March 2, 20214 yr 3 hours ago, Ineffable_Matt said: They should use the Call Marie sign to top this thing off in lieu of the usual tree. clevelandskyscrapers.com Cleveland Skyscrapers on Instagram
March 19, 20214 yr Author 2 hours ago, GREGinPARMA said: Been pretty quiet here. Any news of a groundbreaking @KJP? No, not yet "In the souls of the people the grapes of wrath are filling and growing heavy, growing heavy for the vintage." -- John Steinbeck
March 19, 20214 yr 8 hours ago, GREGinPARMA said: Been pretty quiet here. Any news of a groundbreaking @KJP? I'm hearing that this is very close. They just cleared a small hurdle. Edited March 19, 20214 yr by scb0525
March 19, 20214 yr 12 minutes ago, scb0525 said: I'm hearing that this is very close. They just cleared a small hurdle. What was the hurdle?
March 24, 20214 yr Author Dodge Reports shows a May 1 construction start date for City Club Apartments and a valuation of $92.5 million. "In the souls of the people the grapes of wrath are filling and growing heavy, growing heavy for the vintage." -- John Steinbeck
March 24, 20214 yr 1 hour ago, KJP said: Dodge Reports shows a May 1 construction start date for City Club Apartments and a valuation of $92.5 million. Is this in Construction Time or Real Time? If it is Construction time May 1 means August 1. None of these projects ever start on their estimate dates.
March 31, 20214 yr Author WEDNESDAY, MARCH 31, 2021 Seeds & Sprouts XVI - City Club tower gets start date & more City Club Apartments may get May 1 go-ahead According to the construction bidding publication Dodge Reports, general contractor Cleveland Construction Inc. of Mentor has the green light to start construction May 1 on City Club Apartments -- downtown Cleveland's latest residential tower. The 23-story, 300-unit apartment building would rise at 720 Euclid Ave., one of the last downtown parking lots on the city's main thoroughfare. City crews worked last month to relocate utilities below Euclid Avenue so that a construction tower crane for the project could be placed next to the sidewalk. But there is one more hurdle to overcome for City Club Apartments of of Farmington, MI. MORE: https://neo-trans.blogspot.com/2021/03/seeds-sprouts-xvi-city-club-tower-gets.html "In the souls of the people the grapes of wrath are filling and growing heavy, growing heavy for the vintage." -- John Steinbeck
April 1, 20214 yr Hopefully they're able to shift sidewalk into the street (a la JHB project), which would that even be possible with where the tower crane is supposed to go?
April 23, 20214 yr Author 27 minutes ago, GREGinPARMA said: @KJP does this still have the green light for next Saturday? On or about. May 1 was listed by Dodge Reports as the estimated start. Usually when Dodge Reports lists a start date, it's not a hard date. "In the souls of the people the grapes of wrath are filling and growing heavy, growing heavy for the vintage." -- John Steinbeck
April 27, 20214 yr If you weren’t already all pumped up for this project and you somehow missed @Geowizical’s latest offering in the “Random Visualizations” thread - well, that rendering will do it - I loved the view looking past City Club west towards the Terminal Tower. This building really helps create that canyon effect on Euclid where (other than The Lumen) most of the height is on the north side of the street. Great work on those renderings, @Geowizical. I’ve been a fan of this design from the jump but only more so now.
May 4, 20214 yr Just in case anyone was wondering; no construction activity yet... My hovercraft is full of eels
May 4, 20214 yr Author 5 minutes ago, roman totale XVII said: Just in case anyone was wondering; no construction activity yet... Property still hasn't transferred to the new owner. Don't know why. "In the souls of the people the grapes of wrath are filling and growing heavy, growing heavy for the vintage." -- John Steinbeck
May 5, 20214 yr On 5/4/2021 at 11:31 AM, KJP said: Property still hasn't transferred to the new owner. Don't know why. Just a general FYI, as long as the parcel geometry doesn't change ownership changes will update nightly from the county's CAMA database, if geometries change (splits/combines, subdivisions, etc.) those changes will typically be reflected on Friday afternoons. I know the above isn't necessarily specific to the City Club Apts, but here's to hoping the transfer is working its way through the County Fiscal Department.
