Edit PostDelete Post   Move Post (Moderator/Admin Only)

Goat - It's Hardi-plank siding. I have a ton left over. Before ordering yours, talk to me.

I had to special order it at the Depot.

I'll post some recent interior pictures later.
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Eastsidedog
Member
Username: Eastsidedog

Post Number: 506
Registered: 03-2006
Posted From: 12.47.224.8
Posted on Monday, June 12, 2006 - 12:21 pm:   Edit PostDelete Post   Move Post (Moderator/Admin Only)

Wow. The house looks incredible J_stone! It looks like you even removed the ugly driveway to the left of the house (ambitious!)! Building the garage on the alley I assume?
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Toolbox
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Username: Toolbox

Post Number: 926
Registered: 10-2003
Posted From: 66.184.29.148
Posted on Monday, June 12, 2006 - 12:35 pm:   Edit PostDelete Post   Move Post (Moderator/Admin Only)

J_stone did do a ton of work on the place along with a few others.

The neighbors wanted the house demolished after the fire but two people with a vision put a stop to that and put the investment in their neighborhood. You really need to see it side by side with the vinyl sided houses on each side of it to really see it stand out. Two houses across the street are for sale and in need of loving if anyone is intrested.

The lot to the east was a parking lot for ball games and will have a house on it in the near future.
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Eastsidedog
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Username: Eastsidedog

Post Number: 508
Registered: 03-2006
Posted From: 12.47.224.8
Posted on Monday, June 12, 2006 - 12:38 pm:   Edit PostDelete Post   Move Post (Moderator/Admin Only)

Toolbox, isn't Corktown a historic district? How'd they pull of vinyl siding there? Grandfathered in?
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Aiw
Member
Username: Aiw

Post Number: 5610
Registered: 10-2003
Posted From: 209.216.150.127
Posted on Monday, June 12, 2006 - 12:47 pm:   Edit PostDelete Post   Move Post (Moderator/Admin Only)

I like the "before" better.


cat pee rocks!
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Itsjeff
Member
Username: Itsjeff

Post Number: 6105
Registered: 10-2003
Posted From: 208.27.111.125
Posted on Monday, June 12, 2006 - 12:55 pm:   Edit PostDelete Post   Move Post (Moderator/Admin Only)

I see you let straight people pick out your colors and landscaping. That's nice.
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Eastsidedog
Member
Username: Eastsidedog

Post Number: 511
Registered: 03-2006
Posted From: 12.47.224.8
Posted on Monday, June 12, 2006 - 2:13 pm:   Edit PostDelete Post   Move Post (Moderator/Admin Only)

^^^lol. What are you trying to say Itsjeff?...
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Itsjeff
Member
Username: Itsjeff

Post Number: 6109
Registered: 10-2003
Posted From: 208.27.111.125
Posted on Monday, June 12, 2006 - 2:27 pm:   Edit PostDelete Post   Move Post (Moderator/Admin Only)

Actually, I take it back. The color scheme is very good. It's the landscaping that is unfabulous.
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Eastsidedog
Member
Username: Eastsidedog

Post Number: 512
Registered: 03-2006
Posted From: 12.47.224.8
Posted on Monday, June 12, 2006 - 2:35 pm:   Edit PostDelete Post   Move Post (Moderator/Admin Only)

Itsjeff, well the grass is nice, but with a lawn that small I'd just landscape the whole thing into a garden. :-)

But really, give him a break! The garden is brand new. Gardens need time to grow in, at least a few years before they really look good. My wife and I started from a blank slate (NOTHING planted in 20 years according to neighbors) and after 1.5 years it's just starting to look presentable!

Hate to say it but how is your landscaping going itsjeff? Last time I walked by it wasn't that "fabulous..."
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Itsjeff
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Username: Itsjeff

Post Number: 6111
Registered: 10-2003
Posted From: 208.27.111.125
Posted on Monday, June 12, 2006 - 2:36 pm:   Edit PostDelete Post   Move Post (Moderator/Admin Only)

Shhhhhhhhh!
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Eastsidedog
Member
Username: Eastsidedog

Post Number: 513
Registered: 03-2006
Posted From: 12.47.224.8
Posted on Monday, June 12, 2006 - 2:37 pm:   Edit PostDelete Post   Move Post (Moderator/Admin Only)

:-)
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Dabirch
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Username: Dabirch

Post Number: 1569
Registered: 06-2004
Posted From: 208.44.117.10
Posted on Monday, June 12, 2006 - 3:00 pm:   Edit PostDelete Post   Move Post (Moderator/Admin Only)


quote:

Last time I walked by it wasn't that "fabulous..."




