Northeast Ohio Properties, August 2024 by REjournals

Rising

to New Heights

Mayfield Heights Aquatic & Community Center brings refreshing upgrade to neighborhood

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EDITOR-IN-CHIEF

Mark Watt mwatt@propertiesmag.com 216.251.2655

OFFICE MANAGER

Lisa Larissey llarissey@propertiesmag.com 440.429.6153

CONTRIBUTING WRITERS

Doug Bardwell, Scott Esterly, Dan Holland, Christopher Johnston, Alec Pacella

MEDIA CONSULTANTS

Matt Lehnert mlehnert@propertiesmag.com 216.251.6753

Larry Overbey loverbey@propertiesmag.com 216.251.6649

OWNER

Real Estate Publishing Corporation

Jeff Johnson, CEO jeff.johnson@rejournals.com

Cover photo: Mayfield Heights Aquatic & Community Center, by Christian Phillips

FEATURES

Emergency Response – The Hidden Risk in All Commercial Buildings: A look at the potentially life-saving benefits of bi-directional amplifiers

Photo

Scott Esterly

PROPERTIES PEOPLE

Highlighting notable industry events

1 Scholarship

2 Scholarship recipient Tessa Gabriel (center) celebrates with her parents

3 ELO President Chris Allshouse (McAuliffe Sales), scholarship recipient Patrick Krupicka (IEC Northern Ohio) and ELO board member Bob Doherty (Wolff Bros. Supply)

ELO Scholarship Cruise

The Electrical League of Ohio (ELO) recently celebrated 2024 scholarship recipients aboard the Lady Caroline in Cleveland. ELO scholarship recipients included Joshua Grochowski (Akron JATC), Miranda Miller (Cleveland JATC), Beau Gibson (Cleveland State University Washkewicz College of Engineering), Patrick Krupicka (IEC Northern Ohio) and Tessa Gabriel (Kent State University Construction Management Program). The first EmPower Your Future scholarship was given to Patrick Krupicka (IEC), while the second annual Jack Borkey Scholarship was given to Miranda Miller (Cleveland JATC).

Cleveland-based architecture firm Robert P. Madison International (RPMI) recently celebrated its 70th anniversary with a gathering at Karamu House. More than 150 individuals, including local officials and dignitaries, employees, business partners and other guests, gathered to enjoy a late afternoon of networking and camaraderie.

1 Kevin Madison Jr., Robert Madison and Kevin Madison (RPMI)

2 Sandra Madison (RPMI), Andrea Lyons, Dr. Daisy Alford-Smith, Teresa Metcalf-Beasley (McDonald Hopkins LLC) and Cassandra Johnson (Cleveland Clinic)

3 Brian David (Karpinski Engineering), Kevin Madison (RPMI) and Robert Klann (RPMI)

4 Tony Sias (Karamu House), Zack Reed (City of Cleveland), Dr. Daisy Alford-Smith and Jeanne Madison (Madison Development Consulting)

5 Cuyahoga County Executive Chris Ronayne and Robert Madison

6 Michael Steinback (Enterprise Risk Management), Sharon Madison (Madison Madison), Robert Madison, Jeanne Madison, Gwendolyn Johnson, Sandra Madison (RPMI) and R. Kevin Madison (RPMI)

ULI Cleveland Summer Social

The Urban Land Institute Cleveland (ULI Cleveland) recently held its Annual Summer Social at Ohio City Penthouse. The signature event provided an opportunity for Northeast Ohio land use and real estate professionals to gather for an evening of networking with light bites and beverages while enjoying sweeping views of downtown.

1 David Fox (American Interiors), Amber Koriath (Desmone) and Jessica Lozon (American Interiors)

2 Anthony Whitfield (Milestone Partners and Associates) and Steve Ross (CBRE)

3 Jesse Andrade (Titan Construction and Repair), Paul Cullion (Lamar Advertising) and Jon Greenfield (Edge Home Financing)

4 Tory Leuthold (Bostwick Design Partnership) and Jennifer Stull (Osborn Engineering)

5 Jenny Jurewicz (CBRE), Olivia Marcis (CBRE) and Erik Engle (Cuyahoga County Planning Commission)

6 Ken Kalynchuk (PMC), Peter Zahirsky (Team NEO) and Omar Mohamed Eisa (The WhitingTurner Contracting Company)

recipients Patrick Krupicka, Josh Grochowski, Beau Gibson, Tessa Gabriel and Miranda Miller

Commending Historic Preservation Achievements

CRS, AIA Cleveland recognize top projects at 2024 Celebration of Preservation awards

Story & photos courtesy of Cleveland Restoration Society & AIA Cleveland

More than 150 members and guests of the Cleveland Restoration Society (CRS) and the Cleveland Chapter of the American Institute of Architects (AIA Cleveland) gathered at the newly renamed Ariel LaSalle Theatre in Cleveland for the joint annual Celebration of Preservation Awards. The venue was formerly known as simply the LaSalle and was recently purchased by real estate and economic development professional Radhika Reddy.

The program recognizes individuals, organizations and projects they’ve completed, with an emphasis on their outstanding commitment to historic preservation. This year, 14 awards were selected by a jury of historic preservation experts and certified architects, including a spotlight on the restoration and renovation efforts to the Ariel LaSalle, located along the East 185th Street Corridor.

The event began with opening remarks from CRS President Kathleen Crowther; AIA Cleveland President-Elect John Lusin, AIA, LEED AP; and Celebration of Preservation Jury Chair and CRS Trustee Ayonna Blue Dondald.

Award-winning projects included:

AWARD OF EXCELLENCE FOR RESTORATION OF A CLEVELAND LANDMARK

Majestic Hall

3000 Euclid Ave., Cleveland

Located on Euclid Avenue, this building was first constructed in 19031904 as the First Methodist Church. Designed by J. Milton Dyer in the perpendicular Gothic style, it was meant to rival Schweinfurth’s Trinity Cathedral located a few blocks down the street. The building served as a church until 2009. It was then leased by Cleveland State University until 2018 when it was sold for redevelopment. After several years of project planning and restoration work, the former church was successfully converted into Majestic Hall, an events center. The adaptation of Majestic Hall retained as much original fabric as possible. On the exterior, the entire building was repointed, and the roof repaired. Inside, historic light fixtures, stained glass and flooring were cleaned

and maintained. All of the impressive original doors were taken down, stripped and refinished. Perhaps the most spectacular parts of the restoration are the careful execution of plaster and painting repairs. A master craftsman was hired to complete this work and it is now virtually impossible to tell the original from the restoration. Now, the grandeur of this space with its gilded decoration and intricate lancet windows can be enjoyed by all who will visit this Cleveland Landmark for celebrations and special occasions.

OUTSTANDING RESTORATION OF A HISTORIC STRUCTURE AWARD

Miavana Inc.

5 Aurora St., Hudson

Constructed in 1839, this National Register-listed building first served Hudson as a dry goods store and later as a bank. Over the last 185 years, the building has seen a number of changes. Compass Studio worked with Miavana, Inc. to complete a scope of work that would

return the building to its period of significance in the 19th century. A historic preservation assessment was performed to help identify the original plan, framing and any other original elements. On the exterior, a balustrade was reinstated along with historically accurate shutters, windows, trim and front door. The building additions from the 1940s and ‘50s were updated to be more sympathetic with the original building. The interior was fully remodeled. During construction, it was discovered that the original roof trusses were failing, so an innovative structural design was utilized to reinforce the origi-

Majestic Hall

Miavana Inc.

nal hand-hewn wood members. Now the building’s legacy continues as a landmark in the heart of Hudson’s business district and stands as a model rehabilitation project that respects the significant historical elements while creating a vibrant and modern office space.

DISTINGUISHED RESTORATION OF A CULTURAL LANDMARK AWARD AND AIA CLEVELAND CRAFTSMANSHIP AWARD

West Side Market Clock Tower

1979 W. 25th St., Cleveland

Designated a Historic Landmark in 1973, the West Side Market is an iconic Cleveland building with a rich history. First opened in 1912, this is Cleveland’s oldest continuously operating, municipally owned market. Designed by the firm of Hubbell and Benes, the West Side Market has been subject to numerous projects over time. Some of these have attempted to repair and maintain the structure using various materials not equivalent to the original. This project ensured that the clock tower was brought back to its former glory using the original materials, while “discreetly” using modern systems and materials like stainless steel stone anchorage, fiberglass doors, digital time-keeping and waterproofing to

the work was overseen by Mark Duluk and his team of architects at the City of Cleveland. The West Side Market began as one of three city-owned markets and remains today as the only one. The care and craft that was put into the restoration of the clock tower is a demonstration of pride and commitment by the City of Cleveland, ensuring the long life of this cherished resource.

DISTINGUISHED REHABILITATION AND COMMUNITY IMPACT AWARD

Architect Walter McCormack, this Jacobethan Revival-style Henry W. Longfellow Elementary School served the Collinwood neighborhood from 1924

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until 2010. After closing, the building sat vacant and was scheduled for demolition. Thanks to the efforts of Councilman Michael Polensek and the Cleveland Restoration Society, a solution was found to save the Cleveland landmark. The team of Vesta Corporation, Marous Construction and LDA Architects were able to successfully transform the former school into 30 affordable senior apartments and build another 50 additional living units on the site (see full story in Properties, October 2023 issue, available at www.propertiesmag.com). Converting the auditorium into a community space and the gymnasium into a fitness area specifically designed for seniors ensures that the space remains accessible and caters to the unique needs of the aging population. The Longfellow has solidified its place as an integral and cherished part of the Collinwood community. Not only does it serve as a vibrant focal point, but it also actively contributes to the community’s economic prosperity. Additionally,

West Side Market Clock Tower

Longfellow Senior Housing

the development plan has provided the Cleveland Metropolitan School District (CMSD) with a duplicable strategy when future schools face decommissioning.

AIA CLEVELAND COMPATIBLE NEW BUILDING IN A HISTORIC DISTRICT AWARD

The Dexter Apartments

2800 Franklin Blvd., Cleveland

The Dexter Apartments are located on Franklin Circle in Cleveland’s historic Ohio City neighborhood. The project’s site fronts an intersection which was previously a dead-end street, now recently restored to its original form of a traffic circle by the City of Cleveland. The design of the Dexter’s primary façade was conceived to reinforce this restored urban context, while transitioning from a larger civic scale on down, in deference to the historic Victorian-era homes to the west. The Dexter provided the necessary mass to define the circle as it had once existed. Dexter Place, the street that the project takes its name from, had long been cut off from the circle. The new building provided a lighted, public pedestrian pass-through, allowing Dexter Place to reconnect to the circle. (See full story in Properties, July 2021 issue, available at www.propertiesmag.com.)

AIA CLEVELAND COMPATIBLE NEW BUILDING IN A HISTORIC DISTRICT AWARD

Ford Hessler Apartments

11300 Hessler Rd., Cleveland (Addition to 1975 Ford Dr.)

The Ford Hessler Apartments infill a former gravel parking lot on the beloved Hessler Road. Located in Cleveland’s first historic district, this new infill building offers six units, including the first

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The Dexter Apartments

housing in the district that is accessible to residents with mobility impairments. Consistent with the Secretary of the Interior’s Standards, the new structure’s design intently focused on maintaining scale, proportion, materials and detailing compatible with the surrounding street. The design takes cues both from adjacent duplexes with one- and two-story porches and gabled attics, as well as the five-story brick building with two-story porches directly across the street. The resulting structure is a harmonious addition to Hessler Road, continuing its tradition of richly detailed human-scaled homes.

EXCELLENCE IN CREATIVE ADAPTIVE REUSE AWARD

LDA Offices at the Historic WHK

Studio One

5000 Euclid Ave. #104, Cleveland

Constructed as a storage building in the 1920s, this unassuming building became a part of the WHK and later WMMS Studio One radio station complex. The building was used primarily as a recording studio, complete with sound dampening material on the walls. It served the broadcast community from 1949 through 1977. Now, the historic WHK Studio One has been reimagined as the office for LDA Architects. Federal and state historic tax credits were an integral part of the financing for this creative adaptive reuse. As the building was historically recording studios, there was almost no daylight, therefore one of the first challenges was to create an office space that would be inviting and well lit. In order to preserve the character of the acoustical walls in the main studio, narrow windows were introduced in between the acoustic bellow features. Skylights were then introduced to reach the desired natural light levels. Historic architectural elements such as acoustic panels have been maintained. The project is also the first in the nation

designated as a CIRRUS Low Carbon project, which requires energy efficiency upgrades that will result in significantly reduced carbon emissions.

