INSIDE : Warrensville Heights High School/Middle School • Financial Review & Forecast
January 2024 | vol. 78, issue 1
Evolving Approach
Cleveland Museum of Natural History renovation, expansion elevates visitor experience
Many projects provide some unique HVAC design challenges. This project utilized a design-build approach, which allowed the GC to partner with Air Control Products to select the appropriate equipment for the project .There were multiple areas that needed to be controlled independently to maintain proper pressurization between the spaces. Another major factor was the corrosive environment and heavy use of the HVAC equipment. How can we help you?
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January 2024, Volume 78, Number 1
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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
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: Cleveland Museum of Natural History, by Doug Bardwell
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CONTRIBUTING WRITERS Doug Bardwell, Scott Esterly, Dan Holland, Christopher Johnston, Alec Pacella
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Evolving Approach
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Special Section: Financial Review + Forecast 2023/2024
AIA Cleveland recognizes top projects with annual awards program Annual event illuminates opportunities in architecture, construction & engineering Cleveland Museum of Natural History renovation, expansion elevates visitor experience Expansive campus in Warrensville Heights helps redefine the school district Lexus of Akron Canton races forward with new, reimagined dealership 60 Where We Are + Where We’re Going: CBRE crunches numbers on Northeast Ohio commercial real estate for 2023/2024 68 National Construction Outlook 2024: Dodge Construction Network anticipates transition to stronger growth for construction 70 Financial Strategies: Partly Cloudy or Partly Sunny? 72 NAIOP News: Navigating Challenges, Embracing Opportunities
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I Design Awards The Cleveland Akron chapter of International Interior Design Association (IIDA) recently hosted its I Design Interior Design Awards Celebration at Truss Event Space in Cleveland. Approximately 250 local designers, architects and industry members attended the event, which celebrated creativity within Northeast Ohio.
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ACE Holiday Reception
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1 Jon Lusin (IKM), Katie Gumina (IKM) and Erin Ott (CBLH) 2 David Fox (American Interiors), Magali Gonzalez (Vocon), Kristina Reagan (HD+S), Rebecca Lowry (Cleveland Clinic), Halle Michalakes (Vocon), Laura Montemagno (Perspectus), Bethany Williams (HD+S), Erin Ott (CBLH), Michele Minger (Shaw Contract) and Nicole Fishbaugh (Vocon) 3 Mariah Schlegel (American Interiors), Summer Gramuglia (Nelson Worldwide) and Kristen Mara (+Detail) 4 Ann Marie Krol (Vocon), Natasha Katlin (KMA), Ann Mather (Bodkins & Associates), David Fox (American Interiors), Tracy Sciano Vajskop (Bialosky) and John Petrovic (KMA) 5 Regina Erdman (Sol Harris Day), Melinda Scalfaro (Sol Harris Day) and Erin Ott (CBLH) 6 Ashley Felberg, Eva Hawk, Bonnie Hakes, Rita Gochberg and Hannah Matheny (Onyx Creative)
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Highlighting notable industry events
ACE Mentor Program of Cleveland recently hosted its annual board reception for supporters at Cuyahoga Community College’s Jerry Sue Thornton Center. Glen Shumate, incoming ACE Mentor board chair, was acknowledged for his leadership, while former board chair Mark Panzica was recognized for his term and for leading the ACE Cleveland Strategic Plan for 2024-2026.
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5 1 ACE Mentors TyJuan Swanson (IKM Architects) and National Mentor of the Year Claire Bank (ThenDesign Architecture) 2 ACE Board Chair Matt Danis (Shook Construction) and former ACE Board Chair Mark Panzica (Panzica Construction) 3 ACE parent Omeila Thornton, Elaine Shumate (Cleveland Metropolitan School District) and Karen Thompson (Cleveland Metropolitan School District) 4 Gathering of guests 5 ACE Mentor of Cleveland Board Properties | January 2024
Photos courtesy of ACE Mentor of Cleveland
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Properties | January 2024
Prized Designs
AIA Cleveland recognizes top projects with annual awards program Provided by AIA Cleveland
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ARCHITECTURE Honor Award
Kanawha County Public Library - Main Library
Kanawha County was no longer able to evolve with library needs. While planning the addition, the vernacular was studied to develop an expansion reflecting the historic rhythm, scale and proportions in a contemporary form. Designed by Cleveland-based HBM Architects, the reimagined library now allows for continual growth, supporting library services and materials while becoming a community hub for downtown Charleston. The layout incorporates flexible design, connects adjacent parking via “skywalk” bridge, and balances spaces for library collections; idea lab; tool lending, study rooms; early childhood literacy/play; integrated technology; café; and outdoor plaza.
