^Cut him some slack.  He was posting on the Urban Ohio forum, he can be excused for assuming this collection of hip with it people would be familiar with the workings of RTA.

:)

Ooo, you all should go! That way you won't have to rely on my pictures anymore :).

 

We were actually relying on the UrbanOhio party at your place. :)

http://www.theavenuedistrict.com/blog/

Public Trans: Right on the B-Line Trolly route.

http://www.riderta.com/pdf/Bline.pdf

Free parking too for you "automotive" types.

See you this weekend!

I have a general question about this project. Will there be additional phases of townhouses starting anytime soon? I'm assuming sales have slowed because of the housing market and that additional phases won't go up until a certain number have pre-sold?

I have a general question about this project. Will there be additional phases of townhouses starting anytime soon? I'm assuming sales have slowed because of the housing market and that additional phases won't go up until a certain number have pre-sold?

 

You're correct.  The townhomes T1-T10 as listed on the webpage will be built on the eastern side of E. 15th.  But they have to sell at least three of those to start construction.

What are "extended corner plazas"? Looking forward to seeing more come to fruition and I can't help but notice that tree-lined medians are being installed by the city. Score another one for traffic-calming to attract development.

This project is coming along quite lovely.  Thanks for pic DocBroc.

Some new streetscape pics!!! :-D

 

http://www.theavenuedistrict.com/blog/

 

 

From the link:

 

"East Side Streetscape -v- West Side Streetscape….let the debate begin."

 

Nice.  haha

From the link:

 

"East Side Streetscape -v- West Side Streetscape….let the debate begin."

 

Nice.  haha

 

Get back on topic!  :whip:  Or take it to UrbanBar.  :police:

i just walked past today to check it out.  Really looks great.  I can't wait for them to pave that first section and open it up.

I did, too, and took some pics ... but forgot to bring the cable for my iPhone. Wahwah. I think it looks good, but it needs some time to grow in. Right now the trees are short enough and the plantlife sparse enough that the street still feels extremely wide (wider than it did before, IMHO) and very, very concrete-heavy. Still, love the new street configuration, bike racks and chairs.

Well, I can't view this website for some reason, but I can see the title.  Can someone post the article?

 

http://downtowncleveland.org/blog/index.php/2009/07/potential-new-green-space-in-avenue-district/

Better yet, I can post the article and the initial drawing :).

 

"In conjuction with Joe Del Re of Zaremba, we are proposing a new green space on east 14th street between Superior and Rockwell.  We have plans that were recently submitted that included new sidewalks, decorative and shade trees, new grass and bushes.  It would be another nice addition to the downtown avenue district, and promote more interaction within the community.  Many of the town home owners own pets and it would be a nice little sanctuary for those people.  It would also clean up that corner making the completed townhomes look that much better.  The first estimate that came back was around $8000.  We need to find funding, or figure out if the residents would like to contribute potentially in combination with Zaremba."

So the Avenue District Park with new sidewalks run about $8000??

So the Avenue District Park with new sidewalks run about $8000??

 

Umm, that's not including the sidewalks.  Personally, I think (and my parents agree) that's a bit high for plants and grass seed.

have you guys thought about a Neighborhood Connections grant?

 

http://www.neighborhoodgrants.org/

 

 

I would also think about approaching Cleveland Colectivo: http://www.clevelandcolectivo.org/.

Thanks for the ideas.  The problem that we (as homeowners) have with this whole thing is that we don't own the land, Zaremba does.  So it's not our fault that it's still sitting the way it is even though it should've been finished off last summer.  At any rate, a couple of us have e-mails into Mr. Zaremba himself to try to come up with more of a scaled-back plan that Zaremba can pay for.  The $8000 plans are great, but that may be something that needs to happen in the future.  I dunno, we'll see.

I am kind of confused.  Zaremba does not have the $8000 to do this on their own?

I am kind of confused. Zaremba does not have the $8000 to do this on their own?

 

We've been going back and forth with them about it for MONTHS now.  On the whole, we've all been (and still are) extremely happy with our homes and neighborhood and our experience with Zaremba.  But for some reason, they just refuse to finish off this bit of land.

I really think they took a bath on this development, but I could be wrong.  Who am I to say, and sorry if I offend anyone by saying that.  Some decisions are good business decisions, and others are struck by rings of bad luck.  To me, it just seems that had the development been extremely successful, they wouldn't be going back and forth with their buyers over $8000 worth of landscaping. 

