Spectrum - Monroe North Campus

[Cookin_peacocks]

31 minutes ago, WMrapids said:

If Corewell really wanted to contribute to the vibrancy of the neighborhood, they could just look  to their neighbor at 601 Bond (ground level retail, parking above that and at the top whatever else they want to include).

This is what the people want. Mixed use buildings that add to the streetscape. I want this in more places, not just north Monroe (Campau ramp, I'm looking at you)

[arcturus]

Is covered parking included with average rents going for around 2K/month?  This is a significant cost factor which ultimately determines the rent people pay.  Most apartments in the area rely on surface parking as a component to keep rents affordable, do they not?  

[joeDowntown]

Good question. I looked on the 601 Bond website and it doesn't say "includes parking", so I assume it's extra (I know a lot of the apartment buildings on the west side charge $125 / month. 

As far as parking below any of the developments Corewell was hinting at in their request to knock down buildings. They said any new building would have it's own parking built in. They kept using a magic number of ~990 spaces (so they would "never" have more than 990, but would need to replace parking with other lots when building residential, the residents hall, etc). . I think they have ~640 in the two ramps they built. I'm surprised they didn't just add the ~350 spaces across the two ramps they were already building. They said the cost of ramp parking has gone from $10,000 per space to $30-40,000 per space, but I'd have to imagine they would have incurred some savings (and less hassle) if they had incorporated it into the initial plan.

Especially when they paid a hefty premium to buy some of the properties that they now want to demo (Eastern Kille alone was $3.75M, 10X what it bought it for in 2014). To me, it's not about being anti-parking (as someone stated earlier). When you look at all the properties Corewell accumulated (that they now call "abandoned, obsolete, etc) along with the rest of the parking and development, it kind of feels like they fumbled the ball a bit when they were planning this out. So I'm glad the Planning Commission didn't rubber stamp the approval, and I do think Corewell will come back to the table with something more compelling. But I do feel like they could have just spread the 990 spots across the two ramps and saved themselves a boatload of headaches, and set the neighborhood up to be a much denser, walkable area. 

Joe

 

[Khorasaurus1]

8 minutes ago, joeDowntown said:

I'm surprised they didn't just add the ~350 spaces across the two ramps they were already building. They said the cost of ramp parking has gone from $10,000 per space to $30-40,000 per space, but I'd have to imagine they would have incurred some savings (and less hassle) if they had incorporated it into the initial plan.

Agree with this. They're probably not wrong about the per space construction costs, but that's an average. Building the ramp in the first place costs a ton, but each additional space costs less than the one before it.  And surface parking isn't exactly free, especially when you have to purchase and demo buildings to get it. Why not build 1-2 ramps with 990+ parking spaces and leave the rest of the neighborhood for development?

[joeDowntown]

27 minutes ago, Khorasaurus1 said:

Agree with this. They're probably not wrong about the per space construction costs, but that's an average. Building the ramp in the first place costs a ton, but each additional space costs less than the one before it.  And surface parking isn't exactly free, especially when you have to purchase and demo buildings to get it. Why not build 1-2 ramps with 990+ parking spaces and leave the rest of the neighborhood for development?

A little back of napkin math would say if they hadn't bought the Eastern Kille building for $3.75M and left it as is (which was a nice business with a good draw that added vibrancy to the neighborhood), at $30,000 per space, they could have built an additional 125 spaces. If they added that to one of the ramps, maybe there'd be some cost savings and they could have bumped it to 150-160 spaces. That would have given them close to 800 spaces for the same price of the one "blighted" property they now want to tear down (a company that is now building a location in Rockford, so is no longer adding to the tax roll of the city).

Joe

[joeDowntown]

Cross posting this from the restaurant thread. Corewell bought the Rocky's property:

https://www.crainsgrandrapids.com/news/real-estate/rockys-bar-abruptly-closes-as-corewell-health-scoops-up-more-monroe-north-property/?utm_medium=social&utm_source=facebook&utm_term=crain's+grand+rapids+business&utm_content=0d572dc6-8409-42c5-a7d6-0cb6e92120d7

So does this mean they learned nothing from the planning commission meeting and plan on doubling down on trying to make this area a terribly unwalkable neighborhood (and probably wanting to tear it down ASAP as they worry about the upkeep of a derelict building). Oof!