ARCHITECTURE Merit Award
Great Lakes Cheese Headquarters Vocon
Kanawha County Public Library Main Library
Client: Great Lakes Cheese (Hiram, OH) Size: 54,754 sf / Cost: Confidential
Client: Kanawha County Public Library (Charleston, WV) Size: 80,000 sf / Cost: $25,160,776
Great Lakes Cheese is a premier manufacturer of natural and processed bulk, shredded and sliced cheese. The family business has over 3,000 employees, with its headquarters in Hiram. The design team strived to create a warm and humble space, inviting to customers. Cultural
HBM Architects
Originally designed in 1911 as a federal courthouse and post office, the main library building for West Virginia’s
Photo by Lauren Davis (Feinknopf)
The 2023 design awards jury chair was Carol Ross Barney, FAIA. Ross Barney is the recipient of the 2023 American Institute of Architects Gold Medal, and has been in the vanguard of civic space design since founding Ross Barney Architects in 1981. AIA Cleveland held the annual celebration, with nearly 500 people in attendance on Friday, November 3 at the Cleveland Public Auditorium. There were six categories in this year’s program, including Architecture (22 total project entries), Interior Architecture (19 entries), Small Projects (five entries), Unbuilt Projects (six entries), Student Projects (26 entries) and Makers (six entries). The Architecture category celebrates the best contemporary architecture regardless of budget, size, style or type, while the Interior Architecture category honors innovative interior spaces. The Small Projects category recognizes projects less than 5,000 square feet. The Unbuilt Projects category highlights projects that are not expected to be constructed but demonstrate excellence in research, design theory and performance. The Makers category spotlights unique materials, details or technologies in which the expression of architecture and the craft of making come together. Lastly, student design work is recognized by the Student Projects category. The winning projects included:
Photo by Josh Beeman
ach year, the Cleveland chapter of American Institute of Architects (AIA Cleveland) recognizes excellence in design by inviting Northeast Ohio-based architecture firms to submit their best work to be reviewed by nationally renowned juries from all over the country.
Great Lakes Cheese Headquarters
values are reflected with the careful insertion of the headquarters into the 90-acre campus, within proximity to the factory. The master planning solution integrates the headquarters in such a way as to share outdoor amenities and maintains the critical cultural connection between factory and administrative teams. (See full story in Properties, September 2022 issue, available at www.propertiesmag.com.)
ARCHITECTURE Honorable Mention
Ford Nature Center DLR Group
Client: Mill Creek MetroParks (Youngstown, OH) Size: 11,650 sf / Cost: $3,300,000 Visitors arriving at the redeveloped Ford Nature Center, occupying a hiswww.propertiesmag.com 9
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toric stone mansion built in 1913, will experience an eye-opening introduction into all that Mill Creek MetroParks has to offer. With a complete refresh of all exhibits, including the addition of a new 1,500-square-foot gallery, visitors are oriented to Northeast Ohio’s wildlife and vegetation as well as various hiking excursions for which the center may serve as a launching pad. The gallery addition, set into the site’s topography, expands the building’s size without impacting its historic character. The planted roof terrace over the new gallery nearly conceals its presence from the exterior.
the centennial, the school embraced the physical, visual and spiritual connection between them by refocusing the campus upon a new atrium and courtyard. Expanses of glazing instigate views into, out of and through the structure. These transparent surfaces are offset by masonry volumes that stray from the campus’s current tapestry of color. However, in solidarity with its surroundings, the thin atrium roof plane matches the parapet of one adjacent structure while remaining subservient in height to another.
