10 minutes ago, KJP said:

Didn't Stark already get city approval for the larger version of nuCLEus? I can't remember if they did. If so, and they seek a similar or slightly smaller version, then they need only to get a site plan approved for the version they will submit to the state. Same city approval scenario is happening with Flats East Bank phase 3B....

 

“Having already received entitlements (from the city) for a larger iteration of the project on the same site, we understand the city design parameters,” Ng wrote in an e-mail to NEOtrans. “We have ongoing communications with the city to make them familiar with the current design. Other than building permits, land use is subject only to Site Plan Review, which we expect to complete by January 2022.” https://neo-trans.blog/2021/09/20/flats-east-bank-plans-reveal-84-million-project/

 

I would think the same thing would apply with nuCLEus, yes?

It has been so long but I don't think they received final approval of the first plan with the apartment building (I do remember the apartment going through design review at least).  Maybe they did.  In any event I cannot recall any approval at any level for the plan with just the smaller office building.  Also you keep mentioning two different plans being out there currently...the one from before (again which I don't think has been completely through the process) and a bigger one if they win the credit which obviously has not been vetted because we don't even know what that is.

Edited September 22, 20213 yr by Htsguy

Looks like the medium sized version was submitted for approval:

 

https://starkenterprises.com/highly-anticipated-nucleus-submits-schematic-design-for-city-approval/

2 minutes ago, mrclifton88 said:

Looks like the medium sized version was submitted for approval:

 

https://starkenterprises.com/highly-anticipated-nucleus-submits-schematic-design-for-city-approval/

Thanks.  Looks like the smaller office tower with the apartment building was submitted for approval back in 2019.  If it was approved do they have to go back to planning now that the apartment building is no longer part of the plan?  I would imagine they would and I don't think they have.  And they certainly have no sought approval for a larger TMUD version that Ken keeps hinting about.  Again I am concerned they are not farther along in the process as they try to get the credit but maybe I am making too big a thing.  However, again they are in competition with other projects that might have more going for them in terms of an approval time line.

Quote

 

The Jackson administration will soon introduce legislation on the categories of spending for federal stimulus dollars.

Tune into Facebook Live today at 9:30 a.m. for a virtual press conference on how these dollars may be spent.

 

https://www.facebook.com/CityofCleveland/posts/10158032321331962

 

When do these federal dollars get allocated? Can the next mayor introduce new legislation to direct the funds elsewhere? I don't have any faith that the current administration will use the money effectively.

2 minutes ago, dastler said:

https://www.facebook.com/CityofCleveland/posts/10158032321331962

 

When do these federal dollars get allocated? Can the next mayor introduce new legislation to direct the funds elsewhere? I don't have any faith that the current administration will use the money effectively.

 

I was going to write an article offering some personal suggestions on how to use the money. But when I did some research about my ideas and to look for new ones, I learned the city and the feds were pretty much proposing to use these and proposed federal funds as I would. That would be to address chronic poverty and heath conditions, such as targeting lead poisoning, helping people buy homes, renovating homes with more efficient heating/cooling, insulating, etc. that will help people save money and reduce emissions, and more. So I didn't write the article.

41 minutes ago, KJP said:

 

I was going to write an article offering some personal suggestions on how to use the money. But when I did some research about my ideas and to look for new ones, I learned the city and the feds were pretty much proposing to use these and proposed federal funds as I would. That would be to address chronic poverty and heath conditions, such as targeting lead poisoning, helping people buy homes, renovating homes with more efficient heating/cooling, insulating, etc. that will help people save money and reduce emissions, and more. So I didn't write the article.

Whelp, I've only been half listening, but like I thought Cleveland mayor is bungling this. The top priority is to buy more police equipment.

To keep this thread focused on development, I've created a new thread here:

 

 

One more point to tag on the above discussion of the TMUD.

 

As I look again at the requirements for the economic impact statement, I am beginning to agree more with @Htsguythat the number of applications this year will be VERY limited, which is probably good for NuCLEus and the Centennial primarily.

 

For upcoming years, I expect the floodgates to open, but given the deadline of October 29 for this year, I don't think a developer could have a compelling application for the TMUD unless they have multifaceted market analysis that goes beyond a traditional market analysis, well underway NOW. Some of the market impacts that the tax credit authority wants to consider are not items that developers would be researching in any event. These reports don't just come together in a week. If you're only noticing the TMUD opportunity now, I think you're too late for this year.