Joe

[MJLO]

Who knows, maybe they are accelerating their master plan and it is to rapidly build a series of parking ramps with 10-12 liner buildings filled with apartments and ground floor retail. 

[Jonesey]

They should use it for employees to grab an after shift drink

[GR_Urbanist]

Glad I waited to have a stiff drink before reading UP today....

 

At this point, just blanket deny all of their parking plans. I'm at that point where these people need to be made an example of. This is just beyond absurd.

No one can be this tone-deaf if they seriously make a play at demolishing this for even more parking.

[GRLaker]

Seems odd that an organization that’s hemorrhaging money after acquiring Beaumont can somehow keep buying up downtown land. 

[MJLO]

6 hours ago, GRLaker said:

Seems odd that an organization that’s hemorrhaging money after acquiring Beaumont can somehow keep buying up downtown land. 

Where do you see they are hemorrhaging money?  All of the stuff I've read shows them cash flowing fine, buoyed by the Spectrum side of the business.  

[wingbert]

They would be wise to consider making investments in IT security and protecting private patient information instead

[Zads]

Crain's put out a great comprehensive article on the entire project.

https://www.crainsgrandrapids.com/news/real-estate/corewell-health-property-buying-spree-tops-57m-for-new-grand-rapids-campus/

[GR_Urbanist]

Quote

Real estate experts say the property deals and Corewell Health’s overall “master plan” for an office campus as well as housing, parking and greenspace will drive up nearby property values and create an uptick in retail activity. 

1.There is no housing. One building isnt even funded, and the other spot where another building was supposedly supposed to go, has been paved and striped. That spot is gone for the next 20 years

2. The "greenspace" is just some sod on an out lot they are already slated to become another parking lot.

3, How on Earth can they honestly think this is going to drive up retail activity? The people working there aren't going to get done with their long day and "hang out" or shop. They will race to their cars, and clog N. Monroe in their mad dash to the freeway on-ramp.

Quote

Wisinski-Rosely also predicts that Corewell Health’s project will help to fuel more growth in the Monroe North neighborhood, 

Where? And for what reason? They basically sucked the little life out of the blocks behind this place and are using them for parking cars! What person is going to develop anything next to a cubical farm that will be dead after 5 and on the weekends and during holidays?

Quote

“We want the downtown area to stay vibrant with all the work that’s gone into it and (Corewell Health) investing near the downtown is a good thing, too, and will certainly help any retail establishments, bars and restaurants in the area,” Wisinski-Rosely added.

Where did they find this person????

This photo say it all about N. Monroe in 2024 (sort of like 1974). Everything in the foreground and midground is to be eliminated for parking lots. This article felt like such a puff piece.

 

Quote

 Future phases of development could also include retail and additional office space.

I'm going to have to press the "I Doubt It" button. 

[Zads]

4 minutes ago, GR_Urbanist said:

 

This photo say it all about N. Monroe in 2024 (sort of like 1974). Everything in the foreground and midground is to be eliminated for parking lots. This article felt like such a puff piece.

I wouldn't call this a puff piece. I can absolutely agree that I don't believe what Corewell says they'll do, they'll do it. But getting a real estate expert and summarizing what is happening in one article is very helpful as this project moves forward for folks that want to push back against Corewell's plan to tear down buildings for parking.

[joeDowntown]

Biggest eye roll ask of the year, Corewell wants to rename part of Fairbanks ave to “Corewell Drive”  it’s like, we get it Corewell;  you’ve bought everything in the area.  You have a bajillion signs everywhere. Now you need a street named after you just to make sure everyone knows what’s up?

If they proposed renaming it something dumb like “medical center innovation boulevard” I don’t even think I’d care. But Corewell Drive totally seems stupid, excessive, and like some sort of weird world domination move. Maybe “We Own You Avenue” is already taken? Haha

https://www-mlive-com.cdn.ampproject.org/v/s/www.mlive.com/news/grand-rapids/2024/04/corewell-health-wants-to-rename-grand-rapids-street-after-itself.html?outputType=amp&amp_js_v=0.1&amp_gsa=1#webview=1&cap=swipe

[Zads]

10 hours ago, joeDowntown said:

Biggest eye roll ask of the year, Corewell wants to rename part of Fairbanks ave to “Corewell Drive”  it’s like, we get it Corewell;  you’ve bought everything in the area.  You have a bajillion signs everywhere. Now you need a street named after you just to make sure everyone knows what’s up?