Those planters with the dead flowers are a very nice touch...
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Eastsidedog
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Username: Eastsidedog

Post Number: 515
Registered: 03-2006
Posted From: 12.47.224.8
Posted on Monday, June 12, 2006 - 3:12 pm:   Edit PostDelete Post   Move Post (Moderator/Admin Only)

ouch! the truth comes out!
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Itsjeff
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Username: Itsjeff

Post Number: 6112
Registered: 10-2003
Posted From: 208.27.111.125
Posted on Monday, June 12, 2006 - 3:13 pm:   Edit PostDelete Post   Move Post (Moderator/Admin Only)

CHRISTINA, BRING ME THE AX!
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Jdkeepsmiling
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Username: Jdkeepsmiling

Post Number: 105
Registered: 01-2006
Posted From: 208.50.91.234
Posted on Monday, June 12, 2006 - 4:21 pm:   Edit PostDelete Post   Move Post (Moderator/Admin Only)

Goat and others... I am the manager of a building supply wholesaler in Ann Arbor. I am very interested in helping supply materials to help revitalize the city. I could have gotten you Hardi-plank in about 3 days, and given you the price that contractors pay for it. So please let me know if I can help you on any further prjojects.... (Currently trying to convince wife to move to Corktown)
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Eastsidedog
Member
Username: Eastsidedog

Post Number: 516
Registered: 03-2006
Posted From: 12.47.224.8
Posted on Monday, June 12, 2006 - 4:45 pm:   Edit PostDelete Post   Move Post (Moderator/Admin Only)

Just checked out the James Hardie Web site. That hardiplank siding is a fascinating invention!
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Hamtramck_steve
Member
Username: Hamtramck_steve

Post Number: 3006
Registered: 10-2003
Posted From: 68.255.162.207
Posted on Monday, June 12, 2006 - 6:24 pm:   Edit PostDelete Post   Move Post (Moderator/Admin Only)

My neighbor has something similar, although it's not quite hardiplank. I'm still envious.

His planks almost snap into place, giving him the ability to remove pieces as they need refurbishing.

For example, about 5 or so years ago, a DFD ladder truck came up our street and tried to make a turn. He couldn't make it on the first try, so he was going to back up and give another go. When he backed up, he rammed the end of his equipment into my neighbor's house, leaving a scrape and a dent.

About an hour later, my neighbor goes out, pulls out the damaged piece and pops the new piece into place. He took the damaged piece into his workshop where he could fill the holes and restain the piece in the shade. The result: if you hadn't seen the truck hit his house, you'd never know it.

He can repaint his house from the comfort of a chair by rotating pieces out as they need a new coat, too.
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Hysteria
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Username: Hysteria

Post Number: 400
Registered: 02-2006
Posted From: 205.188.116.137
Posted on Monday, June 12, 2006 - 7:39 pm:   Edit PostDelete Post   Move Post (Moderator/Admin Only)

Itsjeff:

quote:

CHRISTINA, BRING ME THE AX!




Good one!
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Eastsidedog
Member
Username: Eastsidedog

Post Number: 525
Registered: 03-2006
Posted From: 69.220.142.7
Posted on Tuesday, June 13, 2006 - 1:33 pm:   Edit PostDelete Post   Move Post (Moderator/Admin Only)

^^^I'm missing this one. Please help! :-)
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Andyguard73
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Username: Andyguard73

Post Number: 77
Registered: 03-2006
Posted From: 64.25.200.14
Posted on Tuesday, June 13, 2006 - 2:35 pm:   Edit PostDelete Post   Move Post (Moderator/Admin Only)

It's from Mommie Dearest (Thanks Google :-))
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Goat
Member
Username: Goat

Post Number: 8555
Registered: 10-2003
Posted From: 70.53.98.182
Posted on Tuesday, June 13, 2006 - 2:45 pm:   Edit PostDelete Post   Move Post (Moderator/Admin Only)

Thanks J_Stone and JDkeepsmiling. Even though I live in Windsor, I would still make the trip over to get it. The Home Depot over here is crap on a good day.
Can you paint the Hardi-plank or do you order it in a specific colour?
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Eastsidedog
Member
Username: Eastsidedog

