This is in the heart of the Cudell so it would be the southside of W. 117th area. No?

These terrace row houses are getting a new lease on life (they're a Nat'l Historic Landmark -- not sure when that was designated). It's essentially two very long buildings that face each other with retail and/or apartments on the ends (this all sits between Detroit, Madison, West Blvd and W. 101st).

Right now, a big brick building on the corner also seems to be getting rehabbed. As well as one of the streets, W. 101st.

 

 

This side is not yet under construction

 

 

 

 

THis side is starting to take shape

 

 

 

 

 

 

 

 

The storefront area on Detroit

 

 

 

The taller brick bldg at W. 101 & Detroit

 

 

 

 

 

W. 101st St

 

 

 

I've always loved those buildings and I'm glad they're getting some attention.

I hope they dont completely cover up that brick street though!

Wow. Great pics and what a project. Any idea who's doing the reno work/how the units will be marketed?

General contractor is Marous Brothers Construction, I believe the developer is Ferchill Group.  I know it's staying low income apartments because it's being funded with LIHTC's.  Too bad it's all staying low income, that area could really use an infusion of quality market rate apartments

This was moved from the Lakewood/Cleveland West 117th thread. West 117th is 15+ blocks west of this location, although the Cleveland side of West 117th is in the Cudell CDC's area.

 

This is a much-needed station-area development. I can't tell you how many times I've ranted about that beautiful Shamrock Apartments building on the SW corner of Detroit and West 101st sitting vacant for the past 25 years. How could I claim rail transit is a benefit to a neighborhood when the owner of that building has neglected it for 30 years? Glad to see some investment is coming to that area.

 

So how much of this will be low-income? All of it or just some?

Nothing wrong with lower income housing in principle, but it struck me that in a place like Washington DC, considering the proximity to public transport, those would be $300k+ units. At any rate, any investment is good investment in that party of the city.

FYI. From the Cleveland-Area TOD Discussion at......

http://www.urbanohio.com/forum2/index.php/topic,1977.msg597046.html#msg597046

 

http://planning.city.cleveland.oh.us/bza/bbs/agenda/2012/AGENDA01182012.pdf

 

BOARD OF BUILDING STANDARDS AND BUILDING APPEALS

ROOM 514 – CITY HALL

216-664-2418

WEDNESDAY, JANUARY 18, 2012

 

Docket A-188-11 10107 Detroit Avenue WARD: 17 (Dona Brady)

 

Boulevard Terrace Apartments, Ltd., Owner of the R-2 Residential – Non-transient; Apartments (Shared Egress Two Story Masonry Property appeals from a NOTICE OF VIOLA-TION—INTERIOR/EXTERIOR MAINTENANCE, dated May 11, 2011; appellant states that they are in the process of assembling and closing the financing for a total rehab of the property; that on March 30, 2011, PNC Bank issued a signed letter of intent to invest a total of approximately $9.8 million as the low income and federal historic tax credit investor in this project and in a “sister” project (Boulevard Terrace Apartments) in a multi-million dollar redevelopment of the two projects. All items listed in the Notice of Violation will be addressed as part of the total rehab.

I can't believe the City actually filed a notice of violation for interior/exterior maintenance...  what a novel idea.  the project manager said the interiors were the worst living conditions he's ever seen and should've been torn down completely.  He said the conditions were much worse than the CMHA Garden Valley Kinsman or Valley View Tremont projects which were torn down.  And this is how the city lets a "historic landmark" development be maintained...

Oh I can believe it. This is about as "secret" a project I've seen in a long time and the building inspector apparently didn't know about it either. Try and find anything about this project in Google searches. There's nothing except for what we've all posted here at UO. The councilwoman is one of the people I regularly talk with in the course of my freelance work for Sun Newspapers, and she never says anything about it. Also no one at RTA seemed to know this project was coming. They pointed to those abandoned buildings on the south side of Detroit Avenue as how little Cleveland cares about developing around transit. That's the kind of woe-is-me quitter crap that drives me nuts.