AWARD OF EXCELLENCE FOR RESIDENTIAL RESTORATION WITH ARCHITECTURALLY APPROPRIATE ADDITION

Whedon-Farwell House

30 Aurora St., Peninsula

The 1826 Federal-style WhedonFarwell House was designed by architect-builder Lemuel Porter and is considered a masterpiece of his work. Located in the Hudson Historic District, the building exhibits Italianate-style elements likely added when carpenter Charles Witty owned the house in 1867-1873. The two-story single dwelling originally operated as an inn, then “young ladies’ seminary” around 1870 and later served as the Hudson Primary School in the 1930s. The home had undergone several insensitive alterations

over many years. The new homeowners aimed to bring the property back to its original historic footprint, and add a more compatible addition to satisfy their family’s spatial needs. Work scope included the removal of a non-historic garage and living space additions. Once removal of all non-historic elements was complete, the foundation was restored and planned additions for a three-car garage and living spaces were constructed. The new additions minimally impact the presence of the historic home from the street and have been sensitively integrated with the historic architecture. The local design team worked closely with a historic preservationist to understand how the original historic fabric had been altered and then created plans to restore original features, including key elements like a fireplace and barrel-vaulted entry.

HERITAGE HOME PROGRAM AWARD

7216 West Clinton

7216 West Clinton Ave., Cleveland

Constructed in 1902, this handsome Victorian is a contributing structure to Cleveland’s Franklin West Clinton Historic District. When neighbors Lee Chilcote and Katherine Readey discovered that the house was going to be sold to a developer who intended to flip the property as quickly and inexpensively as possible, they petitioned the long-time owner to sell to them instead. The pair had a vision to turn this property into a rental, retaining its character and making

Ford Hessler Apartments

LDA Offices at the Historic WHK Studio One

Whedon-Farwell House

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the house a charming addition to the neighborhood with high value finishes and a preservation-minded scope of work. Having used a Heritage Home Loan on their personal residence, they knew it would be a great tool to renovate this new investment property. 7216 West Clinton underwent a complete restoration, inside and out. With all new mechanicals, bathrooms and kitchen, the house retains its historic elements but also functions for modern needs. On the exterior, asbestos shingle siding was removed, and the original lap siding was revealed. The crowning touch on this restoration is the multi-color paint scheme that is both fun and historic.

AWARD OF EXCELLENCE FOR STEWARDSHIP IN PRESERVATION

345 Glass House

345 Prospect Rd., Berea

Located in the historic suburb of Berea, this International Style modern home is unique to the area. Built in 1965, the house was designed by local architect Carl Droppers for his family home. It became known to the community as the “Glass House.” Now under the stewardship of Susan Secoy Jensen of Secoy Architects, this National Register-listed house has been sensitively restored. Original drawings were used to guide the restoration work of the home’s character-defining features that were intact but in need of repair due to deferred maintenance. On the exterior, damaged concrete was replaced with Berea sandstone. Painted wood panels were replaced with new mahogany as it was originally. Glazing was restored with 26 new glass panels, new hardwood stops and custom-milled original details. In the kitchen, original appliances were repaired and retained, along with the original cabinets and damaged Formica countertops repaired with

matching material. The electric system has been updated, but unique original lighting features retained. New wood plank flooring replaced the failing carpet. Throughout the restoration, the children and grandchildren of Carl Droppers visited the house to share their memories and admire the restoration efforts.

AWARD OF MERIT FOR STREETSCAPE IMPACT IN A HISTORIC DISTRICT

Thomas-Oliver Residence

3110 Carroll Ave., Cleveland

Located in Cleveland’s Ohio City Preservation District, this 1864 vernacular home has been lovingly remodeled over a number of years. The rear of the original home had been altered with unsympathetic additions. Part of the work done included removing modern materials, such as vinyl siding and windows, and replacing them with finishes that complement the original. This includes new cedar lap siding, wood windows and a sandstone foundation. The culmination of the multi-year proj-

ect is a sensitive first-floor addition that allows the home to function more fully. This new addition adds to the rhythm of streetscape that is harmonious with the surrounding historic architecture.

HONORABLE MENTION FOR INTERIOR RESIDENTIAL DESIGN AWARD

Brown Residence

3260 Kenmore Rd., Shaker Heights

Situated in the Sussex neighborhood of Shaker Heights, this Tudor Revival style home was constructed in the 1920s with distinctive brickwork, leaded glass windows and lovely architectural character. The project focused on upgrades to the kitchen and adjacent mud room but went beyond that area of the house to include structural upgrades. Mechanical systems were updated and reworked. Soffits constructed in the kitchen to hide air conditioning were removed and the original ceiling height restored. Considerable efforts were made to source and replicate the original trim throughout the remodel. Arched doorways replicating the original

Thomas-Oliver Residence

345 Glass House

7216 West Clinton

Brown Residence

were added to connect the kitchen and dining room. A handmade ceramic tile entryway and kitchen floor complement the brick exterior and natural surroundings. Initial budgets were cost prohibitive and might not have worked without the Heritage Home Program (HHP), a program that provides owners of homes over 50 years old with access to guidance and low-cost financing for home improvement/maintenance projects.

OUTSTANDING RESTORATION OF A HISTORIC FEATURE AWARD

Stan Hywet Hall & Gardens - Great Hall Chandelier Restoration

714 N. Portage Path, Akron

This ornate chandelier is located inside the Great Hall of Stan Hywet Hall & Gardens. Built in 1898 by Goodyear Tire and Rubber Company co-founder F.A. Seiberling, this National Historic Landmark has been a historic estate museum since 1957. The chande lier’s compromised condition came to the attention of the Stan Hywet staff when electrical issues were found during common maintenance. A lighting spe cialist was approached to evaluate the fixture for restoration. As the fixture had originally been built in place, the team joined forces to develop a permanent lowering system that would provide the first access to the chandelier since it was built. The restoration required updated electrical and testing equipment to meet current UL certification requirements. Also, while the original fixture already employed electrical lighting, high-

efficiency LED lamping now provides longer-lasting and cutting-edge technology. All the pieces of the chandelier were cleaned, repainted when necessary, and meticulously reassembled under the consultation of an art specialist before the impressive lighting unit was returned to its home inside the Great Hall.

DEDICATION TO REVITALIZATION AWARD

Radhika Reddy

Radhika Reddy has made considerable contributions to historic preservation in Northeast Ohio over the years through her company, Ariel Ventures. A 100% women-owned and minority business, Ariel Ventures has provided business advisory services for over $2 billion in public-private finance transactions

nationally, utilizing New Markets Tax Credits and Historic Tax Credits, among other financing tools. Reddy found some hidden jewels in the area and served as developer and project manager to transform them into event centers.

These include Ariel International Center, a 68,000-square-foot historic red brick building on E. 40th overlooking Lake Erie and the Cleveland skyline; Ariel Pearl Center, a 26,000-square-foot historic building in Old Brooklyn built in 1925 as the Pearl Street Savings and Trust Bank; and Ariel Broadway Hotel, a 60,000-square-foot historic landmark, built in 1925 in the center of Lorain. Most recently, in 2023, she purchased the already restored LaSalle Theater in the North Collinwood neighborhood to upgrade and continue to promote as an event center under the new name, Ariel LaSalle.

Stan Hywet – Great Hall Chandelier

Rising to New Heights

Mayfield Heights Aquatic & Community Center brings refreshing upgrade to neighborhood

By Dan Holland | Photos by Christian Phillips

With an outdated community center built in 1977 and a municipal pool built in 1958, the city of Mayfield Heights in 2014 began conceiving of a reimagined, all-encompassing facility at the site of three baseball fields located at 6080 Marsol Rd. The end result was the opening of a new outdoor aquatics center in July 2023, followed by a new adjacent community center in September 2023 on the 10-acre site along I-271.

The $34.6 million project also includes a brand-new playground, concessions and recreation department offices. An official ribbon-cutting ceremony was held in June 2024 once all components and finishes were in place.

A second phase of the project is slated to include redevelopment and modernization of athletic fields located directly across the street.

Beginnings

A number of community engagement meetings were held, along with community surveys sent out, to determine what residents would most like to see in the new facility.

“Back in 2014, residents came up with ideas on how we could best use the lim-

ited amount of park space we have,” says Mayor Anthony DiCicco. “So, we came up with some ideas of how to best use the space and where to best relocate facilities and amenities.”

Funding for the project came by way of a voter-approved tax increase in 2020.

“We went to our residents and came up with a plan to increase our withholding taxes by a half a percent – from 1% to 1.5% – we were the lowest in Cuyahoga County,” explains DiCicco. “That would generate a sizable amount to cover the cost of the facility and the whole park redo.”

Once funding was in place, the city began to interview and assemble a construction and design team. AMHigley, of Cleveland, was chosen as construc-

tion manager at risk for the project. LevelHEADS, Inc., of Valley View, served as architect of record and lead designer with assistance from Legat Architects and Water Technology, Inc. (WTI). GPD Group, the city’s engineering firm, acted as owner’s representative during early stages, according to DiCicco.

“We brought [Legat] on board as associate architect to strengthen levelHEADS’ offering to Mayfield Heights from aquatic deck, sport court and interior design, which were key to the project’s success,” explains levelHEADS President Christopher Trotta, AIA. “In addition, Legat provided programming/planning and construction documentation support. WTI, a world-class aquatic planning, design and engineering firm, partnered

with levelHEADS to lead aquatics, slide/ diving and apparatus [toy] design, including associated engineering.”

Site work began in April 2022, with concrete structure work beginning in late August of that year.

Early design input

A common theme echoed by residents was to make the facility a signature project for the city.

“The residents wanted a facility that was on par with our neighboring cities,” says Recreation Director Sean Ward. “There are some shining stars in nearby

communities such as Mayfield Village and Beachwood, who have beautiful pool facilities. We wanted something different as well, rather than taking a cookie-cutter approach.”

“Something we heard as the architecture team was for this to be an award-winning facility, to be very special,” says Trotta. “From a design standpoint, Sean [Ward] and the mayor were big advocates of building something nice and pleasing to the community, not just another cookie-cutter building. We wanted to make sure that the design was something truly unique.”

“The city wanted its own facility for basketball and other sports, as they had been sharing other facilities in Mayfield Heights,” adds Trotta. “They also have summer camps they host here, which can now all be held in this facility. They wanted to pull it all together into one site.”

A 34-foot-high water slide tower, which contains a spiral slide, drop slide and a four-lane Traxx slide, was designed to be the focal point of the project as well as to be reminiscent of a 12-lane community “giant slide” that previously stood near the interchange of Mayfield Road and I-271.

RIPPLE EFFECT A metal trellis connects the community center facility to a detached freestanding pool building, providing an inviting entry to the aquatics area. Here and elsewhere, curving lines and flowing shapes intentionally nod to the nature of water.

GOING WITH THE FLOW Continuing a nature-inspired design, the community center building reflects the shape of the pool with curving walls of glass, wood-look panels, masonry and metal paneling.

“When you walk through the facility, your eye is drawn toward the slide,” says Ted Haug, principal at Legat. “You’re very aware of it when you’re walking through the community center. Even when the pool is shut down, you have all of that glass looking out at the slide. It’s great advertising for the entire facility, and creates an event space with all the shade structures. It has really become a destination space. The city really made a great effort to concentrate as many amenities on the site as possible, so that the site would be active at all times of day and all times of the year, unlike most aquatics centers.”

Design challenges

Moving the public pool from across the street nearer to I-271 was an early concern solved through planning and design. “When we did the master plan, they had the pool moved from the other part of the park to this side of the street, and we got some pushback on being so close to the freeway,” says Ward. “There were concerns about the noise while people are at the pool and debris that might come off there. So, we situated the building so as to block the view and the noise from the freeway.”

Finding the best pairing of the two facilities into one site required careful planning, according to Trotta.

“One of the design challenges was, how to have a community center, gymnasium, fitness center – all of these elements –

and organize the building,” he says. “We wanted to have everything organized so as to look at the pools – looking at the best amenity versus the parking lot or Marsol Road. So, we decided to have the main concourses wrap around the pool.”