Post Number: 531
Registered: 03-2006
Posted From: 69.220.142.7
Posted on Tuesday, June 13, 2006 - 5:29 pm:   Edit PostDelete Post   Move Post (Moderator/Admin Only)


quote:

It's from Mommie Dearest (Thanks Google )



Thanks Andyguard73. Man, I feel straight.
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Pam
Member
Username: Pam

Post Number: 251
Registered: 11-2005
Posted From: 63.41.42.60
Posted on Sunday, June 18, 2006 - 8:05 pm:   Edit PostDelete Post   Move Post (Moderator/Admin Only)

Question: Does anyone know if anything is planned for the 2 houses next to the Worker's Rowhouse?
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Pam
Member
Username: Pam

Post Number: 252
Registered: 11-2005
Posted From: 67.107.47.65
Posted on Monday, June 19, 2006 - 7:58 am:   Edit PostDelete Post   Move Post (Moderator/Admin Only)

Bump
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E_hemingway
Member
Username: E_hemingway

Post Number: 764
Registered: 11-2004
Posted From: 69.242.215.8
Posted on Monday, June 19, 2006 - 8:14 am:   Edit PostDelete Post   Move Post (Moderator/Admin Only)

I know they had a fundraiser for them a few months ago. As far as restoration plans, I haven't a clue.
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Drm
Member
Username: Drm

Post Number: 985
Registered: 10-2003
Posted From: 69.215.16.129
Posted on Monday, June 19, 2006 - 8:58 am:   Edit PostDelete Post   Move Post (Moderator/Admin Only)


quote:

Question: Does anyone know if anything is planned for the 2 houses next to the Worker's Rowhouse?


Yes, the owner, a longtime Corktown resident, has plans to renovate both of them.
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Southwestmap
Member
Username: Southwestmap

Post Number: 498
Registered: 01-2005
Posted From: 70.229.231.102
Posted on Monday, June 19, 2006 - 12:30 pm:   Edit PostDelete Post   Move Post (Moderator/Admin Only)

Goat: I was in the Truax Lumber store in Kingsville last week and they were proud to point out that they sell Hardiplank siding. However, the color chart did not have the historic colors that you see in North Corktown, like aubergine and mustard.
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Goat
Member
Username: Goat

Post Number: 8562
Registered: 10-2003
Posted From: 70.53.97.136
Posted on Monday, June 19, 2006 - 8:00 pm:   Edit PostDelete Post   Move Post (Moderator/Admin Only)

Thanks Southwestmap! But of course the typical Canadian half-assed attempt of stocking what is readily available in the U.S.A. strikes again.
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Bussey
Member
Username: Bussey

Post Number: 178
Registered: 12-2003
Posted From: 69.212.33.246
Posted on Monday, June 19, 2006 - 8:49 pm:   Edit PostDelete Post   Move Post (Moderator/Admin Only)

I stock the Hardie Lap Siding at my work, Stock Building Supply in Birmingham. We stock the primed pieces that come in 12' lenghts and are available from 6 1/4" wide to 8 1/4" wide. We also stock the shingle siding that comes in 4' strips and is available either streight or staggered. We can special order the colored ones, though I highly recommend painting it yourself after you caulk your seams. If you want to inquire more about it send me an email.

I am urging the corporate office to build a location in the D, I live in Woodbridge.

aaron.bussey AT stocksupply DOT com
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J_stone
Member
Username: J_stone

Post Number: 322
Registered: 10-2003
Posted From: 68.61.195.38
Posted on Monday, June 19, 2006 - 11:48 pm:   Edit PostDelete Post   Move Post (Moderator/Admin Only)

Smooth, 5 inch reveal, primed is the only way to go. The larger reveal is too big, and the faux wood grain...well looks faux.

Bussey - Do you recommend I caulk the seems horizontally too?



DRM - I don not have your email.

Toolbox - Your comments are just straight up cold about my neighbors man. Most people don't even know about Hardi, and at least one of my neighbors bought their house after the siding was installed.
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Royce
Member
Username: Royce

Post Number: 1645
Registered: 07-2004
Posted From: 75.9.241.133
Posted on Tuesday, June 20, 2006 - 5:40 am:   Edit PostDelete Post   Move Post (Moderator/Admin Only)

Who are the houses in North Corktown being built for? Are these subsidized or market rate homes? Why couldn't they at least have built a garage that looks like a regular garage instead of an overgrown tool-shed passing for a garage?