8 minutes ago, LlamaLawyer said:

One more point to tag on the above discussion of the TMUD.

 

As I look again at the requirements for the economic impact statement, I am beginning to agree more with @Htsguythat the number of applications this year will be VERY limited, which is probably good for NuCLEus and the Centennial primarily.

 

For upcoming years, I expect the floodgates to open, but given the deadline of October 29 for this year, I don't think a developer could have a compelling application for the TMUD unless they have multifaceted market analysis that goes beyond a traditional market analysis, well underway NOW. Some of the market impacts that the tax credit authority wants to consider are not items that developers would be researching in any event. These reports don't just come together in a week. If you're only noticing the TMUD opportunity now, I think you're too late for this year.

Given the responses Ken received from Columbus, Cincy and Dayton forum members it may be, with the October deadline, that there could be as few as 4 viable applicants, and 6 at the most.  If Stark throws in the towel I only see two from Cleveland (Centennial and Bridgeworks), two for sure from Columbus, perhaps three, and I believe none from Cincy and Dayton

5 minutes ago, Htsguy said:

Given the responses Ken received from Columbus, Cincy and Dayton forum members it may be, with the October deadline, that there could be as few as 4 viable applicants, and 6 at the most.  If Stark throws in the towel I only see two from Cleveland (Centennial and Bridgeworks), two for sure from Columbus, perhaps three, and I believe none from Cincy and Dayton

Noticed the same thing. I assume @KJPhas his sources in Akron which is why he didn't ask after that (also not sure the city is really in the position to take advantage), but what about Toledo? 

 

is it time for a TMUD thread? 

I think this thread will suffice. And how about we wait a little bit for my article? 😎

More big news......

 

 

Cleveland & Columbus to field nearly all of the TMUDs

By Ken Prendergast / September 23, 2021

 

Cleveland and Columbus are shaping up to field most of Ohio’s Transformational Mixed Use Development (TMUD) projects. Cleveland is where the TMUD was originally brainstormed and where its authorizing legislation was drafted. And it’s apparently where most of the potential TMUD projects lie in wait.

 

For those who don’t regularly follow this blog, a TMUD is a mega-project. It’s a real estate development that’s big, complicated, expensive and difficult to do with just private dollars and conventional public subsidies.

 

MORE

https://neo-trans.blog/2021/09/23/cleveland-columbus-to-field-nearly-all-of-the-tmuds/

 

 

Thanks @KJPfor another great article - and for the source-backed reporting specific to TMUD status - and Nucleus.

 

I know that @KJPalways preaches not to be surprised or disappointed when development proposals don't happen - but, in the case of Nucleus, I'll be honest and say - 

 it's disappointing as hell! 

 

 As my urban ohio "handle" indicates, I'll say unabashedly, I'm a "fan" of Cleveland.  New construction and development in this city is a major passion of mine.

 I've been alive long enough to see the city reside among the top 10 biggest in the nation  (in the late 60's) to no longer being among the top 50.  At the same time, I've observed many positive developments

in the city, particularly and increasingly in downtown over the last 10-20 years.  The growing residential population there is something that would've been VERY hard to imagine

back in the 70's or 80's.  The ongoing importance of Cleveland as a desired location for major national events such as the Republican Convention, Presidential Debates, NBA, & MLB All-Star games, the NFL Draft, etc - those are sources of pride.  Our best known cultural institutions, such as Playhouse Square, the world famous Cleveland Orchestra and our most famous employer,  the Cleveland Clinic - remain among the finest on the continent.    I'm not apologetic for being "emotionally involved"  -  I root for the city and its rebuilding in the 21st century.  I'm looking forward to the presence of a true new skyscraper on the skyline in a couple years, courtesy of SW. 

 

And, when a developer comes out and announces to the world that he wants to build a world-class contribution to the architecture and skyline of downtown - yeah, I root for him - I get a little emotionally involved - and I keep hope alive even when years are going by and development signs stand forgotten at parking lots. 

 

I can't say that Stark won't ever contribute something to downtown again - from me, he gets big applause for building  "The Beacon" - a substantial new residential tower  that took years to bring home.  But sometimes, I guess, things are simply what they appear to be.  In the case of Nucleus -   it was a world-class construction proposal in 2014.  But over the years, it has consistently been downsized - most recently to one single 25 story tower.   I would've "taken" that if I could get it for the city, although I've never particularly liked any of the specifics of the Nucleus designs. 