“Some of the other things we looked at were whether we would have a splash pad or not,” he adds. “Evaluating the size of the gymnasium and community rooms – just right-sizing everything –that was a major component. Then, the constant balance between parking and the requirements of the building itself; there was a lot of back-and-forth to get the project at the right cost.”

Inclusion of natural elements was also key in the design.

“We had to take into consideration sun angles from a standpoint of both the patrons and staff,” explains Matthew Freeby, project director for WTI. “Looking at it in terms of site design, we also considered prevailing wind directions. In this instance, it worked well, because the building took care of that for us. We also considered sightlines for the lifeguarding staff and safety.”

Prioritizing

A high priority was placed on completing and opening the aquatics area by July 2023, with the community center to follow closely behind.

“Opening the pool in summer 2023 was always the goal,” explains Brent Wehage, senior project manager for AMHigley.

Building Design

Owner’s Representation

Interior Design

Facility Assessments

Integrated Project Delivery

Master Planning

Signage & Way nding*

Medical Equipment Planning

Logistics Planning

Diversity/Supply Chain

TOP ATTRACTION A 34-foot-high water slide tower, which contains a spiral slide, drop slide and a four-lane Traxx slide, was designed to be the focal point of the project.

“Despite some of the challenges during preconstruction, we worked as a team to identify how to maintain that schedule. It’s something in construction that’s become more normalized with early bid packages and savings in a project, and we did that. We ended up with five different bid packages on this project.”

“The first bid package was the pool and slide in December 2021; we did that as almost a design-bid because we

“[Recreation Director Sean Ward] and the mayor were big advocates of

Christopher Trotta levelHEADS

released it essentially as design development drawings, and then worked with the contractor to maintain the schedule and budget,” adds Freeby. “Because that was during COVID, we wanted to make sure that the budget was in line and that we could get a contractor that could meet the schedule.”

Early construction work included demo and abatement of the old community center on the site and relocating the service and maintenance depart-

ment building to the southwest corner of the property.

Aquatics area

In addition to the water slide tower, the 75,000-square-foot aquatics area includes two separate lap pools, a zero-entry pool with interactive pool toys, handicap pool lift, current channel, vortex, family slide and a deep-pool area with one-meter and three-meter diving boards. Numerous shade structures, including cabanas, are interspersed throughout the pool deck.

“We wanted to have a variety of options for all ages,” says Trotta. “So, as you enter the pool area, the zero-depth pool is near the entrance, and then there’s the current channel. As you get further in, it gets more challenging. That was done both for aesthetics and safety reasons.”

The pools can be heated to different temperatures to accommodate a particular age group or activity.

A separate pool building containing lockers, changing rooms, showers, restrooms, a concession stand, lifeguard room and staff office sits near the entrance.

The outdoor area also includes a 26-foot by 50-foot picnic pavilion and an ADA-accessible playground.

Community center

A detached, drive-through metal panel canopy leads into the

33,500-square-foot community center with a centralized vestibule that opens into the main corridor. To the right is a reception desk, restrooms, recreation department offices, a conference room and multipurpose room.

Left of the main vestibule, the main corridor features 12-foot-high floor-toceiling windows looking out onto the pool deck. Accessed via the corridor is

a gymnasium with two-full-size courts, restrooms, a large banquet room that can be divided into three sections by moveable wall partitions, and a senior cardio room. A kitchen, building mechanical and electrical rooms and the pool mechanical/pump room all sit at the west end of the building.

The 9,200-square-foot gymnasium features rubberized flooring striped for

basketball, volleyball and pickleball, and includes sound dampening panels and multi-level windows – with frosted east-facing windows – to allow in natural light.

The main corridor incorporates an honor wall that highlights a number of city officials and volunteers who were instrumental in developing the recreation programs and park facilities in the city, in particular those elements that formerly occupied the site.

Wood-look metal panels cover interior corridor walls outside the banquet room, while an exposed corridor ceiling above reveals ductwork and piping.

At the far west end of the property is a freestanding 34-foot by 60-foot metal storage maintenance building.

A new, lighted and landscaped asphalt parking lot is accessed from Marsol Road.

Design aesthetics

Incorporating a resort-type theme throughout the entire project was at the forefront of the design process.

“The building is designed to reflect the nature of water,” explains Chris Trotta, Jr., building envelope designer for levelHEADS. “We have a curving trellis connecting the pool building

to the main building that represents ripples of water coming across a beach. In addition, the metal panels wrap slowly around the building and flow like water movement.

“On the curve of the building, the city wanted to have some wood form to relate back to nature,” he adds. “There

“The building is designed to reflect the nature of water. We have a curving trellis connecting the pool building to the main building that represents ripples of water coming across a beach. In addition, the metal panels wrap slowly around the building and flow like water movement.”

Chris Trotta, Jr. levelHEADS

are also some forms on the pool deck that look like waves cutting into the building to personify the ocean – the water at the beach. The building reflects that environment.”

“We spent a lot of time with the daylighting,” adds Haug. “In every room

or space, there is some kind of natural light coming in. It was very important to have that connectivity to the outdoors and nature.”

Challenges

As with most projects begun during the COVID-19 pandemic, a number of challenges presented themselves early on.

“When we were brought on, we jumped right into the first round of estimating and doing consolidation,” says Wehage. “That was in 2021, coming out of COVID during the back half of 2021 and early 2022, when escalation pricing in construction was off the charts. We were dealing with material escalations, with roofing and steel being two of the big ones. Christopher [Trotta, Sr.] and his team did a great job of putting together an early bid package for those scopes, and we got that pricing locked in, so that we knew what we had to deal with on the final design piece to be able to bring it in under budget.”

“The preconstruction was a heavy lift, but as a team, between the design team, AMHigley and the city, we made some very good decisions on how to miti-

LOOKING BACK Inside the community center, a main corridor features floor-to-ceiling windows that look out onto the pool deck. An honor wall recognizes individuals who were instrumental in developing recreation programs and park facilities in Mayfield Heights.

gate that as much as possible,” he adds. “There were some tough decisions made during that preconstruction phase that ended up working out very well.”

A medium-pressure gas line was required to be run from Mayfield Road to meet the increased needs of the facility.

Building systems

The building structure consists of load-bearing masonry walls and steel frame, with exteriors being a combination of masonry, utility brick, metal panels and storefront window systems. Interior walls consist of metal studs with dry wall and sheer walls.

Interior finishes and materials were chosen for durability and cleanability.

“We wanted something that was going to be durable,” says Haug. “This is a 50- to 100-year facility – a legacy building – so we wanted to create something that is very easy to maintain in terms of floors and other surfaces. That was really the idea: to create a warm and inviting feeling while having a very durable, lowmaintenance facility.”

Flooring consists of carpet tile, ceramic tile, rubberized flooring and static flooring. A white TPO roofing membrane system tops the community center.

The building’s HVAC needs are served by hot water boilers that feed VAVs, along

SERVING NEEDS The community center (top) is equipped with a variety of community resources, including a flexible banquet hall (middle) and a 9,200-squarefoot gymnasium (bottom).

with rooftop units. Roof screening was employed to conceal RTUs from view.

A plan for all seasons

The pool deck area will be utilized for a number of community activities beyond the summer season.

“One thing about this facility that impresses me is that it’s multifunctional and separated. There’s something for everyone at every time of the year,” says Haug. “A lot of these pools, after summer, they just shut down and they’re not used at all, but with this facility, they were very mindful of trying to pack as many different functions into the site as

“With this facility, they were very mindful of trying to pack as many different functions into the site as possible. It’s always active, and it’s where people want to be. It really gives the community a big bang for their buck.”

Ted Haug Legat Architects

possible. It’s always active, and it’s where people want to be. It really gives the community a big bang for their buck.”

New hub + gateway

The new facility serves as a new hub and gateway to the city.

“It’s a central hub for the town. You have a playground and a day care area for the summer activities,” says Haug. “I don’t know how many different layouts we did for the gymnasium for all the different events you can use it for – from pickleball to basketball to volleyball. And the flexibility of the community rooms allows you to host multiple functions.”

“With the Community Partnership on Aging, it’s a great space for programming for their seniors just to get them up and moving and create a space that they want to come to,” adds DiCicco. “It is one central hub for the

city. They’re not coming here just for the pool or just for the community center – they’re coming here for a variety of services and activities.”

Winning team

In the end, all parties worked together to bring a first-rate facility to the city and its residents.

“It’s been great working with the team,” says Christopher Trotta, Sr. “We all worked together to solve problems and kept moving forward collectively as a team. The mayor was a true leader in this project along with Sean Ward in helping us navigate all obstacles.”

“I really enjoyed the team I worked with, and to see the impact and the benefit that it has for the community. That makes it all worthwhile,” says Wehage. “Just to see the kids coming in and being excited about the pool; there’s nothing better than seeing residents enjoying the finished project.”

“It’s an inspirational building with the natural light, and everything is beautiful, and our residents say the same thing,” says Ward. “People comment that this is their ‘happy place,’ making them

feel like they’re on vacation. And it’s the same on the inside. With the layout of the community rooms, they’re really stunning as well as functional.”

“It was a pleasure to work with this team, and the proof is in the pudding,” says DiCicco. “It’s a phenomenal building and everything we could have hoped for. And that was all based on the team’s ability to work together with a lot of moving parts going on throughout the whole process.”

Emergency Response – The Hidden Risk in All Commercial Buildings

A look at the potentially life-saving benefits of bi-directional amplifiers

By Andy Gunsch Gardiner

The Safer Buildings Coalition has called it “a crisis in plain sight.” It makes headlines following nearly every major public safety event and has been the subject of significant building code updates in recent years, yet it is still one of the most under-discussed risks in building operation: poor in-building public safety communication coverage.

In the complex and often chaotic environment of emergency response, clear and reliable communication is not just important; it’s a matter of life and death. For first responders, such as firefighters, police officers and emergency medical personnel, effective communication is critical to coordinating rescue efforts, managing situations, and ensuring their safety.

In commercial buildings, which can be vast and structurally intricate, maintaining this communication is particularly challenging.

Ensuring reliable communication

The Safer Buildings Coalition states that there are more than 6.2 million commercial spaces where a potential safety event can occur. In an emergency, first responders must have access to reliable communication channels throughout a building. A 2017 International Association of Fire Chiefs Survey reported the following:

• 99% of buildings reported by fire responders had poor radio frequency

• 56% of buildings had communication failures during an emergency response

• 31% experienced communications failures in the last six month alone

Ohio Fire Code requires emergency communications enhancement in new construction and existing buildings where a distinct hazard is identified. Communication failures can lead to disorganized responses, increased risks

to responders, and a higher likelihood of casualties.

Understanding BDAs

A bi-directional amplifier (BDA) is a device designed to boost signal strength and extend the coverage of wireless communication systems. BDAs work by receiving a weak signal, amplifying it and retransmitting it to ensure it reaches areas that would otherwise be signal dead zones. This technology is particularly crucial in commercial buildings where dense construction materials – such as concrete, steel and even low-E glass exteriors – can impede radio signals, creating areas where communication devices fail to function properly.

BDAs ensure that even in the most challenging environments, such as basements, stairwells or behind thick walls, first responders can maintain clear and uninterrupted communication. This capability is essential for coordinating

efforts, sharing vital information and executing rescue operations efficiently.

Enhancing safety + efficiency

For firefighters battling a blaze in a high-rise office building, clear communication can mean the difference between life and death. BDAs enable first responders to communicate effectively with each other and with command centers, ensuring that they can navigate the building safely, identify and rescue trapped occupants, and manage the fire more effectively. Similarly, police officers dealing with an active shooter situation or other security threats in a commercial building rely on robust communication networks to coordinate their actions and ensure the safety of everyone involved.

Complex emergency operations

Commercial buildings, including office towers, shopping malls and industrial facilities, often have complex layouts with multiple floors, hidden

Need to prevent radio silence for first responders?

Gardiner Does It. TM

With Ohio Fire Code now requiring adequate 2-way emergency radio coverage in at least 95% of every commercial building, many owners are wondering how safe their facilities are for first responders. If you work with Gardiner, there’s no need to guess.

