Posted October 18, 200618 yr The first thread on this topic has been locked (http://www.urbanohio.com/forum2/index.php?topic=2716.0), so I'm starting a new one! Thanks for the heads up on the article, Josh! And another great NEO article from Ms. Chamberlain! From today's NY Times: October 18, 2006 Square Feet Young, Idealistic and Now Developers By LISA CHAMBERLAIN OBERLIN, Ohio — In this quaint but economically stagnant college town 50 miles southwest of Cleveland, Ben Ezinga, Joshua Rosen and Naomi Sabel spent their first four years as typical liberal arts college students, going to class, writing papers and looking forward to graduation. Their last four years in Oberlin, however, have been spent learning hard lessons in real estate. Against long odds, the once young, naïve and inexperienced team is nearing the groundbreaking on the first major commercial development in the historic downtown since 1958. They hope they are building not just a mixed-use project, but a model for progressive urban redevelopment under financially difficult circumstances. “I was about to graduate,” Ms. Sabel recalled, “when I noticed a ‘for sale’ sign on this lot, and I thought, ‘Someone should do something with that,’ and went on my way. But as I kept walking past it day after day, I started thinking, ‘We should do something with that.’ ” With neither development experience nor a single class in real estate finance among them, the three friends formed a corporation, Sustainable Community Associates, and as they like to say, played rock-paper-scissors to decide who would be president, chairman and chief executive. It is stories like these that initially caused some in the community to underestimate them, which few are doing now. They have cleaned up a two-and-a-half-acre site that was once occupied in part by an auto body shop, dry cleaner and gas station, and they worked with lawyers, architects and other developers to get plans approved. They also successfully negotiated the City of Oberlin’s first tax-increment financing (TIF) bond, in which the city issues a bond to be paid back through taxes generated from the rising property values spurred by a project. Additional site preparation will continue in December, with a formal groundbreaking next spring. “The polite word might be persistent,” said Daniel Gardner, president of the city council, when asked to describe how the three were able to persuade the city to issue its first TIF bond. “Because we were dealing with developers who had no prior experience, we required a whole lot more from them, frankly. But if we’re serious about redeveloping downtown, we’re going to have to take some risks and make some investments, and this is a slam dunk to me.” As far back as anyone can remember, the site on East College Street has hindered growth in the downtown area. By contrast, a few miles to the south Wal-Mart just opened a 155,000-square-foot store that has more retail space than the entire downtown. “It was a vacant lot when I graduated in 1964” from Oberlin College, said Richard Baron, chairman and chief executive of McCormack Baron Salazar, a development firm in St. Louis, referring to the East College Street land. “That site has been a major problem for decades. So when the troika, as I like to call them, approached me about helping them redevelop it, I agreed.” Mr. Baron, whose firm specializes in mixed-use urban development, greatly influenced the plan for the site: a combination of 49 residential units, 14 of which will be rented at affordable prices and the rest offered for sale; 12,000 square feet of street-level retail space, which will be leased only to local proprietors; 10,000 square feet of publicly accessible open space where concerts and markets will be held; and both underground and surface parking. In addition to Mr. Baron, another important mentor to the team is David Orr, a professor of environmental studies at Oberlin College and an advocate of green building. With Professor Orr’s recommendation, the young developers were able to hire an experienced architect, Michael Corby of Integrated Architecture, based in Grand Rapids, Mich. “I was never concerned about their age or experience except that they make me feel really old,” Mr. Corby said with a laugh. “But really, in addition to David Orr’s recommendation, I felt comfortable that these young idealists were figuring out a way to make things happen. They’re a very credible force. The model they’re creating could be replicated by others.” Mr. Corby said that they are incorporating as much green technology as the $15 million budget will allow. But he also