from today's PD

 

Quote

 

Edited February 11, 20241 yr by Jax

2 hours ago, Jax said:

from today's PD

 

 

Sadly, this is a reflection of the non-existent maintenance strategy of my CH.  This garage has needed attention for years and has simply been allowed to wither away to the point of no return.  

This is just more evidence of a systemic failure years in the making.  The garage (actually garages...none of them look that great), the pool, the ice rink among other city facilities.  It is not until they hit the point of no return that the city acts, resulting in irate citizens (just watch a council meeting on line) and higher costs to completely redo the facility, if that is even possible.  In this instance the city might not have the money to replace the poorly maintained garage and will simply turn it into surface parking, resulting in less parking spaces in an area where parking is often a nightmare.

 

I hope the newish mayor finally realizes that this is a bigger issue than just one city facility and takes steps to correct the culture at city hall.  This is not going to be easy.

On 2/11/2024 at 12:28 PM, Htsguy said:

This is just more evidence of a systemic failure years in the making. 

 

Yes, years.

 

On 2/11/2024 at 12:28 PM, Htsguy said:

I hope the newish mayor finally realizes that this is a bigger issue than just one city facility and takes steps to correct the culture at city hall. 

Don't hold your breath.

Windows are in at Marquee Meadowbrook side (Photos taken Wednesday.)

 

Roof being installed 

 

Beginning second floor deck on Cedar side.

Got excited thinking about this building potentially having a red brick exterior.

The sheathing in the photo is a nice color.  Renderings on their site show what looks like a similar color brick alternating with gray siding.

I hope Flaherty and Collins keeps doing more projects in the area because I've been very impressed with the quality of their work. You'll note both of the buildings in this development have significant components of steel and concrete framing even though they probably could have gotten away with cheaper wood-only framing like you see on most of the 5-over-1s.

 

On Ascent at top of the hill there's some interesting brickwork with bricks laid in some interesting and varied patterns as opposed to plain old running bond. The parking garage has actual real bricks inlaid at various points, whereas most parking garages for this kind of project are unadorned concrete.

I know these aren't big things, but it's clear to me the developer isn't just building as cheaply as possible.

 

The commercial leasing does leave something to be desired, as I've been disappointed that there's still nothing in any storefront in Ascent at top of the hill...

F&C has more planned and not just at the west-side RTA stations...

https://neo-trans.blog/2024/01/21/west-park-gcrta-station-housing-planned/

1 hour ago, KJP said:

F&C has more planned and not just at the west-side RTA stations...

https://neo-trans.blog/2024/01/21/west-park-gcrta-station-housing-planned/

More in CH?

Not that I'm aware of 

On 2/19/2024 at 11:39 AM, LlamaLawyer said:

I hope Flaherty and Collins keeps doing more projects in the area because I've been very impressed with the quality of their work. You'll note both of the buildings in this development have significant components of steel and concrete framing even though they probably could have gotten away with cheaper wood-only framing like you see on most of the 5-over-1s.

 

On Ascent at top of the hill there's some interesting brickwork with bricks laid in some interesting and varied patterns as opposed to plain old running bond. The parking garage has actual real bricks inlaid at various points, whereas most parking garages for this kind of project are unadorned concrete.

I know these aren't big things, but it's clear to me the developer isn't just building as cheaply as possible.

 

The commercial leasing does leave something to be desired, as I've been disappointed that there's still nothing in any storefront in Ascent at top of the hill...

 

Part of the reason for the higher quality may be their working with the city of Cleveland Heights, which owned (still owns?) the land and recruited F & C, and the resident input that preceded both projects. 

Second floor walls going in at Marquee Cedar side

 

 

Marquee Meadowbrook side as seen from the north on Lee Road, at Tullamore

 

 

And to think. We could have had another park the city wouldn’t maintain. 

Marquee Cedar today.  Second floor framing is in, third floor deck beginning.

 

Marquee Meadowbrook side

 

Oak Tree Veterinary Hospital windows are in

 

Noble Library addition today.

 

On 2/23/2024 at 5:18 PM, Quilliam said:

 

Part of the reason for the higher quality may be their working with the city of Cleveland Heights, which owned (still owns?) the land and recruited F & C, and the resident input that preceded both projects. 

Yes, the city owns the land.  Same as at Ascent/Top of the Hill.  But they can buy the land after some time -- I forget whether it was 20 years or 40 years.