Our Continental Fire & Security team not only designs and installs Bi-Directional Amplifiers (BDA), we are also the only PCTEL certified public safety network testing provider in Northern Ohio. This simple, cost-effective site survey can give you the answers you need.

Want to stay out of the building technology dead zone? Gardiner Does It.

rooms and extensive basements. These structures can make it difficult for first responders to maintain communication without technological assistance. BDAs provide the necessary signal boost to ensure that communication devices work seamlessly throughout these complex environments.

Implementation

While the benefits of BDAs are clear, understanding and implementing these systems in commercial buildings can be challenging. Each building has unique characteristics that can affect signal propagation, requiring customized BDA solutions. Building owners and managers should work with experienced professionals to identify their needs and potential next steps. Compliance with

Is your building compliant with the updated code for emergency communications enhancement in existing buildings? This is a question that a majority of building owners and operators simply can’t answer – and many don’t bother until the unthinkable happens.

local regulations and building codes is another critical aspect of implementing BDAs. Many jurisdictions have specific requirements for in-building communication systems, particularly for public safety. Staying informed about these regulations and working with knowledgeable vendors who can ensure compliance is essential for the successful deployment of BDAs.

The

first step

Conducting a site survey using proper radio signal testing equipment is simpler and more cost-effective than many think. This testing is critical in the process of designing and installing a BDA system tailored to your building’s specific needs. Working with a trusted partner with the right technology and expertise can help to ensure accurate and complete test results.

For building owners, deciding to take that first step may be the most important safety decision they can make.

Andy Gunsch is Gardiner’s lead BDA technician and is also a certified journeyman electrician. For questions, email him at agunsch@whgardiner.com or call him at 216-318-6741. For more information, visit www.cfs.whgardiner.com.

At Hahn Loeser, our Construction Team was listed for the fifth year in a row in Construction Executive Magazine’s Top 50 Construction Law Firms. Further, we are ranked as a National Tier 1 practice for Litigation – Construction in the 2024 “Best Law Firms” report by U.S. News & World Report and Best Lawyers® and our attorneys are recognized as industry leaders by Chambers USA®, Best Lawyers® and Super Lawyers®

We offer our clients exceptional strength, leadership and industry knowledge. Our responsive team of hardworking professionals is committed to seeking outstanding results for our clients around the corner and across the country.

For the latest legal developments impacting your business, subscribe to our blog at constructionlawinsights.com.

Making Buildings Safer

How specialized security film can maximize building security

By Jason Young Suntrol

GLocked doors may deter the average citizen, but not an offender with a weapon and a mission.

How security film works

Professionally installed security film vastly reinforces entrances and ground-level glass. It withstands up to 32,000 pounds of pressure per square inch, keeps shattered glass in place and buys critical time for law enforcement and other first responders.

In 2023, the FBI designated 48 shootings as “active shooter incidents.” These incidents occurred in 26 states and represented five location categories, including open

spaces, commerce, schools, healthcare and residences. The number of active shooter incidents increased by 60% from 2019 to 2023.

Cleveland Chemical Pest Control

Security film is designed to delay aggressive entry and has been tested using the weapons most often used by violent offenders, including AR-15-style rifles. Independent testing in collaboration with SACS Consulting and Elite Security Consultants utilized a Colt M4, Glock Semi-automatic .45 caliber, .357 Magnum, 9mm Springfield XD and .380 Semi-automatic. Even after being shot and assaulted with additional instruments like a baseball bat or a crowbar, the glass treated with professional security film remained intact and required significant effort and time to breach.

Breaking and entering through glass is also commonly used for home burglary and vehicle theft. According to the “2023 State of Safety in America Report” (available at www.safewise.com/ state-of-safety), burglaries have become America’s most worrisome property crime. FBI Crime Data indicates that 847,522 burglaries were reported to the FBI in 2022 (www.fbi.gov). Delaying or preventing entry is one of security film’s most vital benefits.

Security film for schools

Windows and doors have always been the most common entry point for active school shooters. Left untreated, windows and doors are vulnerable, especially entries.

The FBI reports that the median law enforcement response time for active shooter incidents is about three minutes.

That’s impressive. But, when we understand that about 70% of active shooter incidents are over within five minutes, we can see that delaying entry is critical to reducing the risk of harm, death and damage. Security film is a frontline defense against aggressive attacks that have the potential to save lives. Investment in security film gives staff, students and parents peace of mind. It is also a big help to law enforcement.

Ohio’s School Safety Grant Program is helping schools invest in a variety of physical safety and security upgrades, including security film. Ohio schools have received five rounds of funding from

The FBI reports that the median law enforcement response time for active shooter incidents is about three minutes. That’s impressive. But, when we understand that about 70% of active shooter incidents are over within five minutes, we can see that delaying entry is critical to reducing the risk of harm, death and damage.

the K-12 School Safety Grant Program. This program has provided a total of $215 million to 2,789 schools. As this program continues, more schools will have access to the necessary funding for security film.

In closing, buildings can be reinforced to resist and delay aggressive entry with a proven product that can be installed quickly and is almost undetectable to the untrained eye. When developing a safety and security plan for your location, contact a security film professional for a risk assessment.

Jason Young is the owner and president of Suntrol Tinting & Graphicsl). Suntrol is part of the Solar Tint family of brands serving Ohio, Indiana, Kentucky and Tennessee. Visit www.suntrol.com to learn more.

VANTAGE POINT

Experts weigh in on industry issues

Identifying Security & Life Safety Trends

In today’s dynamic business landscape, owners and management teams face multifaceted challenges. They must strike a delicate balance between cost-effectiveness, achieving organizational goals and harnessing innovative technology. They must do this while also making sure that the solutions for their organizations are protecting their most important assets: their property, their products and, most importantly, their employees. As our world evolves, so must our approach to security, video surveillance and fire protection services.

As a security, video surveillance and fire alarm specialist, I have a close-up view of changes within these segments of the industry. Here are a few key trends that I see as I work with Northeast Ohio commercial business leaders.

1. Smart systems

Organizations increasingly seek seamless solutions that integrate security, fire protection and life safety services. Key decision-makers are juggling several

responsibilities and need to be able to have these services and tools, and be able to operate effectively and efficiently. As such, one trend we are seeing is an increase in customers’ requirements to have service offerings that include easy-to-use platforms accessible via smart devices. These can in turn empower key personnel, regardless of their location. Standardizing of tools, such as mobile apps and secured online platforms, are now becoming a requirement instead of

MIKE JANSEN

what was once a “nice to have” feature. Busy management teams and owners rely on these mobile tools and secure online platforms to be easy-to-use systems that make their jobs easier – instead of harder.

This trend is even more evident with organizations with large or complex facilities or businesses with multiple locations. Decision-makers need to get access to vital information in a timely manner. With these types of integrated mobile management tools at their disposal, this can be accomplished.

2. Seamless integration

One of the other key trends that I see in the ever-evolving business landscape is a need for video surveillance, security and access control technologies to be all seamlessly integrated into these easyto-use platforms. For example, if there is an accident or damage on the warehouse floor of a facility, key personnel need

Organizations increasingly seek seamless solutions that integrate security, fire protection and life safety services. Key decision-makers are juggling several responsibilities and need to be able to have these services and tools, and be able to operate effectively and efficiently.

to be able to investigate the incident, see what security doors were used, pull video surveillance of the incident, and see exactly what transpired to ensure all parties have the accurate information they need. Thankfully, today’s fire protection and security manufacturing providers have developed and are constantly working to improve on service offerings that meet these exact needs.

3. Dialogue + communication

While all these technologies and tools are wonderfully effective service offerings that key business leaders are taking advantage of, communication remains

paramount in the world of security, video surveillance, fire protection and life safety service. Decision-makers seeking answers and solutions must have direct access to their security and fire protection partners.

Whether it is resolving issues, answering questions or strategizing together, timely communication ensures that

critical information flows seamlessly. As businesses consolidate their security needs into user-friendly platforms, the human element – dialogue and collaboration – remains an enduring trend.

Mike Jansen is a security & fire alarm specialist with S.A. Comunale Co., Inc. For more information, visit www.sacomunale.com.

Don’t be afraid of the environmental emergencies that may be lurking around the corner at your site.

EA Group has been providing hazardous materials assessment and management services to the construction and real estate industry for over 40 years. We can evaluate your site, prepare abatement plans and monitor the remediation work. Put our team to work early to avoid environmental emergencies that can cause costly delays and unexpected liabilities. We offer:

• Pre-Construction Hazardous Materials Surveys

• Abatement Design and Management

• Air Monitoring and Exposure Assessment

• Mold Assessment and Remediation Management

EA Group can take the fear out of unforeseen conditions that cause costly delays and keep your project running smoothly.

www.eagroupohio.com

FINANCIAL STRATEGIES

Smart use of fiscal planning & action

Sticker Shock, Part II

Last month, we started the first of a two-part discussion related to the decision of leasing versus owning. In case you missed it (and shame on you if you did), we outlined various advantages and disadvantages for an occupant associated with each of these paths. This month, we are going to shift gears and discuss a couple different analyses to help compare the economics associated with leasing versus owning.

Linking together the subjective advantages and disadvantages with the objective economic analysis provides the occupant with a broader understanding of this decision. The two specific methods that will be detailed are the net present value (NPV) method and the internal rate of return (IRR) method. And while these financial terms are undoubtedly familiar to long-time readers, the application of each can be very insightful for this decision.

The first step of the NPV method is to estimate the annual after-tax cash flows over an equivalent time period for both leasing and owning and then discount each back at an appropriate after-tax discount rate (typically the occupant’s after-tax opportunity cost of capital) using the NPV calculation. The analysis is done on an after-tax basis because owning and

leasing are treated differently by the IRS; lease payments are deducted as an expense in the year they are paid while ownership requires the building to be depreciated as well as a deduction of interest if there is a mortgage in place. Once the NPVs are determined for each alternative, the second step is to compare the results to determine which has the lowest cost.

The IRR method is a three-step process. The first step is the same as the NPV method; determine the annual aftertax cash flows for both the lease and own alternatives over an equivalent time period. The second step is to subtract the annual cash flows of the lease alternative from those of the own alternative to determine the difference for each time period and then calculate the IRR of the differential cash flows over the holding period. The third step is to compare the

ALEC J. PACELLA

resulting IRR with the decision-maker’s opportunity cost. If the IRR is greater than the user’s opportunity cost, then it is more beneficial to buy and if the IRR is lower, it’s more beneficial to lease.

The best way to illustrate these concepts is by doing a test drive. Best Products, Inc. (BPI) is growing rapidly and needs a new distribution center. They found the right building in the right location and the owner is offering them a choice. They can either enter into a 10-year lease or they can purchase the building outright. The lease would cost $1 million a year for the first five years, escalating to $1.1 million a year for years six through 10 and is “triple net.” The purchase price would be $11.4 million and the property is anticipated to increase in value by 2% annually over the 10-year analysis holding period. At the end of this period, there is anticipated to be a 4% cost associated with the future sale. For depreciation purposes, 80% of the value is attributable to the improvements and the property will be depreciated on a 39-year, straight-line schedule. BPI can get a loan equal to 70% of the property’s value amortized over 20 years at an interest rate of 7%. The common area maintenance, real estate taxes and insurance are a wash, as BPI will need to pay these regardless of leasing or owning. Finally, BPI’s corporate tax rate is 21% and the after-tax opportunity cost of capital is 10%.