Wild horses couldn't drag me into buying one of these babies. Sorry, but this is not the kind of progress I was expecting in Corktown, but then again this is North Corktown, isn't it? I guess for some people any progress is some progress.

Also, what is the median income in Corktown? On the Tiger Stadium thread I asked, "What kind of businesses do the people of Corktown want? As someone mentioned earlier, Corktown lacks many conveniences that one can find in less desirable neighborhoods. Where's the CVS/Rite-Aid/Walgreen's? Where's a dry cleaners? Does the market at Trumbull and Bagley fulfill the residents' grocery needs? Maybe once Tiger Stadium is torn down these businesses will be a part of the commercial development there.


Also, some kind of road work needs to be done on Michigan Avenue, especially at the corner of Michigan and Trumbull. I have to slow down every time to cross that intersection along Michigan. Again, maybe this will be addressed once TS is gone.

Corktown definitely has potential and I do want to see it succeed. However, the progress as of right now is still slow. Again, maybe development will speed up once TS is gone.
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Drm
Member
Username: Drm

Post Number: 987
Registered: 10-2003
Posted From: 69.212.38.159
Posted on Tuesday, June 20, 2006 - 8:17 am:   Edit PostDelete Post   Move Post (Moderator/Admin Only)

To everyone on the Forum except Royce: all of his/her questions above have been asked and answered many times on this Forum. If Royce really wanted to know the answers, maybe someone would take the time to answer them again. However, since the sole point of most everything that Royce posts is to criticize, as is evidenced by the condescending and negative nonsense above, I will not waste my time repeating what has already been said, and I would be surprised if anyone else does either.
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Bussey
Member
Username: Bussey

Post Number: 180
Registered: 12-2003
Posted From: 206.208.94.60
Posted on Tuesday, June 20, 2006 - 10:22 am:   Edit PostDelete Post   Move Post (Moderator/Admin Only)

J Stone... not the horizontal seams between the pieces of siding just where the siding meets window trim or door trim.


The smooth is the most popular item we sell here at Birmingham, the faux wood is an east side mainstay.
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Royce
Member
Username: Royce

Post Number: 1646
Registered: 07-2004
Posted From: 69.209.182.166
Posted on Tuesday, June 20, 2006 - 12:10 pm:   Edit PostDelete Post   Move Post (Moderator/Admin Only)

DRM, I didn't know that you were the sole repository of information on this forum. Others have doubts about this "Corktown comeback," don't single me out like I'm the only one that's not going "gah-gah" over the developments in Corktown.

Also, I read all the comments on a topic before I post and I don't recall a thread that answered all of my questions. Remember, I didn't start this forum. My questions are more or less "since we're on the subject anyway" questions.

However, no one is putting a gun to your head and making you answer my questions. Trying to convince others to not answer my questions is a bit childish. If no one answers my questions, then I know that one of my life long questions has been answered: DRM is God.
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Eastsidedog
Member
Username: Eastsidedog

Post Number: 546
Registered: 03-2006
Posted From: 12.47.224.8
Posted on Tuesday, June 20, 2006 - 12:27 pm:   Edit PostDelete Post   Move Post (Moderator/Admin Only)


quote:

Toolbox - Your comments are just straight up cold about my neighbors man. Most people don't even know about Hardi, and at least one of my neighbors bought their house after the siding was installed.



You're right on the mark J_stone. People need to give some of these homeowners in less-that-perfectly restored homes a break. Most people do the best that they can. Many people can't afford to pull the vinyl off and replace it with Hardi, paint it, etc. Many of the houses in the cities resurging neighborhoods may be rough looking but many were left for dead just 5 or 10 years ago.

We need to encourage new residents to move in and maintain these old (or new) homes and become part of the urban fabric, part of the community. The Historic nazi's need to stop deriding people and acting like they are superior.

It's much better to have an occupied vinyl sided or shabbily maintained house than a vacant lot. At least it's something to work with.

