Well that's an exciting new "BOTP"

Looks like the autumn skies are back in the CLE

 

from watching the condo towers go up in the south loop of chicago, the avenue building is going to go up real quick now.

I'm definitely getting excited about this little nabe ... just hope that market demand will justify building it out completely ... would hate to see these buildings sitting alone on the edges of parking lots. The loft building is really starting to get some scale to it. They also laid down sod this morning along the Superior side of the townhomes lot, which makes it look a great deal more habitable. They were also doing pretty aggressive work on the west side of the lot; not sure what this was ... it looked too flat to be excavation. Landscaping?

They were also doing pretty aggressive work on the west side of the lot; not sure what this was ... it looked too flat to be excavation. Landscaping?

 

If what you were looking at was the same thing that I was looking at last week (northwest corner of the lot), then it's excavation.  There are no basements to the townhomes, so the excavation isn't very substantial.  As of late last week, they were already pouring the concrete foundation forms.

 

I drove by the townhome site today and it looked as if excavation has begun on the next set of 10 townhomes.

It looked as though the entire west strip of the lot was being worked on, but I was specifically talking about work being done in the southwest side of the lot. Not sure if the next building runs the entire length of the E. 13th side or if this was something else.

Hmmm, no idea then...maybe I'll stop by and check it out....

The 10 story loft building is starting to gain some stature.  I had to back up a couple pages to look at earlier MayDay pics.  I would've bet he was standing a floor or two lower in the parking garage where he snaps pics... I was wrong, it's just that the Avenue is gaining heft.  Great to see. 

Depending on the job situation, I may look to buying a home there in a year or so.

 

It has a lot of promise and it's certainly a buyer's market right now, with 2009 being the expected date of the real estate market bottoming out

Webcam show they are starting on the fourth floor!

What the heck, let's start the weekend with an Avenue District bonanza! :-)

 

 

 

lots of progress - impressive

Nice!  I noticed that the foundations are in on the second townhouse building on Superior.  We're really moving!

Drove by today and unless I counted wrong (I did need to use all the fingers on one hand) They've begun work on the 5th floor.  Don't know when MayDay's pictures were taken, but that seems like some fast progress.  Good to see!

Checked out E.12 & St. Clair on Saturday.  Like MayDay's pics show it's starting to move.

 

Noticed they did more excavation.  They've dug out from the building all the way to Hamilton between the crane tower and E.12.  Looking at the current building going up I noticed the basement floor still looks to be dirt.  Did they only pour footers and not the entire basement floor?  If so, why?

Its typical for builders to wait until the building is water proof (Roof + Windows +basement draining installed) before pouring the basement floor. 

Actually, they could pour the basement.  If it get's wet, big deal.  I think they are going to backfill these footers and re-excavate down to them in the future when  they are ready to build that phase.  They did the same thing at Valley View homes in Tremont.  I believe StrageBrew stated before that they are not constructing in that area of the building until they reach a certain amount of pre-sales.

"Drove by today and unless I counted wrong (I did need to use all the fingers on one hand) They've begun work on the 5th floor."

 

Sorry but you counted wrong - they're working on floor #4 as of today. My photos were taken on Friday the 19th.

Well, if you count the slab on grade, they are working on the fifth floor. 

Fine - the fourth STORY! ;-)

 

Here's a cool view from what will be unit 506

 

 

This is a view from what will be unit 402 looking at the sunset down St. Clair Ave.

 

 

Here is the view off the balcony of unit 501 - looking north. 

tremendous!

Great shots. Thanks!

From today's Avenue District newsletter:

 

"This week, the first residents of the The Avenue District townhomes will start making their move into Cleveland’s newest downtown neighborhood at Rockwell Avenue and the newly created East 15th Street. This will mark a new era in downtown Cleveland living, as urban pioneers take the first step towards a revitalized Cleveland, and a return to upscale downtown living that Cleveland offered more than a century ago."