Photo by David Joseph
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ARCHITECTURE Honorable Mention
Benedictine High School Atrium + Courtyard + West Wing Renovation Horton Harper Architects
Client: Benedictine High School (Cleveland, OH) Size: 13,900 sf / Cost: $4,100,000 Founded by Benedictine Monks, St. Andrew’s Abbey and Benedictine High have been anchors of the Mount Pleasant neighborhood since 1927. To celebrate
INTERIOR ARCHITECTURE Honor Award
Cleveland Foundation HQ Vocon
Client: Cleveland Foundation (Cleveland, OH) Size: 50,000 sf / Cost: Confidential Cleveland Foundation’s Headquarters stands as a beacon of community engagement, encompassing 50,000 square feet of institutional innovation. Purposefully situated to transcend traditional boundaries, the architecture seamlessly integrates into its surroundings, acting not as a solitary structure but Properties | January 2024
Photo of Benedictine H.S. by Brad Feinknopf
Mid State
Benedictine High School Atrium + Courtyard + West Wing Renovation
as an urban connection. Its thoughtful planning and design unfold as a narrative, with spaces dedicated to workshops, meetings, dance and a communitydriven art gallery, all positioned to serve both the Foundation’s operational needs and the broader community. (See full story in Properties, December 2023.)
Photo courtesy of AECOM
holds, this sanctuary will always be here for your return.
The Ohio State University – Arts District
INTERIOR ARCHITECTURE Merit Award
The Ohio State University – Arts District DLR Group with Robert A.M. Stern Architects
team to relocate the flagship restaurant Fahrenheit after 22 years, from Cleveland’s Tremont neighborhood to the heart of Downtown Cleveland as a symbol of his love and dedication to the city. The new Fahrenheit design embodies the restaurant’s signature name, celebrating the heat, fire and passion that Whalen puts into every aspect of his culinary creations. Inspired by the transformative power of fire in both cooking and forging meaningful connections with people and place, the design weaves a captivating narrative that exudes celebration, experience and surprise. (See full story in Properties, September 2023.)
Client: The Ohio State University (Columbus, OH) Size: 195,000 sf / Cost: $138,200,000
The Ohio State University, one of the nation’s top public universities, seeks to create high-quality learning environments for interaction across all arts disciplines. The team’s design of the initial phase of implementation concentrates the Timashev Family Music Building and the Department of Theatre, Film and Media Arts Building into new sister buildings that share the same architectural DNA. Standing shoulder-to-shoulder at the threshold between city and campus, the forms greet and engage passersby at OSU’s main pedestrian entry.
INTERIOR ARCHITECTURE Honorable Mention
Fahrenheit Vocon
Client: Fahrenheit (Cleveland, OH) Size: 12,850 / Cost: Confidential Renowned restaurateur Chef Rocco Whalen partnered with the design
Three Gables
SMALL PROJECTS Merit Award
Three Gables
AODK Architecture
Client: The Markey Family (Moreland Hills, OH) Size: 4,593 sf / Cost: $2,500,000 A home serves many purposes – chiefly amongst them is to provide sanctuary for its inhabitants. These particular inhabitants are dynamic adventurers. With the conception of their new home, they desired a place to come back to. A destination after the destination. A welcoming sanctuary to return to from their journeys. This home is a reminder that, no matter what tomorrow’s adventure
Holbrook Hollows
SMALL PROJECTS Honorable Mention
Holbrook Hollows AECOM
Client: Geauga Park District (Bainbridge Township, OH) Size: 1,800 sf / Cost: $1,500,000 Holbrook Hollows is a 131-acre Geauga Park District public property that provides a regionally connected green space and balances environmental conservation with programmed recreational and social amenities by embracing its natural features. The park captures visitors’ attention with contextually sensitive and sustainable architectural and landscape features. The event lodge is a simple building that creates a front door to the park and provides a starting point for visitors as they begin their adventure. Those who venture out to play are rewarded with new interactive structures, intimate natural landscapes, dramatic topography and mature forests and streams.
SMALL PROJECTS Merit Award
345 Glass House Secoy Architects
Client: Daniel Jensen and Susan Secoy (Berea, OH) Size: 2,560 sf / Cost: $175,000 The 345 Glass House is in a residential area adjacent to Wallace Lake, located within the Cleveland Metroparks, in Berea. The house was designed in the early 1960s by architect Carl Droppers and was constructed in 1965. The house is an excellent example of the International Style of Modern Architecture, constructed of steel and www.propertiesmag.com 11
Photo of Fahrenheit by David Joseph/Sam Skelton; Three Gables by Meghan Siddall
Photo by Kevin G. Reeves
Fahrenheit Cleveland
Photo by James Haefner
glass. Significant features of the building include steel I-beam columns, 4’x8’ rough openings with glass panels on all four elevations, a flat roof and a cantilevered second floor with the living areas overlooking the lake. The original design has recently been meticulously restored and is now listed on the National Register of Historic Places.