J_stone seems to get it. It's about the people. :-)
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Toolbox
Member
Username: Toolbox

Post Number: 931
Registered: 10-2003
Posted From: 66.184.29.148
Posted on Tuesday, June 20, 2006 - 12:28 pm:   Edit PostDelete Post   Move Post (Moderator/Admin Only)


quote:

Royce

Who are the houses in North Corktown being built for? Are these subsidized or market rate homes? Why couldn't they at least have built a garage that looks like a regular garage instead of an overgrown tool-shed passing for a garage?




The houses are being built for people to live in dumbass!

If you were not as lazy as you are I would suggest meeting with someone at GCDC and seeing what different programs for home ownership are available.

The garage is the largest allowed due to lot size. The lot is not big enough for a 2 car garage.

Move to the burbs or one of the newer burb like Detroit developments if you want a front facing 3 car automobile shrine with a bonus room above.
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Eastsidedog
Member
Username: Eastsidedog

Post Number: 547
Registered: 03-2006
Posted From: 12.47.224.8
Posted on Tuesday, June 20, 2006 - 12:41 pm:   Edit PostDelete Post   Move Post (Moderator/Admin Only)

Tool, I was told by Hysteric that the garages have the funky rooflines to allow them to be expanded to 2 car garages in the future, if the homeowner desires. My guess is that they are built with 1 car garages to keep the costs of the homes down (they are affordable).

Royce, on the couple of instances I have driven through the area, I have noticed many families with children. It seems to be a mix of working class and middle class, black and white. It is actually a pretty lively neighborhood with kids playing on the sidewalks and such.

BTW, I love the new houses in North Corktown. Nice colors, attractive old-fashioned looking with big front porches built on the original lot sizes.

Oh yeah, I'm not a builder by any means but maybe someone else on this forum can answer a question. People always comment to me that houses can't be built that close together any more because the whole block will go up in flames. People say it's dangerous to built that close together (roofs almost touching). Is that really true? And how did North Corktown get them built on the original lot sizes? The city requires wider lots for new construction doesn't it?
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Corktownmark
Member
Username: Corktownmark

Post Number: 192
Registered: 12-2004
Posted From: 141.217.12.135
Posted on Tuesday, June 20, 2006 - 2:07 pm:   Edit PostDelete Post   Move Post (Moderator/Admin Only)

You guys should quit talking about Stoney's nieghbors. With Jstone as insperation the block can only get better and better. Hey at least the FRONT of mine is painted cedar siding.

Eastsidedog why you want to bring me into it. "You're right on the mark J_stone. " have you been hanging with itsjeff?
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Eastsidedog
Member
Username: Eastsidedog

Post Number: 548
Registered: 03-2006
Posted From: 12.47.224.8
Posted on Tuesday, June 20, 2006 - 4:52 pm:   Edit PostDelete Post   Move Post (Moderator/Admin Only)

Corktownmark, why do you ask?
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Jsmyers
Member
Username: Jsmyers

Post Number: 1770
Registered: 12-2003
Posted From: 209.131.7.68
Posted on Tuesday, June 20, 2006 - 6:00 pm:   Edit PostDelete Post   Move Post (Moderator/Admin Only)


quote:

Oh yeah, I'm not a builder by any means but maybe someone else on this forum can answer a question. People always comment to me that houses can't be built that close together any more because the whole block will go up in flames. People say it's dangerous to built that close together (roofs almost touching). Is that really true? And how did North Corktown get them built on the original lot sizes? The city requires wider lots for new construction doesn't it?




Not knowing the specifics of the project, I might be able to clarify your questions.

Building codes have changed over the years, and are basically dictated by state and even national organizations. Buildings can be any distance apart (including touching) but the requirements for them will vary based on the distance as well as the area that faces. These requirements are for things like ingress/egress, fire suppression, fire (time) separation, and fire walls (structural integrity during fire.

It is likely true that traditional wood frame houses are not allowed any longer to be that close together.

The North Corktown might have done a couple of different things to build inexpensive houses on narrow lots:

*Build narrower homes
*Upgrade the fire rating of the facing walls
*Installed some kind of fire protection system

(I’m betting they built narrower homes.)

An example that might shed some light on these issues:

The 9 on Third project is effectively a number of zero lot line homes. Did anybody notice when they were going up that there is a thick brick wall shared between every 2 units (so that one of your walls is brick and the other is wood)? I don’t know the specifics of this development either, but I would bet that the building code requires a firewall to be built ever 2 units. This way the building doesn’t fall down because of a fire in one part. If the whole thing was wood, a fire in one part would likely take out the whole row. The builder didn’t put them in because they like then or they want a brick surface (a veneer would have worked in that case). They were probably put in because the code said so for safety reasons.