Avenue District's blog included a link to this article in Builders Exchange Magazine, written by a CSU grad:

 

THE AVENUE DISTRICT

Multi-family: New construction in downtown Cleveland

Quiet zone

A high-end development caters

to the upscale resident who

wants peaceful sophistication

BY IAN BLAKESLEE

 

IMAGES COURTESY OF ZAREMBA, Inc.

 

 

 

The Avenue District is already being called Cleveland's quiet, elegant downtown neighborhood, and that reputation is only going to improve. The area, which already has as many residents as the popular Warehouse District, is in the middle of a development project that could change the landscape of the city for decades to come.

 

The project is being developed by Zaremba Inc., a Cleveland firm that is known for building the Mill Creek community, Beacon Place and Woodhaven on Chester near the Cleveland Clinic, Herron Row, Greyton Court, the Bath House in Tremont and Macintosh Farms in Broadview Heights. Zaremba, an award-winning developer, has a reputation for quality. In fact, quality is a priority for the new housing in the district.

 

Geographically, the neighborhood is bordered by Lakeside, Superior, E. 12th and E. 17th streets, a location excitingly close to all the action downtown Cleveland has to offer. In fact, the Avenue District's location is one of its biggest selling points. It is within walking distance of Public Square, the Warehouse District, and all three of Cleveland's sports complexes. There are also dozens of bars, restaurants and stores within close proximity-and many more will come as people start to move in. It is quite conceivable that residents could get rid of one or all of their vehicles. Nathan Zaremba, president of Zaremba, pointed out that the amount of money saved by dropping car payments, insurance and gas would more than compensate for the costs of living downtown.

 

Zaremba already has grand plans for the Avenue District, including 600 units of for-sale housing, and has plenty of opportunity to expand. The budget for the project, which is coming in multiple phases, is nearing $300 million. The first phase consists of 50 loft apartments, eight penthouses, 15 townhomes and retail space.

 

Elegance and quality are important to Zaremba, and the housing units will prove it. The penthouses offer rooftop terraces, in-suite elevators, and take up two stories. Even the less expensive lofts offer big master bedrooms with huge master baths. The quality is not just superficial. Zaremba noted that only high quality construction materials were used and that these buildings would last "more than a hundred years."

 

Changing downtown

The Avenue District really could change the downtown area, just by being there. Many people consider the Warehouse District as the main residential area in downtown Cleveland, but the Avenue District already has as many residents. "The reason people don't know there is such a strong residential presence in that geographical area is because it's a quiet neighborhood," Zaremba points out. "There's not a lot of nightclubs or bars; people like living there because it's quiet. We would like to add to the quiet nature of the district. I think that as the Avenue District begins to emerge it's going to grow into Cleveland's elegant quiet downtown neighborhood."

 

One reason the Avenue District is likely to succeed is the wide demographic that the area appeals to. Certainly the neighborhood will appeal to young professionals, but it also appeals to baby boomers that are looking for a change. "I think that as the baby boomer generation is coming to maturity now, we are all becoming empty nesters," Zaremba notes. "I think it's a market that is looking for something different."

 

The new buildings of the Avenue District are being developed by private investors, but the city is working with Zaremba Inc. to make the neighborhood a desirable place to be. The city, which owned the properties Zaremba is developing, sold them because they agreed the project could have a huge impact on the city. Zaremba notes "for every 100 units built, 60 jobs are created." If that holds true in this area, then over 350 jobs could be created just by the Avenue District. If Cleveland is developed to potential, as many as 10,000 units could be built near downtown, creating up to 6,000 jobs.

 

There is more to the Avenue District project than just building apartments. The entire area needs to be revamped. Fortunately for Zaremba, the city agrees. According to Alex Pesta, an architect with City Architecture, "The city is funding everything that is in the public right of way." It is remodeling the entire section of E. 12th street, changing it into a much more pedestrian-friendly street. John Wagner, a project manager also with City Architecture, noted that the city is "updating the street, making it feel more like a district than it does now." To do so, it is adding angled street parking, planters, and big sidewalks, investing over in infrastructure to help make the district a more inviting place to live.