I looked back in old news stories. Not that old -- it seems like more than a year ago.  From a Feb. 14, 2023 Cleveland.com story:

 

"The addition of those two properties [the former veterinary and beauty school fronting Cedar] also took the project area size over 5 acres, and the city will keep ownership of the rest of the land -- a 189-space surface parking lot and the 1-acre parcel at Lee Road and Meadowbrook Boulevard -- through a nominal ground lease for at least 45 years, when F&C has an option to purchase."

Park Synagogue update...

 

This is a few weeks late, but in mid-February, the developers working on the Park Synagogue project gave our neighborhood group an update on the project, highlighting the current progress on the overall project. So far, it doesn't seem like there's a complete master plan or at least not one that they are ready to share yet.

 

They are partnering with Reed Hilderbrand - an award-winning, Boston-based landscape architect to flesh out the overall flow of the property. The completed landscape architecture plan for the site in April should be completed sometime in April. They are envisioning a site that is open to the public which would still feature the current pedestrian loops around the buildings but are also planning to add additional walking trails and possibly a pedestrian bridge that crosses the creek, allowing pedestrians to enjoy more of the property. 

 

A site survey shows that there are more than 1600 trees that have at least a 6-inch trunk. Many trees on the property have beech leaf diseases. If dead or dying trees need to be removed, the plan would be to replace them. 

There is currently no plan for the parking lot along Mayfield Road for Phase 1 of the project. It could be redeveloped at some point in the future, but the current focus is on the main Synagogue building (expected restoration date in August 2026) and the area around it. 

 

• For the classrooms connected to the synagogue, the developer is currently in talks with an unnamed higher-ed art school to use the space as classrooms and studio spaces for one of their programs. 
• The separate Mendelson auditorium will be removed and replaced with a 150-unit independent living/senior housing building. 
• The boiler building (next to the classrooms) will be removed and replaced with housing (number of units was not shared)
• An additional building is planned for the southeast corner of the property (over a portion of the parking lot). They didn't have many details regarding this building as they described it as flats or townhomes. 
• None of the new construction would be more than 3 stories in height. 
• There is no current plan to relocate the preschool located on the property. 

The attached image was made by me to show where the new buildings will likely be. 

 

Edited March 4, 20241 yr by nickmgray

An update for the Noble Station by TWG Developers was presented during the Cleveland Heights city council meeting last night. They've essentially scrapped the original design and came up with something completely new. After being scolded by city council for not engaging the community the first time, they have had nearly a dozen public meetings and focus groups this time to get community input on the project. 

 

Overall, the development looks significantly better with the addition of 1000sf of retain space, a community room that can host up to 50 people, a computer/learning center and a much bigger lobby. 

 

Due to complaints regarding the high density of the original project, the overall occupancy of the building has been reduced from 206 to 178 while maintaining the same number of units (approximately 50). There are now more single bedroom units with all the units across the building getting larger living rooms. 

 

The building has also been completely redesigned with it not fronting Noble rather than being set back 30 or more feet from the street. The developers have also decided not to touch the three subdivided housing lots that front Wood View Road. This would allow for future development. In the original plan, the lots would have been used for a parking lot. 

 

The developers are also asking the city to add street parking on Noble to help support the retail space. This isn't unprecedented as the commercial building across Noble has metered parking in front of it. 

 

TWG Developers will present the project to the architectural board of review on Thursday of this week. 

 

 

20 hours ago, nickmgray said:

 

Due to complaints regarding the high density of the original project, the overall occupancy of the building has been reduced from 206 to 178 while maintaining the same number of units (approximately 50). There are now more single bedroom units with all the units across the building getting larger living rooms. 

When I read this, I shook my head and immediately thought of the folks I hear saying "wHY doN't DEvEloPErs bUiLD aFfoRDaBle hOUsIng fOr FAmiLies??!?" 

 

Glad the project is moving forward though. Cleveland Heights is doing a really nice job of attracting developments and keeping things moving.

 

Edit: Also, I know that "No-name on Noble" is just a place filler, but I would love if they kept that name.

Edited March 6, 20241 yr by LlamaLawyer

The Noble Station project is great inner-ring infill with density and mixed uses - really checks all the boxes - but man that facade is ugly.  

26 minutes ago, ryanfrazier said:

The Noble Station project is great inner-ring infill with density and mixed uses - really checks all the boxes - but man that facade is ugly.  

Agreed, but that's what low-cost materials and low-cost design get you.  Kudos to Paul Volpe for his efforts to improve on the original design.  This one is much better.

 

I'm perfectly happy to see this project get built -- particularly if it's not the only new development in that area.  If it catalyzes further development in that neighborhood it's a big win.

I am worried about the city inspectors staying on top of the construction and subsequent maintenance.  The property manager doesn't seem to have a great reputation.