 

When reports surfaced that Stark was about to close the deal in March 2020,  and build the mid-size version of Nucleus - only to have the Pandemic change those plans - I found it believable that a project so close to materializing would have a chance to return post-Pandemic - possibly even in something closer to its original scale. It seemed Stark had an ace in the hole with his TMUD strategy. 

 

Now, its a year and a half later, and with good reporting that the anchor tenant is pulling out of Nucleus - and that the project has no known/ publicized plans to go forward in the TMUD sweepstakes - its time for me to admit that Stark's grand vision of a world class contribution to the Cleveland skyline is not materializing.  It would've been way cool to see the rising of the SW HQ at about the same time as an original-scale Nucleus.  Yeah, I was still rooting for it.  And, yeah, it's disappointing.....

 

But now I'll be rooting for Bridgeworks, Erieview and the Centennial  - any and all of those projects will also be great for the city.  The presence of the Bridgeworks project would be especially welcoming as one enters downtown from the west.  Hopefully, we'll get some real good news by late October.

 

 

 

This should be in the Cleveland Business Thread, but it's locked.  Regarding CLE's dismal share of VC money compared to Columbus, I wanted to say that hopefully this will help things:

 

"NEW YORK, Oct. 19, 2021 /PRNewswire/ -- Ernst & Young LLP (EY US) today announced that the EY-Nottingham Spirk Innovation Hub in Cleveland, Ohio, has opened its new facility. The Hub, which has been supporting clients virtually throughout the pandemic, combines Nottingham Spirk's design, engineering and product development offerings with the global EY organization's strategy and commercialization capabilities and wavespace network."

 

https://www.prnewswire.com/news-releases/ey-nottingham-spirk-innovation-hub-opens-in-cleveland-ohio-301402680.html

https://www.ey.com/en_gl/ey-nottingham-spirk-innovation-hub

Edited October 19, 20213 yr by Pugu

On 9/23/2021 at 9:06 AM, KJP said:

 

I was going to write an article offering some personal suggestions on how to use the money. But when I did some research about my ideas and to look for new ones, I learned the city and the feds were pretty much proposing to use these and proposed federal funds as I would. That would be to address chronic poverty and heath conditions, such as targeting lead poisoning, helping people buy homes, renovating homes with more efficient heating/cooling, insulating, etc. that will help people save money and reduce emissions, and more. So I didn't write the article.

 

Are there stipulations that the money given to Cleveland, must then be used to hire/contractor with businesses based in Cleveland proper?

 

To me that makes sense, and is an additional guarantee that money given to Cleveland is being physically spent in Cleveland.

@MrR 101st Bomb Group?

I know they have to change themes, decor, names at these places periodically in order to keep things from getting stale - but man I had some great family memories at the 101st Bomb Group - loved that World War II theme. 

I preferred the original location  in the building that looked like an old farm house. The new building didn't have the same ambience.

 

On 10/19/2021 at 9:54 AM, MyTwoSense said:

 

Are there stipulations that the money given to Cleveland, must then be used to hire/contractor with businesses based in Cleveland proper?

 

To me that makes sense, and is an additional guarantee that money given to Cleveland is being physically spent in Cleveland.

 

For any city contract or any private contract getting city subsidy, you have to do a certain percentage of either minority-owned, woman-owned, or Cleveland-owned businesses. Additionally there used to be a further requirement that at least 20% of employees were Cleveland residents but the Ohio Supreme Court struck it down.

 

Edit - and i should note that even though it's federal money, the city law department will attach the provisions to all of the contracts, unless not allowed under the federal law. (Which I don't believe there is any conflict.)

Edited October 24, 20213 yr by mu2010

43 minutes ago, mu2010 said:

 

For any city contract or any private contract getting city subsidy, you have to do a certain percentage of either minority-owned, woman-owned, or Cleveland-owned businesses. Additionally there used to be a further requirement that at least 20% of employees were Cleveland residents but the Ohio Supreme Court struck it down.

Why would the first groups of requirements be okay but not the cleveland resident one?

4 hours ago, cle_guy90 said:

Why would the first groups of requirements be okay but not the cleveland resident one?

 

Just did some more research. It was actually the crooks in the State Legislature, in their neverending war on big cities and the people who live in them, who passed a law banning residence requirements in public contracts. The law was held up in litigation for several years, and the city argued that it fell under "home rule" which is part of the Ohio Constitution. The Ohio Supreme Court sided with the state.

