February 8, 201015 yr Goes to show that, outside of the downtown core, the market for townhomes, rowhouses and cluster homes is much stronger than condo buildings.
February 8, 201015 yr ^I wouldn't say that's true throughout downtown. I think it's more an issue of the location. There just isn't much there to draw people to the area. Projects in the WHD seem to enjoy quite a bit of success (Pinnacle, Cloak Factory, etc...) and apartments/condos on E4th and up and down Euclid seem to sell very well too.
February 8, 201015 yr ^ We see eye to eye again :). That is why I said "core".... I consider the Ave District to be more on the fringe (que the onslaught of responses) and, for high priced condos, very poorly placed. More relevant to the current topic, does anyone know whether Circle 118 is experiencing similar success. Just judging from the exterior design and location, I personally like Coltman much, much better.
February 8, 201015 yr when referring to the avenue district... let's not forget that banks are making it almost impossible for buyers to get a loan in a condo building these days. they are much more lenient towards townhomes, clusterhomes, etc. Most of the "success stories" of downtown condos were projects that were sold before the financial collapse. and before said collapse, the avenue district sold very well... And now back to our little italy success :)
February 8, 201015 yr I was under the impression (practicing lawyers, please correct me) that an easement carries with the deed, unless a specific time period is listed and/or both current landowners agree to let it expire (with consideration). What are Geis, et al contending, then? Some version of adverse possession? I go back to the old adage, 'vested in fee, and a man ye be...." Y'arr. Tis true. (that last thing has no meaning whatsoever. But how many times do you get the chance to rhyme about property law?)
February 8, 201015 yr I agree that the Avenue district loft building is on "the fringe" and very poorly located for its target market, which is why they're having trouble moving units for the prices they're seeking. And yes, of course people here like townhouse/rowhouse arrangements. This is a major city. Instead of comparing their popularity to that of large condo buildings... I'd compare to that of detached single-family homes. The larger buildings are more appropriate for rentals rather than condos, while detached homes are more appropriate outiside city limits. We need a lot more townhouses and rowhouses in Cleveland. It should surprise no one that they're generally well-received.
February 8, 201015 yr Let's keep this thread to actual discussion of Little Italy's development projects. If someone wants to start a thread on general consumer preference or finance by housing type, that's great, but not here.
February 9, 201015 yr according to the article, if Geis offered to sell the easement a year or so ago, that means he must recognize it as still valid an not defunct cause of lack of use.
February 14, 201015 yr wow...what a deal!! La Dolce Vita building in Little Italy sold at court-ordered auction By Michelle Jarboe, The Plain Dealer November 02, 2009, 5:44PM CLEVELAND, Ohio -- A high-profile building in Cleveland's Little Italy neighborhood sold at a court-ordered auction Monday, ending a foreclosure process that began in early 2005. Lender JDI Murray Hill LLC entered the only bid -- $333,334 -- for the three-story building that houses La Dolce Vita bistro. MORE AT CLEVELAND.COM http://www.cleveland.com/business/index.ssf/2009/11/la_dolce_vita_building_in_litt.html *UPDATE* La Dolce Vita bistro owner buys his restaurant's building in Little Italy By Michelle Jarboe, The Plain Dealer February 02, 2010, 6:17PM CLEVELAND, Ohio -- Restaurateur Terry Tarantino has purchased the building that houses his La Dolce Vita bistro in Cleveland's Little Italy neighborhood. Property records show that Tarantino has paid $725,000 for the three-story building. The sale closed today -- barely three months after the property changed hands at a court-ordered auction. "Right now I have some aspirations," Tarantino said, adding that he wants to see whether the building can be converted into a small hotel. "It's got a great location. And it's got a pretty good restaurant underneath." MORE AT http://www.cleveland.com/business/index.ssf/2010/02/la_dolce_vita_bistro_owner_buy.html
February 19, 201015 yr 27 Coltman townhomes: clevelandskyscrapers.com Cleveland Skyscrapers on Instagram
February 19, 201015 yr Much better than Circle 118... IMO... even if I am not terribly fond of garage in the front design.
February 19, 201015 yr Coltman does not have garage in front (it is in the rear), although in the renderings they did have some rediculous looking parking in front. Coltman is pretty much the only new construction we looked at and liked in Cleveland. Note the layout:
February 19, 201015 yr Ok, I wasnt sure exactly the area in question. That setback just seems totally unecessary and dumb. They could have been built up to the street (to come up to that corner unit) and had additional parking in the back if they wanted.
February 19, 201015 yr ^if you're talking about the strip of parking spaces... technically, that is the "street", those spaces were already in existence and not owned by the developer. I think they were really just dealing with the footprint available to them. At the crux of that argument is actually that the owner of that land doesn't want residents or their guests using those spaces. The actual parking for the units is in the rear of the buildings...
February 20, 201015 yr Coltman is pretty much the only new construction we looked at and liked in Cleveland. What new construction did you look at that you didn't like? To keep this on topic, what was it that you liked about Coltman that the other places did not offer?