345 Glass House
Ohio Rest Stop Concept
UNBUILT PROJECTS Honorable Mention
Ohio Rest Stop Concept Bowen
Client: OFCC / ODOT Size: 2,500 sf The Ohio Rest Stop Concept reimagines traditional rest stops, combining automotive travel and human scale in meaningful architecture. These structures, scattered across Ohio’s highways, blend active and restful elements in their design. Two distinct forms, one open-air and the other solid, create a unique, tactile experience, inviting travelers to pause and find tranquility amidst the constant motion of the road.
ously installed domestic components and to work with an existing opening on a mid-century infill house in San Francisco. The design “slipped” over the front of the house, keeping a thin planar language and allowed for minimal demolition in order to install the gate. Integral lighting, electric strike, security camera, mail slot and house numbers make the thin steel gate thick with function. This component presents itself as an assemblage of many functional and aesthetic elements.
and fabrication, the large 6’x10’ door lifts almost effortlessly into an overhead cantilevered canopy position for access into the interior shop space. It pulls down closed just as easily, sitting comfortably in the context of the vertically striated shop building façade.
hard(where)
MAKERS Honorable Mention MAKERS Honorable Mention
Kendall Park Studio Portal San Francisco Entry Assemblage
PATH
MAKERS Merit Award
Engineered function, subtle detailing and atmospheric qualities make this operable door/window/canopy component both aesthetically fitting and easily operational. The design accommodates many requirements – security, privacy, ease-of-use and ample daylight. Through carefully considered detailing
San Francisco Entry Assemblage PATH
An entry/security gate is designed to fit within a similar language of previ12
hard(where) PATH
Architectural hardware mediates our everyday interface with buildings and the designs are typically so standardized that our experience with them is nothing exceptional. Hard(where) proposes a series of speculative, playful and empirically designed prototypes that interrupt our typical non-remarkable encounters with common architectural hardware. Reconsidering tactility as a fundamental quality, it leverages contemporary additive and subtractive manufacturing techniques to explore Properties | January 2024
Photo of Kendall Park Studio Portal and hard(where) by Matt Hutchinson
Photo by Matt Hutchinson
Kendall Park Studio Portal
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the relationship between ornament, form and function.
STUDENT Honor Award
Synapse
Logan Ali and Logan West Kent State University Professor: Nick Safley
This project envisions the egress core as a social condenser where shared amenities serve a transitional housing complex in the Mission District of San Francisco. Arranged within the site as urban objects containing shared social spaces, each core influences the organization of housing blocks and their circulatory network framing large urban rooms.
STUDENT Merit Award
Reclamation
Ryan Coberly, Abigael Dobson and Reihley Littlefield Kent State University Professors: Gabriella Carrillo & Zuzana Kubisova
At the base of Xaltepec Volcano in Mexico City, Reclamation Park is a 48-acre public space of leisure, dedicated to fostering memory and connection to the cultural context. The park combines three zones: water, leisure and memory. A constructed wetland features three follies that act as pillars of education. Maintained hiking trails, a playground, skatepark and an amphitheater provide opportunities for informal and community gathering for all ages.
STUDENT Merit Award
Circulatory Systems Kody Kocias
Kent State University Professor: Thom Stauffer
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The study of Cleveland’s urban fabric revealed a new appreciation for the city as an intersection of overlapping places, communities and features. This project celebrates the city’s identity and strengthens the ties and connections that form it. A circulatory hub and network develop from within the city’s intersections and tie together commuProperties | January 2024
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Award-winning projects in the Student category included (1) “Synapse,” by Logan Ali and Logan West; (2) “Reclamation,” by Ryan Coberly, Abigael Dobson and Reihley Littlefield; (3) “Circulatory Systems,” by Kody Kocias; (4) “Wynwood Commons,” by Drew Thompson and Gabriel Firestone; (5) “West Loop : Urban Mosaic,” by Drew Thompson; (6) “The Sacred Oasis,” by Asmita Dahal; (7) “Suspending Volume,” by Logan Ali; and (8) “Green Hub,” by Maryam Baharvandi.
nity resources, public infrastructure and features of Cleveland’s identity.
