February 28, 20178 yr ^I think it all depends on the final finishes; the rendering reminds me of the Tremont Black townhomes which aren't awful on a smaller scale but wondering how that would look at 11 stories? Anyway, I think the overall massing is good and hopefully the exterior finishes work well. What I'm trying to picture are the views from the amenity deck on the shorter building - at only five floors up (and based on the rendering), not sure if there's much of a view unless you count Lakeview Terrace and the Shoreway? Anyone have a drone? ;-) clevelandskyscrapers.com Cleveland Skyscrapers on Instagram
February 28, 20178 yr Most novel architecture looks dated in 20 years, but if it lasts 50 it becomes standard. Good news is, these modern building materials won't last 50... Some call it Jenga, some call it Favela, I call it cheap. Buy a damn brick developers...
February 28, 20178 yr Where in Tremont are these "Tremont Black townhomes?" There are now hundreds and hundreds of townhouses - attatched and detatched - in Tremont. Thank you.
February 28, 20178 yr http://lmgtfy.com/?q=Tremont+Black clevelandskyscrapers.com Cleveland Skyscrapers on Instagram
February 28, 20178 yr Eh. Brick can be overrated. For the same people who complain about new materials being tested and used, it's often because they romanticize about classical architecture and expect that it will be duplicated. Considering that construction techniques and materials have improved over the decades, we are no longer building exteriors out of three-layer brick walls. Lightweight materials, such as aluminum and fiber panels, are more cost efficient and easier to maintain over the long term. Others are much more energy efficient while others allow for radical building designs. I welcome a change from the status-quo. While brick is nice, it's just decoration. I love to see more variety in styles in Cleveland (and elsewhere).
February 28, 20178 yr Thanks. In that case, I've been following Tremont Black, which appears do be completed. I like the look!
February 28, 20178 yr I know it's personal taste but I really hate that Jenga/building blocks stuff. It's going to look very dated within ten years, certainly no more than 20. To the point that I actually hope Nucleus either does not go through or is radically redesigned. My last trip to Europe I see those everywhere--though they look more "correct" when there are lots of them in high-density areas.
February 28, 20178 yr ^I think it all depends on the final finishes; the rendering reminds me of the Tremont Black townhomes which aren't awful on a smaller scale but wondering how that would look at 11 stories? Anyway, I think the overall massing is good and hopefully the exterior finishes work well. What I'm trying to picture are the views from the amenity deck on the shorter building - at only five floors up (and based on the rendering), not sure if there's much of a view unless you count Lakeview Terrace and the Shoreway? Anyone have a drone? ;-) Another thing I should have mentioned from the block club meeting is that they passed out material samples: dark slate and some kind of wood (can't recall type) for the exterior, as well as a very tough mesh to cover the 2nd & 3rd floor parking. The mesh would be used as the canvas for public art installations.
February 28, 20178 yr ^I think it all depends on the final finishes; the rendering reminds me of the Tremont Black townhomes which aren't awful on a smaller scale but wondering how that would look at 11 stories? Anyway, I think the overall massing is good and hopefully the exterior finishes work well. What I'm trying to picture are the views from the amenity deck on the shorter building - at only five floors up (and based on the rendering), not sure if there's much of a view unless you count Lakeview Terrace and the Shoreway? Anyone have a drone? ;-) I don't think you'd see either actually! The only unobstructed views are to the South which does seem very odd. If you rearranged the roof a bit you could have unobstructed views of downtown to the north/east which would be amazing. Really, it just begs the question of why not put the viewing deck on the 11 story building so that you could have unobstructed views of downtown and the lake. Cool views of the Gold Coast off to the West as well.
March 1, 20178 yr Most novel architecture looks dated in 20 years, but if it lasts 50 it becomes standard. Good news is, these modern building materials won't last 50... Some call it Jenga, some call it Favela, I call it cheap. Buy a damn brick developers... Feel free to develop your own project and incur the cost of brick. Even in high dollar areas like NYC, brick is not always used. In terms of design, the balcony's on the top floor that don't have any roof cover is an interesting thought.