 

In 2008 I conducted public meetings funded by the city and sponsored by three CDCs -- Ohio City/Near West, Detroit-Shoreway, and Cudell -- to gather public input on station-area development ideas at the West 117th, West Boulevard, West 65th and Ohio City stations. Those findings were then provided to the CDCs, the city and GCRTA for several upcoming studies (West Shore Corridor Transportation Project, Walworth Run trail plan, West 117th commercial corridor plan, etc). A number of developers attended these meetings and got some good followup brainstorming between them, the CDCs, council people, city planners and GCRTA. But it was a terrible time to pursue private financing for anything with the depths of the recession only months away.

There's another group of apartments east on Detroit from here that Marous is doing as well...I tried researching it to see plans and as others said on this one, there's nothing online.

Im not getting too excited about this project.  I assume the same slum landlords will be running the show and it wont help the neighborhood much

The neighborhood as a whole is sorely in need of an updated master plan.

Im not getting too excited about this project.  I assume the same slum landlords will be running the show and it wont help the neighborhood much

 

It will improve life drastically for residents of Boulevard and Neal Terraces. It will also improve the exteriors (masonary cleaning, great new porches, etc.), so I see it as a win.

So do I. It's not a huge win, but anything that freshens up an area by replacing/repairing decaying fixtures, roofs, load-bearing structures of historic buildings is a good thing. If no attention was paid to these buildings in the next 5-15 years, I'm afraid they would be goners.

 

Sent from my BlackBerry 9810 using Tapatalk

^Totally agree.  I'm really excited to see this project happen.  Thanks for the great shots Clueless!

I'm really happy to see these handsome, Eastern-style, high-density buildings getting fixed up.  The area seems like it has much potential and that, in its day, was a decent even quality neighborhood -- I've always wondered about that long-shuddered (Italian?) restaurant across from the Rapid station.

 

I'm certainly not against low-income people, but I guess I'm a little leery about this rehab being for mainly low-income folks.  If a quality owner/manager isn't brought in to these "new" buildings, who's to say we won't be right back here in another 15-20 years.  And if that's the case, this pivotal neighborhood will not really be progressing but, rather, will have only been "healed" with a band-aid ... Why are we not capable of developing serious high-density, market rate TOD?  Rather than wring their hands, it would be nice to see RTA (for once) take a seriously proactive stance about developing smart, high-density living adjacent to its highest-capacity transit line: the Red Line... The Chicle development just on the other side of the NS bridge (which is a tad more isolated b/c of the RR bridge) has market rate apts; ... why not here?

 

how man units is this?

I'm really happy to see these handsome, Eastern-style, high-density buildings getting fixed up.  The area seems like it has much potential and that, in its day, was a decent even quality neighborhood -- I've always wondered about that long-shuddered (Italian?) restaurant across from the Rapid station.

 

I'm certainly not against low-income people, but I guess I'm a little leery about this rehab being for mainly low-income folks.  If a quality owner/manager isn't brought in to these "new" buildings, who's to say we won't be right back here in another 15-20 years.  And if that's the case, this pivotal neighborhood will not really be progressing but, rather, will have only been "healed" with a band-aid ... Why are we not capable of developing serious high-density, market rate TOD?  Rather than wring their hands, it would be nice to see RTA (for once) take a seriously proactive stance about developing smart, high-density living adjacent to its highest-capacity transit line: the Red Line... The Chicle development just on the other side of the NS bridge (which is a tad more isolated b/c of the RR bridge) has market rate apts; ... why not here?

 

 

My thoughts exactly.  They can rebuild them up and make them look pretty, but with mistreatment and lack of lovin' they will be right back here in no time.

I think the city should ask itself if Detroit Ave really needs to be seven (!!) lanes wide ride there.

I think the city should ask itself if Detroit Ave really needs to be seven (!!) lanes wide ride there.

 

Agreed.  The City would be wise to engage some traffic calming like lane narrowing.  There are a series of very frustrating traffic lights, including that at Berea Rd.

 

There's another group of apartments east on Detroit from here that Marous is doing as well...I tried researching it to see plans and as others said on this one, there's nothing online.