May 5, 20214 yr Author 2 hours ago, GISguy said: Just a general FYI, as long as the parcel geometry doesn't change ownership changes will update nightly from the county's CAMA database, if geometries change (splits/combines, subdivisions, etc.) those changes will typically be reflected on Friday afternoons. I know the above isn't necessarily specific to the City Club Apts, but here's to hoping the transfer is working its way through the County Fiscal Department. The plat was changed in November in anticipation of the ownership change. Previously, it was one huge parcel measuring 1.959 acres and extended from Euclid to Prospect. After the plat change, the original parcel was reduced in size to 1.45 acres including the Prospect Avenue parking lot and the parking garage midway between Euclid and Prospect. The new parcel, measuring 0.509 acres and extending south from Euclid to the north wall of the parking garage, was created for transfer to CCA CBD Cleveland, LLC. "In the souls of the people the grapes of wrath are filling and growing heavy, growing heavy for the vintage." -- John Steinbeck
May 6, 20214 yr The recording process, depending on how the legal docs were submitted to the Fiscal Office, could take a week to make it through the tax map, transfer and recording department.
May 6, 20214 yr FWIW they’ve just put out construction bollards marking the parking spaces on Euclid as being closed Fri & Sat My hovercraft is full of eels
May 6, 20214 yr 4 hours ago, roman totale XVII said: FWIW they’ve just put out construction bollards marking the parking spaces on Euclid as being closed Fri & Sat I can be still now
May 6, 20214 yr Author There's a possibility that Euclid may be partially closed for the delivery of new window washing equipment for the PNC Tower. I've heard a helicopter might even be involved. And still no property transfer has been recorded for the City Club Apartments site. Although the county has a bit of a lag time between the execution of property agreements and the recording of them, anywhere from a few days to a few weeks. "In the souls of the people the grapes of wrath are filling and growing heavy, growing heavy for the vintage." -- John Steinbeck
May 7, 20214 yr Not sure if this is part of the ongoing roadway work alone Euclid or something specific for this project?? Currently:
May 7, 20214 yr I spoke to the workers and they said it was prep work for the tower crane. Just seems like an odd spot for the crane
May 7, 20214 yr 55 minutes ago, mack34 said: I spoke to the workers and they said it was prep work for the tower crane. Just seems like an odd spot for the crane They put the tower crane for the new Hilton tower in Columbus on the sidewalk as well.
May 7, 20214 yr ^Yeah. The jib’s gotta jib. I don’t know where else on the site they could put it. My hovercraft is full of eels
May 11, 20214 yr 13 minutes ago, skiwest said: How is the prep work for the crane going? I drove by the site yesterday and saw no activity and cars parked where they had been prepping.
May 12, 20214 yr while we are bored waiting here is a pic i took yesterday of a new corner office building going up across the street from us in the west village. it is 10 stories or so tall, which is somewhat similar to city club and also the upcoming construction situation there -- it has had various types of street cranes coming and going for awhile now on both the w14st and the 8th avenue sides. https://newyorkyimby.com/2020/10/76-eighth-avenue-nears-topping-out-in-chelsea.html as you can see i think the sidewalk all around the corner and the subway entrance there remains open, with scaffolding over it. they partly block and unblock the street as they move the cranes around the corner site. steel deliveries pull up along side at times to unload materials. here's another of it i took a couple weeks earlier when they were putting in windows -- a crane was on 8th ave. then. usually people pay no attention, but being such a visible open corner site this work got people to stop and watch.
May 24, 20214 yr Author Sources still have no update on groundbreaking as the property hasn't transferred yet to CCA CBD Cleveland, LLC. FWIW, Dodge Reports shared an update today, moving the start date back one month to June 1 and adding: "Prep work for tower crane started - Construction start soon" Sounds like Dodge has been reading this thread. "In the souls of the people the grapes of wrath are filling and growing heavy, growing heavy for the vintage." -- John Steinbeck
May 24, 20214 yr 16 minutes ago, KJP said: Sources still have no update on groundbreaking as the property hasn't transferred yet to CCA CBD Cleveland, LLC. FWIW, Dodge Reports shared an update today, moving the start date back one month to June 1 and adding: "Prep work for tower crane started - Construction start soon" Sounds Dodge has been reading this thread. Good news. I’d worry if the start date was just idling at May 1 with nothing going on. Edited May 24, 20214 yr by LlamaLawyer
May 24, 20214 yr 2 hours ago, simplythis said: Hopefully they are correct. June 1 is 8 days away. BUILD baby BUILD!!! Mama needs some new shoes...