February 20, 201015 yr It was about the best quality (materials) and design that we have seen. Interiors a little more unique. Plus theres no vinyl siding and it wasnt designed by city architecture like most everything else. :wink: Oh, the majority of the other stuff we have seen just seems cheaply constructed out of cheap materials.
February 24, 201015 yr Ok, I wasnt sure exactly the area in question. That setback just seems totally unecessary and dumb. They could have been built up to the street (to come up to that corner unit) and had additional parking in the back if they wanted. Built to the street? what! Sounds like you are trying create a sense of urbanism, that's ridiculous! It was about the best quality (materials) and design that we have seen. Interiors a little more unique. Plus theres no vinyl siding and it wasnt designed by city architecture like most everything else. :wink: bingo!
February 24, 201015 yr FWIW, I've walked past the units on Coltman that are already constructed, and they are built up to the street (and interact with it nicely.) The ones on E. 119... I suppose they could have been built up to the street, but for what purpose? There's nothing on the other side of E. 119, except for more parking and railroad tracks.
February 25, 201015 yr FWIW, I've walked past the units on Coltman that are already constructed, and they are built up to the street (and interact with it nicely.) The ones on E. 119... I suppose they could have been built up to the street, but for what purpose? There's nothing on the other side of E. 119, except for more parking and railroad tracks. good point, and yes, the one's in MayDay's pic do see to be right up to the street parking.
March 15, 201015 yr Does anyone know what is going into the corner of Murray Hill and Mayfield? There were people there today working on it.
March 15, 201015 yr Author I was going to say! Danny Green took out the mafia but theres still enough community pride/regulators down there to keep us "Micks" out!
March 19, 201015 yr I think the corner of Murray Hill and Mayfield is going to be a restaurant but not totally sure on that one. I also passed by the old folk guitar center on the corner of Cornell and Random rd.. A guy was working on it and said they were opening up a restaurant (he did not seem 100% confident with his answer) but he also mentioned that the place was a mess and would need a lot of work. The folk guitar building is pretty ugly right now but is on a nice piece of real estate because everyone that lives in the heights and goes up Edgehill rd. has to pass it. It would be nice to see that improved. I was also wondering if anybody has info on the industrial building on Random rd. that they took the windows out of in the fall. What is this going to be? Are these plans still in the works? http://www.littleitalyredevelopment.org/masterplan.htm#singer
March 20, 201015 yr I was going to say! Danny Green took out the mafia but theres still enough community pride/regulators down there to keep us "Micks" out! Um, I think it was the other way around despite what I wrote eight years ago.... http://www.americanmafia.com/Feature_Articles_241.html "In the souls of the people the grapes of wrath are filling and growing heavy, growing heavy for the vintage." -- John Steinbeck
March 20, 201015 yr Does anyone know what is going into the corner of Murray Hill and Mayfield? There were people there today working on it. I had actually heard (on here I believe) that it may become a Souper Market. Does anybody know if this is true?
March 20, 201015 yr Author I was going to say! Danny Green took out the mafia but theres still enough community pride/regulators down there to keep us "Micks" out! Um, I think it was the other way around despite what I wrote eight years ago.... http://www.americanmafia.com/Feature_Articles_241.html My point exactly, his death was the catalyst for bringing the Mafia down from Kansas City to Chicago to NY... I only read the first 1/3 of the article but surely you mention the sketch artist who happened to watch the stupid gangsters plant the bomb.
March 22, 201015 yr Does anyone know what is going into the corner of Murray Hill and Mayfield? There were people there today working on it. I had actually heard (on here I believe) that it may become a Souper Market. Does anybody know if this is true? I know at one point that Souper Market had put on its website that they were going to add a location in Little Italy, but there was no location listed...if that is the case...great spot.
March 23, 201015 yr Does anybody know what's going on with Mayfield Lofts? Are they having trouble getting financing? You would think with the Coltman condo's selling well, and this being arguably a better location in Little Italy, that the project would be going forward.
March 23, 201015 yr It may be substantially more difficult simply because they are condos and not townhomes. Might not seem like a big difference to us. But I can't emphasize enough how tough banks are being on condo buildings right now.
March 23, 201015 yr It may be substantially more difficult simply because they are condos and not townhomes. Might not seem like a big difference to us. But I can't emphasize enough how tough banks are being on condo buildings right now. McCleveland, I've seen you mention this a few times now. Could you explain to me why the banks view condos so unfavorably compared to townhomes?