March 8, 20178 yr More views of Project 29 (sounds like the name of a secret Cold War government program)... Cleveland Planning Commission Agenda for March 9, 2017 Case 17-015 Ohio City Historic District Project 29 2861 Detroit Avenue New Mixed-Use Construction Ward 3 McCormack LDA Architects Graham Vesey Hingetown Holdings More images including interiors at: http://planning.city.cleveland.oh.us/landmark/agenda/2017/03092017/index.php "In the souls of the people the grapes of wrath are filling and growing heavy, growing heavy for the vintage." -- John Steinbeck
March 8, 20178 yr Board of Zoning Appeals JUNE 27, 2016 9:30 Calendar No. 16-126: 2097 Columbus Ave. Ward 3 Kerry McCormack Industrial Fasteners Enterprises, owner, proposes to change use of premises to 11 unit apartment building on a 12,590 square foot lot in a C3 Semi-Industry District. The owner appeals for relief from the following sections of the Cleveland Codified Ordinances: 1. Section 355.04(b) which states that in a ‘C’ Area District the maximum gross floor area of a residential building cannot exceed one half the lot area; in this case 6,295 square feet are permitted and 11,574 square feet are proposed. 2. Section 357.09 which states that interior side yards equal to one-fourth the height of the building are required and no interior side yard is provided on the north side of the building. (Filed May 18, 2016) It's the white building, located just north of Freeman Ave... Looks like the project listed below will go next to the project listed above.... http://planning.city.cleveland.oh.us/designreview/drcagenda/2017/pdf/NW-Agenda3-8-17.pdf Near West Design Review District Agenda (8:30 a.m., Wednesday, March 8th, 2017) Dollar Bank, 3115 West 25th Street 9:30 a.m. 3. NW 2017-006: Columbus Road Condominium Townhomes © NE Corner Columbus Road & Freeman Avenue Project Representatives – Gillian Hall & Bill Sanderson, Triban Investments, LLC Proposed construction of 6 market rate condominium townhomes adjacent to an 11-unit apartment building converted from a former industrial building. The townhouse-style, fee-simple condos will consist of two bedroom units w/attached garages and second floor balconies. "In the souls of the people the grapes of wrath are filling and growing heavy, growing heavy for the vintage." -- John Steinbeck
March 8, 20178 yr These are both awesome! I would say from an infill standpoint, I am most impressed with what I am seeing in Hingetown and Tremont/Duck Island. Lots of nice stuff going up. Now if we can just get Brickman's project going, that would really be a boost...
March 8, 20178 yr These are both awesome! I would say from an infill standpoint, I am most impressed with what I am seeing in Hingetown and Tremont/Duck Island. Lots of nice stuff going up. Now if we can just get Brickman's project going, that would really be a boost... You mean at W20 and Lorain? M. Jarboe, in a comment to one of her PD articles, said that project has undergone multiple revisions over the last year and no longer much resembles the very attractive twin-tower proposal - and that's a pity. Remember: It's the Year of the Snake
March 8, 20178 yr ^I was under the impression that the twin towers design is it's most recent concept. If I recall, the original plan was much more low and mid rise.
March 8, 20178 yr Brickman has said that was just one potential version of a master plan. I also heard recently that there are height discussions pending with the neighborhood. Brickman needs units to cover high cost of site acquisition, residents want lower height. Brickman suggesting if lower he would end up going almost lot line to lot line.
March 8, 20178 yr ^Always cracks me up when developers say things like that. Site acquisition (if complete*) is a sunk cost at this point. His goal is maximizing [revenue - construction costs] from here on forward, full stop. How much he's invested to this point should be immaterial to the ultimate design. That said, I hope he gets as many units as he wants. And then some. *EDIT: I guess I big caveat is if he hasn't actually closed on his site. If he just owns options, the project needs to be in the money for him to exercise them.