Working through the lease scenario is fairly straight-forward. The annual lease payments are reduced by the 21% tax rate, which represents a savings since this is the amount BPI can write off. The difference represents their cash flow after taxes; ($790,000) for the first five years, increasing to ($869,000) in years six through 10. This is illustrated in the middle column of Figure 1. The own scenario is a bit more involved. BPI would initially have $3.42 million invested in the property; $11.4 million purchase price less the loan of 70% or $7.98 million. Each year, they would have associated debt service of $742,426 but they would also have a 21% tax savings as a result of the annual interest write-off as well as the cost recovery shelter. I don’t want to get too far into the weeds by working through those specific calculations, as it involves a hazy mix of loan amortization, allocation of basis, cost recovery factors and other assorted minutia. Finally, at the end of the anticipated 10-year holding period,

BMI is anticipated to sell the property for $13,897,000 (assuming a 2% annual increase in value) and then have to deduct the cost of sale, the loan balance at the end of 10 years and federal taxes associated with capital gain and recapture, resulting in a sale proceeds after tax of $7,117,834. Again, I’ll spare you the hazy details on how we got there but all of the resulting cash flows for each year are shown in the left column of Figure 1

Now that the tank is full, let’s start the engine by applying the NPV method and the IRR method. Using the NPV method, the last row of the table indicates that, at BPI’s 10% aftertax opportunity cost, it would be more beneficial for them to own, with an NPV of ($4,304,459), as compared to lease, with an NPV of ($5,040,157). Using the IRR method, we can determine the differential of the cash flows for owning as compared to leasing, as illustrated in the far-right column. We then calculate the IRR of these differential cash flows, which is 12.64%. What this tells us is that for any opportunity cost less than 12.64%, it would be more beneficial (i.e., less expensive) for BPI to own. And for any opportunity cost greater than 12.64%, it would be more beneficial (i.e., less expensive) for BPI to lease. Put a slightly different way – if BPI can earn more than 12.64% after tax, they should have their capital invested in their business versus locked up in the real estate.

Circling all the way back to the story that I started last month, although that Audi 5000S lease deal looked mighty fine at $199 a month, there were many other, more subjective factors that came into play for me. These include annoyances such as insurance, repairs and

maintenance, not to mention parking an expensive car at the types of places frequented by someone in their early 20s. The end result was choosing to purchase a five-year-old Ford Escort. But now many years down the road, my head still turns whenever I see an Audi drive past.

Alec Pacella, CCIM, president at NAI Pleasant Valley, can be reached by phone at 216-4550925 or by email at apacella@naipvc.com. You can connect with him at www.linkedin.com/in/ alecpacellaccim or subscribe to his youtube channel; What I C at PVC.

Figure 1

Commercial real estate happenings

Industrial Outdoor Storage – A Growing Niche

Industrial Outdoor Storage (IOS) is a strategic storage option often utilized by transportation and logistics companies. IOS has become a tremendous growth area in the national industrial marketplace, accounting for over $200 billion in annual revenue in the U.S. Previously a hot market along the coasts, IOS has grown in popularity nationwide, particularly in locations near airports, rail intermodals or ports.

As warehouse space has become increasingly costly over the past few years, IOS offers a more affordable storage solution for items, such as tractor trailers, industrial equipment, materials and goods. Additionally, leasing IOS space offers companies more flexibility than traditional warehouse space. Industries with seasonal demands can scale up storage during peak season and scale down outside of peak season. As the market for IOS grows, available sites have become more sophisticated. IOS often includes site amenities, such as bathrooms, power and utilities, and fencing. IOS areas are also typically equipped with security enhancements like surveillance cameras and access control systems. Development companies con-

sidering expanding into the IOS market need to be aware of local zoning codes. For example, landscaping and fencing are often mandated by city code. IOS offers many distinct advantages. These include:

1. Cost-effective

IOS sites typically range in size from two to 10 acres and sometimes have a small building onsite, usually less than 10,000 square feet. While concrete and asphalt can be costly in the beginning, as time moves on there are limited overhead costs associated with upkeep.

2. Many potential industries

People typically associate trailer parking with IOS; however, many

KEVIN CALLAHAN

industries utilize IOS for a variety of storage needs. In fact, two-thirds of IOS demand is for non-trailer parking users. The wide breadth of potential users gives owners flexibility.

3. Highest use

IOS can be a great solution for oddly shaped land parcels or parcels too small to support a typical industrial warehouse. Further, outdoor storage solutions can be customized to meet specific operational needs, optimize available space and increase operational efficiency.

4. Location

Outdoor storage facilities are strategically located for easy access, improving logistical efficiency and reducing transportation costs for companies. Many IOS locations are located near ports, and the U.S. Department of Transportation’s Maritime Administration recently announced $450 million of funding available through the Port Infrastructure Development Program. Improvements made to the ports will increase volume and this will in turn increase demand for IOS in nearby sites.

5. Flexible

Users can scale their outdoor storage space up during peak seasons without undertaking major infrastructure investments. Users can also utilize IOS space when they’ve outgrown their current facility but need additional capacity.

6. Sustainability

An IOS site needs fewer materials than a typical industrial warehouse, which lowers the impact the project has on the environment.

While there are many advantages to IOS, there are also some drawbacks that are important to keep in mind in order to make a balanced business decision.

1. Exposure to elements

Goods and supplies stored outdoors are susceptible to weather conditions, such as wind, rain and extreme temperatures. It is important to ensure that the items placed on an IOS site can withstand these elements.

2. Smaller deals

IOS sites are usually smaller than a typical industrial warehouse, and com-

pleted deals are usually more modest due to this smaller site size.

3. Lower tax revenue

By creating an IOS site instead of a typical industrial warehouse, there will be fewer jobs created and communities will receive lower tax revenue. Local governments and communities may be more hesitant to embrace an IOS project as a result.

As a whole, industrial outdoor storage is a niche market gaining a lot of trac-

tion in the marketplace that one should keep an eye on as it experiences growth in the upcoming years.

Kevin Callahan is a senior partner with Premier Development Partners, LLC (www.premierdevelop.com). He has acquired, developed and manages over 3.5 million square feet of office and industrial investment property in Northeast Ohio, Illinois and Florida. Callahan has over 30 years experience in the commercial real estate industry. For more information on NAIOP Northern Ohio, visit www.naiopnorthernohio.com.

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BILLBOARD

News about people, products, places & plans

ACP Toledo Office Relocates to Larger Perrysburg Facility

Air Control Products (ACP) recently announced the relocation of its Toledo office to a new address at 8600 S. Wilkinson Way in Perrysburg. At 20,000 square feet, the new branch location is 14,000 square feet larger than its previous office at 2164 Tedrow Rd.

The move was celebrated with a ribbon-cutting ceremony in July, which was attended by representatives from ACP and local officials, including Tim Ansted, executive director of Perrysburg Area Chamber of Commerce.

The Toledo office is one of three locations for the company, which provides a full range of products and services to the HVAC, industrial and architectural marketplace. Its other locations include a Cleveland office (3800 Towpath Rd., Broadview Heights) and a Columbus facility (1201 Essex Ave., Columbus).

Frantz Ward Partner Elected to Builders Exchange Board

Frantz Ward recently announced that Ian Frank, partner and Construction Practice Group chair, has been elected as a board member for the Builders Exchange, Inc (BX). The BX was founded in 1881 by a group of contractors,

suppliers and architects to facilitate the exchange of information between all segments of the construction industry. Today, it offers an array of services to over 2,500 member companies, ranging from health insurance and social events to educational opportunities. The foundation of the BX is rooted in its construction reporting service.

For more than two decades, Frank has dedicated his entire practice to all aspects of construction and surety law. He is frequently involved in large, technically complex construction projects around the country and overseas, whether developing contract documents to manage risk, counseling clients on claim management and per-

formance disputes, acting as project counsel, or arbitrating and litigating claims. He has served numerous leadership roles in national construction organizations and is a charter fellow of the Construction Lawyers Society of America.

SMPS NEO Chapter Names 2024-2025 President

The Northeast Ohio chapter of the Society for Marketing Professional Services (SMPS NEO) recently announced the appointment of Jillian Van Wagnen as its president for

Photo provided by ACP

Ribbon-cutting at ACP Toledo Branch

Ian Frank

the 2024-2025 term. She brings a wealth of experience and a fresh perspective to the role, having been an active and dedicated member of the SMPS community for several years. Van Wagnen currently serves as the business development and marketing specialist

at Regency Construction Services Inc.

During her tenure as president, she plans to focus on enhancing member engagement, expanding educational programs and strengthening the chapter’s outreach efforts. She aims to build on the chapter’s strong foundation and drive initiatives that will support the professional development of its members and the overall growth of the AEC marketing profession.

DS Architecture Announces Recent Hires

Cleveland-based design firm DS Architecture recently announced the addition of three individuals to its growing team.

Brian Stonelake is assuming the role of director of Healthcare | Science+Tech. Stonelake has 20-plus years of experience in healthcare design as well as an extensive lab design background. His experience includes a wide range of healthcare typologies, from equipment

installations to multi-phased critical care units.

Natalie Matteucci has joined as director of Interiors, offering a blend of creativity, strategic thinking and technical expertise to the firm’s design initiatives. She has a background in workplace, hospitality, experiential and

Jillian Van Wagnen

Brian Stonelake

Natalie Matteucci

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News about people, products, places & plans

residential design, with over two decades of experience.

Nicholas Faehnle joins as design director. With over 20 years of experience, Faehnle oversees projects from inception to completion, focusing on business development and design strategy. His awardwinning designs are acclaimed

for their aesthetic beauty and aim to foster community connection and pride.

Hahn Loeser Partner Takes Reins as CMBF President

Recently, the Cleveland Metropolitan Bar Foundation (CMBF) leadership transitioned to its new president, Hahn Loeser Partner Eric B. Levasseur, during the Cleveland Metropolitan Bar Association (CMBA) and CMBF’s 17th Annual Meeting at The Veranda at Lago in Cleveland.

Immediate Past President Meredith C. Shoop of Huhtamaki Foodservice North America passed the presidential gavel to Levasseur as part of a celebration of

awards and milestones. The charitable fundraising arm of the CMBA, the CMBF raises critical dollars for the “Lawyers Giving Back” public outreach and pro bono legal services programs. Levasseur has been a CMBA member since 2002 and has served on the CMBF’s board of directors since 2019.

SBM Welcomes Sr. Associate

Akron-Canton based consulting engineering firm Scheeser Buckley Mayfield (SBM) recently announced it has added Todd Gienger, P.E. to its staff as a senior associate. Geinger is an electrical engineer with more than 30 years of experience and a focus on health care projects. He earned his degree from Ohio

University and is currently licensed as a professional engineer in Ohio and seven additional states.

Nicholas Faehnle

Todd Gienger

Navigating property laws & regulations

Policy of Deference to Federal Agencies Overruled

Recently, the U.S. Supreme Court ruled on a case that flips the entire process of deference to federal agency determinations on its head. On June 28, 2024, in Loper Bright Enterprises v. Raimondo, the court held that federal courts may not defer to an agency’s interpretation of a law. Instead, the courts must interpret the laws themselves.

And although the federal bureaucracy typically moves slowly, this new ruling can mean fast changes for agency regulations – including many affecting the construction industry.

How are regulations created?

At a basic level (explained by Schoolhouse Rock in “Three Ring Government”), Congress writes the laws, the president enforces them and the courts interpret them. The president is only one person. As you can imagine, one person cannot enforce hundreds and thousands of laws. So, to assist the president, Congress has created federal agencies that answer to the president. OSHA, created in 1971, is one of these agencies.

Once Congress passes a law, agencies must interpret them before enforcing them. Agencies can enforce these laws through various regulations.

For example, in 1969, Congress passed a law forbidding certain contractors from working in “unsafe”

conditions. (P.L. 91-54, Sec. 107(a)). Congress tasked OSHA with enforcing this law. Using this law (among others), OSHA interpreted “unsafe” to include dangers from falling from certain surfaces, such as leading edges that are six feet or taller. And in 1994, OSHA created a regulation requiring employers to place guardrails around these leading edges. (29 CFR § 1926.501(b)(2)). This regulation was updated in 2017 to allow more flexibility for employers to use various safety equipment, such as personal fall arrest systems or safety net systems.

Supreme Court curtails federal agency powers

The problem with many laws is that their meaning is not always clear. The term “unsafe” is broad – at what point is something considered “unsafe”? This is where the courts come into play. Once an agency creates a regulation, members of an industry can challenge these regulations in court. For instance,

JORDAN WEEKS

a contractor could challenge OSHA’s interpretation of “unsafe” by suing them.

Since 1984, federal courts would generally defer to an agency’s interpretation of the law (so-called Chevron deference) because the agencies (and not judges) are considered to be experts in their given industry. So, a court would defer to OSHA’s interpretation of “unsafe.”

The June 28, 2024, decision by the U.S. Supreme Court ended that deference to agency interpretations of any vague language in the law.

Proponents of this decision believe that this will lead to fewer regulations, which will reduce the cost of compliance and boost economic development. Critics of this decision believe that fewer

regulations will lead to fewer protections for an industry and increase potential risks to workers and the public.