In some COD zoning districts (but not enough), I’m sure that you can build a home right up to the edge of your property line. The stipulation is then a building code that requires a certain type of construction to make it safe.
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Hamtramck_steve
Member
Username: Hamtramck_steve

Post Number: 3019
Registered: 10-2003
Posted From: 68.73.59.28
Posted on Tuesday, June 20, 2006 - 6:09 pm:   Edit PostDelete Post   Move Post (Moderator/Admin Only)

Hamtramck went through the whole "you can't build on 30 foot lots anymore" hoopla in 1998/1999.

The fact is, nothing in the state building code prevented such construction, and I don't think they've changed it since then. What the state code forbade was the creation of 30-foot lots. The new minimum was 45-feet wide.

If the lots already exist, you can still put a new house on them even though they're 30 feet wide. The houses are grandfathered into the old requirements. Otherwise, with the minimum setbacks and such, you'd be left with a house that's only 15 feet wide.

The difference was too subtle for a lot of people in Hamtramck, even lawyers, to grasp for a very long time.
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Royce
Member
Username: Royce

Post Number: 1647
Registered: 07-2004
Posted From: 69.209.182.166
Posted on Tuesday, June 20, 2006 - 9:51 pm:   Edit PostDelete Post   Move Post (Moderator/Admin Only)

Toolbox, if you had stopped to think for a moment you would have understood that I was asking if they were subsidized homes or market rate homes. I believe I did have that question in my post.

Also, I made no reference to wanting a front-facing, two car garage. Even if the developer builds a one car garage, I would still want a two-sided roof. However, if Eastsidedog is correct and the half-roof garage is built that way to make room for a two car garage later, then it makes sense. However, I wouldn't want anything built until I could have both sides.

Toolbox, if you don't like how I feel about the development, then just say that you disagree. Don't throw out insults as if that will make you point credible. It doesn't. You should have read more carefully what I was trying to say and then you would have understood where I was coming from.
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Bvos
Member
Username: Bvos

Post Number: 1578
Registered: 10-2003
Posted From: 70.228.2.1
Posted on Tuesday, June 20, 2006 - 9:56 pm:   Edit PostDelete Post   Move Post (Moderator/Admin Only)

Across Detroit, not just Corktown, the 30 ft. lot without an available adjacent lot has been handled by creating a narrower house. You can build on a 30 ft. lot in Detroit or Hamtown, you just have to meet the current set backs which I believe are a minimum of 5 ft. from the lot line and/or 10 ft. from the adjacent home, which ever is greater.

As you can imagine a 20 ft. wide home is pretty unusual and can make for some tight quarters which is why it's not done very often.
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Lilpup
Member
Username: Lilpup

Post Number: 1108
Registered: 06-2004
Posted From: 69.130.18.100
Posted on Wednesday, June 21, 2006 - 12:17 am:   Edit PostDelete Post   Move Post (Moderator/Admin Only)

Can anyone ballpark a realistic estimate of what it takes to achieve a transformation like JStone's abode? I'm looking to buy but am undecided if I want to pay for a move-in ready or would do better with a fixer-upper.

I'd even consider a burnout if the dollars work right.

Also Hamtown seems to have quite a few on the market now. Is the area still stable or is it getting shaky?
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Corktowner
Member
Username: Corktowner

Post Number: 1
Registered: 06-2006
Posted From: 69.212.58.172
Posted on Wednesday, June 21, 2006 - 2:17 am:   Edit PostDelete Post   Move Post (Moderator/Admin Only)

I'm not sure what started all this Corktown discussion, but I am sure that if you do not live in Corktown, then you really have no business being critical of our neighborhood.

The residents of the Corktown neighborhood take great pride in their homes and the fact that we have a community that works. Most of us know each other and many of us are good friends. We socialize with our neighbors (something you suburbanites may not be familiar with).

