Land Acquisition Log - Revision history

Marcin at 16:54, 16 November 2022

2022-11-16T16:54:46Z

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	<html><iframe width="600" height="~~300~~" src="https://osedev.org/wiki/Land?start=9/1/2019"></iframe></html>		<html><iframe width="600" height="400" src="https://osedev.org/wiki/Land?start=9/1/2019"></iframe></html>
	=December 2022 Build Working Doc=		=December 2022 Build Working Doc=

Marcin: /* December 2022 Build Working Doc */

2022-11-14T17:01:13Z

December 2022 Build Working Doc

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	=December 2022 Build Working Doc=		=December 2022 Build Working Doc=

	'''{{check}}Working Land Doc - [https://docs.google.com/presentation/d/1puVqe7kIY3F39c89jdXu7NVouoxb_CM8Jj69VI9dw-4/edit#slide=id.g133e72099cc_0_56 edit]		*'''{{check}}Working Land Doc - [https://docs.google.com/presentation/d/1puVqe7kIY3F39c89jdXu7NVouoxb_CM8Jj69VI9dw-4/edit#slide=id.g133e72099cc_0_56 edit]
			*[[Maysville Permit]]

	=Wed Oct 19, 2022=		=Wed Oct 19, 2022=

Marcin at 00:25, 14 November 2022

2022-11-14T00:25:21Z

← Older revision		Revision as of 00:25, 14 November 2022
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	<html><iframe width="600" height="300" src="https://osedev.org/wiki/Land?start=9/1/2019"></iframe></html>		<html><iframe width="600" height="300" src="https://osedev.org/wiki/Land?start=9/1/2019"></iframe></html>
			=December 2022 Build Working Doc=

	'''{{check}}Working Land Doc - [https://docs.google.com/presentation/d/1puVqe7kIY3F39c89jdXu7NVouoxb_CM8Jj69VI9dw-4/edit#slide=id.g133e72099cc_0_56 edit]		'''{{check}}Working Land Doc - [https://docs.google.com/presentation/d/1puVqe7kIY3F39c89jdXu7NVouoxb_CM8Jj69VI9dw-4/edit#slide=id.g133e72099cc_0_56 edit]

Marcin: /* Wed Oct 19, 2022 */

2022-10-19T18:06:48Z

Wed Oct 19, 2022

← Older revision		Revision as of 18:06, 19 October 2022
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	=Wed Oct 19, 2022=		=Wed Oct 19, 2022=
			Due diligence on utilities -

	Hi Kim,		Hi Kim,
	Thank you. I have a question on the generic permit fee structure, and a question regarding 2 other lots. We are doing detailed cost modeling as we look forward to a number of successful builds with the City. And, we are going through very tight cost control on all the aspects of the build - which is how we can deliver our homes at the highest quality at the lowest possible cost to the customer. Right now we are progressing on one lot donated by St. Joseph, and others bought on the open market. So we can get our foundations in before winter.		Thank you. I have a question on the generic permit fee structure, and a question regarding 2 other lots. We are doing detailed cost modeling as we look forward to a number of successful builds with the City. And, we are going through very tight cost control on all the aspects of the build - which is how we can deliver our homes at the highest quality at the lowest possible cost to the customer. Right now we are progressing on one lot donated by St. Joseph, and others bought on the open market. So we can get our foundations in before winter.