Likely impact to the construction industry

This recent decision will certainly give rise to challenges to various regulations across all industries. This is because this decision makes it easier for an industry to challenge an agency regulation in court – and win. In effect, this will likely lead to the further deregulation of most industries, including construction. We will probably see these challenges as soon as this year.

For example, in July 2024, OSHA published a proposed rule regarding workplace protections for workers subjected to high heat exposure. This regulation is set to be finalized in the coming months. If enacted, these proposed regulations will require certain employers on days exceeding 80 degrees

Fahrenheit to provide shade or air conditioning to workers on break; provide workers cool drinking water; gradually acclimate new workers to heat exposure during their first week; and encourage workers to take paid rest breaks if needed to prevent overheating.

If enacted, these regulations will likely face challenges in the coming months. Under the previous rules of the game, these regulations would almost certainly withstand any challenges and go into effect. But given the recent Supreme Court decision, their future is unclear.

To be sure, employers must comply with all current regulations. But the landscape will shift in the coming months and years. While the extent of that shift is yet to be determined, it is likely that this new ruling will result in fewer regulations being upheld unless the letter of the law clearly authorizes them.

Jordan Weeks (jweeks@frantzward.com) is an associate in the Construction Group at Frantz Ward LLP in Cleveland, Ohio. For more information, please visit FrantzWard.com.

POWERFOIL SERIES OVERHEAD FANS

Renovating a Joyful Gathering Place

Continued upgrades at Karamu House enhance performance space, improve accessibility

Story & photos by Scott Esterly

After more than a century, a settlement home concept has grown into a thriving theater and performing arts center in the Fairfax neighborhood at East 89th Street and Quincy Avenue on the east side of Cleveland.

Karamu House, which moved into its current location in 1940, was born out of the vision that Russell and Rowena Woodham Jelliffe had after graduating from Oberlin College in 1915. Together, they believed that people of all walks of life, regardless of race, religion and social status, could share common experiences and make significant contributions to society. The perfect common ground for their vision was the arts. They called it the Playhouse Settlement until 1941, when the name was officially changed to Karamu House. Karamu is Swahili for “a place of joyful gathering.”

Completed in July 2024, the third phase of renovations to the Karamu House has transformed not only the building itself but is catalyzing development in the surrounding neighborhood. The complex comprises the main building, home to the theaters, educational classrooms and Chase Bank, amongst other spaces, plus an annex building. The freestanding annex building, which has not been part of any renovations, was the first

structure constructed on the site in 1945. Previously a daycare, it is now used as a woodworking shop and offices.

Karamu House encompasses 75,000 square feet of joyous space. The third phase of renovations, totaling $5.3 million, has been the most comprehensive set of improvements to date for Karamu House. The ongoing upgrades have helped enhance Karamu House’s status as a cultural destination by remaining true to their mission with some much-needed capital improvements.

A community mission

“Our mission is to produce professional theater, provide arts education and present community programs for all people while honoring the Black experience,” explains Tony Sias, president/CEO of Karamu House. “We honor the Black experience, but our stories are told in ways that are as diverse as our community. We believe in inclusion, and everyone is welcomed. Our arts education programming is

designed for lifelong learned ‘from the womb to the tomb.’”

Karamu House typically puts on four to five shows of socially relevant works per theatrical season. For instance, Karamu House has produced “Black Nativity,” a Langston Hughes holiday play, in partnership with Playhouse Square and Cleveland Play House for two years running. This season, they have also produced Michael Oatman’s “It Happened in Atlanta.” Oatman is a former playwrightin-residence for Karamu House. Hughes and Oatman are the only people to hold that distinction.

“We have a host of community partners who work with us in a myriad of ways,” says Sias. This includes hosting events put on by the PNC Fairfax Connection and Fairfax Renaissance Development Corporation and other civic and social organizations choosing Karamu House to hold their fundraisers, soirees and galas.

Karamu House receives funding from ongoing public-private partnerships, government funds from the National

DRAMATIC UPGRADES Completed in July 2024 and totaling $5.3 million, the third phase of renovations to the Karamu House has transformed not only the building itself but is catalyzing development in the surrounding neighborhood.

Endowment for the Arts, Cuyahoga Arts and Culture, ticket sales, merchandise, individual donors and donations from private and public foundations.

The first renovation phases

“In 2015, there had been $1 million secured in the state’s capital budget. The idea was that they were going to spread those funds over many different projects across the entire building. The first thing we had to do was get a roof on the building. The team then made the decision to focus on the theater wing, because that is our public-facing product,” says Sias.

Phase 1A of the renovations focused on the replacement of the theatre wing roofing. Phase IB featured a full renovation of the primary theater, known as the Cleveland Foundation Jelliffe Theatre. Phase 2 focused on the ancillary spaces in the main Karamu House building. This included the bar in the lobby outside the primary theater, the gallery, ticket booth, gift shop, Jelliffe entry vestibule and renovated public restrooms along the south side of the building.

Notably, Robert P. Madison International served as the architect for all phases and RL Hill Management served as general contractor on Phases IB and III of the renovations.

Timeline + team

Groundbreaking occurred in March 2022 on phase three renovations, with substantial completion occurring in

April 2024. A certificate of occupancy was secured in June 2024. Karamu House welcomed the public to view their completed renovations during a weekend of festivities on July 13-14, 2024.

Robert P. Madison International’s Sandra Madison, Sarah Klann and Yuanshuai (Tim) Si oversaw the designs for phase three while Marcellus Byrd and Darryl Thomas led the construction team for RL Hill Management. From Karamu House, Sias and Matt Fritz, the director of venues, coordinated the project.

Construction

“Phase three has been the most comprehensive and invasive in terms of being disruptive and taking walls down,” says Sias. “We even have a whole new storefront on the south side of the building. Our focus has been around accessibility.”

As phase three renovations unfolded, the COVID-19 pandemic was very much impactful. It delayed the groundbreaking and had construction crews managing delays to their needed materials, like steel, electrical and mechanical products. “We worked through disruptions. This project was supposed to start in 2020. We started in 2022. The environment postpandemic was a ‘melluva hess.’ Everyone was trying to figure it out. It created a stress that I feel many projects at that time were trying to figure out, post-pandemic. It was important to work through the unknowns, like the supply-chain issues and timing and communications. It was very disruptive and very uncomfortable, but our commitment in working together to strategize moment-to-moment was key for us moving programming forward and to keep the project going. We had to wing it,” explains Sias.

SJD CONSTRUCTION

“One of our biggest challenges was the new versus the old, with the overall building fire alarm system,” says Byrd, vice president of construction for RL Hill Management. “The new fire alarm system in the theater wing had to integrate and communicate with the older building and its older fire alarm system. There were a few times where we were scratching our heads and concerned it would not work. But the team put their collective heads together and the design intent prevailed. Both systems are integrated and communicating properly. Karamu has a fully integrated fire alarm system that satisfies all design and city inspection requirements.”

Even the original deluge system from 1948, which is a rain curtain in case there is a fire, remains fully functional. The rain curtain creates a barrier between the stage and the audience, so if there is a fire, it will not escape the stage area.

“Now that we could integrate the old with the new fire suppression system, if either of the wet suppression goes off, it notifies the new fire panel which calls out to the fire department. I feel so much safer as a public assembly area or a venue to have those safety measures in place,” says Fritz.

Another substantial hurdle to overcome was switching to an entirely new electrical system. “We had two ground-

mounted transformers; one was 240 volts, and the other was 208 volts,” says Thomas, the superintendent on the project for RL Hill Management. “We switched to a pole outside with the transformers coming from Cleveland Public Power. Those transformers were right about where the new exit stair is located from the Arena Theater is. We had to get the new service switched into the basement, so it’s a new 1600-amp service that supplies the mechanical equipment. Related to that was getting rid of the old basement air-handling unit. It had to be broken apart and removed, and the new unit had to get broken apart, disassembled and then reassembled in the basement. Same with the switchgear. They had to take the floor apart in the back of the theater to get the switchgear down in the basement.”

One of the biggest construction victories happened in the dead of night. “One of the most exciting memories was when we disconnected the old transformers,” says Fritz. “We were in the dark. We have the brand-new switchgear. We have the City of Cleveland, RL Hill, Zenith Systems and everyone has their headlamps on. We go to prime and start the

new switchgear and when the lights kicked on, that was a great feeling. We did it at night. The entire process took about 12 hours.”

To extend the north and south vestibules to the Arena Lobby, the design team used the existing structure where possible, such as using beam pockets to bear on existing masonry walls and using the brick pier colonnade at the

“People come to Karamu House similarly as they would the Rock Hall or Playhouse Square, because of the legacy and historical significance as the oldest Black producing theatre in the nation.”

Tony Sias Karamu House

north and south ends of the outdoor stage to support the steel beams for the roof over the new pavilion. Additionally, a massive clean-up effort has taken place in recent months in the basement.

Design

“Historically, to get from the north side of the building to the south side,

you’d have to go down the hallway where there is a stage door and dressing rooms,” says Sias. “That was very disruptive during performance time or even just trying to navigate the building. The new pavilion, the connector, provides covered accessibility and safety from the north to the south, allowing us not to have to send people outdoors. We’ve also never had a sidewalk on the parking lot side of the building. Having a sidewalk out there really makes this pedestrian-friendly.”

The new pavilion connector serves as one of the key features in the phase three renovations.

“The connector creates accessibility and allows patrons to move freely from the Arena Theatre on the south side of the theatre wing to the Jelliffe Theatre on the north side of the theatre wing as well as connecting the Administrative Wing without encountering inclement weather. In addition, it allows for more gathering space for larger events and when the door is open, it creates a canopy over the sidewalk, which allows Karamu House to extend the entertainment space out under the canopy without cluttering the space or impacting accessibility. At one time,

LIFTING UP An interesting feature of the new connector is a 18-foot-high by 24-foot-wide garage-style door that can be opened to create a canopy and provide a covered space for entertainment.

AMENITIES

+ IMPROVEMENTS Numerous spaces were touched during the latest phase of renovations, including the Arena Theatre lobby (top), updated dressing rooms (middle) and a renovated apartment on the second floor (bottom).

the pavilion area was simply an outdoor stage but is now enclosed with the roof and an 18-foot high by 24-foot-wide canopy door and serves as a vital spine in the floor plan,” says Madison, CEO of Robert P. Madison International.

The overhead canopy door is not a regular garage door. It opens like a canopy and then collapses back down.

“The pavilion was exterior space, so the wall that is on the east side was the façade of the building,” says Klann, senior project manager for Robert P. Madison International. The new pavilion also reveals the historic nature of the building when the door is fully open.

Two major improvements on the south side of the building are the new marquee at the corner of East 89th Street and Quincy Avenue and the storefront.

“From an outer-facing perspective, when you get to that corner and see the marquee, you’ve arrived at a destination location and people now know who we are,” says Sias.

“The marquee was designed with three faces strategically angled to be seen by those driving or walking along Quincy and E. 89th Street,” says Si, project designer for RPMI.

Along Quincy Avenue, the addition of the marquee and the new storefront helped clean up the area. The space is now nicely landscaped with brick, an ADA accessible ramp and donor paver section. Re-routing of electricity in the building allowed for the removal of an obstructive utility box as well.

“This new storefront creates a new relationship with Quincy Avenue, because we are one block north of Opportunity Corridor,” adds Sias. “We’re seeing a lot more traffic.”

Just inside the entrance of the storefront is a lobby leading directly to the smaller Arena Theatre. Inside the lobby is the renovated bar and bistro area.

“A goal from the beginning was to enhance the patron experience for people visiting the Arena Theatre,” says Klann. “Before, you came in off the parking lot and it was a tight entry. By expanding to the south, taking out exist-

ing windows and opening up a wall and adding the vestibule by expanding to the north into the old kitchen area, it really transformed that entire area.”

“In addition, the grade leading to the Arena Theatre entrance from the parking lot was too steep and did not meet accessibility requirements, so we were able to raise the grade on the exterior and introduce ramps on the interior leading to the administration wing and the Arena Theatre lobby,” explains Madison.

A long corridor outside the Arena Theatre takes performers and visitors

towards the larger theater and lobby, which had been the only interior route prior to the addition of the pavilion connector. Off that corridor are updated dressing rooms, featuring Corian countertops, updated lighting, spacious bathrooms that are ADA compliant and luxury vinyl tile flooring. A food storage room was added to support the new bistro and there is also a new family restroom. The scene shop is also in this corridor and is strategically placed between the two theaters with exterior access and was updated with new breaker panels.