We have the Corktown Historic Committee, which is always looking for ways to maintain and improve the community. Getting rid of Tiger Stadium is paramount to that end. It is shocking to me that so many people have an opinion about why Tiger Stadium should not be torn down, when in fact that type of mentality has kept the train station standing lifeless, and an embarrassing reminder of how so many Detroit residents packed up and left the city die. Tiger Stadium had its day and it makes no sense to try to preserve it. Come on folks, this is a ball park we are talking about. Someone wrote to the Detroit Free Press editorials about how we will be losing a "major tourist attraction" by tearing it down. This comment from a resident of Rochester, no less! I'm pretty sure that it is not any kind of attraction at all and therefore will not be missed when it is gone. But if it means all that much to anyone, why not raise funds to have the Stadium disassembled and moved to your neighborhood. Then you could enjoy the decaying structure while providing the money necessary to keep it standing!

The Corktown neighborhood does not need any more decaying blight, especially since there are investors interested in helping revitalize the area. Corktown is not a large neighborhood so clearing the stadium site is absolutely necessary.

By the way, J_stone has done a fantastic job on his property and everyone living near him has benefited from it. His house was on the Corktown Home and Garden Tour this year and everyone touring it was amazed by the complete transformation.

My personal thanks to everyone in the neighborhood for proving that Detroit is not dead yet!

How would the critics and naysayers like it if we went into their neighborhoods and told them what they needed to do or not do? Not too much, I imagine.
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Eastsidedog
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Username: Eastsidedog

Post Number: 551
Registered: 03-2006
Posted From: 68.20.140.8
Posted on Wednesday, June 21, 2006 - 1:00 pm:   Edit PostDelete Post   Move Post (Moderator/Admin Only)

Jsmeyers, thanks for explaining the lot size issues. I hear all the time from my neighbors in the West Village/Islandview area that you can't build on the regular lot sizes anymore (they are typically 35' wide here). Several new affordale homes have been built in the area where there were double lots and they sit awkwardly on 1.5 lots with a wierd amorphous half lot between them and the next older home (plus they have front facing attached garages when we have alleys, ugh!). It's really messed up and looks terrible.

It's good to know that the difference in building on narrow lots is just a matter of construction practices.
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Corktownmark
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Username: Corktownmark

Post Number: 194
Registered: 12-2004
Posted From: 141.217.12.135
Posted on Wednesday, June 21, 2006 - 4:08 pm:   Edit PostDelete Post   Move Post (Moderator/Admin Only)

Eastsidedog note that my name is Mark. you said "You're right on the mark J_stone. ". So i made an impolite reference. My apologies for being at the same time rude and unclear.
Mark
On the lot width question with 5 foot from property line and 10 foot from next door structure it would not be possible to build on a 24 foot lot for example unless you could build 14 feet wide or less?
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J_stone
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Username: J_stone

Post Number: 323
Registered: 10-2003
Posted From: 63.77.247.130
Posted on Wednesday, June 21, 2006 - 4:47 pm:   Edit PostDelete Post   Move Post (Moderator/Admin Only)

Thanks neighbors. You guys really are the best.

What about a lot of 25 feet wide? I was told that all you need is a variance hearing.

Does anyone really know the rules here in Detroit, or are we all just pontificating?
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Histeric
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Username: Histeric

Post Number: 708
Registered: 10-2003
Posted From: 68.21.41.23
Posted on Wednesday, June 21, 2006 - 4:49 pm:   Edit PostDelete Post   Move Post (Moderator/Admin Only)

Just to be clear, it is allowable to build on existing lots. In the case of the historic district of Corktown, it usually does not even require a special hearing. In the case of our North Corktown project, we went to the Board of Zoning Appeals (with a Nemo's bus full of supporters)and got permission to waive front and side setbacks as well as percentage of lot coverage. To do urbanist projects in the city requires persistence and patience.
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Eastsidedog
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Username: Eastsidedog

Post Number: 553
Registered: 03-2006
Posted From: 68.20.140.8
Posted on Wednesday, June 21, 2006 - 4:54 pm:   Edit PostDelete Post   Move Post (Moderator/Admin Only)


quote:

On the lot width question with 5 foot from property line and 10 foot from next door structure it would not be possible to build on a 24 foot lot for example unless you could build 14 feet wide or less?



This seems to be precisely the reason that infill is so difficult in the city. A couple questions: What does it take to make exceptions? Are historic districts exempted from these codes?