Marcin: /* FRi Oct 14, 2022 */

2022-10-19T18:06:29Z

FRi Oct 14, 2022

← Older revision		Revision as of 18:06, 19 October 2022
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	'''{{check}}Working Land Doc - [https://docs.google.com/presentation/d/1puVqe7kIY3F39c89jdXu7NVouoxb_CM8Jj69VI9dw-4/edit#slide=id.g133e72099cc_0_56 edit]		'''{{check}}Working Land Doc - [https://docs.google.com/presentation/d/1puVqe7kIY3F39c89jdXu7NVouoxb_CM8Jj69VI9dw-4/edit#slide=id.g133e72099cc_0_56 edit]

			=Wed Oct 19, 2022=
			Hi Kim,
			Thank you. I have a question on the generic permit fee structure, and a question regarding 2 other lots. We are doing detailed cost modeling as we look forward to a number of successful builds with the City. And, we are going through very tight cost control on all the aspects of the build - which is how we can deliver our homes at the highest quality at the lowest possible cost to the customer. Right now we are progressing on one lot donated by St. Joseph, and others bought on the open market. So we can get our foundations in before winter.
			For the permits -
			1. For the build cost in the permit fee schedule doc - is the Valuation (build cost) the all-in cost including land, legal, hookups, labor, materials, utility connections - every single aspect of all-in cost, or just the build part? Do you require any documentation of build cost submitted with the permit fee?2. Is that permit fee inclusive of MEP, or is this ~$1000 fee x 4 (more like $4000) for structural, mechanical, electrical, plumbing each?3. Our house comes stock with 5 kW of photovoltaic (PV) panels for solar energy. We checked with all the electrical contactors ifor St. Joseph and we are having a hard time finding anyone qualified to build our design. We are still looking for a licensed electrical engineer to stamp the PV drawings, so it is taking time. Can we get a variance so that we can proceed on all the permits but without the electrical permit? So that we can get our foundation in. We are aiming for breaking ground mid-November, but we don't know if we will have the stamped electrical engineer's design drawings in time to meet this schedule. Ideally - we proceed on the foundation (before winter) - and then we start the electrical after we pull an electrical permit at the earliest possible date. Do you see other solutions here to address the timing issue?4. If we can't find an electrical engineer locally, can they be from out of state?5. What are the license requirements for the electrical contractor - does it have to be St. Joseph license, MO license, or can it be someone with a license in another state?6. Same for plumber - do they require a St. Joe license, state license, or can it be from another state? We are talking to several contractors, but our choice depends on the license requirement.7. Same for the mechanical contractor.
			For specific lots - first is a lot at 3855 S. 17th St.
			1. We understand that this lot can have a septic system. What is the minimum lot size requirements for houses with a septic system? Or should I talk to Water Protection to find out this info?2. Is the septic permit cost included in the building permits above?3. For the water connection, what does the city charge to connect to municipal water? Or is that included already in the permit fee above? Or is it another company?4. For the electrical connection - I saw one transformer on a pole at the lot, but that transformer runs to a house across the street. Can we tap into this transfermer or do we need to install a new transformer for every house on this lot? We are looking at subdividing this lot for more than one house. 5. What is the typical utility connection fee for power? If I need to call the power company - please let me know the contact information for the power company.
			For a lot at 1810 Faraon St:
			1. Don from Sewers mentioned that the closest sewer is on the corner of 19th st. Is that correct, or is there a sewer line closer to the lot? Is septic allowed on that lot?2. Is a water connection available at the lot?3. I see power poles behind the houses away from the street - can you please verify that power is available at the lot? Do we need a transformer? Is it the same power company as the other lot?
			Thank you - sorry about all the questions as we are doing a lot of due diligence. If you would like to talk on the phone, please let me know what number I can reach you at. I am at 816.866.3217.
			Thanks,Marcin

	=FRi Oct 14, 2022=		=FRi Oct 14, 2022=

Marcin: /* Wed Oct 12, 2022 */

2022-10-14T18:58:27Z

Wed Oct 12, 2022

← Older revision		Revision as of 18:58, 14 October 2022
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	'''{{check}}Working Land Doc - [https://docs.google.com/presentation/d/1puVqe7kIY3F39c89jdXu7NVouoxb_CM8Jj69VI9dw-4/edit#slide=id.g133e72099cc_0_56 edit]		'''{{check}}Working Land Doc - [https://docs.google.com/presentation/d/1puVqe7kIY3F39c89jdXu7NVouoxb_CM8Jj69VI9dw-4/edit#slide=id.g133e72099cc_0_56 edit]