was quick to point out that the architectural style will not be New Urbanist, as is de rigueur in small towns trying to recapture a presuburban era with white picket fences and clapboard siding. Instead, the brick, glass and metal palette is “subtle modernism that’s not trying to do anything more than suggest a different era,” Mr. Corby added. A different era is precisely what the three developers hope they are ushering in, one that is not just about mixed-use development, but also about a mix of idealism and pragmatism. On a tour of the site, “the kids,” as they are often referred to by people from Oberlin, speak in terms more familiar to social scientists than real estate developers. “Building up the tax base isn’t usually thought of as social action, but a bankrupt city doesn’t benefit anyone,” Mr. Rosen said, who is 27. “You can take a traditional field like real estate development and make it an avenue for accomplishing social goals.” Ms. Sabel, 26, said: “The market wouldn’t support a traditional real estate development. So we had to design a project to address the real issues of Oberlin and provide a tangible social value. But the building has to make sense economically at the end of the day.” Mr. Ezinga, 27, added: “When you market a project as a way to promote social values, you get people involved who wouldn’t otherwise be interested.” To that end, the young developers have put together a very complex financial package, including $8.4 million in residential sales. This includes $2 million for the affordable units, which have been purchased by a philanthropic organization, the Kendeda Fund, based in Atlanta; the fund will rent them at below market rate. There is a $1.2 million mortgage on the commercial space, $1.4 million in tax-increment financing from the city, a $200,000 HUD grant, and $3.7 million in new markets tax credits, part of a federal tax credit program for commercial projects in low-income areas. Because of the complexity of the mixed-use plan and financial package, the project has taken longer than anticipated, causing some people in the community to fret about the city’s gamble of tax money on inexperienced developers. But Mr. Gardner said he was confident that the project would succeed. “I wouldn’t bet against them,” he said. While the development team has struggled for four years to get the project off the ground — working odd jobs and running up their credit cards to survive — what they are really looking forward to is the day when they will no longer be known for their youthfulness. “When will we stop being referred to as ‘the kids’?” Mr. Ezinga asked. “When the building is done,” replied Mr. Rosen.
October 18, 200618 yr the nytimes? wow. congrats to josh & co. we know the nytimes writer is a former clevelander, thats prob why this article was done. good for her, despite minor fact glitches it was very positive. i was starting to wonder about this proposed project....but no more!
October 18, 200618 yr 35 miles to Ohio City from Oberlin. I guess it depends on where in Cleveland. Thanks. Things take longer then we'd like due to the complex nature of the project (new market tax credits, a co-op, mixed income,the realities of Oberlin, etc) but this project is happening. Some more big announcements soon. I'm sure my friend from Oberlin will post his testimonies. I'm not going to do a tit for tat but if anyone has any questions or comments, they can e-mail me. The address is on our website -- www.sustainableca.com Peace, Josh
October 20, 200618 yr For almost five decades the antebellum nineteenth century residence and medical office of Oberlin’s first black doctor, the classic Greek Revival 49 East College Street edifice added an appurtenance after World War II occupied by a thriving, recently displaced, dry cleaner. Originally targeted for destruction utilizing CDBG funds, the current grant incarnation seeks to tap CDBG monies to cover 85% of the tab ascribed to the demolition of the popular 55 East College Street Rax eatery... I've read this site for quite some time and haven't felt compelled to respond until now. As a former Oberlin, Ohio resident, I'd like to show the building that Mr. Chesler mentions in his post: The building itself was about to collapse in on itself and was literally rotting from the inside out. I am completely in support of preserving and restoring historic buildings, but this one was essentially beyond repair. I feel that the East College project will be incredibly beneficial to the town and residents of Oberlin, despite Mr. Chesler's relentless - and oftentimes disturbing - efforts to prove otherwise.