May 25, 20214 yr My new office window should have a nice view of the crane once it rises above some of those smaller buildings along Euclid.
June 2, 20214 yr I assume there was no groundbreaking yesterday, but hopefully it will happen this month.
June 2, 20214 yr 3 minutes ago, skiwest said: I assume there was no groundbreaking yesterday, but hopefully it will happen this month. I just keep refreshing the page - because I know someone from North Ridgeville is going to come on here to tell us the project is DEAD because no one wants to live downtown. Nonetheless, there were guys there this morning when I was walking to work, and they were wearing hard hats just to look at the area near the sidewalk and fencing - so I assume that the area is already considered "active" and hence the hats to comply with regulations. But that's just a guess
June 2, 20214 yr Are we sure there's actually supposed to be a recorded property transfer? The LLC that owns the plot appears to be a single-asset entity. Maybe they're doing an entity purchase, although I don't know why they'd do it that way.
June 2, 20214 yr 2 minutes ago, LlamaLawyer said: Are we sure there's actually supposed to be a recorded property transfer? The LLC that owns the plot appears to be a single-asset entity. Maybe they're doing an entity purchase, although I don't know why they'd do it that way. For us non-lawyers (llama or not), what does this mean? 😜
June 2, 20214 yr Author 5 minutes ago, LlamaLawyer said: Are we sure there's actually supposed to be a recorded property transfer? The LLC that owns the plot appears to be a single-asset entity. Maybe they're doing an entity purchase, although I don't know why they'd do it that way. "The effect of the plat is to consolidate the 10 historical parcels and to split the approximately one-half acre parcel fronting on Euclid Avenue for sale to and development by CCA CBD Cleveland, LLC of the City Club Apartments project," wrote Mara Cushwa, partner and chair of Calfee, Halter & Griswold LLP's Real Estate practice group, in a Nov. 18, 2020 letter to the Cuyahoga County Fiscal Office Department. https://neo-trans.blog/2021/01/13/seeds-sprouts-xv-city-club-tower-groundbreaking-more/ Still no property has been transferred (or at least recorded) and no site/foundation construction permit has been issued by the city as of this morning. "In the souls of the people the grapes of wrath are filling and growing heavy, growing heavy for the vintage." -- John Steinbeck
June 2, 20214 yr 4 minutes ago, Cleburger said: For us non-lawyers (llama or not), what does this mean? 😜 The business entity (LLC) was created to own this specific property. In some transactions, a purchaser may just acquire the LLC rather than the parcel. The former would not show up in county records since the owner of the property would be the same LLC.
June 2, 20214 yr 3 minutes ago, freefourur said: The business entity (LLC) was created to own this specific property. In some transactions, a purchaser may just acquire the LLC rather than the parcel. The former would not show up in county records since the owner of the property would be the same LLC. Thank you--this makes sense!
June 2, 20214 yr 17 minutes ago, KJP said: "The effect of the plat is to consolidate the 10 historical parcels and to split the approximately one-half acre parcel fronting on Euclid Avenue for sale to and development by CCA CBD Cleveland, LLC of the City Club Apartments project," wrote Mara Cushwa, partner and chair of Calfee, Halter & Griswold LLP's Real Estate practice group, in a Nov. 18, 2020 letter to the Cuyahoga County Fiscal Office Department. https://neo-trans.blog/2021/01/13/seeds-sprouts-xv-city-club-tower-groundbreaking-more/ Still no property has been transferred (or at least recorded) and no site/foundation construction permit has been issued by the city as of this morning. Right, but the above could still be technically true if it's an entity purchase. You'd still have to do a lot split in any event. It's probably an asset purchase; I'm just spitballing. The failure to close (yet) just worries me a little because it suggests some kind of due diligence is still going on, which may or may not be an issue at all.