March 8, 20178 yr These obstructive residents should not be allowed to get away with this. They're not living in a cul de sac with a HOA where their expectations might be reasonable-- they're living right outside downtown. If they want this parcel to be minimally developed they're welcome to buy it. Instead they're demanding property rights beyond their own property, with no compensation for the other city residents who need growth and who are harmed by their actions.
March 9, 20178 yr I kind of hope the neighbors get their wish. Not that I oppose the height or density, just that I prefer the aesthetic of midrise buildings filling the property. It feels more dense and imposing from the street than what would likely be a 3 or 4 story pedestal with a high rise set back 30+ feet from the sidewalk. Either way I hope we hear something about it soon.
March 9, 20178 yr Grove Court is kind of cul de sac. I vote for option C, height and also lot line to lot line. But if I had to choose I would also rather see it low rise and take up the whole area. If you look at this image of project area it could actually soften the horribleness of grove court a little if they went line to lot line.
March 9, 20178 yr I have heard several reports of elevators being inoperable at the Riverview Towers. As well as some issues with the water tanks in the building. Whenever I begin to hear news like this being made public, it makes me wonder if the CMHA is building a public, on-record case to condemn the building in favor of relocating the residents to a new location. The optimist in me tells me that human decency would not force that many people to relocate. The realist in me notes that the Riverview parcel is arguably the most expensive piece of real estate in the county that isn't downtown.
March 9, 20178 yr I have heard several reports of elevators being inoperable at the Riverview Towers. As well as some issues with the water tanks in the building. Whenever I begin to hear news like this being made public, it makes me wonder if the CMHA is building a public, on-record case to condemn the building in favor of relocating the residents to a new location. The optimist in me tells me that human decency would not force that many people to relocate. The realist in me notes that the Riverview parcel is arguably the most expensive piece of real estate in the county that isn't downtown. Conditions are said to be similar in Lakeview Terrace with many of those buildings becoming uninhabitable during the next decade. Even at the turn of the century RT had a very high vacancy rate.
March 9, 20178 yr I have heard several reports of elevators being inoperable at the Riverview Towers. As well as some issues with the water tanks in the building. Whenever I begin to hear news like this being made public, it makes me wonder if the CMHA is building a public, on-record case to condemn the building in favor of relocating the residents to a new location. The optimist in me tells me that human decency would not force that many people to relocate. The realist in me notes that the Riverview parcel is arguably the most expensive piece of real estate in the county that isn't downtown. Conditions are said to be similar in Lakeview Terrace with many of those buildings becoming uninhabitable during the next decade. Even at the turn of the century RT had a very high vacancy rate. There will be, no doubt, an uproar if the building needs to be vacated in the near future.
March 9, 20178 yr I have heard several reports of elevators being inoperable at the Riverview Towers. As well as some issues with the water tanks in the building. Whenever I begin to hear news like this being made public, it makes me wonder if the CMHA is building a public, on-record case to condemn the building in favor of relocating the residents to a new location. The optimist in me tells me that human decency would not force that many people to relocate. The realist in me notes that the Riverview parcel is arguably the most expensive piece of real estate in the county that isn't downtown. Conditions are said to be similar in Lakeview Terrace with many of those buildings becoming uninhabitable during the next decade. Even at the turn of the century RT had a very high vacancy rate. There will be, no doubt, an uproar if the building needs to be vacated in the near future. Of course there will. But unless things have changed dramatically the vacancy rate is high. And residential buildings becoming non cost effective to rehab is nothing new at all.