Corktownmark, I didn't know you were being rude but you were definitely unclear. I was really confused. But I forgive you. About me and Itsjeff, we're neighbors so of course we tight. :-)
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Eastsidedog
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Username: Eastsidedog

Post Number: 554
Registered: 03-2006
Posted From: 68.20.140.8
Posted on Wednesday, June 21, 2006 - 4:56 pm:   Edit PostDelete Post   Move Post (Moderator/Admin Only)

Thanks Histeric. You answered my questions. :-)

So how ya doin?
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Barnesfoto
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Username: Barnesfoto

Post Number: 2122
Registered: 10-2003
Posted From: 66.2.148.176
Posted on Wednesday, June 21, 2006 - 5:53 pm:   Edit PostDelete Post   Move Post (Moderator/Admin Only)

Hey histeric, when you coming to get the museum pieces?
lilpup wrote: "Can anyone ballpark a realistic estimate of what it takes to achieve a transformation like JStone's abode? I'm looking to buy but am undecided if I want to pay for a move-in ready or would do better with a fixer-upper".
It depends on how much work you can do yourself and how much time that you have.

Fixer uppers are a great deal, if you don't mind camping out in a couple rooms while the rest of the place is a vast construction site. My method is to buy a dump, hire someone to replace the roof and gut any damaged plaster, then hire someone to do the electrical and plumbing, heating.
Sometimes you get lucky and get a wrecked house with a nearly new boiler, as I did on my last place.
Do you have a full time job? Then you may want to hire out lots of other work as well.
Drywall can be hung pretty easily. If you have a few friends, buy some beer and pizza and invite em over to help you hang.
The details are what suck up a lot of your time.
Like stripping ornate victorian woodwork. Post 1910 houses tend to have simpler woodwork.
Are you married? I've seen rehab projects finish off shaky marriages.
Have kids? Rehab projects often stir up lead paint dust, which may result in your kids not doing well on their SATs.
How's your attention span? I've seen more than a few half finished houses for sale where somebody did lots of stuff halfway and then stopped. If we are talking about paint stripping, not a big deal, but....Nothing worse than trying to get an electrician to finish a half finished rewiring job.
hope that helps.
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Rrl
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Username: Rrl

Post Number: 537
Registered: 12-2003
Posted From: 71.213.228.30
Posted on Wednesday, June 21, 2006 - 8:09 pm:   Edit PostDelete Post   Move Post (Moderator/Admin Only)

Lilpup, another bit of advice:
Once you figure your budget/costs, add another 15% for a contingency, you'll always find unforeseen things you didn't contemplate.
Oh, and figure that in real time, it'll take twice as long as you expect it to.
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Tomoh
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Username: Tomoh

Post Number: 220
Registered: 11-2004
Posted From: 24.136.10.153
Posted on Wednesday, June 21, 2006 - 11:25 pm:   Edit PostDelete Post   Move Post (Moderator/Admin Only)

While we're sorta on the topic, does anyone know how cost effectively one could build in-fill mixed-use on Michigan Ave in Corktown, say 4000 sf per floor for two to four floors? I understand you'd have to be able to sell in the $150/sf range, thus how much less could it be built for? (Considering one issue Corktown will eventually need to deal with is lack of contiguous storefronts.)
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E_hemingway
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Username: E_hemingway

Post Number: 809
Registered: 11-2004
Posted From: 69.242.215.8
Posted on Monday, July 03, 2006 - 2:33 pm:   Edit PostDelete Post   Move Post (Moderator/Admin Only)

J Stone: My girlfriend and I happened across your house this afternoon after lunch at eph mcnally's. Great job. It's a great compliment to the neighborhood. Also, I think you have the greenest lawn on that block. Do you have any idea about a time frame or design for building a house on the adjacent lot?
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Morena
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Username: Morena

Post Number: 438
Registered: 08-2004
Posted From: 216.45.2.138
Posted on Monday, July 03, 2006 - 3:48 pm:   Edit PostDelete Post   Move Post (Moderator/Admin Only)

Corktown is a very special place with a fascinating history.

If you get a chance, talk to some of Maltese and hispanic residents that have lived there for more than 40/50 years and you'll learn just how special the neighborhood really is.

From the MCS/Hotel Roosevelt on the west, St. Boniface on the north, Cunningham's Drug Store in the center, Holy Trinity on the east, and the Salvation Army on the south. The Stilletto's gang, stilleto park, Casa Maria, Ballpark Bar, and The Red Devil and so on ...

And now it's a new chapter in the great story book.

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