			=FRi Oct 14, 2022=
			<html><p>Steve,</p>
			<div><br></div>
			<div>Moving forward on the land. It gets better by the minute.</div>
			<div><br></div>
			<div>1. <strong><a href="https://docs.google.com/presentation/d/1puVqe7kIY3F39c89jdXu7NVouoxb_CM8Jj69VI9dw-4/edit#slide=id.g133e72099cc_0_56" target="_blank">Parkway St. Joseph</a> MO</strong> - $45k lot - plain amazing. Flood issue that we talked about is addressed because site has already been earthworked to elevate 10' so there is no flood plain on the lot at all. Lot is divisible! 3 lots is easy (says Planning (subdivision cost of $285) but we can't divide in time - so it means we can build 1 house now, and start the subdivision process which takes 3 months. This would not even delay our earliest possible closing on a house sale - though it does prevent us from building multiple houses on this lot in December. I would divide into 4 lots minimum. Per official - "The minimum dimensions in this zoning district (R-1B), are 6,000sqft, and a minimum width of 60ft. This should give a lot of flexibility, given that the lot is currently ~64,000sqft and ~315ft wide". Sounds like a future Seed Eco-Home cluster community to me. Super desirable location - a bike path runs right next to this with clear visibility so this is free advertising - as Julie pointed out. Comps based on 10 homes are $174k (see supporting info) for 50-yr old houses. All-in cost including PV (assuming land cost/3 because we can definitely do 3+ homes) is $108k (not including any OSE profit)</div>
			<div><br></div>
			<div>2. <strong><a href="https://docs.google.com/presentation/d/1puVqe7kIY3F39c89jdXu7NVouoxb_CM8Jj69VI9dw-4/edit#slide=id.g1629b9e7ce6_0_14" target="_blank">Savannah, MO</a></strong> - $35k - lot consisting of 2 buildable lots. Comps are $179k. All in cost with PV is $109k. This city and location is very desirable - old town hall here is just beautiful. Sewer is on the other side of the street, so that would add cost, but I would go with it because of location. Will require one-time boring ($10k) for sewer (once, not twice), but that fits in the budget, especially because cost is shared between 2 houses. (We can look into subdivision here as 4 lots total likely (almost 1/2 acre per lot).</div>
			<div><br></div>
			<div>3. <strong><a href="https://docs.google.com/presentation/d/1puVqe7kIY3F39c89jdXu7NVouoxb_CM8Jj69VI9dw-4/edit#slide=id.g162f6776af3_0_0" target="_blank">Faraon St</a></strong> - $5k - Average comps are $97k for 100 year old houses. Great test of our model - our all-in cost with PV is $96k.</div>
			<div><br></div>
			<div>OSE has $115k left in the bank, so this leaves us with $313k (total of 3 all-in house costs) - 115k = $198k short if we are to do 3 1000 sf builds in December. Expected revenue is $450k. $150k from Buffett's foundation in December would cover any potential cost overruns on labor, so outside of some cash flow issues (time till house sale) - we would be in good shape including addressing outstanding loans ($200k+).</div>
			<div><br></div>
			<div>So, l'd like to put offers in offers on all these, full cost. Above is 1000 sf houses, I'm working on getting the 2000 SF approved as well which means more favorable economics, but proof would suffice with the 1000 sf. </div>
			<div><br></div>
			<div>But actually, as it stands this would make it 4 lots buildable for December - as that Savanna x2 + Faraon St = 3 buildable lots. But the Parkway lot is so juicy that we need to snap it up before it's gone - Julie just put it on the market.</div>
			<div><br></div>
			<div>Also - we're applying for this $4M ARPA workforce recruiting/training grant, if successful - it looks like this would be the first opportunity to hire Havas for recruiting video/marketing/website. It pays out by reimbursement only - so there are cash flow issues to address. </div>
			<div><br></div>
			<div>Would Havas be possible for this job? If we got full media services from you (to recruit for and market our apprenticeship) - what would that cost be? I'd like to see if we can put this in as line items in our proposal by October 29. We have potential collab with UMKC on VR/AR build training instructionals (assemble wall modules and all systems virtually for rapid learning training). I'd say $1M for marketing, $1M for full VR/AR/Virtual support, $1M on house curriculum, and $1M on swiss-army-knife-tractor/<wbr>machines design-build curriculum. (I don't know how to even describe this - this is too far out for the gummit people to understand). <a href="https://thenetworkstate.com/" target="_blank">Balaji</a> is on board, we're working on $1M of matching funds from him, and he understands the relevance of this to the network state.</div>
			<div><br></div>
			<div>Thanks,</div>
			<div>Marcin</div></html>