 

https://www.legislature.ohio.gov/legislation/legislation-summary?id=GA131-HB-180

 

https://www.cleveland.com/open/2019/09/ohio-supreme-court-overturns-clevelands-fannie-lewis-law-siding-with-state-legislature.html

 

https://www.jdsupra.com/legalnews/ohio-supreme-court-crushes-fannie-lewis-74877/

 

 

With $10M extra of capital backing, the Port of Cleveland can make more project funding available to developers or cities.

 

Deal gives ports more breadth to issue bonds

 

"A new contract between Jobs-Ohio and six port authorities promises to boost funding for real estate and business projects across the state. The private, nonprofit economic-development corporation is putting $50 million into reserves for five regional bond funds, including programs sponsored by the Cleveland-Cuyahoga County Port Authority and the Development Finance Authority of Summit County.

That deal, the result of 18 months of discussions, will give the ports the collective wiggle room to issue hundreds of millions of dollars in additional bonds...."

 

https://www.crainscleveland.com/real-estate/deal-gives-ports-more-breadth-issue-bonds

 

 

On 10/23/2021 at 7:32 PM, KJP said:

 

So what happens now - another waiting game?

44 minutes ago, LibertyBlvd said:

So what happens now - another waiting game?

 

I posted a few of those articles and am about to post another -- which qualifies as a.....

 

 

https://www.documentcloud.org/documents/21098092-tmud-applications-2021

 

Nine of 42 TMUD applications are from Greater Cleveland

By Ken Prendergast / November 3, 2021

 

5 are in Cleveland, 1 each in Shaker Hts, Lakewood, Elyria & Mentor

 

Responding to a public records request from NEOtrans, the Ohio Department of Development supplied to NEOtrans a complete list of all applications to the new Transformational Mixed Use Development (TMUD) tax credit program. Project applications had to be submitted to the state at the end of the business day Oct. 29. There are a lot of numbers to break down in the applications.

 

There were 42 applicants for $100 million in tax credits statewide per year. Of that, $80 million is available for real estate development projects in Ohio’s six major cities with 100,000+ people and $20 million for general applications in smaller cities. Of that, 33 major-city projects are seeking $384,892,370.08 while 11 general projects are wanting $32,803,543.30. State officials said they would favor projects that are almost ready to go and need the TMUD credit merely to get over the finish line.

 

MORE

https://neo-trans.blog/2021/11/03/nine-of-44-tmud-applications-are-from-greater-cleveland/

I wonder how important "shovel ready" is.  That would seem to hurt some of the projects if key.  One example, the Lakewood project is supposedly still negotiating for property that is necessary for it to hit the required square footage.  I am sure there are many similarly in that boat.  Also how important is strong financing already in place?  Lots of questions.  Surprised by the numbers given criteria.

Edited November 3, 20213 yr by Htsguy

TMUD is supposed to be gap financing, so some of those applications were probably premature. 

My guess for the TMUD winners for the Cleveland area would be Bridgeworks, Circle Square and Van Aken with Centennial as a dark horse.

Sent from my Pixel 4 XL using Tapatalk

2 hours ago, MyPhoneDead said:

My guess for the TMUD winners for the Cleveland area would be Bridgeworks, Circle Square and Van Aken with Centennial as a dark horse.

Sent from my Pixel 4 XL using Tapatalk
 

Why do you think Centennial is a darkhorse

9 hours ago, simplythis said:

Why do you think Centennial is a darkhorse

I personally think it is too just because of the amount asked. Will they want to dump that much into one project even with how large it is?

13 minutes ago, KFM44107 said:

I personally think it is too just because of the amount asked. Will they want to dump that much into one project even with how large it is?

I hear what you'e saying, but I think you may be underselling just how big and transformative the project is. Breathing life back into this building would be huge for downtown.

14 minutes ago, Ineffable_Matt said:

I hear what you'e saying, but I think you may be underselling just how big and transformative the project is. Breathing life back into this building would be huge for downtown.

Yes I agree and understand. But does Columbus with all it's politics understand? Or do they want to hand out money to the most projects and say "hey, look at all the regions we helped." 

23 minutes ago, KFM44107 said:

Yes I agree and understand. But does Columbus with all it's politics understand? Or do they want to hand out money to the most projects and say "hey, look at all the regions we helped." 