March 23, 201015 yr well, let's see... about a year ago fannie / freddie changed their requirements for issuing mortgages at condos making it significantly harder for a potential buyer to get a loan. I just dug up an old WSJ article that can give you more information here: Fannie Tightens Its Conditions for Backing Condo Mortgages http://online.wsj.com/article/SB123733304341863319.html With these guidelines it can be nearly (but not totally) impossible to get loans as a consumer. Then factor in how many banks got burned by the spec condo craze (think all the 90% empty towers in places like miami), and getting a construction loan is nearly (but not totally) impossible. And then factor in for most consumers to get loans you need a 71% sold building. Which means you will normally need 71% presales now to get your construction loan. I actually read somewhere at some point that K&D was supplying 2nd loans to buyers to help them meet these new thresholds just so they can get units sold. Are there exceptions? Sure. I've heard Key has been bending over backwards to help sales go through at the Park Building. So case by case it can be done. But if you're building you better be able to bring a LOT of equity to the table. And if you're buying one, you better be prepared to bring a LOT of equity to the table. Crummy situation all the way around for condos right now. My wife works for a local bank. Condo loans are nuclear to them. They won't even look at giving people loans for condos. Sadly, it's just the way it is right now. These tighter regulations seem to be hurting a lot more than they are helping.
March 24, 201015 yr This does not sound like good news for the residential component of Uptown right down the street. Isn't most of it condos?
March 24, 201015 yr This does not sound like good news for the residential component of Uptown right down the street. Isn't most of it condos? Yes. I've always expressed to Zaremba that there is a need for nice APARTMENTS in the University Circle area, but I don't know that they're interested in apartments.
March 24, 201015 yr I had actually heard... though this is probably more appropriate for the uptown thread. that the zremba portion (mostly condos) would not be moving forward with the initial phase of the development across the street of MRN's (mostly apartments).
March 25, 201015 yr I just wanted to reiterate what McCleveland said about bank loans and condo projects. Most banks used to sell these mortgages to Frannie and Freddie. Now if a bank gives a condo mortgage they have to keep them as portfolio loans since Frannie and Freddie won't take them. Which means the interest rate is higher and tends to be more variable for the first few years.
March 29, 201015 yr While cruising around on facebook yesterday I found a group for a soon-coming restaurant by the name of Mia Bella. Under location it says 12200 Mayfield Road, this is the spot that is currently in question correct? It says that it will be opening in Spring 2010. If anybody else want to check it out, just search Mia Bella Restaurant in the search box of facebook!
March 29, 201015 yr Yeah thats it. Its also up on this coming weeks zoning appeals: From bakery to restaurant Ward 9 Calendar No. 10-29: 12200 Mayfield Road Kevin Conwell Roseanne Passalacqua, owner, appeals to change use from a retail bakery to a restaurant with a maximum of 60 seats and 15 employees in an existing three story building on a 50’ x 175’ corner parcel in a General Retail Business District...........
March 29, 201015 yr Yeah thats it. Its also up on this coming weeks zoning appeals: From bakery to restaurant Ward 9 Calendar No. 10-29: 12200 Mayfield Road Kevin Conwell Roseanne Passalacqua, owner, appeals to change use from a retail bakery to a restaurant with a maximum of 60 seats and 15 employees in an existing three story building on a 50’ x 175’ corner parcel in a General Retail Business District........... I was just there Saturday night and was checking out the building permit. Roseanne Passalacqua was indeed the name on the permit.
June 7, 201015 yr Two things: 1) Mia Bella is having their grand opening this Friday. It is located across Murray Hill Rd from La Dolce Vita, in the original Corbo's bakery spot. They've done a nice job with the remodeling and there are two murals that are being finished up for this weekend. I believe they are the only place in Little Italy who will serve Great Lakes beer along with all the italian stuff (I could be wrong on this one, but I just never see Great Lakes beer anywhere in the neighborhood). They also have a pretty decent $7 Martini menu. Food...guessing it's mostly pretty decent italian ;) They will be open for dinner this week to get some of the kinks out, but the grand opening is this FRIDAY. 2) In the old Gina's Boutique spot (she moved up the hill to Coventry), the windows are all papered up and big signs in the window that say "Murray Hill Market. Coming soon". I don't have anymore details on this, but I'm hoping it's a decent-sized grocery store, something Little Italy hasen't had in a couple decades. EDIT: I probably should have posted this here instead: http://www.urbanohio.com/forum2/index.php/topic,577.60.html One of the mods, could you move it?
June 7, 201015 yr I think the neighborhood should start letting people know that it actually does have a food co-op nearby. I am blown away at how many live near there and are clueless as to its existence. For those who may not be familiar, food co-ops are an entirely different concept than the typical grocery stores in that for the most part they promote and foster the distribution of locally made products and/or independently owned companies/economies; local food/products. A very cheap lifetime membership provides a discount for every time you shop and in the long run, although some prices may seem higher, the food and products are often superior and since you can walk to this place, you don't have the expense of the car which offsets other savings people might get elsewhere. Plus, you will be supporting a local/independent business. I follow their newsletter and frequent it as often as I can. I do not live around there anymore, but I do know they are going through efforts to largely improve the establishment. It has been there since the 60's.
June 7, 201015 yr 2) In the old Gina's Boutique spot (she moved up the hill to Coventry), the windows are all papered up and big signs in the window that say "Murray Hill Market. Coming soon". I don't have anymore details on this, but I'm hoping it's a decent-sized grocery store, something Little Italy hasen't had in a couple decades. That's certainly exciting. Is there anywhere to buy Italian food imports now in LI?
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