Edited March 6, 20241 yr by Foraker

"Agreed, but that's what low-cost materials and low-cost design get you."

 

I can't help but think of this building, constructed about 15 years ago a mile south of Noble Station, at Noble and Warrensville in Cleveland Heights, across from the old Hillside Dairy, now a city service building. 

If they can do this with a self-storage place . . .

 

6 hours ago, Quilliam said:

"Agreed, but that's what low-cost materials and low-cost design get you."

 

I can't help but think of this building, constructed about 15 years ago a mile south of Noble Station, at Noble and Warrensville in Cleveland Heights, across from the old Hillside Dairy, now a city service building. 

If they can do this with a self-storage place . . .

 

Self-storage is probably more profitable than low-income housing.  And -- a lot less construction requirements on the inside (no kitchens and bathrooms and closets, for example) -- so maybe they can "splurge" on the exterior details!  LOL

^ its funny to say, but omg that storage facility is light years better looking than the hideous and dystopian standard giant cube buildings they throw up out here all around nyc. 🎉

Cross posted because this East Cleveland School is technically in Cleveland Heights.

 

 

Third floor going in at Marquee Cedar side.  Photos taken Wednesday

 

As seen from Cedar

 

Balconies and window seals (?) going in on Meadowbrook side

Is this the project that the residents were against and wanted a park instead? If so I'm glad the developer prevailed because this already looks like it will be a huge presence on the block!!

On 3/6/2024 at 1:43 PM, ryanfrazier said:

The Noble Station project is great inner-ring infill with density and mixed uses - really checks all the boxes - but man that facade is ugly.  

I’m unfamiliar with Cle Heights processes— do they have a design review board that can sort this out? I agree, but overall a fan of the layout of the building and its street presence.

So now I believe all the apartment buildings at the corner of Quilliams and Noble are vacant. I've been seeing contractor vehicles out, as if they are surveying,  maybe quoting work. 

 

Looks like they may be gearing up for a renovation. Anyone have any info?

15 hours ago, dwolfi01 said:

Is this the project that the residents were against and wanted a park instead? If so I'm glad the developer prevailed because this already looks like it will be a huge presence on the block!!

Yes.  There will be a park at the corner of Meadowbrook and Lee, but a small group of residents wanted the entire site on Lee to be a park.

 

Thanks to @Quilliam -- you can see that the new park space from the building to Meadowbrook is currently used for construction materials.  The space in the corner between the  wings of the building   will be closed off by a fence for residents only; but this will still leave a significant amount of public space.  Looking forward to seeing how it turns out.  (Should be a great new performance space for the Music Hop in another year!)

5 hours ago, noname said:

I’m unfamiliar with Cle Heights processes— do they have a design review board that can sort this out? I agree, but overall a fan of the layout of the building and its street presence.

Yes -- Architectural Board of Review (ABR).

Noble Library windows are in

 

 

Edit: same article accessible online, https://www.cleveland.com/community/2024/03/cleveland-heights-moves-ahead-on-cornerstone-taylor-tudors-project-in-cain-park-village-plan.html

Lakewood needs to take note of what CH is doing. 

The Cedar-Fairmount parking garage looks like it can be saved after all.  Cleveland Heights city administrator Danny Williams told the owner of the adjacent Heights Center building that the city's engineering firm has concluded that the 1981-built garage is repairable and does not need to be torn down. The city is now waiting for repair specs to put the project out to bid.

 

Thomas Jewell's story in today's Sun Press is at the below link, behind a subscriber-only paywall.

 

https://www.cleveland.com/community/2024/03/closed-until-further-notice-cedar-fairmount-parking-garage-looks-like-it-can-be-saved-after-all.html

Marquee Cedar fourth floor is going in. Now, only the clock tower of my alma mater can be seen from the parking garage.

 

Marquee Cedar west face, behind the theater and Boss Dog.

 

Marquee Lee side above the rooftops of other buildings on Lee.

 

Oak Tree Veterinary Hospital exterior finish is on.

Marquee Cedar side fourth floor is in, as seen from Cedar.

 

Marquee Cedar roof deck beginning, as seen from behind the theater. Parking garage and a bit of Marquee Lee can be seen at lower right.

 

Rear of Cedar building, as seen from the dead-end of Cedarbrook Road. I think a walkway will go between Marquee and the garage to connect this with the park by Boss Dog -- which is actually the old Cedarbrook intersection with Lee.

 

Marquee Lee as seen from Meadowbrook. Balcony doors are in.