June 2, 20214 yr 47 minutes ago, LlamaLawyer said: Are we sure there's actually supposed to be a recorded property transfer? The LLC that owns the plot appears to be a single-asset entity. Maybe they're doing an entity purchase, although I don't know why they'd do it that way. In fact, there is a pretty good reason to do it this way: to save the transfer tax. @mjarboewrote about this phenomenon a few years ago: https://www.cleveland.com/realestate-news/2018/08/big_big_money_legal_loopholes.html But does the LLC also own the larger site this piece is being carved out of? That would take this option off the table. Another possibility, which was mentioned in some of the early reporting about this project, is that it will be a long term ground lease. That would require a recorded notice of lease, but there wouldn't be a deed.
June 2, 20214 yr Author Except the entity (GSK 720 EUCLID,LLC& 720 EUCLID GARAGE,LLC) that owns the parcel on which City Club Apartments intends to build also owns the parcel to the south on which the parking garage and Prospect Avenue parking lot sets. Unless the southern parcel will be quit claim-deeded to a new entity? Otherwise transferring the LLC means transferring two parcels when only the northern parcel would apparently need to be transferred. And, no construction permit application has been filed. "In the souls of the people the grapes of wrath are filling and growing heavy, growing heavy for the vintage." -- John Steinbeck
June 2, 20214 yr 51 minutes ago, LlamaLawyer said: Right, but the above could still be technically true if it's an entity purchase. You'd still have to do a lot split in any event. It's probably an asset purchase; I'm just spitballing. The failure to close (yet) just worries me a little because it suggests some kind of due diligence is still going on, which may or may not be an issue at all. my understanding is that cityclub was likely doing a 99 year lease edit: similarly stated in: https://www.cleveland.com/business/2020/01/downtown-design-review-committee-gives-ok-to-planned-city-club-apartments-with-conditions.html keep in mind the current owners are a banking family who are keen on long term wealth and don't need to cash out Edited June 2, 20214 yr by MrR
June 2, 20214 yr Author 9 minutes ago, MrR said: my understanding is that cityclub was likely doing a 99 year lease edit: similarly stated in: https://www.cleveland.com/business/2020/01/downtown-design-review-committee-gives-ok-to-planned-city-club-apartments-with-conditions.html keep in mind the current owners are a banking family who are keen on long term wealth and don't need to cash out A lease would also show up as a recorded document. None has been recorded. "In the souls of the people the grapes of wrath are filling and growing heavy, growing heavy for the vintage." -- John Steinbeck
June 2, 20214 yr My guess is the county is holding this up. I just bought a property a couple months ago that took the county a week to transfer into my name and that was a simple 2-family property. With all the parcel changes involved here, I'd imagine they're "working through it" still.
June 2, 20214 yr 1 hour ago, RE Developer In Training said: My guess is the county is holding this up. I just bought a property a couple months ago that took the county a week to transfer into my name and that was a simple 2-family property. With all the parcel changes involved here, I'd imagine they're "working through it" still. I've said it upthread, but the Recorders Office and Map Room have been extremely backed up throughout the pandemic. It's not my department, but we definitely feel the squeeze of their issues in ours. I doubt another plat will come through for GIS to work on (judging by the linework in there currently), at this point it's just scanning deed and data entry on the above side of the house. When property ownership makes its way through the channels and into the Fiscal Database the updated property characteristics will be visible in the county's viewers (myplace, full map, etc.) after midnight of the transfer. All that said, from my understanding they aren't that backed up to the point that a transfer will take months to happen or something. I think this one sits squarely on the owner.
June 2, 20214 yr 2 minutes ago, GISguy said: I've said it upthread, but the Recorders Office and Map Room have been extremely backed up throughout the pandemic. It's not my department, but we definitely feel the squeeze of their issues in ours. I doubt another plat will come through for GIS to work on (judging by the linework in there currently), at this point it's just scanning deed and data entry on the above side of the house. When property ownership makes its way through the channels and into the Fiscal Database the updated property characteristics will be visible in the county's viewers (myplace, full map, etc.) after midnight of the transfer. All that said, from my understanding they aren't that backed up to the point that a transfer will take months to happen or something. I think this one sits squarely on the owner. Not to get too far astray - but I am familiar with a transaction for a rezoned triplex that took 8 business days after close to be reflected on the website.
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