STUDENT Honorable Mention
Wynwood Commons
Drew Thompson and Gabriel Firestone Kent State University Professor: Greg Stroh
As Miami’s Wynwood neighborhood undergoes rapid transformation with new large-scale development alongside its industrial-chic backdrop, a need arises for a unifying center. The project aims to fill that void, offering a mix of public spaces, including art galleries, eateries, performance spaces and boutique shopping. The design emphasizes permeability and street-level engagement while celebrating the area’s unique cultural legacy.
STUDENT Honorable Mention
West Loop : Urban Mosaic Drew Thompson
Kent State University Professor: Diane Davis-Sikora Situated in the West Loop district of Chicago, the project challenges conventional urban design paradigms by harmonizing economic demands, public
engagement and ecological responsibility. It suggests that cities can evolve into harmonious, sustainable environments that benefit both people and the planet.
STUDENT Honorable Mention
The Sacred Oasis Asmita Dahal
Kent State University Professor: Charles Frederick The project embraces the enchanting magic of water, celebrating its sacredness and significance across cultures. With a focus on the revitalization of the Cuyahoga River, the design integrates green infrastructure and community spaces. Through a serene sanctuary, information center, observation decks and a wooden boardwalk, visitors experience the transformative power of water and its enduring importance.
STUDENT Honorable Mention
Suspending Volume Logan Ali
the unexpected or uncanny to establish an engaging urban intervention for the Cleveland School of Media Arts. A material and tectonic strategy of reveals between the existing volumes and new structure emphasize the effect of suspense. Consequently, the sweeping gesture at ground level allows the surrounding urban fabric to extend under and through the project.
STUDENT Honorable Mention
Green Hub
Maryam Baharvandi
Kent State University Professors: Diane Davis Sikora & Reid Coffman Green Hub is a visionary project in Chicago’s West Loop, focusing on sustainable urban housing. It includes three main elements: planting trees for resilience, creating a green community and offering adaptable housing to prevent gentrification. This project aims to improve the area’s environment, quality of life and inclusivity.
Kent State University Professor: Matt Hutchinson
EMERGING PROFESSIONAL AWARD Gwendolyn Frank, AIA
Taking provocation from surrealist artwork, Suspending Volume draws on
PRESIDENTIAL CITATION Dave Robar, AIA www.propertiesmag.com 15
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Creating Connections at ACE Day
Annual event illuminates opportunities in architecture, construction & engineering By Rhonda Crowder | Photos by Alaina Battle
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very year, the ACE Mentor Program of Cleveland hosts ACE Day, a gathering that affords local colleges, professional organizations and employers to connect with ACE students. In turn, ACE students learn about career opportunities in the architectural, construction and engineering industry. The 2023 ACE Day was held on December 12 at Cleveland State University’s Wolstein Center. There are three components of ACE Day: the Request for Proposal (RFP) presentation, the exhibit of colleges and professional organizations and the trade exhibition hall. Groups of students rotate through these areas. “It’s exciting to see this much engagement in architecture, construction and engineering careers,” noted Nigamanth Sridhar, provost and senior vice president for Academic Affairs at Cleveland State University (CSU) as he welcomed everyone to the campus. During his remarks, Sridhar announced that CSU will have a Construction Management program next year. He also advised students to invest in themselves. “[Attending ACE Day] is an investment,” Sridhar says. IMPACTFUL INTRODUCTION Approximately 160 students attended ACE Day at CSU’s Among the 16 institutions at ACE Wolstein Center, where they learned about AEC career opportunities. Day were NEO STEM, the Cleveland chapter of American Institute of career path until a friend introduced and ACE Board member, says ACE Day Architects (AIA Cleveland), Youth him. He tries to talk to as many stu- is a great opportunity for her agency to Opportunities Unlimited (Y.O.U), dents as he can. Plus, he believes the capture graduating seniors not interested National Association of Minority engineering students already have the in college but ready to work. She also Architects, National Society of Black critical thinking skills the trades need. uses ACE Day as a chance to recruit stuEngineers (NSBE), Northeast Ohio “These career fairs are a good way to talk dents for the National Society of Black Regional Sewer District (NEORSD), to young people. Sometimes we pique Engineers, which offers Saturday mornDominion Energy, Cleveland Public interest. It’s planting a seed,” he says. ing hands-on engineering enrichment Power (CPP), Whiting-Turner, Local #33 Sheet Metal Workers also sessions and field trips. Dominion Energy, Cleveland had a stimulated welding gun for handsAnna Ha, a senior at Hathaway Water Pollution Control, Cuyahoga on demonstration, which attracted a Brown who participates in ACE Mentor Community College (Tri-C), Eastern number of students to their table. Program Cleveland at MC2Stem, is Michigan, Kent State University and “I learned about the business and how interested in engineering. This was her Cleveland State University. three years in construction can elevate first-time attending ACE Day. She found There were seven construction/ me quicker than three years in college,” it to be a good opportunity to network trades exhibitors, including The Ohio says Ti’Andre Settles, a 10th grader at and reconnect with Y.O.U. Department of Transportation (ODOT), Garrett Morgan School of Leadership “I learned a lot of new things, like Building Laborers’ Local 310, Cement & Innovation. Settles is a first-year ACE the other types of engineering. It Masons #404, Iron Workers #17, Mentor Cleveland program student and helped me to learn about the different Sheetmetal Workers Local #33, Chas this was his first-time attending ACE career paths,” she says. Ha’s brother Phipps and Precision Environmental. Day. He’s interested in real estate and Owen participated in ACE and is “It’s always important to get our infor- sees how participating in ACE can be a sophomore engineering student at mation out,” says Al Simonitis, a Local beneficial to his career goal. “I will con- Georgia Tech University. 