 

Noble Station, renamed Nobility Court, is on its way to city approvals.  It seems they have redesigned it again as it is now five stories instead of four, according to Thomas Jewell's story linked below (behind a paywall).  Council may get the final agreement next month, with completion in 2 or 3 years.

 

 

https://www.cleveland.com/community/2024/04/a-transformed-nobility-court-apartment-complex-may-be-on-its-way-to-cleveland-heights-north-end.html

Also, the Noble Library has set a June 2 grand opening for its new wing and original building.  2 pm.

Interesting, well-written letter in the free newspaper. It's somewhat counter-narrative, but it was well constructed so I figured I'd share. 

 

On 4/20/2024 at 12:14 PM, Ethan said:

Interesting, well-written letter in the free newspaper. It's somewhat counter-narrative, but it was well constructed so I figured I'd share.

 

The empty retail spaces reflect retail struggles nationwide post-pandemic.  I'm sure it's not a case of F&C not wanting or not looking for retailers (although, are they looking locally and offering sufficient incentives? maybe not?)  I would suggest that the city and F&C would work together to put some startups in those storefronts -- give them the space for almost-free for six months and bring some activity to the area.  That might attract other businesses down the road if the startups can't afford the rent after six months.  The city could pledge the income tax revenue from those businesses for six months to offset the "loss" in rental income.  Some creative approach will be needed.

 

As for the parking, maybe they should reverse the parking system in the garage -- put residents on floors 1-2 and have visitors drive up to floors 3-5.  They probably did it the other way so that residents' vehicles would be in a less-trafficked and therefore more-secure area -- but if the residents prefer convenience instead, just switch the parking and mark all the spaces on floors 1-2 as residents-only.  (Of course, I recommend that they survey the residents before making the switch...) 

 

I've been to Nighttown twice since it reopened and had no problem parking on the first floor both times -- before the closure of the parking garage to the east.  Maybe people who otherwise parked in that garage are now parking in the lower levels of the Ascent garage.

From a restaurant perspective I’d love to see a diner of some kind. Like the Diner on Clifton or whatever the current name is. Closest options are Coventry Inn or Big Al’s on Larchmere. Seems you could pick up folks on the way to UC. Some student. And local residents of course!

Just now, OldEnough said:

From a restaurant perspective I’d love to see a diner of some kind. Like the Diner on Clifton or whatever the current name is. Closest options are Coventry Inn or Big Al’s on Larchmere. Seems you could pick up folks on the way to UC. Some student. And local residents of course!

First Watch at Cedar Center I suppose is the other one but it’s kinda hidden.  

It's probably the rent cost. A lot of new developments have huge mortgages, which is why rents are so high, including those for retail spaces. Unless you're a national chain, you probably can't afford the rent premium in these new spaces.

 

The national chains (Chipotle, Chase, Starbucks), that would be good performers, have already set up shop in the immediate vicinity or in locations not too far (uptown, Coventry, Cedar Center). Sure there are others that could come and perhaps they will, but that's my guess as to why the spaces are still vacant.

1 hour ago, Mov2Ohio said:

It's probably the rent cost. A lot of new developments have huge mortgages, which is why rents are so high, including those for retail spaces. Unless you're a national chain, you probably can't afford the rent premium in these new spaces.

 

The national chains (Chipotle, Chase, Starbucks), that would be good performers, have already set up shop in the immediate vicinity or in locations not too far (uptown, Coventry, Cedar Center). Sure there are others that could come and perhaps they will, but that's my guess as to why the spaces are still vacant.

Makes sense. At some point it seems some rent is better than no rent. 

6 hours ago, OldEnough said:

From a restaurant perspective I’d love to see a diner of some kind. Like the Diner on Clifton or whatever the current name is. Closest options are Coventry Inn or Big Al’s on Larchmere. Seems you could pick up folks on the way to UC. Some student. And local residents of course!

There are a lot of CWRU students in this neighborhood without cars.  A diner would be great.  But it probably would not be feasible if F&C is demanding top-of-the-market-lease prices. 

 

Maybe someone will buy the former Zoss bakery and redevelop it with a diner on the ground floor.  It doesn't have to be fancy -- I have fond memories of Nancy's Home Cooking in Clintonville, just north of OSU.

Was looking into this a little and realized that there are actually FIVE separate retail units for lease in the Ascent building. And they're not exactly huge spaces. The smallest is just 1200 sq. ft.

 

It's a little troubling that not even one has been filled...

On 3/4/2024 at 1:44 PM, nickmgray said:

Park Synagogue update...

 

This is a few weeks late, but in mid-February, the developers working on the Park Synagogue project gave our neighborhood group an update on the project, highlighting the current progress on the overall project. So far, it doesn't seem like there's a complete master plan or at least not one that they are ready to share yet.

