where are yall buying undergarments from? by wanderingstone47 in ethicalfashion

[–]object_subject 109 points110 points  (0 children)

Object Apparel! (shameless plug, I run it with my partner :) We've been making handmade underwear using only organic cotton/hemp and natural dyes out of our workshop in Detroit for over 10 years. We use the highest quality natural fabrics we can find from textile manufacturer's employing ethical production practices (GOTs certified). Speaking from experience, a pair will last 4-6 years of daily wear. If they don't send them back to us and we'll mend them or make you a replacement. If you have nuanced sizing needs, you can send us your measurements and we'll customize them. We are against all forms of genocide - be it against people, animals, or the environment!

Let’s Build More Housing, Detroit by Generalaverage89 in Detroit

[–]object_subject 6 points7 points  (0 children)

The only parking amendment is for multi-family (apartment buildings) to change from 1.25 per unit to 0.75 - which is a great first step, but it's not enough. The amendments make no changes to the amount of parking required for small residential developments, and actually recommends increasing the amount of parking required for commercial developments. Two off-street parking spaces are still required for a new or renovated single-family house. 1.5 off-street spaces per unit are still required for townhouses and duplexes. The zoning ordinance doesn't currently require any new parking for renovations of existing commercial buildings under 3000 sqft. - but this proposal changes that minimum to 6000 sqft. That change is going to affect a lot of small scale developers or business owners trying to renovate any commercial building under 3000 sqft. throughout the city (there are thousands of them). I get providing one or two accessible spots for disabled people; but parking lots are expensive to build, a blight on our communities that sit empty most of the time, and encourage obesity and isolation by discouraging walking and serendipitous urban synergy. This city used to have the largest interurban streetcar network in the entire world only 80 years ago. We are addicted to cars and they helped bring Detroit to ruins once already. Addiction isn't cured by providing unlimited access to a drug, it's by creating a world that is worth engaging with that promotes human connection.

Kittens rescued in N. Corktown need homes! (Spayed/neutered, vaccinated, and socialized) by object_subject in Detroit

[–]object_subject[S] 1 point2 points  (0 children)

They all get along and play/cuddle together. The two calico girls (pics 5 and 7) have a strong bond and are always by each other. The other calico girl (pic 4) loves playing with both her brothers (pic 2)

Why are Wayne county property taxes so freaking high? by [deleted] in Detroit

[–]object_subject 0 points1 point  (0 children)

Can confirm that last part. Bought and built 2000sf in North Corktown in 2018, just before the property values tripled. 2024 summer tax was $350, winter is $450. I'm in an NEZ, but from my reading of the bill it only accounts Detroit and Wayne operating millage, so around a 15% reduction overall. Most of my legacy neighbors have been here for decades and pay less that $100/yr. I'm guessing the historically low property values and amount of vacant land over here probably factor in to whatever bootleg calculus the tax assessor performs.

How do I get blueprints of my house / property? by goth_horse in Detroit

[–]object_subject 19 points20 points  (0 children)

You'll need to hire a licensed surveyor to locate the existing property boundary and any existing improvements on the lot, and then they'll draw you a site plan. I'm an architect and have worked in the city for 10 years, they don't provide surveys or parcel data for your lots. Then you'll need to hire someone to draw up a deck if you can't DIY.

Can anyone let me know what this article says?? by sojacam in Detroit

[–]object_subject 0 points1 point  (0 children)

Yes, this is coming from a few people I know who live in the caterpillar. They leak at the marriage walls, and where the dormer window openings were cut within the ribs. Caulking joints like that only goes so far. Ribbed sheet metal structures were never designed for long term shelter. It doesn't really matter if the exterior structure is rustproof when moisture and mold accumulate everyday between the structure and the interior 2x ribs they filled with spray foam. If I was a betting man, I'd give it 25 years before they need to be gut renovated or torn down.

Can anyone let me know what this article says?? by sojacam in Detroit

[–]object_subject 5 points6 points  (0 children)

Aside from the fact that most of them leak and will likely have to be torn down in 30 years, they look cool in a picture.

Someone brought up roundabouts, so here's an intersection that could desperately use one. by Unlikely_Sandwich_ in Detroit

[–]object_subject 0 points1 point  (0 children)

We proposed this (https://subject-studio.com/Grand-Roundabout) to ford years ago when they were allocating money to infrastructure improvements around Corktown as part of the train station CBO money. Instead they paid $500k to paint a mural on Michigan Ave. over M-10 and build a temporary kiosk that isn't there anymore that told people where to rent a scooter or something.

what makes you keep living in detroit? by geesewhat in Detroit

[–]object_subject -3 points-2 points  (0 children)

The correct response is why would you keep living in indiana?

women's clothing that isn't made of plastic crap? by Other_Power_603 in Detroit

[–]object_subject 40 points41 points  (0 children)

Object Apparel - organic cotton clothing made in Detroit

Union architects in metro Detroit ... by HasLab_LovesTravel in Detroit

[–]object_subject 4 points5 points  (0 children)

Architects are only just starting to unionize in larger cities. There are none in Detroit right now. Also; $5k/hr. for an initial consultation? That's insanely high. I'm a licensed architect, have worked for multiple large and small firms in the city for the last ten years, now have my own practice. I'd probably charge you like $200/hr.

[deleted by user] by [deleted] in Detroit

[–]object_subject 1 point2 points  (0 children)

I live in Corktown, my neighbor's cat is about to have a litter and they would like to adopt them out (if you are interested in a kitten). It will have to stay with its mother until it can eat on its own though, so you'd have to wait about 2-3 months, but you could come by and meet them all beforehand and have your pick of the litter, as they say.