They've been stung just like every other developer right now.  We don't know that it's for sure a money thing, but we're pretty sure it is.  I was never planning to bring this up on UO (like to keep things positive :)), but it kind of brought itself up.  They're still closing on units in the 1211 building, so hopefully when that's complete, the purse strings won't be pulled as tight.  I can't imagine they owe much of anything on the two existing townhome buildings as 13/20 are occupied - they have to have nearly broken even right now.  1211 was a huge investment, though, especially with building with post-tensioned concrete instead of steel.

I am kind of confused.  Zaremba does not have the $8000 to do this on their own?

 

We've been going back and forth with them about it for MONTHS now.  On the whole, we've all been (and still are) extremely happy with our homes and neighborhood and our experience with Zaremba.  But for some reason, they just refuse to finish off this bit of land.

 

Call DIY, see if they can get Ahmed Hassan to come out and fix up that plot of land.   

 

You kids know I don't like yards or have grass but I watch that show religiously! ;)

E12 Streetscape Issue:  the bicycle racks are insecure and do not inspire ANY confidence to a cyclist to leave their bicycle there.  At minimum, they need to be retrofitted, though the best long term solution would be replacement.  Anyone have an email/phone for Paul Volpe at City Arch? Please PM me as I have had zero success getting in contact with anyone from the firm, which ultimately, is the responsible party.

 

Have a look at the installed racks here >

http://www.flickr.com/photos/56837381@N00/3745264895/in/set-72157606359488439/

E12 Streetscape Issue:  the bicycle racks are insecure and do not inspire ANY confidence to a cyclist to leave their bicycle there.  At minimum, they need to be retrofitted, though the best long term solution would be replacement.  Anyone have an email/phone for Paul Volpe at City Arch? Please PM me as I have had zero success getting in contact with anyone from the firm, which ultimately, is the responsible party.

 

Have a look at the installed racks here >

http://www.flickr.com/photos/56837381@N00/3745264895/in/set-72157606359488439/

 

the picture says "e12/detroit".  I'm not an expert when it comes to bike racks, so can you explain what is wrong with them.

What exactly is wrong with them?  You could fit a U bike lock around it.....  I guess I'm not seeing something.....  Or do you just mean they're only held down by 2 bolts?

MTS> they are installed at both E12 and Detroit Ave (GSAD) and will either be retrofitted or replaced at GSAD

DocBroc>the issues are numerous:

1) very very  poor mounting (note following close-up photo)

http://www.flickr.com/photos/56837381@N00/3745265123/

the bolt comes up through the ground and the nut can easily be removed, with a long enough wrench.

2)the racks can easily be shaken, almost to the point that one feels as if they could be yanked right out of the ground.  try doing that to the street furniture that was installed.  you are correct in stating that the number of bolts (incorrectly installed no less) are a large part of the problem.  for a rack that can accommodate 4 bikes, 2 bolts is questionable.  for comparison, the standard Cleveland U, which can accommodate 2 bikes, has 8 bolts.

http://www.flickr.com/photos/56837381@N00/3746068162/in/photostream/

 

3)the tubular steel is rather thin; which also does not instill confidence.

 

as a cyclist, these characteristics do not inspire confidence; IOW, would i feel secure locking my bicycle there while shopping or visiting someone?

Wow.. I saw the photo. The sandbags actually look stronger!

The East 12th St. Streetscaping project associated with the Avenue District is WELL under way and they recently completely opened the 1st phase (between Lakeside & St. Clair).  The first 5 pics show the general progress... The 2nd to last shows the "area rug" concept in front of the main building (which I like), and the last pic shows the completed section... I love, love, LOVE the angled parking and bike lanes... kind of looks like a real city should (pedestrian friendly):)

I like it overall, but am not a fan of the angled parking.  That seems like it could be very dangerous to the bikers in the bike lane, and would be to the bikers if there was no bike lane either.  I know I'd be nervous.

I like it overall, but am not a fan of the angled parking. That seems like it could be very dangerous to the bikers in the bike lane, and would be to the bikers if there was no bike lane either. I know I'd be nervous.

 

I agree, the bike lane placement to the left of the angled parking does not seem to be well thought out.  It is even worse than having those parallel parking spaces to the right of the bike lanes on Euclid.  I know if I bike through there I will move left into the car lane and pay lots of attention to the parked cars...

So, lemme guess.  The city has yet to put up signage with parking restrictions?  I say that cause all those parking spots are full, and the same thing happens over in our part of the hood.

Just out of curiousity... do you guys think on street parking and bike lanes can coexist?  And how would you have laid it out?  I'm not much of a biker, so frankly, i wouldn't know what to look for...

Just out of curiousity... do you guys think on street parking and bike lanes can coexist?  And how would you have laid it out?  I'm not much of a biker, so frankly, i wouldn't know what to look for...