March 12, 20178 yr I have heard several reports of elevators being inoperable at the Riverview Towers. As well as some issues with the water tanks in the building. Whenever I begin to hear news like this being made public, it makes me wonder if the CMHA is building a public, on-record case to condemn the building in favor of relocating the residents to a new location. The optimist in me tells me that human decency would not force that many people to relocate. The realist in me notes that the Riverview parcel is arguably the most expensive piece of real estate in the county that isn't downtown. Conditions are said to be similar in Lakeview Terrace with many of those buildings becoming uninhabitable during the next decade. Even at the turn of the century RT had a very high vacancy rate. There will be, no doubt, an uproar if the building needs to be vacated in the near future. Of course there will. But unless things have changed dramatically the vacancy rate is high. And residential buildings becoming non cost effective to rehab is nothing new at all. Several acquaintances (volunteers from an organization that I previously worked with) live in Riverview, the elevators' malfunctioning has been sporadically happening for 3-4 years... Their vacancy is not that high (around 10% based from 1 response, I asked)... one of them moved in about a year and a half ago and after was approved by CMHA, had to wait a month or 2 to get an available apartment... My impression from them is that there is definitely turn over there; as a senior building (50 or 55+), many residents' health deteriorates, unable to live on their own, and move out. Lastly, with the rising cost of viable alternatives (of land; RT has 498 units in it) nearby and that residents (even the poor) like the location: close to WSM, Dave's, Lutheran Hospital, many bus lines, the Rapid Station, and being in a relatively safe area), Riverview isn't going anywhere any time soon if the residents have anything to say about it. Plus, CMHA owns a lot of the land on the hillside behind Riverview. A developer would have to come there with a pretty lucrative offer (for CMHA) and Cleveland's real estate market likely isn't there yet (for a developer to give so much ca$h to CMHA for them to view it as a viable offer and for that developer to be able to make money). We would see the southeast parcel of Lorain and 25th re-developed before Riverview..
March 12, 20178 yr I have heard several reports of elevators being inoperable at the Riverview Towers. As well as some issues with the water tanks in the building. Whenever I begin to hear news like this being made public, it makes me wonder if the CMHA is building a public, on-record case to condemn the building in favor of relocating the residents to a new location. The optimist in me tells me that human decency would not force that many people to relocate. The realist in me notes that the Riverview parcel is arguably the most expensive piece of real estate in the county that isn't downtown. Conditions are said to be similar in Lakeview Terrace with many of those buildings becoming uninhabitable during the next decade. Even at the turn of the century RT had a very high vacancy rate. There will be, no doubt, an uproar if the building needs to be vacated in the near future. Of course there will. But unless things have changed dramatically the vacancy rate is high. And residential buildings becoming non cost effective to rehab is nothing new at all. Several acquaintances (volunteers from an organization that I previously worked with) live in Riverview, the elevators' malfunctioning has been sporadically happening for 3-4 years... Their vacancy is not that high (around 10% based from 1 response, I asked)... one of them moved in about a year and a half ago and after was approved by CMHA, had to wait a month or 2 to get an available apartment... My impression from them is that there is definitely turn over there; as a senior building (50 or 55+), many residents' health deteriorates, unable to live on their own, and move out. Lastly, with the rising cost of viable alternatives (of land; RT has 498 units in it) nearby and that residents (even the poor) like the location: close to WSM, Dave's, Lutheran Hospital, many bus lines, the Rapid Station, and being in a relatively safe area), Riverview isn't going anywhere any time soon if the residents have anything to say about it. Plus, CMHA owns a lot of the land on the hillside behind Riverview. A developer would have to come there with a pretty lucrative offer (for CMHA) and Cleveland's real estate market likely isn't there yet (for a developer to give so much ca$h to CMHA for them to view it as a viable offer and for that developer to be able to make money). We would see the southeast parcel of Lorain and 25th re-developed before Riverview.. I drove by that Southeast parcel yesterday and thought to myself ... "It is hard to believe that when they built this strip mall, people though this would be a GOOD addition for the neighborhood."
March 12, 20178 yr Also, St. Ignatius will be adding field-turf to the entirety of Kyle Field (just off Chatham behind the Wendy's). It will include a full lacrosse/soccer field, a full football field, as well as locker rooms and restrooms. It is my understanding that the field will be completely open to the surrounding community when not in use by St. Ignatius teams.
March 12, 20178 yr ^ Part of the plan is to close off the portion of West 30th street between Wendy's and the performing arts center and turn it into a park.