October 24, 200618 yr The NY Times article and this discussion line is a lot of bunk... See the PD articles below. DG ______________________________________________________________ THE PLAIN DEALER Developers improperly disposed of waste in Oberlin, official says Saturday, September 30, 2006 Carl Matzelle Plain Dealer Reporter Oberlin -- The developers of a proposed retail and residential complex in downtown Oberlin improperly disposed of hazardous waste, a state environmental official says. The developers, Sustainable Community Associates, found waste oil in an underground storage tank on the East College Street site, once the home of an auto dealership... more at: http://www.cleveland.com/news/plaindealer/index.ssf?/base/lorain/1159605350268330.xml&coll=2 ____________________________________________________________
June 21, 200717 yr From GCBL.org: Oberlin project gets LEED-ND nod Submitted by Marc Lefkowitz on June 19, 2007 - 2:46pm. What sets Oberlin’s East College Street Project apart? Maybe it's the trio leading the development are a.) still in their twenties b.) recent Oberlin College grads who are sticking around and pouring their ideas of social entrepreneurship into a small Ohio town c.) they raised $16 million for their first development, promising to make it green and affordable d.) all of the above Much ink has been devoted to the youth and greenness of Sustainable Community Associates’ principals Josh Rosen, Ben Ezinga and Naomi Sabel, but equal space has been accorded their vision, the buy-in from 'the establishment' and cooperation from a city with a slow growth outlook. While traditional town centers continue to disappear in favor of Sprawl-Marts along the highway, these prodigies are shooting for something like open-source development. Instead of asking a question like "can this site generate X% return on my money?" we asked "what could this site do for this downtown and the people of this community?" their web site reads. “We had an opportunity to start something which tried to address long standing challenges that Oberlin faces. We saw a need for high-quality affordable housing, a need for new business and job creation, and a need to bring more people downtown.” The latest feather in their cap? SCA just got word from the U.S. Green Building Council that theirs will be included as one of a dozen or so pilot projects for the new LEED-Neighborhood Development (ND) rating system. How will this new ripple impact their plans?
June 15, 200816 yr FYI: Here's a slight update: http://www.chroniclet.com/2008/06/06/oberlin-college-in-talks-to-provide-funding-for-art-gallery-and-studio/
June 23, 200816 yr fantastic news josh. congrats on getting over the environmental hurdle & obtaining college participation. all this and going for gold leed certification too? wow. just wow. bravo.
July 26, 200816 yr Oberlin College considers arts district Cindy Leise | The Chronicle-Telegram http://www.chroniclet.com/2008/07/26/oberlin-college-considers-arts-district_122/ OBERLIN — Oberlin College is studying the feasibility of a green arts district that could bring up to $200 million of development downtown, including a world-class conference center. The goal of a green arts district is to renovate or build buildings that are friendly to the environment and support the arts, theater, opera and music... Post edited 9-4-09 to comply with terms of use Contact Cindy Leise at 329-7245 or [email protected].
October 12, 200816 yr Work to begin on Oberlin housing, retail development Cindy Leise | The Chronicle-Telegram Post edited 9-4-09 to comply with terms of use - link broken
November 12, 200816 yr I thought I'd share some positive news in the midst of mostly depressing news for our region's economy. The East College Street Project closed on their loans and New Market Tax Credits about 10 days ago. We're very grateful that our bank (Lorain National Bank) stayed committed to the project and this community. The value of having an independent locally owned bank was really brought home for us. We will be starting construction in a matter of weeks. Fiorilli construction is the GC. We'll also redoing the website soon and have updated information, a construction cam, etc. Hope, Josh
November 12, 200816 yr That is great to hear, jrosen. I agree about the value of locally owned, independent banks- thank you for providing an excellent "for instance". Best of luck to you!
November 12, 200816 yr I thought I'd share some positive news in the midst of mostly depressing news for our region's economy. The East College Street Project closed on their loans and New Market Tax Credits about 10 days ago. We're very grateful that our bank (Lorain National Bank) stayed committed to the project and this community. The value of having an independent locally owned bank was really brought home for us. We will be starting construction in a matter of weeks. Fiorilli construction is the GC. We'll also redoing the website soon and have updated information, a construction cam, etc. Hope, Josh I used to work for the guy who is now the Chief Credit officer at LNB. He's a sharp guy and knows how to make projects happen. I'm glad you've had success with them. Good luck to you going forward.