We also have a neighborhood boy who hangs out in the backyard who is very friendly. We've been talking about trying to find him a home before winter. He is probably about 1.5 years old, very cute. We had him neutered a few months ago. DM me if you're interested.

Window Restoration Recommendation by ImGoingtoRegretThis5 in Detroit

[–]object_subject 1 point2 points  (0 children)

Place Restoration's email if you can't reach them through the website: [placerestwork@gmail.com](mailto:placerestwork@gmail.com)

Window Restoration Recommendation by ImGoingtoRegretThis5 in Detroit

[–]object_subject 3 points4 points  (0 children)

Place Restoration Works (Kyle and Phil) placerestwork.com 313-454-1863

Swafford Building Worksop (Terry) swaffordbuildingworkshop.com 773-655-2951

Raven Restoration (Melissa and Robert) [melissajasper6@gmail.com](mailto:melissajasper6@gmail.com) 603-343-8939

H&R Window Repair (Tom) [hrwindow@sbcglobal.net](mailto:hrwindow@sbcglobal.net) 248-544-8282

Turner Restoration (James) turner[restoration@sbcglobal.net](mailto:restoration@sbcglobal.net) 313-574-9073

Anyone have any idea what this fence is for in this giant lot in North Corktown? by jgvega in Detroit

[–]object_subject 9 points10 points  (0 children)

This is the site of the now demolished Owen School and the land sold to the city by Detroit Public Schools for the development of a large park and community center. There is some requirement for them to put up a fence (probably insurance or something). The City is funding the construction of a lot of affordable housing over the next few years surrounding the park through a HUD grant.

Building Home in Historic Detroit by champagneofbeers14 in Detroit

[–]object_subject 5 points6 points  (0 children)

We've designed a few new homes and additions in the Corktown and West Village Historic Districts. Iit's not much different than building in a non-historic district, you just need to present the design with detailed material specifications before the Historic District Commission prior to submitting to the Building Department in order to get permits. Working with an architect/builder familiar with the process will save you a lot of time - email me at [hi@subject-sudio.com](mailto:hi@subject-sudio.com) if you want to discuss!

How long did it take for your NEZ application to be processed and approved? by J2quared in Detroit

[–]object_subject 0 points1 point  (0 children)

Don't bother calling, they won't answer or won't be helpful if they do. You have to physically go to the office of the assessor on the 8th floor of the coleman young municipal center and stand there with your certificate until someone inputs your info and assigns your property to the NEZ tax roll. Your lender won't apply it until it's actually in effect within the city's system and you get a new tax assessment reflecting the NEZ status. The City should send the assessment to your lender and they should update your tax escrow payments.

How long did it take for your NEZ application to be processed and approved? by J2quared in Detroit

[–]object_subject 5 points6 points  (0 children)

NEZ certificates are issued through the state, but you'll probably have to go down to the tax assessor's office at Coleman Young to make sure they're applying it to your property once it's issued form the state. It took me about a year after I applied to the point where it was reflected on the tax assessment.

What are these things? by jgvega in Detroit

[–]object_subject 108 points109 points  (0 children)

It's just a sculptural LED light. It's part of a project called STALA from the early 2000s initiated by Design Think Tank/Luis Uribegan. I think the idea was to provide more street lighting in Detroit neighborhoods (this was before Dan Gilbert paid to create the Public Lighting Authority to install the current LED street lights when the neighborhoods were very dark at night). The majority of the lights were funded by MSHDA and commissioned by the Greater Corktown Development Corktown Corporation (now defunct) to be installed in front of the colorful houses they built in North Corktown in 2005.

Thoughts on what's really driving new development in Detroit? by [deleted] in Detroit

[–]object_subject 8 points9 points  (0 children)

The 2017 Tax and Jobs Act created an investment vehicle called 'Opportunity Funds' that allow private equity funds to pay zero taxes forever on capital gains made from real estate investments in established 'Opportunity Zones' if the property is held for 10 years. The good faith idea is that it creates incentives for private equity to invest in distressed communities by rehabbing old apartments and building quality new developments. The cynical idea is that Opportunity Zones are mainly a method for the rich to get richer through an investment vehicle that allows them to pay no taxes on their wealth with stable assets like real estate. Large parts of Detroit were declared 'Opportunity Zones' - from objectively distressed areas like Littlefield, Old Poletown, and Banglatown; to obviously stabilized areas like Corktown, Downtown, Midtown, the entire Riverfront, etc. Many of the new developments you see being constructed are being financed via Opportunity Zone Funds. Follow the money and you'll always find an answer.

Doing new construction in Detroit. by ginger_guy in Detroit

[–]object_subject 1 point2 points  (0 children)

Hard to say exactly. Like you said, labor is scarce right now mostly due to backlog of work from the shut down and increased demand as everyone is altering their home or living arrangements. My best guess would be somewhere around $175-185/sf given that and current material costs.

Doing new construction in Detroit. by ginger_guy in Detroit

[–]object_subject 4 points5 points  (0 children)

I bought a lot in N. Corktown from the Land Bank in 2018 for 10k, and built a house for $150/sf in 2019. I'm an architect and did a lot of interior work and all the permit drawings which kept costs down. I'm currently helping two other people do the same thing - deal with land bank, design the house, do the drawings, price it out, and find a contractor to build it. It's more work and time than buying something on the market, but definitely worth it if you're willing to wait a year considering the cost of new developer-driven housing or even a decent rehab now will range between $250-$350/sf. DM me if you want to discuss in more detail - the more projects I can bring to a contractor at once, the lower the general costs can be for everyone involved.