March 13, 20178 yr Regarding the shopping strip at SE corner of West 25th and Lorain, does anyone recall what was there before that? I'd like to know what happened to the plans for a more appropriate development to go up there,
March 13, 20178 yr ^I do. There was a Cardinal Federal Bank and on that corner--a one or two-story bldg that was pretty decent and right up to the sidewalk if i remember it correctly.
March 13, 20178 yr Aside from the history and density, no great loss, but a replacement of the current plaza would be equivalent to replacing the Triangle in University Circle with Uptown.
March 13, 20178 yr Also, St. Ignatius will be adding field-turf to the entirety of Kyle Field (just off Chatham behind the Wendy's). It will include a full lacrosse/soccer field, a full football field, as well as locker rooms and restrooms. It is my understanding that the field will be completely open to the surrounding community when not in use by St. Ignatius teams. Found this.
March 13, 20178 yr Are they moving their football practices to this new field, then? I wonder what the plan is for the current field. That's pretty prime land.
March 13, 20178 yr Barneyboy, I don't recall those three buildings at all, but perhaps they were already gone when I came in '73. In any case, the one with the Gothic detailing is kinda interesting. I'm guessing the one in the middle is an old building that was given a new facade in the '30s-50s. But what about news about the complex planned there? It looks fine to me - just what i'd like to see.
March 13, 20178 yr Are they moving their football practices to this new field, then? I wonder what the plan is for the current field. That's pretty prime land. Wasmer Field will stay. It's important to remember that Wasmer has a full track as well as seating for about 800-1200 people. Ignatius will still have their varsity track meets, lacrosse and soccer games there. The school was prepare to purchase the abutting street (w. 28th?) and expand bleachers onto the other side of the field, making it the home field for St. Ignatius football games. However, I believe there was a significant discourse with neighbors as well as the coaching staff and the decision not to proceed was made. From my understanding, as a football alum, the financing was ready to go from a select number of elderly alumni and GLBC was willing to pitch-in for a multi-level parking garage. That would have been a VERY unique, Fenway Park style atmosphere for HS football games. The parking would have remained an issue as well as high school kids that parked on the streets south of Lorain.
March 14, 20178 yr Something may be brewing in the block just east of the Urban Community School on Lorain Avenue. On this week's Planning Commission agenda is the following: Resolution No. 204-17(Ward 3/Councilmember McCormack): Declaring the intent to vacate a portion of Lorain Court and West 48th Place. The vacating of a street is often an indicator of land assembly for a real estate development. The proximity of the Urban Community School suggests this request could be related to the school. However, there are a number of recent property acquisitions in that block by a company called RVE Investments LLC that was incorporated in June 2016. It acquired several properties in the fall of 2016: RVE INVESTMENTS LLC 02020 W 47 ST $127,500 16-SEP-16 RVE INVESTMENTS LLC 02050 W 47 ST $96,000 18-NOV-16 RVE INVESTMENTS LLC 02046 W 47 ST $65,000 21-NOV-16 RVE is likely someone's initials, but it doesn't a ring bell for me. The company was incorporated by a small-time Lakewood attorney named Michael Graham who also is the statutory agent for L.A.N.D. Studio and Oberlin Center for the Arts. In the rest of that block, a few parcels are owned by Urban Community School (for the parking lot on West 48th), plus a few remaining private homes on West 47th. But perhaps half of that block is owned by PM Foundation Inc. which also owns the used car lot on Lorain. It owns contiguous parcels on Lorain and extending several parcels southward on both West 47th and 48th, then scattered parcels as far south as Turn Ave. next to the NS & RTA tracks. So if RVE intends to assemble this block for whatever intents and purposes it may have, it's still got a long way to go... W48thPl-LorainCt by Ken Prendergast, on Flickr "In the souls of the people the grapes of wrath are filling and growing heavy, growing heavy for the vintage." -- John Steinbeck
March 15, 20178 yr RVE Investments is a company headquartered in California. Those California companies seem to love midwestern surface lots!