February 26, 200916 yr i thought some of you might like to see the flickr site for construction photos for the Oberlin redevelopment project: www.flickr.com/photos/eastcollegestreet and a video site i am working on http://www.vimeo.com/ecsp our new website for www.sustainableca.com should be up soon. cheers, Josh
March 17, 200916 yr I thought you would appreciate the latest goings on at Oberlin -- http://www.oberlin.edu/cgi-bin/cgiwrap/ocreview/20090313.php?a=n_Local_Labor&sec=news FYI: Most of our labor is within a 30 mile radius
April 14, 200916 yr Hi all, I just wanted to let you know that our new website is up -- www.sustainableca.com. We have pictures, videos etc on there as well as information about LEED and other good stuff. Anyhow, I thought some of you might be interested. Back to your regularly scheduled program
April 15, 200916 yr Oberlin, my favorite college town! Fitzcarraldo, a movie by my favorite director! A street named Fitzcarraldo Way in Oberlin, that's funny but doesn't surprise me. I would have welcomed the name.
June 10, 200916 yr I thought enough time had passed that I would post our website www.sustainableca.com. We have a bunch of new pictures and videos up if you are interesting in seeing the construction progress. thanks, josh
June 12, 200916 yr Integrated Architecture -- offices in Ann Arbor and Grand Rapids You didn't use a local Architect? :? :bang:
June 13, 200916 yr yeah, that wasn't as important tas finding the right fit was for us. but it is definitely a strike against us for sure.
June 15, 200915 yr yeah, that wasn't as important tas finding the right fit was for us. but it is definitely a strike against us for sure. Are they doing any construction administration?
June 16, 200915 yr yes they are doing construction admin. in addition we have an owner's rep Thats good, I would think you would want someone out there at least 4-8 hours a week for a project that size.
August 12, 200915 yr i thought i'd share the latest pictures: http://www.flickr.com/photos/eastcollegestreet/ we finally got to go on the second floor. what a thrill. you can see framed in balconies, window openings, etc.
October 7, 200915 yr In case there's folks out there interested here are some of the latest pictures of construction in downtown Oberlin -- http://www.flickr.com/photos/eastcollegestreet/sets/72157622392073879/ Watching something get constructed is an awesome experience
October 7, 200915 yr Oh, we're interested! And the project looks to be coming along great. I need to take a day trip out to Oberlin soon, it's one of my favorite small towns. It's so rare these days to see development in Ohio's small town downtowns that makes them better- usually all they get is a new, suburban CVS or such. So this is refreshing.
October 8, 200915 yr send me a message when you are coming to oberlin and i'll walk you around the site and take you into the condos. we're starting to get some great tenants josh
November 16, 200915 yr I thought I'd share some of the latest photographs: http://www.flickr.com/photos/eastcollegestreet/sets/72157622589459287/ The City's public work has started. Drywall in one of the buildings is going up. And the good weather is helping us stay on schedule. If anyone is ever in Oberlin and would like a tour feel free to get in touch
November 16, 200915 yr I like the 1/3 running bond chosen for the brick. Just a small detail that shows someone was using some thought.