 

I also took a  couple shots of these.

They're around W. 87th or 90th, cant remember...& Detroit.

That would be Detroit-Shoreway? Or still Cudell?

 

EDIT: yes, I agree, Detroit is way too wide there

 

 

 

There's another group of apartments east on Detroit from here that Marous is doing as well...I tried researching it to see plans and as others said on this one, there's nothing online.

 

I also took a  couple shots of these.

They're around W. 87th or 90th, cant remember...& Detroit.

That would be Detroit-Shoreway? Or still Cudell?

 

EDIT: yes, I agree, Detroit is way too wide there

 

 

 

That is a major route for commuters looking to miss the Innerbelt Bridge construction.  I don't see Detroit being narrowed there anytime soon.

 

It seems like these terrace row houses sit just inside Detroit-Shoreway, around the 8700 block between Detroit Ave and a 'no-outlet' extension of Franklin Ave. They're situated almost just like the Cudell terrace rows...facing each other, etc.

 

 

This side looks almost done

 

 

 

Same side but at the Franklin end

 

 

 

 

The work is just beginning on the oppposite set of rows

 

 

 

Same row but at the Franklin end (not yet started)

 

 

 

The alley between this just-starting side and yet another stretch of rowhouses

 

 

 

The front entrances of the neighboring rowhouses. Maybe these will be renovated soon?

 

 

 

 

^ Are these also low income?

^ i would assume.  Correct me if im wrong.  If you are a young professional, are you going to spend market rate on those?

Depends on what they are doing to them.

The other group of apartments is probably Detroit Shoreway. Many of the western commuters into downtown get off at West Blvd and go via 2.  The daily line of cars is comical.  I lived in that area prior to the Innerbelt construction, so I'm sure it's even more crazy now.

Im not getting too excited about this project.  I assume the same slum landlords will be running the show and it wont help the neighborhood much

 

It's a very rare slum landlord who will invest millions of dollars and navigate the expensive/time consuming/difficult LIHTC and Historic Preservation Tax Credit programs to renovate a building.

They are using Pella Windows...that doesn't sound very slumish hahaha

Im not getting too excited about this project.  I assume the same slum landlords will be running the show and it wont help the neighborhood much

 

It's a very rare slum landlord who will invest millions of dollars and navigate the expensive/time consuming/difficult LIHTC and Historic Preservation Tax Credit programs to renovate a building.

 

Very, very true.

^ If you are a young professional, are you going to spend market rate on those?

 

If you are a young professional you likely wouldnt live in that neighborhood!

^ If you are a young professional, are you going to spend market rate on those?

 

If you are a young professional you likely wouldnt live in that neighborhood!

 

That is what I was hinting at.  If you are going to spend market rates on living space, i would venture to say the majority of folks will not pick that area.  Im not speaking of Detroit-Shoreway as a whole, just where these units are located.

 

At least they're getting some TLC. That increases the chances that they'll be around maybe for a future wave of gentrification.

This part of D-S is admittedly rough but it has some interesting architecture and urban-living. I plan on taking more pictures of it some time.

^ i would assume.  Correct me if im wrong.  If you are a young professional, are you going to spend market rate on those?

 

Why would you say that without knowing all the details?

This has been moved over to the West Blvd. thread.  This is definitely not Detroit Shoreway.

Im not getting too excited about this project.  I assume the same slum landlords will be running the show and it wont help the neighborhood much

 

It's a very rare slum landlord who will invest millions of dollars and navigate the expensive/time consuming/difficult LIHTC and Historic Preservation Tax Credit programs to renovate a building.

 

It's free money from the government in the form of tax credits so spending a little money upfront to get the credits means the project will be a cash cow for at least another 15 yrs as low income rentals.  And using Pella windows doesn't mean jack squat either.

 

The Italian restaurant on the corner hasn't been vacant that long, maybe a year & half.  It was on the market for sale prior to that but was open & active up until 3 yrs ago.  I'm sure the owner got zero interest considering it's surrounded by low income apartments.  It's too bad, a friend of mine used to be chef there.