 

The city is not playing favorites though--it is also aiding other development projects around downtown and supporting the arts with the renovations. Already there are plans to have artwork set up on each of the four corners at St. Clair and E. 12th and Superior and E. 12th. The city included an art funding measure that directs 1.5% of tax dollars toward decorating downtown.

 

The project is also catering to the city's needs. Though the first phase of construction is underway, the latter phases are still in a planning stage. If the city seems to want more office space instead of residential housing, then offices can be added. If the elegant lofts are a hit, then more of those can be built.

 

Obviously, the city and Zaremba Inc. are investing enough time and money into this project. The last piece of the puzzle is the residents who will be living in the district. Zaremba said that what the district really needs, and presale numbers show that they exist, are urban pioneers. Once the first group of new residents moves downtown, more stores and restaurants with come. With each successive wave of residents will come more amenities, the only thing Cleveland really lacks for its downtown dwellers. A fully functional small grocery store is in the works, but there aren't enough shoppers to support it yet.

 

Only time will tell, but the Avenue District could just be the best thing to happen to downtown Cleveland since the 1948 World Series. The residents of the Cleveland should be hoping for Zaremba to hit a home run. BXM

 

 

 

Ian Blakeslee is a Cleveland State graduate with a great interest in local development issues.

 

But wait, there's more

The City of Cleveland has approved plans for the E. 12th streetscape project to enhance The Avenue District. Designed by Paul Volpe of City Architecture, it will be completed in two phases, with the first phase from Lakeside to St. Clair to start in November. The second phase of the project will redevelop East 12th St. from St. Clair to Superior, with completion in three years.

 

"The East 12th streetscape is a collaboration by the City of Cleveland, City Architecture and Zaremba, Inc., to provide a pedestrian-friendly streetscape that connects individuals to the amenities they need," says Volpe. The cost for infrastructure improvements is approximately $7 million, with the city paying for public components.

 

Plans integrate public transportation, bike lanes and new on-street parking, E. 12th will be narrowed, creating essentially a pair of one-way streets, separated by a low, landscaped median. "Outdoor living rooms" will be incorporated, defined by special paving areas with color and texture features referred to as "area rugs."

 

Follow the progress of the District on a new Site 1 Webcam atop One Cleveland Center at www.TheAvenueDistrict.com. A fully functional tower crane can now be seen at Site 1, and a blog features construction updates, site photos and commentary at www.avenuedistrict.blogspot.com. BXM

 

Architect: City Architecture

 

GC: Zaremba, Inc

 

Cost: $18 million (construction cost)

 

Size: 70 townhomes

 

Timeline: January 2007-January 2009

 

Vendors:

 

Landscaping: Aaron Landscaping

Concrete: New Horizon

Masonry: Empire Masonry

Steel: Mason Steel

Roofing: MGM Construction

Finish hardware, doors, frames:

Graves Lumber

Rolling Counter security shutter:

Action Door

Glass and Glazing: Anderson Windows

Plumbing: Big Creek

HVAC: Steed Heati

Story from BXMagazine.com:

http://www.bxmagazine.com/article.asp?ID=732

 

^^I know the newsletter is a marketing tool and all, but the language seems a bit over the top (maybe somewhat kin to "world class signage").

^ tough call, although Stonebridge Plaza being called "the Crystal Palace" takes the cake in my book . Personally I think these real estate PR releases are a little much. Maybe b/c most here are sold on urban living, it just seem patronizing.

i live in reserve square and find it funny that they think of the area as "quiet" and "elegant"...when i hear the police/ambulance sirens blaring at all hours of the day or see a homeless man digging through a sand bucket of cigarette butts, neither terms come to mind....

i live in reserve square and find it funny that they think of the area as "quiet" and "elegant"...when i hear the police/ambulance sirens blaring at all hours of the day or see a homeless man digging through a sand bucket of cigarette butts, neither terms come to mind....