December 4, 200915 yr I figured this was a good place to spread the word and that folks would be interested- if there's a better place on the forum for this I am happy to erase and relocate http://www.oberlin.edu/creativity/designshelter.html BUS STOP DESIGN CHALLENGE The East College Street Project is a community development venture that redevelops a 2.3-acre abandoned brownfield in downtown Oberlin into a sustainably designed, mixed-use complex. In an effort to engage the Oberlin community in a discussion of sustainability and community design, The East College Street Project is partnering with the Creativity & Leadership Project to sponsor a design competition for Oberlin’s first bus shelter to be located at the East College Street Project. Intent Encourage transit use and reduce driving by creating safe and comfortable transit facilities. Encourage our streets to better reflect the unique and creative ideas of Oberlin community members through the design of Oberlin’s only bus shelter. Considerations The design should take into account the following considerations: originality and street presence; sustainable materials/energy; incorporation of public information spaces; adequate protection from the elements; ease of use—handicap accessibility, flexibility of space. Requirements Provide covered and at least partially enclosed shelters, adequate to buffer wind and rain, with at least one bench. Incorporate kiosks, bulletin boards, and/or sign space devoted to providing local transit information including basic schedule and route information as well as a space for general community information. Choose a location within the boundaries of the East College Street Project (see attached map) Include estimations of all raw materials used, and should not exceed $10,000. Limit design to the following dimensions: 12 feet wide x 5 deep x 8 tall. Eligibility This competition is open to all Oberlin students and city residents. Teams may include non-Oberlin students or residents as long as at least one of the team members is an Oberlin student or resident. Legal Applicants acknowledge that the winning design is subject to review by all relevant parties, and may be altered as necessary without input from the applicant. Winning designs may not be implemented at all. Applicants agree that SCA owns their designs APPLICATION Deadline: March 1, 2010 Submissions should include the following: A physical representation of the proposed bus stop; A 500 word brief describing the vision behind the design, technical specifications, and materials used; A budget (not to exceed $10,000) for materials used; A map illustrating the proposed location of the bus stop.
December 4, 200915 yr This is an great idea, but isn't LCT killing all it's fixed routes? http://www.urbanohio.com/forum2/index.php/topic,16502.0.html
December 4, 200915 yr yeah, i saw that this morning. Our timing is just perfect :-) I figure it can still be used for dial-a-ride. Oberlin College will run a bus service and use this stop. Plus, I'd hate to think of a scenario where LCT never re-emerges in the area in the next decade. It makes sense to us to put this is now as opposed to wait.
December 4, 200915 yr It's alright, I'm all too familiar with just that sort of "perfect timing". I didn't know Oberlin College would be running a bus service, and maybe LCT will be back, but I'm less hopeful on that score than you.
December 4, 200915 yr There is still a Hopkins shuttle from Oberlin: http://new.oberlin.edu/transportation/shuttles.dot
December 4, 200915 yr I'm glad to see Oberlin College picked up this service from LCT. I wonder if the state is subsidizing this through the Board of Regents? Then again, at $10 per trip, perhaps this service isn't subsidized!! "In the souls of the people the grapes of wrath are filling and growing heavy, growing heavy for the vintage." -- John Steinbeck
December 4, 200915 yr During peak times of year, they use a 47 passenger coach, but at other times it looks like it might be limo service. Linked from the Oberlin site above: http://www.airportoberlinshuttle.com/
January 17, 201015 yr I just put some photos up: http://www.flickr.com/photos/eastcollegestreet Things are moving right along. The drywallers are working inside the condos. We hope to have folks moved in by mid may. On the retail side we just turned over keys to two tenants - the Ohio Educational Credit Union and a new coffee shop/wine bar/performance space owned by some OC alums. We're still trying to find an Indian Restaurant -- if anyone knows any owners interested in second locations let me know. One would do really well in Oberlin.
January 18, 201015 yr Wow this is so cool. I followed this development when I was in college and really admire the whole project. I'm glad to finally see pictures of it all coming together. And major kudos for using a community bank.
January 20, 201015 yr Oberlin development looking for some sustainable success Filed by Alicia Smith January 20th, 2010 in Top Stories. OBERLIN —“Its one of those things where one thing led to another which led to another,” said Josh Rosen, one of the three founders of Sustainable Community Associates, in trying to explain their downtown Oberlin development project. What was once a dream of three Oberlin College students is becoming a reality. Ben Ezinga, Josh Rosen and Naomi Sabel are the three former Oberlin students who founded SCA in 2001. SCA believes that “with determination, flexibility and the willingness to challenge conventional wisdom, real estate development can have a transformative effect on neighborhoods and change the economics of communities,” according to its Web page... http://chronicle.northcoastnow.com/2010/01/20/oberlin-development-looking-for-some-sustainable-success/
Create an account or sign in to comment