 

There was actually a planning study done to narrow Detroit down in that very area to make it easier for pedestrians to cross.  I think it was posted somewhere on the City planning website under neighborhood plans...

It's free money....if you take the time and have the not inconsiderable expertise to get it.  I don't know many slum landlords that do.  Completing the LIHTC application process isn't like filling out an application for a summer job, the application ends up being 2 inches thick by the time one is completed (to give some sense of the complexity and amount of work that has to be done).  It certainly could be a slum landlord who is doing this, but I doubt it.  So does anyone actually know anything about the people who are redeveloping this property?  Or are we all just assuming?

I already noted up thread that the developer is the Ferchill group, I've worked with them before and they are no slum landlord, nor are they amateurs in anyway.  I know what it takes to apply for LIHTC's and historic tax credits and Ferchill has plenty of accountants and architects and other experienced professionals who can handle it.

 

I never made a comment about the project being owned or managed by a slum landlord, but just that it was disappointing the entire site was going back as low income housing after the renovation. 

This has been moved over to the West Blvd. thread.  This is definitely not Detroit Shoreway.

 

The redevelopment at 8700 Detroit Ave is actually Cudell -- barely. If it was one block east, it would be in Detroit-Shoreway.....

 

http://urban.csuohio.edu/nodis/maps/SPAs/Detroit_Shoreway_Streets.pdf

I never made a comment about the project being owned or managed by a slum landlord, but just that it was disappointing the entire site was going back as low income housing after the renovation. 

 

Fair enough.  Others did say "slum landlord".

 

This has been moved over to the West Blvd. thread.  This is definitely not Detroit Shoreway.

 

I asked yesterday but got no takers. Im impressed that you definitely know (applaud)... 'cause it is literally straddling the border.

JMO though...the part of Franklin that accesses these terrace rows seems like the D-S Franklin. I think RR tracks(?) cut Franklin in two (near W. 85th).

Ooh, that's my mistake, I thought we were just talking about the ones at West Boulevard.

 

Some of the interesting apts and homes on W. 101st near the Boulevard terrace rows

 

 

 

 

 

 

 

 

I know this sounds like I'm over-analyzing, but when an apartment building still has a glass door that's either A. still intact, or B. hasn't been replaced by a steel door, the neighborhood can't be that bad.

I know this sounds like I'm over-analyzing, but when an apartment building still has a glass door that's either A. still intact, or B. hasn't been replaced by a steel door, the neighborhood can't be that bad.

 

.....Nor are there any bars on the first floor windows.

I am thankfull for these improvements. I grew up in these apartments. Right on Madison Ave. At the time I was living there 20+ years ago we had a sense "community" but as everyone grew up and moved on the place changed. People forgot to take pride in where they lived. No matter if you were poor or had money the Boulevard was always nice. But within the last 10-15 years the place had gone down. I know of one building that was so riddle with mold that they had to condemn it. I hope this can bring some "life" to the area. Even though I have been gone from the area for MANY years I will always have fond memories of living in that neighborhood.

I am thankfull for these improvements. I grew up in these apartments. Right on Madison Ave. At the time I was living there 20+ years ago we had a sense "community" but as everyone grew up and moved on the place changed. People forgot to take pride in where they lived. No matter if you were poor or had money the Boulevard was always nice. But within the last 10-15 years the place had gone down. I know of one building that was so riddle with mold that they had to condemn it. I hope this can bring some "life" to the area. Even though I have been gone from the area for MANY years I will always have fond memories of living in that neighborhood.

 

THanks for your insights on the neighborhood. And welcome to the forum.

Welcome craftygrl5. Hope you keep on postin' here!

Good morning to all. I've followed urban Ohio for some time and finally joined the fray.

 

Now correct me if I am wrong, but the renovation of the building to the west of the former Palazzo restaurant right at the corner or Berea road and Detroit is seeing some results. On the street level, one of the storefronts that was previously sealed up is now restored with pane glass and is visible inside to be a laundromat.

 

Encouraging sign for the neighborhood.