 

The Ohio Tax Credit Authority established scoring criteria to rank the applications, so hopefully it won't be a surprise as to which ones are selected. But it may be a surprise to learn how much each applicant gets. How will the authority determine who gets what? How will it rule out an application so that it gets no money? How will it justify an applicant getting everything it requested?

7 minutes ago, KJP said:

 

The Ohio Tax Credit Authority established scoring criteria to rank the applications, so hopefully it won't be a surprise as to which ones are selected. But it may be a surprise to learn how much each applicant gets. How will the authority determine who gets what? How will it rule out an application so that it gets no money? How will it justify an applicant getting everything it requested?

Is there a deadline for the authority to make a decision? Sorry if you wrote about it somewhere else, I missed it. 

17 hours ago, MyPhoneDead said:

My guess for the TMUD winners for the Cleveland area would be Bridgeworks, Circle Square and Van Aken with Centennial as a dark horse.

 

Centennial seems like a sure winner to me -- but I seriously doubt that they get the full $40m requested.

4 hours ago, KFM44107 said:

Is there a deadline for the authority to make a decision? Sorry if you wrote about it somewhere else, I missed it. 

 

I haven't heard or seen anything, but I'll check with the Ohio Department of Development.

On 11/4/2021 at 9:25 AM, KFM44107 said:

Is there a deadline for the authority to make a decision? Sorry if you wrote about it somewhere else, I missed it. 

 

ODOD spokesperson says they anticipate "early next year." They don't have a more definitive timeline right now.

Pet peeve.  Planning commission only meets twice a month, usually for only 3 hours or so.  If members cannot clear their calendars until say 2 in the afternoon  for the meetings maybe they should think about finding another gig.  Today there were nines agenda items which they could not get to because they lost their quorum at noon.  It would have been ten if one item was no voluntarily postponed.

Some big stuff got pushed back too... Circle Square parking garage and Silverhills at Thunderbird, to name two.

 

EDIT: Unless I missed it, they also skipped the development agreement with Bedrock.

At least the dedicated chairman stuck around.  And I heard he had to cancel a meeting with Tony George to do so.😉

2 hours ago, Htsguy said:

Pet peeve.  Planning commission only meets twice a month, usually for only 3 hours or so.  If members cannot clear their calendars until say 2 in the afternoon  for the meetings maybe they should think about finding another gig.  Today there were nines agenda items which they could not get to because they lost their quorum at noon.  It would have been ten if one item was no voluntarily postponed.

This seems like the kind of simple and efficient change that maybe Mayor Bibb oughta use his bully pulpit to facilitate.

1 hour ago, KJP said:

 

Something's coming but I'm not sure what. It's an employer and it's downtown. Other than that, I don't know what it is.

@KJPPutting my follow up question here to stay on topic--

Any idea if it's an employer that is new to the region or to downtown?

1 hour ago, LlamaLawyer said:

@KJPPutting my follow up question here to stay on topic--

Any idea if it's an employer that is new to the region or to downtown?

 

Now you know as much as I know about it.

On 11/4/2021 at 9:17 AM, KJP said:

 

The Ohio Tax Credit Authority established scoring criteria to rank the applications, so hopefully it won't be a surprise as to which ones are selected. But it may be a surprise to learn how much each applicant gets. How will the authority determine who gets what? How will it rule out an application so that it gets no money? How will it justify an applicant getting everything it requested?

I've been reading most of the requirements and the scoring system on their website.  And from what I understand they will award the requested amounts starting with the highest scored development and then work their way down the list until they exhaust this year's money.

 

They will provide a higher scoring for developments that are located near mass transit and that also provide help to low income and the unemployed in the area of the development.

21 minutes ago, Larry1962 said:

I've been reading most of the requirements and the scoring system on their website.  And from what I understand they will award the requested amounts starting with the highest scored development and then work their way down the list until they exhaust this year's money.

 

They will provide a higher scoring for developments that are located near mass transit and that also provide help to low income and the unemployed in the area of the development.

So Centennial is gonna get money. 

I think Centennial has a good shot at it given the focus on workforce housing and its proximity to transit.  Bridgeworks could also score well also with its mixed income housing.

13 hours ago, KFM44107 said:

So Centennial is gonna get money. 

Not guaranteed, but the two projects I would rate as most likely to get funded based on the stated criteria are Centennial and North Market Tower, in that order. The criteria favor larger projects.