33 sheet metal worker and training coor- tinue with ACE,” Settles says. During the RFP Presentation, Joyce dinator. He thinks of himself as a young Ramona Lowery-Ferrell, commissioner Pann Huang (City of Cleveland Mayor’s man and how he had no idea of this of Cleveland Water Pollution Control Planning Department) and Keisha www.propertiesmag.com 17
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SCENES FROM ACE DAY 1. Nigamanth Sridhar (CSU Academic Affairs); 2. Sheet Metal Workers Local 33’s Al Simonitis (center) talks shop with attendees; 3. Joyce Pann Huang (City of Cleveland Mayor’s Planning Department) and Keisha Chambers (City of Cleveland Mayor’s Office of Capital Projects); 4. Trade room; 5. Students gathered for an educational presentation; 6. Gilbane Building Company Superintendent and ACE Alum Mohammed Khaled (right) shares his knowledge with an attendee.
Chambers (City of Cleveland Mayor’s Office of Capital Projects) presented the Cleveland North Coast Lakefront Master Plan. Students were asked to review the RFP, view the winning proposal and then grade the proposal. “It is important for us to get the young adult voice,” says Chambers, assistant director of MOCAP. “They will be the ones who benefit, so we have to make sure they understand how it starts, the process and include them in the process.” ACE Mentor Program Cleveland alumnus Diego Cortez, who graduated from John Hay High School in 2019, earned $60,000 in ACE scholarships and a $10,000 match from Kent State University (KSU). He is currently a first-generation college senior in the Construction Management Program at KSU and has interned with Gilbane. He served as the program MC and shared with the attendees how he recalls sitting in those same seats three years ago. “I am grateful to come back to Cleveland, my hometown, and give back to ACE, to become a mentor one day,” Cortez says. Muhammad Khalid, another ACE alum who earned a civil engineering degree from Cleveland State University 18
and completed internships with SME Engineering, Gilbane and Great Lakes Construction, is now employed by Gilbane Building Company. “ACE isn’t just a high school thing,” Khalid says. “It’s a career thing.” Cleveland Metropolitan School District CEO Warren Morgan also attended and
“It’s exciting to see this much engagement in architecture, construction and engineering careers... [Attending ACE Day] is an investment.” Nigamanth Sridhar Cleveland State University spoke to students. He encouraged them to remain engaged with CMSD and programs like ACE, as well as complimented ACE for its outreach. Cindy Leitson, vice president of capital, construction and facilities with Cuyahoga Community College, serves on the ACE Mentoring Cleveland program Career Pathways Committee team, which focuses on working with ACE Mentor alumni and staying in touch
with them as they pursue degrees, certificates and enter trade partnerships. “The CPC team tries to be a connector for internships, offer assistance with resume and interview prep, as well as be there as an advocate/mentor during those early career/industry years,” Leitson explains. She notes that many ACE students have three to four internships by the time they graduate and stay in the Northeast Ohio region as well as choose to come back full circle and be a mentor on high school teams. “We have students working at large projects across the city, both as interns and as full time employees, on projects such as Sherwin-Williams’ headquarters building [and for] the Cleveland Clinic and at UH Hospitals, just to name a few examples,” Leitson says. She reveals that a Trades Day will be held in early March for a subset of students who are interested in pursuing a trades career. “Making those early connections and how the application process works to get connected with the training directors is a critical first step,” Leitson says. P For info on ACE Mentor, visit www.acecleveland.org or contact ACE Mentor Executive Director Glen Shumate at ace@acecleveland.org Properties | January 2024
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Evolving Approach
Cleveland Museum of Natural History renovation, expansion elevates visitor experience Story + photos by Doug Bardwell
D
riving around Wade Oval in University Circle, you’ll be forgiven if you don’t recognize the Cleveland Museum of Natural History you remember as a child. Having undergone the final stage of a 10-year, $150 million planned renovation, the new façade at 1 Wade Oval Dr. will undoubtedly capture your imagination. This transformation sets the bar for natural history museums, and visitors will be amazed at the new light-filled, 14,600-square-foot Visitor Hall with free exhibits open every day. The museum has taken some of their most renowned exhibits – like the Moon Rock; Happy, the 70-foot-long Haplocanthosaurus; and Lucy, our 3.2-million-year-old ancestor – and placed them where everyone can enjoy them without charge.