March 15, 20178 yr But perhaps half of that block is owned by PM Foundation Inc. which also owns the used car lot on Lorain. It owns contiguous parcels on Lorain and extending several parcels southward on both West 47th and 48th, then scattered parcels as far south as Turn Ave. next to the NS & RTA tracks. So if RVE intends to assemble this block for whatever intents and purposes it may have, it's still got a long way to go... PM Foundation is the controlling non-profit for UCS. ("PM" stands for "St. Patrick, St. Malachi", the two parish schools that merged to form UCS.) So between the school itself and the Foundation, it sounds like they control much of that block between 47th and 48th.
March 15, 20178 yr Looking at what's on that block currently, I would not oppose any demolition whatsoever. The only building worth saving is the two story Italianate next to Urban Community School, but that is not even in the block in question.
March 15, 20178 yr RVE Investments is a company headquartered in California. I saw there was a RVE incorporated in California but I don't think this is that. This RVE isn't a California company or they would have registered as a foreign corporation or created a company such as RVE-Ohio. It appears to be a coincidence that two unrelated companies in separated are named RVE Investments. "In the souls of the people the grapes of wrath are filling and growing heavy, growing heavy for the vintage." -- John Steinbeck
March 15, 20178 yr You may be right, though it's also "RVE Investments." There's one in Texas, too, or it's the same one.
March 15, 20178 yr This is in fact an expansion by UCS and partners. They're building a facility for Urban Squash as well as some general space and I believe a Early Childhood center, which may be operated by another partner.
March 15, 20178 yr I note the West 47th block isn't much architecturally, but there are several "urban gardens" there.(
March 15, 20178 yr This is in fact an expansion by UCS and partners. They're building a facility for Urban Squash as well as some general space and I believe a Early Childhood center, which may be operated by another partner. Urban Squash is a terrific idea.
March 16, 20178 yr I suppose this has come up before, but a little survey: How do you guys define the borders of Ohio City? There's the early-19th century village, the Cleveland Historic Districts, etc. I recall in the 1970s articles consistently referred to West 45th Street as the western border, and Monroe Avenue as the southern border, or perhaps including the Fulton Road Cemetery. Or it could have been the highway just to the south. Some considered Ohio City to go all the way up to the lake, though I don't know that people ever really considered Lakeview Terrace to be in the Ohio City. As to the river to the east, there's sort of a disagreement as to if Duck Island is in Ohio City or Tremont, though Tremont appears to be winning. I'm now seeing streets in the West 50s included. I know the Ohio City ornament to street signs goes to around there. If West 54th is to be considered actually in Ohio City then, indeed, Ohio City would literally border Gordon Square, which could easily be said to extend east to West 54th. ditto Detroit Shoreway. :|
March 16, 20178 yr I suppose this has come up before, but a little survey: How do you guys define the borders of Ohio City? There's the early-19th century village, the Cleveland Historic Districts, etc. I recall in the 1970s articles consistently referred to West 45th Street as the western border, and Monroe Avenue as the southern border, or perhaps including the Fulton Road Cemetery. Or it could have been the highway just to the south. Some considered Ohio City to go all the way up to the lake, though I don't know that people ever really considered Lakeview Terrace to be in the Ohio City. As to the river to the east, there's sort of a disagreement as to if Duck Island is in Ohio City or Tremont, though Tremont appears to be winning. I'm now seeing streets in the West 50s included. I know the Ohio City ornament to street signs goes to around there. If West 54th is to be considered actually in Ohio City then, indeed, Ohio City would literally border Gordon Square, which could easily be said to extend east to West 54th. ditto Detroit Shoreway. :| from franklin to i-90, the border is w.52nd. from franklin to detroit, it is w.48th. max hayes is d-s. lakeview is in the oc. duck island is not.
March 16, 20178 yr I'm quite sure I've seen Ohio City street signs west of West 48th and south if Franklin, like perhaps on Lorain?
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