Inside the Arena Theatre itself, a main control booth and telescopic bleacher seating were added for easy setup and breakdown.

On the second level, the Langston Suite, named after Langston Hughes, received renovation funds from the National Trust for Historic Preservation. The layout of the apartment is essentially the same as it ever was. Originally, the kitchen was enclosed and now it is open to the main living room. Even original cabinetry was reused. The only other substantive change made to

CENTER STAGE Inside the Arena Theatre, a main control booth and telescopic bleacher seating were added for easy setup and breakdown.

IMPROVEMENTS New landscaping and hardscaped walkways have brought a refreshed appearance along Quincy Avenue, while a new wheelchair ramp improves accessibility.

the apartment is that a section of wall was cut out to separate the two bedrooms. The original Arena Theatre doors were used to create sliding doors to partition the two rooms if desired. The original bathroom fixtures were replaced with a hands-free sink and toilet, in addition to a walk-in shower with a sliding glass door.

Further renovations to the second floor include new lighting, refinished flooring, updated ballet bars and new air conditioning ducts in the dance studio. Two bathrooms, a laundry room and the costume shop were also renovated on the second level.

In a nod to previous renovations, detailing in phase three matches some of what was put in place during phase two. For instance, the intersecting line design on the bar in the bistro in phase

three match the patterns on the bar from phase two. The design even carries over into the ceiling in the lobby that was part of phase three.

Perhaps most importantly, the historic nature of the building wasn’t disturbed by any of the upgrades made in the renovations. “We still see the original design in the spirit of the renovation. And the character is still there,” says Sias.

A neighborhood catalyst

“One thing that nobody would know is that there is a multimillion-dollar construction project going on across the street at Olivet Institutional Baptist,” says Thomas. “Karamu House has encouraged that church into their current phase of construction so much so that they told me they tore down their original sign and they want to get a marquee.”

“On 89th Street, there’s new development of artist housing,” explains Sias. “The design of those homes is going to be the old Victorian style that was originally here, but each unit is going to be a multiplex. The idea behind these homes is that they’ll be designed for artists and will have appropriate amenities.”

Sias would like to see more development along Quincy Avenue as well.

“We need to get some storefronts between 89th Street and 76th Street so that there are businesses, and you can go to church, go to Karamu, shop and buy something,” he says.

Karamu House leaders are tight-lipped about the fourth phase of renovations, which could break ground in 2025.

More than a theater

“We are more than a theater; we are a cultural arts institution,” Sias says. “People come to Karamu House similarly as they would the Rock Hall or Playhouse Square, because of the legacy and historical significance as the oldest Black producing theatre in the nation.

“We are proud to continue to be a training ground for aspiring creatives and celebrate those who have gone on to make a name for themselves in the arts and entertainment industry, such as Langston Hughes, Ruby Dee, Bill Cobbs, James Pickens, Jr., Vanessa Bell Calloway and so many others.”

Trends in Technology

Rising Cyber Threats in Northeast Ohio What businesses need to

know

By Kent P. Iler ILER Networking & Computing

In recent months, a series of high-profile cyberattacks has left a significant mark on organizations throughout Northeast Ohio, underscoring the urgent need for robust cybersecurity measures.

In June, the City of Cleveland suffered a crippling ransomware attack, leading to a 10-day shutdown of critical systems, while in May a ransomware attack on the Ohio Lottery resulted in the theft of over 500,000 records, highlighting vulnerabilities in data protection. Also this summer, the CDK Global cyberattack affected over 15,000 auto dealerships nationwide with ransomware, disrupting business operations.

Ransomware, a type of malware that encrypts files demanding a ransom, typically paid in cryptocurrency, was the culprit behind these disruptions. Such attacks are becoming more common. In 2023, Veeam’s “Data Protection Trends Report” stated that 85% of ransomware attacks targeted small and medium businesses (SMBs). The consequences of ransomware attacks on small businesses can be severe, with one in five businesses

completely ceasing operations until the attack is resolved. Cyberattacks cost businesses of all sizes an average of $3.5 million and roughly 60% of small businesses fold within six months of a cyberattack. However, ransomware isn’t the only cyber threat organizations face. Other prevalent attack types include:

• Spyware: Capable of monitoring user actions, this malware type can steal

data like usernames and passwords and even allow attackers remote device control.

• Phishing: This involves deceptive emails or websites tricking users into providing sensitive information.

• Credential Stuffing: Using stolen credentials, attackers automate login attempts to breach multiple accounts.

• Man-in-the-Middle Attacks: These occur when attackers intercept and possibly alter the communication between two parties without their knowledge.

• Distributed Denial-of-Service (DDoS) Attacks: Overwhelm websites with traffic to make internet services unavailable.

The ramifications of these cyberattacks are profound, spanning financial losses from direct theft, high remediation costs, legal fines and revenue losses from operational disruptions. Moreover, they can inflict severe reputational damage, eroding customer trust and potentially leading to a decline in market perception and investor confidence. Operationally, attacks disrupt business processes, cause data loss and decrease productivity, necessitating heightened security measures and compliance protocols.

Rather than disconnecting from the internet or reverting to outdated technologies, businesses should consider practical steps to safeguard against these threats:

1. Adopt the NIST cybersecurity framework: Tailored to help organizations manage cybersecurity risks, this framework is recognized for its robust guidelines in enhancing cybersecurity infrastructure. Ohio notably provides

SIGNAGE SOLUTIONS

legal incentives, such as the Data Protection Act (SB 220), offering a safe harbor for compliant organizations, which can mitigate penalties in the event of a breach. Learn more about the NIST CSF at https://www. nist.gov/cyberframework

2. Ongoing employee training: Regular training sessions every quarter can significantly mitigate human errors that lead to security breaches. Simulated phishing tests can also be beneficial, helping employees recognize and avoid malicious links and attachments.

3. Implement multi-factor authentication (MFA): This adds an extra layer of security, ensuring that stolen credentials alone cannot provide access to critical systems.

4. Robust data backup and recovery plans: Maintain off-site backups with multiple data versions to safeguard against ransomware attacks. Regularly test these backups to ensure they are not compromised and are recoverable.

5. Regular security assessments: Conduct internal and external scans quarterly to detect and address vulnerabilities.

6. Keep software up to date: Vendors release software patches regularly to fix issues, including vulnerabilities, with their software. Once a vulnerability is published, cyber criminals start building malware that can leverage the vulnerability in unpatched systems.

7. Third-party security assessments: Annually validate your network security with third-party experts to ensure your IT team’s defenses are effective.

By understanding these threats and implementing strategic defenses, organizations can better protect themselves from the growing wave of cyberattacks.

Kent Iler, of Lorain, is president/CEO of ILER Networking & Computing, which provides technology solutions and comprehensive IT services. The company is offering a limited number of free network assessments to help organizations know the true condition of their IT systems. You can request a free assessment at: https://iler.com/assessment.

10 Trends in Building Automation Systems

A look at the ongoing evolution of BAS technology to optimize building performance

By David Shiller

LightNOW/Lighting Solution Development

While building automation systems (BAS) have been around for a while, their capabilities are expanding. Designed to improve occupant comfort, reduce energy consumption and streamline building operations, these systems centrally monitor and control a building’s HVAC, lighting, security and other systems. They also integrate with fire alarms, access control and energy management systems to optimize building performance and safety.

Here are 10 trends in building automation systems:

1. Growth

The global building automation market size is expected to more than double over the next nine years. It’s expected to hit USD $205 billion by 2032, up from USD $93 billion in 2023, a CAGR (compound annual growth rate) of 9.2% over that forecast period.

2. Integration

BAS will move beyond the traditional silos of separate building systems and integrate sensor information across systems. This will improve building security, advanced administration, cost savings, improved

communications and reduced incident response time.

3. Energy efficiency & sustainability

Building energy use and IoT (internet of things) systems will be central to BAS contributions to sustainability and

energy efficiency. Energy savings and decarbonization are both major business drivers that can be delivered by the latest BAS. These capabilities can also assist with code and regulatory compliance.

4. Advanced sensors & IoT

BAS are increasingly reliant on advanced sensors and IoT. The latest sensors can control, automate, detect and maintain numerous functions, such as HVAC and lighting conditions.

Predictive maintenance & analytics

Artificial intelligence (AI) and machine learning (ML) now enable predictive maintenance within BAS. Advanced analytics anticipate and

Trends in Technology

address potential building system issues before they become major problems. This can minimize system and building damage and downtime, while optimizing system performance.

6. Circadian lighting

Circadian lighting systems typically vary lighting spectrum and intensity throughout the day to enhance occupant well-being and productivity. User lighting preferences are also often enabled.

7. Occupant tracking, asset tracking & space optimization

Advanced sensors and IoT capabilities enable occupant tracking, asset tracking and space optimization. The data can be used to turn systems down or off, saving energy. Time can be saved locating valuable equipment, such as medical devices within a hospital. Occupant data can identify underutilized spaces and area types needing expansion. This is especially important

with the expansion of flexible and shared workspaces, post-pandemic.

8. Cyber security

The increasing connectivity of building systems comes with cybersecurity risks. BAS are increasingly incorporating more advanced security safeguards against cyber threats.

9. Connected fire safety systems

IoT is revolutionizing fire safety well beyond simple alarms and emergency lighting. Advanced sensors, interconnected fire detectors, wireless communication and AI can locate fires faster and more accurately. Alerts are more targeted, rather than the entire building. Swift, automated responses can be defined for different situations. Fire suppression systems can deploy only where needed, reducing building damage. Optimized evacuation routes can be sent directly to occupant mobile devices. Fire doors can be automati-

cally closed, ventilation controlled and emergency lighting activated. Detailed muster reports can be generated, and key personnel can be alerted.

10. Smart city

AI and ML capabilities enable smart cities to leverage data streams across a metropolitan area to improve traffic flow and inform first responder emergency responses. Just as enhanced building sub-system data and controls enable better building operation, enhanced whole-building data and controls enable better city operation and responsiveness. BAS will increasingly focus on integration, sustainability, security and energy efficiency, as well as occupant safety, wellness and comfort.

David Shiller is president of Lighting Solution Development, a North American consulting firm providing business development services to advanced lighting manufacturers. He is also the publisher of LightNOW (www.lightnow.blog).

Freeman Building Systems has been a part of your community for 32 years. Our dedication to our work has always been focused on providing the

and performance for

Some of our notable buildings/projects in Northeast Ohio include Hinkley Lighting Distribution Center (Avon Lake), Baker Properties Distribution Center Complex (Wooster), Battle Motors Company (New Philadelphia), Wooster Brush (Wooster) and Schaeffler (Wooster).

VANTAGE POINT

Experts weigh in on industry issues

The Will to Build a Better Tomorrow

By Shane Zysk BuildingPoint Ohio Valley

Technician is a word often associated with an individual with specialized knowledge, training and skills, specifically educated, experienced and adept at performing a key job function in our society, but it seems hardly ever used in the world of construction. Laborer is the term most think of when applying a label to those in built environment, and this is unfortunate, too.

For while the services they perform are critical to the development, maintenance and progress of our very civilization, such a name relegates those traditionally “blue-collar” workers to the realm of ignorant toilers tied to menial tasks and pitiful wages. Such thinking has helped to fuel the current crisis in the industry, but those with an open-minded approach can see the way forward. Through the embrace of modern construction technology, stakeholders can address the labor shortage, meet rising regulations

Neo Parkway Garﬁeld Heights, OH 44128 P: (216) 478-0810 Web: http:\\www.uscande.com

improved infrastructure, and the fact that the median age of the average construction worker is increasing, and the predicament becomes all the more worrisome. Workers in the industry now are on the cusp of heading out the door and taking their tried-andtrue veteran abilities with them. Jobs are there and pay promising, but convincing young graduates in the digital age to embrace the hammer can seem daunting if not impossible for some.

the number of those within a matter of years of leaving this discipline is tive incoming replacements. Factor in ever-increasing demand for new and

This is one place where a light on technology and contemporary developments needs to be shone brightly. Major solutions manufacturers and suppliers have been rising to the task at hand, through the development of various “technology labs” at universities and equipment donations to trade programs. These efforts achieve two important goals, in that they first highlight and expose upcoming generations to the state of 21st century construction and then give them the opportunity to become educated in its use in a comfortable setting. Such isn’t limited to academia, however, as design-build firms, too, have begun investing directly in technology exploration, assessment and training as they work to adapt to the modern world and evolve their company culture and capabilities. When construction is viewed as a promis-

ing path to growth, achievement and importance where critical thinkers deploy the latest cutting-edge tools of the trade to push the envelope of the human story, the labor shortage will shrink. Buildings will be built even better as well.