	=Wed Oct 12, 2022=		=Wed Oct 12, 2022=

Marcin at 19:06, 13 October 2022

2022-10-13T19:06:23Z

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	<html><iframe width="600" height="~~500~~" src="https://osedev.org/wiki/Land?start=9/1/2019"></iframe></html>		<html><iframe width="600" height="300" src="https://osedev.org/wiki/Land?start=9/1/2019"></iframe></html>

	Working Land Doc - [https://docs.google.com/presentation/d/1puVqe7kIY3F39c89jdXu7NVouoxb_CM8Jj69VI9dw-4/edit#slide=id.g133e72099cc_0_56 edit]		'''{{check}}Working Land Doc - [https://docs.google.com/presentation/d/1puVqe7kIY3F39c89jdXu7NVouoxb_CM8Jj69VI9dw-4/edit#slide=id.g133e72099cc_0_56 edit]

	=Wed Oct 12, 2022=		=Wed Oct 12, 2022=

Marcin: /* Wed Oct 12, 2022 */

2022-10-12T21:23:00Z

Wed Oct 12, 2022

← Older revision		Revision as of 21:23, 12 October 2022
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	Thanks for the reminder on the info, I'm responding in the other email.		Thanks for the reminder on the info, I'm responding in the other email.
	Marcin		Marcin

			See [[OSE Commitment Letter]].

	=Tue Oct 11, 2022=		=Tue Oct 11, 2022=

Marcin: /* Wed Oct 12, 2022 */

2022-10-12T21:19:54Z

Wed Oct 12, 2022

← Older revision		Revision as of 21:19, 12 October 2022
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	Just trying to plan if we can do 2 builds on the lot, is that realistic for the current campaign. What would you do in my case given the time is tight?		Just trying to plan if we can do 2 builds on the lot, is that realistic for the current campaign. What would you do in my case given the time is tight?

			Clint:

			The subdivision process takes approximately 3 months and you would not be allowed to pulling a building permit on the second house until approved.

			Did you see my other email about needing info from you to attach to the Agreement?

			to Clint

			Got it. Just to clarify - If we build one house, we can hold on to to the house without selling it, and pursue a subdivision for the second house - so at the end of the day we end up with 2 houses for sale on the two lots? If we were to do this, can we negotiate the subdivision line location as needed - or is the 'dotted line' in your GIS where the subdivision line must be located?

			Thanks for the reminder on the info, I'm responding in the other email.
			Marcin

	=Tue Oct 11, 2022=		=Tue Oct 11, 2022=

Marcin at 21:19, 12 October 2022

2022-10-12T21:19:17Z

← Older revision		Revision as of 21:19, 12 October 2022
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	<html><iframe width="600" height="500" src="https://osedev.org/wiki/Land?start=9/1/2019"></iframe></html>		<html><iframe width="600" height="500" src="https://osedev.org/wiki/Land?start=9/1/2019"></iframe></html>