 

sometime your posts don't seem to reflect your username.....

pope...i am a big fan/supporter of cleveland...but i'm also a realist.  i moved here for that very reason...just very disappointed with the living conditions in my current establishment and some of the surrounding environment

i live in reserve square and find it funny that they think of the area as "quiet" and "elegant"...

 

I don't think that they actually think that. Its propaganda and its helping them sell units (and it'll make the area much nicer).

 

 

honestly though...how do you guys think they will or can combat the pan handlers that seem to be all over this area?  what do they do in the warehouse district?  it doesn't seem to be as big of an issue over there from what i've heard...

I never noticed East 12th being that bad for panhandlers.  At least, not as bad as Gateway.  I'd say that it is already on par with the Warehouse District in that respect.  Not great, but hardly bad by big city downtown standards.

 

I think that the best that can be done is to persist with the message, "Don't give where it can't help".  Hopefully, people will get the message, and then panhandlers will see it as a less viable way to support their habits and will seek out help.

East 12th may be more popular with panhandlers because it's closer to the men's shelter on Lakeside than the Warehouse District is. And Gateway probably also gets the panhandlers because of the Salvation Army and YMCA on Prospect.

 

Flee2theCleve, I also get lots of sirens going past my condo on Clifton in Lakewood for probably the same reason you do on East 12th -- a nearby fire station.

 

Anyway, back to the Avenue District........

Another week, another floor:

 

StrangeBrew, nice interview during rush hour yesterday on Munch's show on WKNR. But given the time of day of the interview and the location of a good portion of the listening audience (ie: in their cars), I'm surprised you didn't pimp the benefits of being able to walk home from work in less time and stress than it takes to commute back to the 'burbs. I know that's part of The Avenue District's marketing repertoire. Keep pimping The District.

^Awesome, I didn't realize that was strangebrew being "interviewed".

The St. Clair building is flying up ... from the webcam, it looks like they're actually just about finished with the fifth floor (the one that looks about halfway-complete in Mayday's most recent pic)! Meanwhile, several of the panels on the east and west sides of the first set of townhomes are now in color (green and I think brown or maybe orange).

Have they started any work on the second set of townhomes?

Last I saw, they were still working on the foundations.

I heard from a fairly reliable source that the pre-sales are up to 65.

when i was by there this weekend, you can see where the foundations are being poured / have been poured for the next stages of the condo building.  it looks like they have placed their tower crane so that it can do the entire project without being moved.

 

i also saw some people living in the townhomes. 

 

this area is coming together nicely.

I was wondering if they were going to de-mobilize (Panzica and other trades) after the tower portion was done, or are they going to just start on the other wings of the building?

I was wondering if they were going to de-mobilize (Panzica and other trades) after the tower portion was done, or are they going to just start on the other wings of the building?

 

According to Strange Brew (see previous page), the construction won't start until they have pre-sales on 40% of the second building's units. To the best of my knowledge, they haven't opened up sales in this building.

 

I heard from a fairly reliable source that the pre-sales are up to 65.

 

That's awesome! Particularly as your last estimate was 50 at the beginning of October. Moving fast!

Meanwhile, from the live cam, it looks like they're starting on the sixth story of the loft.

I heard from a fairly reliable source that the pre-sales are up to 65.

 

That's awesome! Particularly as your last estimate was 50 at the beginning of October. Moving fast!

 

It would be great. I just hope my source is correct.

What are the pre-sales up to 65% on.  The townhomes or the second phase of the tower.

What are the pre-sales up to 65% on.  The townhomes or the second phase of the tower.

 

65 is the total number of units sold for both the townhomes and the lofts.

I bet once the construction starts, it is easier to sell a place

I bet once the construction starts, it is easier to sell a place

 

people have disagreed with me previously, but I believe that's it easier to sell a unit in a building that's complete (90% done or something) rather than just by blueprints and model units in the first floor of a nearby office.

 

Any of the realtors out there who can comment on this?

I am guessing thats true. many people have no imagination. having bought with just second floor scaffolding in place, I know there is a lot of risk involved with trusting a blue print.