As we continue to live in a world racked by climate change, ecofriendly solutions will continue rising in importance as well. “Green building” and concepts similarly aimed at reducing our carbon footprint are going to be a factor at every stage and every level. Increasing population, health, safety, natural disaster preparation and other concerns are forcing construction companies to grapple with concepts prior generations never even dreamed of.

To meet the new restrictions, regulations and guidelines imposed for the benefit of all, firms need to control their operations more precisely than ever. This means the use of exacting technologies and processes in the form of virtual pre-construction, BIM (building information modeling) design, guided software and robotic hardware that helps with the complex calculations and measurements, as well as material and spec demands, of today, reducing human error and freeing those minds up to focus on the bigger picture.

Surviving the labor shortage and meeting modern requirements are only two of the challenges facing construction companies right now, as the third will involve carving out a niche in an ever-competitive world. Upholding the status quo, with traditional methods of construction-in-place for millennia, is perhaps the most surefire way to fail in the years to come. The digital age is here to stay, and just as with the industrial revolution before it, the advent of modern technology is impacting every facet of life and each professional discipline. As discussed previously, the value of virtual pre-construction through BIM, physical-to-digital design translation via 3d scanning and mixed reality,

and precision of robotic-assisted layout cannot be overstated. Those who invest in their use are reaping the benefits in the terms already mentioned, as well as more accurate bidding, scheduling, supply ordering, QA/QC, clash detection and compelling deliverables. As this continues, the gap between small

to the realm of weekend “hobbyists,” and “technical construction,” where the professionals will continue to gravitate.

As robotic instruments, mobile tablets, digital planning and guided software become ever-more-commonplace in the industry, the view of a career in the built environment will surely evolve to match. This will eventually help with the labor shortage, but individual firms and the industry as a whole can do much to make the transition from old-school to new-school as smooth as possible.

players scraping by with antiquated abilities and the ones with thriving growth potential will inevitably widen until they appear to be in two completely separate trades.

Perhaps that’s what we’re witnessing these days: the break between “traditional construction,” soon to be relegated

Furthermore, those who invest and position themselves as tech-savvy now will only find themselves better positioned to tackle the challenges of recruitment, regulations and recurring revenue in the future. In the end, the difference between success or failure for players in the construction industry might be a timeless attitude after all: the will to build.

Shane Zysk is marketing coordinator with BuildingPoint Ohio Valley. For more information, visit www.buildingpointohiovalley.com.

CONSTRUCTION PROGRESS REPORT

Updated info on important projects in the region, provided courtesy of ConstructionWire (www.constructionwire.com)

Project: #3348487

GORDON CROSSING

PROJECT TYPE/SIZE: Multifamily (46 units)

CONSTRUCTION TYPE: New

ESTIMATED VALUE: $17.1 million

SECTOR: Private

LOCATION: Woodward Ave. and East 101st St. Cleveland, OH 44106

DETAILS: Plans call for the construction of an affordable apartment development with 46 units offered in two- and three-bedroom floor plans.

Estimated Schedule (as of 7/11/2024)

STAGE: Groundbreaking

CONSTRUCTION START: 7/2024

CONSTRUCTION END: Q3/2025

BID DUE DATE: N/A

DEVELOPER, GC: Woda Cooper Companies, Inc.

500 S. Front St., Fl. 10 Columbus, OH 43215

P: 614-396-3200

ARCHITECT: PCI Design Group Inc.

500 S. Front St. 975 Columbus, OH 43215

P: 614-396-3265

DEVELOPER: Frontline Development

3333 Richmond Rd., Ste. 135 Cleveland, OH P: 216-309-1387

Project: #3658500

BROADVIEW HEIGHTS FIRE STATION HEADQUARTERS

PROJECT TYPE/SIZE: Public Safety (27,500 sq-ft)

CONSTRUCTION TYPE: New

ESTIMATED VALUE: $5-$25 million

SECTOR: Public LOCATION: 9453 Broadview Rd.

Broadview Heights, OH 44147

DETAILS: Plans call for the construction of a 27,500-square-foot fire station for the City of Broadview Heights. The facility will have six double-depth apparatus bays, and one equipment bay, 10 bunk rooms, storage and different staff spaces such as admin offices, support rooms during storms, as well as a training/community storm. The current fire department will be open while construction is ongoing.

Estimated Schedule (as of 6/6/2024)

STAGE: Planning

CONSTRUCTION END: N/A

BID DUE DATE: N/A

GC: Infinity Construction 18440 Cranwood Pkwy. Warrensville Heights, OH 44128 P: 216-663-3777 F: 216-663-3778

ARCHITECT: DVA Architecture 1422 Euclid Ave., Ste. 1010 Cleveland, OH 44115 P: 216-241-2220

OWNER: City of Broadview Heights 9543 Broadview Rd. Broadview Heights, OH 44147 P: 440-526-4357

Project: #3367059

THE HITCHCOCK CENTER FOR WOMEN

PROJECT TYPE/SIZE: Office (77,000 sq-ft), Medical CONSTRUCTION TYPE: New

ESTIMATED VALUE: $27 million

SECTOR: Private

LOCATION: 1227 Ansel Rd. Cleveland, OH 44108

DETAILS: Plans call for construction of a new 77,000-square-foot building for The Hitchcock Center for Women.

Estimated Schedule (as of 7/12/2024)

STAGE: Early Construction

CONSTRUCTION START: 6/2024

CONSTRUCTION END: 6/2025

BID DUE DATE: N/A

OWNER: Hitchcock Center for Women

Contact: Laura Harms, Project Representative lharms@HCFW.org 1227 Ansel Rd. Cleveland, OH 44108 P: 216-421-0662

ARCHITECT, GC: Marous Brothers Construction

Contact: Brian Gerrity, Project Manager bgerrity@marousbrothers.com 36933 Vine St. Willoughby, OH 44094 P: 440-951-3904

DEVELOPER: The Finch Group 6111 Broken Sound Pkwy., NW Suite 150 Boca Raton, FL 33487 P: 561-998-0700 F: 561-999-5557

Project: #3673406

SCARLET MIXED-USE CONVERSION

PROJECT TYPE/SIZE: Multifamily (151-250 units), Retail (10,000-24,999 sq-ft), Hotels (25,000-49,999 sq-ft)

CONSTRUCTION TYPE: Renovation, Backfill

ESTIMATED VALUE: > $100 million

SECTOR: Private LOCATION: 2060 E. 9th St. Cleveland, OH 44115

DETAILS: Plans call for the conversion of the existing 400,000-square-foot Rose Building into a mixed-use building with a boutique hotel, multifamily apartments and ground-floor retail space.

Estimated Schedule (as of 7/16/2024)

STAGE: Planning

CONSTRUCTION END: N/A

BID DUE DATE: N/A

DEVELOPER: Green Harvest Capital

Contact: Bhavin Patel, co-founder 23945 Mercantile Rd. Cleveland, OH 44122

Carlyle Management P: 216-464-7465

GC: Cleveland Construction, Inc. 8620 Tyler Blvd. Mentor, OH 44060 P: 440-255-8000 F: 440-205-1138

Project: #3665650

BRUNSWICK HIGH SCHOOL

PROJECT TYPE/SIZE: Athletic Facilities (50,00099,999 sq-ft), Schools (K-12) (302,000 sq-ft)

CONSTRUCTION TYPE: New

ESTIMATED VALUE: $25-$100 million

SECTOR: Public

LOCATION: 3555 Center Rd. Brunswick, OH 44212

DETAILS: Plans call for the construction of a 302,000-square-foot high school development capable of accommodating 1,785 students. The building will feature gymnasiums, art rooms, cafeteria spaces, performing arts center and parking spaces.

Estimated Schedule (as of 7/1/2024)

STAGE: Planning

CONSTRUCTION END: N/A

BID DUE DATE: N/A

OWNER: Brunswick City School District 3643 Center Rd. Brunswick, OH 44212

P: 330-225-7731

F: 330-273-0507

ARCHITECT: ThenDesign (TDAArchitecture)

Contact: Scott Alleman, Project Manager salleman@thendesign.com 4230 River St. Willoughby, OH 44094

P: 440-269-2266

Project: #3344672

89TH RISING NEW HOUSING DEVELOPMENT

PROJECT TYPE/SIZE: Multifamily (48 units)

CONSTRUCTION TYPE: New

ESTIMATED VALUE: $6 million

SECTOR: Private

LOCATION: Various lots on East 89th Street between Cedar Avenue and Quincy Avenue Cleveland, OH 44101

DETAILS: Plans call for the construction of a multifamily development.

Estimated Schedule (as of 7/16/2024)

STAGE: Groundbreaking

CONSTRUCTION START: 7/2024

CONSTRUCTION END: Q3/2025

ARCHITECT: City Architecture Inc.

Contact: Katie Veasey, Project Architect 12205 Larchmere Blvd. Cleveland, OH 44120

P: 216-881-2444

DEVELOPER: Saint Luke’s Foundation

Contact: Tim Tramble, CEO 11327 Shaker Blvd., Ste. 600W Cleveland, OH 44104

P: 216-431-8010

F: 216-431-8015

Project: #3653040

SILVER BIRCH ASSISTED LIVING FACILITY

PROJECT TYPE/SIZE: Multifamily (116 units), Medical

CONSTRUCTION TYPE: New

ESTIMATED VALUE: $24.5 million

SECTOR: Private

LOCATION: 300 Cline Ave. Mansfield, OH 44907

DETAILS: Plans call for the construction of a three-story, 116-unit assisted living apartment facility on the site of the former Appleseed Middle School.

Estimated Schedule (as of 5/24/2024)

STAGE: Starts in 4-12 months

CONSTRUCTION START: 10/2024

CONSTRUCTION END: Q4/2026

BID DUE DATE: N/A

DEVELOPER, OWNER: Vermilion Development

Contact: Darrin Jolas, Managing Director darrin.jolas@vermiliondevelopment.com

121 W. Wacker Dr., Ste. 400 Chicago, IL 60601

P: 312-239-3536

F: 312-488-1919

ARCHITECT: WJW Architects

Contact: Michelle Sablack, Project Manager

401 W. Superior St., Ste. 400 Chicago, IL 60654

P: 312-642-5587

michelles@wjwarchitecture.com

GC: Arco Murray Design Build 3110 Woodcreek Dr. Downers Grove, IL 60515

P: 331-251-2726

INTERIOR DESIGNER: Strong Design Consultants

Contact: Martha Strong, Principal 1519 Davis St. Evanston, IL 60201

P: 312-405-6138

HOME2 SUITES BY HILTON

Project: #3350855

PROJECT TYPE/SIZE: Hotels (120 rooms)

CONSTRUCTION TYPE: New ESTIMATED VALUE: $6 million

SECTOR: Private

LOCATION: 2577 Walker Lake Rd. Mansfield, OH 44903

DETAILS: Plans call for the construction of a fourstory 120-unit hotel with 154 parking spaces.

Estimated Schedule (as of 7/9/2024)

STAGE: Starts in 4-12 months

CONSTRUCTION START: 12/2024

CONSTRUCTION END: Q4/2025

BID DUE DATE: N/A

DEVELOPER, GC: Moment Development

Contact: Chris Knapton, Director of Development

800 N. High St. Columbus, OH 43215

P: 614-304-1912

Construction project reports are provided with permission through ConstructionWire, courtesy of BuildCentral (www.buildcentral.com).

BuildCentral specializes in planned construction project leads and location analytics for CRE, hotel, multi-family/single-family, medical, mining & energy, and retail construction spaces. Properties Magazine makes no warranty of any kind for this information, express or implied, and is not responsible for any omissions or inaccuracies. To notify Properties of any reporting errors, we encourage you to email cpr@propertiesmag.com.

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