If they proposed renaming it something dumb like “medical center innovation boulevard” I don’t even think I’d care. But Corewell Drive totally seems stupid, excessive, and like some sort of weird world domination move. Maybe “We Own You Avenue” is already taken? Haha

https://www-mlive-com.cdn.ampproject.org/v/s/www.mlive.com/news/grand-rapids/2024/04/corewell-health-wants-to-rename-grand-rapids-street-after-itself.html?outputType=amp&amp_js_v=0.1&amp_gsa=1#webview=1&cap=swipe

I'm not surprised. It'll look like they have their own campus and it'll look great on their letterhead. Personally, pass. I'd rather not see this change, it's too corporate.

BUT, if they want it so bad, maybe they don't tear down buildings and pave over them or empty lots, for parking lots and rather build garages with stuff (residential, offices) above them. Then, maybe, I'll consider giving you a street name. But you gotta do a lot to get a street name in my book.

[GR_Urbanist]

They still exhibit the mentality of this being an office park.

The city was (IMO) generously reckless enough to break the street grid by vacating part of Bond so these people can have a private drive for their "campus". If they want to give part of Fairbanks a stupid name like that, then they can purchase that segment of the street from the taxpayers and then they can call it whatever they want. They can also be responsible for the upkeep of that area, which includes street repairs and snow removal.

 

What hubris to even float such a thing! They just got to the area, they have made a hash of N. Monroe with their parking lot plans, alienated neighbors, and then to want the city to shove a corporate name onto one of the streets? We don't even have an Amway St., not to mention a DeVos Place, VanAndel Arena, Ford Museum, or Meijer(s) avenue!

[MJLO]

I dunno, I get the push back but it’s actually pretty common.  Companies do this everywhere, it’s not somehow unique to Corewell.  We can’t help that they picked the dumbest name possible for their new entity with Beaumont. They are talking about 2 blocks that terminate into their campus, I actually don’t think it’ll be that big of a deal.  It’s not like they are trying to get Monroe renamed.  

[joeDowntown]

I agree with the others. I think it’s pretty clear that Corewell doesn’t want to be part of an active, healthy and diverse neighborhood, they want to “own it”.  They seem to be doubling down on building a suburban office park (as someone mentioned).

It also seems a bit brash after the planning commission told them they need to be embrace the surrounding neighborhoods (and their viewpoints). Instead, they bought the Rocky’s building (accumulating more property that they’ll consider blighted) and are petitioning to name a street after themselves. Their actions seem absolutely tone deaf to what the planning commissioners and neighbors told them they’d like to see. 

and in 5 years, they’ll probably just rebrand again and Corewell Drive will make no sense. Haha  

Joe

 

[walker]

If they would have planned ahead, rather than Corewell, they could have rebranded Spectrum as Fairbanks Health (a much nicer sounding meaningless name) then there would be no problem with the street.

[grandrollerz]

On 4/12/2024 at 9:33 AM, walker said:

If they would have planned ahead, rather than Corewell, they could have rebranded Spectrum as Fairbanks Health (a much nicer sounding meaningless name) then there would be no problem with the street.

Alaska has entered the chat....lol. Having lived in that orbit, there were only 2 words available that contained english dictionary words....the rest of the options were made up pharmacy/drug type names because literlly everything decent sounding and relevant is already trademarked.

I will also remind you that the Spectrum Health West Michigan Board of Directors (Bliss, the nice guy from 5/3, the Cascade engineering lady, Doug/Dick/whichever Devos, etc....aka all the local power players and decision makers) yanked Tina's chain and prevented her from doing this on the East Beltline (still in the city borders mind you).   Boards of Directors usually rubber stamp a CEOs plan, but not this time. I hate to be that guy coming to her/their defense, but she's playing the hand she was dealt.  Sure, she could play it better...but still, there are real things to consider.  Dumb decision? Yes. Locally and collectively made decision against the recommendation of the CEO, also yes.

Edited Wednesday at 03:02 PM by grandrollerz