 

They are partnering with Reed Hilderbrand - an award-winning, Boston-based landscape architect to flesh out the overall flow of the property. The completed landscape architecture plan for the site in April should be completed sometime in April. They are envisioning a site that is open to the public which would still feature the current pedestrian loops around the buildings but are also planning to add additional walking trails and possibly a pedestrian bridge that crosses the creek, allowing pedestrians to enjoy more of the property. 

 

A site survey shows that there are more than 1600 trees that have at least a 6-inch trunk. Many trees on the property have beech leaf diseases. If dead or dying trees need to be removed, the plan would be to replace them. 

There is currently no plan for the parking lot along Mayfield Road for Phase 1 of the project. It could be redeveloped at some point in the future, but the current focus is on the main Synagogue building (expected restoration date in August 2026) and the area around it. 

 

• For the classrooms connected to the synagogue, the developer is currently in talks with an unnamed higher-ed art school to use the space as classrooms and studio spaces for one of their programs. 
• The separate Mendelson auditorium will be removed and replaced with a 150-unit independent living/senior housing building. 
• The boiler building (next to the classrooms) will be removed and replaced with housing (number of units was not shared)
• An additional building is planned for the southeast corner of the property (over a portion of the parking lot). They didn't have many details regarding this building as they described it as flats or townhomes. 
• None of the new construction would be more than 3 stories in height. 
• There is no current plan to relocate the preschool located on the property. 

The attached image was made by me to show where the new buildings will likely be. 

 

 

On 3/4/2024 at 1:44 PM, nickmgray said:

Park Synagogue update...

 

This is a few weeks late, but in mid-February, the developers working on the Park Synagogue project gave our neighborhood group an update on the project, highlighting the current progress on the overall project. So far, it doesn't seem like there's a complete master plan or at least not one that they are ready to share yet.

 

They are partnering with Reed Hilderbrand - an award-winning, Boston-based landscape architect to flesh out the overall flow of the property. The completed landscape architecture plan for the site in April should be completed sometime in April. They are envisioning a site that is open to the public which would still feature the current pedestrian loops around the buildings but are also planning to add additional walking trails and possibly a pedestrian bridge that crosses the creek, allowing pedestrians to enjoy more of the property. 

 

A site survey shows that there are more than 1600 trees that have at least a 6-inch trunk. Many trees on the property have beech leaf diseases. If dead or dying trees need to be removed, the plan would be to replace them. 

There is currently no plan for the parking lot along Mayfield Road for Phase 1 of the project. It could be redeveloped at some point in the future, but the current focus is on the main Synagogue building (expected restoration date in August 2026) and the area around it. 

 

• For the classrooms connected to the synagogue, the developer is currently in talks with an unnamed higher-ed art school to use the space as classrooms and studio spaces for one of their programs. 
• The separate Mendelson auditorium will be removed and replaced with a 150-unit independent living/senior housing building. 
• The boiler building (next to the classrooms) will be removed and replaced with housing (number of units was not shared)
• An additional building is planned for the southeast corner of the property (over a portion of the parking lot). They didn't have many details regarding this building as they described it as flats or townhomes. 
• None of the new construction would be more than 3 stories in height. 
• There is no current plan to relocate the preschool located on the property. 

The attached image was made by me to show where the new buildings will likely be. 

 

What is referred to as "the separate Mendelsohn auditorium" was not designed by Mendelsohn but local architects in the late 1960s.  Nonetheless, it would be a terrible, terrible loss - architecturally and historically.  It was a major part of the history of the complex and as meant a lot to many in the community.  Major events have taken place there.  A few years ago the idea of demolishing Kangesser was mentioned and I immediately spoke up to the developers. I was told initially the bridge over the ravine would be retained in any case. Later, I heard several of the developer trio that no longer are there plans to demolish any of the Kangesser wing, including the auditorium (where High Holiday services were always held so it was far more than an "auditorium."  Now I see this. There are all sorts of possibilities with how many functions that large space may have - community meetings, performances, important speeches, exhibition space, etc.  The Senior housing can certainly be placed elsewhere on this large property.  It's not all trees!  And some trees can go too to save something so important....

https://ascentapt.com/floorplans/

 

Top of the Hill leasing page shows a grand total of two units currently available, with a few more coming online this summer. Very impressive, and from the timing, I'm guessing Match Day probably leased it out, because it was only about 75% leased when I last checked a couple months ago. Very good sign for the Meadowbrook-Lee development, I'd say. Hopefully they can get some retail soon though...