 

Not very well unless they are somehow not adjacent, as the bike lanes cause most bicyclists to ride too close to the parked cars.  Sharrows (http://en.wikipedia.org/wiki/Shared_lane_marking) are probably a better option in areas with on-street parking, but I'm certainly no expert.  I vaguely remember this being discussed somewhere on here, probably buried in the great bicycle thread.

It's a politicized debate amongst bicyclists at this point.  I think they can coexist, though it is better to put bike lanes to the pedestrian side of the parking, so there is less chance for someone to get clipped.  I think it's ok to put bike lanes next to parallel parking as well, though bikers and parkers need to be extra cautious about contact when someone is parking/leaving and about opening car doors.  Drivers coming out of angle in parking often can't see bikes or cars coming up behind them, especially with the number of SUV's and vans on the road. Pulling out of the parking space becomes a crapshoot.

 

On East 12th St, I just wouldn't have put in bike lanes at all.  It's a residential/local access street, not a through street, and I don't think traffic volume or speed warrants it.  I would have made the travel lanes narrower, therefore slower, and would have stuck with parallel parking.  The sidewalks or median could thereby also have been wider.

New townhouses along East 15th?  I had heard the next stage would be townhouses along E. 13th!  Please advise.  What are the chances of construction beginning this year?  Thanks!

New townhouses along East 15th? I had heard the next stage would be townhouses along E. 13th! Please advise. What are the chances of construction beginning this year? Thanks!

 

Ummm, the plan's been E. 15th for a long, long, time.  And construction cannot start until they sell at least 3 units in any given building.

I had heard a while ago the next phase in the segment north of Superior would be along E. 15th - at the eastern end of the site.  However - and I do keep good notes in a folder - on April 22, 2008 a Mr. Lally (sp?), "Sales Manager," told me specifically he expected the next grouping to be along East. 13th - "....to resemble the two complexes already up but will be twelve units rather than the ten they are."  At that time there was much concern about the huge pile of rubble north of Rockwell which, thank goodness, has now been removed.  At that time Mr. Lally had expected a large, exciting addition to go up next to what had remained of the complex after demolition - to be situated between E. 12th and E. 13th, between Rockwell and Hamilton Avenues.  I know that was dropped, at least for now.  Anyway, I've been looking forward, for over a year, for some sign of construction along E. 13th.

I had heard a while ago the next phase in the segment north of Superior would be along E. 15th - at the eastern end of the site. However - and I do keep good notes in a folder - on April 22, 2008 a Mr. Lally (sp?), "Sales Manager," told me specifically he expected the next grouping to be along East. 13th - "....to resemble the two complexes already up but will be twelve units rather than the ten they are." At that time there was much concern about the huge pile of rubble north of Rockwell which, thank goodness, has now been removed. At that time Mr. Lally had expected a large, exciting addition to go up next to what had remained of the complex after demolition - to be situated between E. 12th and E. 13th, between Rockwell and Hamilton Avenues. I know that was dropped, at least for now. Anyway, I've been looking forward, for over a year, for some sign of construction along E. 13th.

 

You're confusing a few projects here.  The Downtown Cleveland Technology Center (where the demolition occurred) is seated between E. 13th and E. 17th (E-W) and Rockwell and an alley (N-S).  That has absolutely nothing to do with Zaremba.  The facade reno for the remaining part of the building is currently in the permit stages, and the part that was demoed will be re-built when Matrix Realty lands an anchor tenant to help them build it.  See http://www.urbanohio.com/forum2/index.php/topic,10547.0.html.

 

Now, as for the townhomes, the order of construction relies on the ease of incorporation into utilities, among other things.  I do believe they were very briefly considering construction along E. 13th, but they never officially announced any site or floor plans as they did months ago for the land along E. 15th.  The townhomes next in line to be built are those along 15th.

 

Finally, the construction between E. 12th and E. 13th (E-W) and Rockwell and Hamilton (N-S) is future phases of the condo development that was started with 1211 St. Clair.  Those plans have never been dropped, per se.  They were always future plans, to be constructed in the future.

 

And yes, Frank Lalli was the sales manager, but he is not anymore.  The new sales manager is Lisa Saffle, and the new sales office is now in a condo in the 1211 St. Clair building.

Okay; I simply wasn't thinking but was looking quickly at my notes when I wrote the "between E. 12th and E. 13th" phase.  However, I never said the big project, where the rubble had been, had anything to do with Zaremba.

I am slightly disappointed the E. 13th grouping is not now in the cards, and I'm also disappointed they dropped what was planned along Superior Avenue as well.  At one time commercial was planned, and then tall residential.

I see you're in this association - what is your take on when the next construction will begin.  Don't respond when enough are pre-sold please; I'm asking for your guessimate.

I'm personally not entirely familiar with Zaremba's plans pre-2007, but everything in the last two years has suggested nothing but townhomes in the land between E. 13th and E. 15th and Superior and Rockwell.  Whatever they may have suggested prior to that was more pie-in-the-sky than anything.

 

Nothing is "not in the cards" anymore with respect to the townhomes.  I don't quite understand what you mean by that - all of the surface lot area is slated for townhome development when the sales are there.  You can't build without the pre-sales - banks won't finance that sh!t anymore.

 

As for the next building - how could I possibly give you a guesstimate?  The honest answer is they can build once they have sold three units.  All I can really tell you is that they've only sold one townhome thus far in 2009 and that there are still six units to be sold in the second townhome building.  Activity is starting to pick up again, though, with regards to interest in units (both condos and townhomes), so hopefully 2010 will be better than 2009.

 

I am slightly disappointed the E. 13th grouping is not now in the cards, and I'm also disappointed they dropped what was planned along Superior Avenue as well. At one time commercial was planned, and then tall residential.

 

This stuff was never really in Zaremba's plans. I don't know where you would have gotten these thoughts.

It was mentioned in early articles - probably the PD.  Mentioned were places such as cafes.  I have one map that shows three large gray, irregularly shaped "boxes" along Superior - one between E. 13th and E. 14th, the other two between E. 14th and E. 15th."  They're labled "future development" and are much larger than any of the townhouse groupings.  I also have a small map that appeared in the PD 2/15/08 showing "townhomes" in brown on the western portion of the superblock - east of E. 13th and between Superior and Rockwell. Yes, fronting on Superior.

It was mentioned in early articles - probably the PD. Mentioned were places such as cafes. I have one map that shows three large gray, irregularly shaped "boxes" along Superior - one between E. 13th and E. 14th, the other two between E. 14th and E. 15th." They're labled "future development" and are much larger than any of the townhouse groupings. I also have a small map that appeared in the PD 2/15/08 showing "townhomes" in brown on the western portion of the superblock - east of E. 13th and between Superior and Rockwell. Yes, fronting on Superior.

 

Okay, seriously, you're starting to drive me crazy.  Please READ what I post.  I know exactly what map your are speaking of with the grey boxes, and those grey boxes represent future townhome buildings.  Over two years ago, Zaremba was thinking of MAYBE building low-rise lofts there, but they decided to focus entirely on townhomes in that area in their concrete plans.  And there still will be townhomes fronting on Superior.  Again, what is currently surface lots along Superior (Between E. 13th and 14th and E. 14th and 15th) is slated for future townhome development.  Nothing has been thrown out with respect to that.

you can also see the current site plan on the website.

Hi Lafont, doctabroccoli and McCleveland is right.  Those "boxes" were originally the footprints for a product typed called, "Rough and Ready Lofts".  The plan was to build a three story building with approximately 16 - 25 flats / building.  Zaremba modified that plan to townhomes due to their popularity with buyers and related cost issues with building smaller buildings at scale.  That said: the current Next Phase is the five unit townhome building at E. 15th along the eastern edge of the property.  Timeline - thse homes are for sale now (starting around $240,000) and our traffic through the sales center in July and August has been at an all time high.  Won't be long now. 

 

BTW:  For the full story stop by the sales center - now located in lobby of the 1211 St. Clair Building. 

Glad to hear it, SB.

What concerns me is the north and east phases of the 1211 building.  I realize that a certain sales level must be met before construction can begin, but I believe that those two wings are a "must" for this project, asthetically speaking at least.  I would hate for this to turn out like the Ameritrust Tower where only one phase is built.

 

I have a friend who is working with a similar project in Cleveland Hts (Bluestone) that is similarly priced and the plans have changed once they realized the demand for high-end condos in the Cleveland market (near east side at least) was not as high as expected.  They have had no trouble selling the clustered townhomes, but the condo building up on Mayfield is moving a lot slower.  In fact, they are changing their plans to build additional condo buildings on the lot and instead are looking into either adding additional clusters or possibly brownstones.

 

The Bluestone project gave itself that flexibility because it built its condo building as a stand alone structure.  1211, on the other hand, looks unfinished with those two blank walls.

I think the developer is very motivated to see those additional phases move forward as planned too!  This economic stall hit everyone in a very disconcerning way, but it has to end at some point.  The development and timelines for those phases are as much a function of the lending community's willingness to fund urban projects again as much as it is buyers willingness to invest their money in to the heart of their City. 

 

Believe it or not, last month was the best month in terms of traffic through the sales center if 3 years.  There is still a very interested audience in living downtown.