RFP goes out for final phase
With the first two phases wrapping up in 2017, the museum began to reimagine how the final stages of construction would complete their vision of the institution’s mission. “The museum has a responsibility to improve scientific literacy within the community and make science more relevant to everyone,” explains Gavin Svenson, chief science officer of the Cleveland
Museum of Natural History. “The decisions that we as a society will need to make in the future rely on a broader public understanding of the issues facing our planet. Illuminating those issues is at the core of the museum’s mission.” “As we started developing a strategy and vision for the future of this museum,” states Svenson, “we focused on answering a number of questions. How do we become a community asset, how do we reinvent the role of a natural history museum in the community, and how do we place humanity in the storyline of natural history? We sent out an extensive RFP with our vision – to focus on the Great Lakes, water, the geologic history of the region as a conceptual framework while also creating a museum that’s inspiring, inviting and welcoming to the community.” “When we received the initial proposal from Westlake [DLR Group], it was
immediately on target,” reflects Svenson. “The design was inspired by the glaciers that sculpted Northeast Ohio and created the landscape we see today. We realized we had a design firm and an architect that were truly embracing our vision.”
The planet didn’t evolve overnight – neither did the museum
The museum was founded in 1920 and, over the years, has amassed collections of more than five million artifacts and specimens to deepen our understanding of the dynamic connections between humans and nature. In addition to its 375,000-square-foot University Circle campus, it stewards more than 12,000 acres of protected ecosystems across Northern Ohio. Also sharing a 100+-year-old legacy is the lineage of Westlake Reed Leskosky (now DLR Group, an integrated design firm with an office in Cleveland), which www.propertiesmag.com 21
TAKING SHAPE Evoking the glaciers that shaped Ohio’s landscape 10,000 years ago, the museum’s roof appears to flow over the edge of its glassy façade. The eye-catching feature is composed of custom-designed glass fiber reinforced concrete (GFRC) forms.
For construction expertise, the help preserve Cleveland’s culture with designed the first museum in 1958. Mark Morris, principal and design leader with museum chose Panzica Construction, this renovation is really important to us.” DLR Group, explains, “We’ve worked which has also done other work on the together many times since then. We did Circle, including the Cleveland Museum Last phase ties it all together the 1970 addition, which included the of Art and Severance Music Center. This phase would become the most Sears Hall, the Murch Auditorium and “Our experience with the museum challenging of all, as work areas were a new front entry. Then in 2002 we did dispersed throughout the museum. A the planetarium, so we’ve had a really new 50,000-square-foot, two-floor addilong history of working together.” tion was added to the front of the “Not everybody in the region underalong with new entrance, Please check it museum, for accuracy anda content. By approving this proof,Museum you are approving the content placement stands that we’re not just an architecture Store and café. for The Visitor in Sabre Publis or InScope) only. The payment you have agreed to is for “space only”. — Thank you firm,” adds Joshua Haney, global archiHall, including the former Sears Gallery products & services! tecture leader for DLR Group. “Our and Fawick Gallery, were completely services include planning, interiors, renovated for new displays on the main Gavin Svenson level. A new education wing was comengineering and specialty design services Cleveland Museum of Natural History pleted downstairs, and renovated areas like acoustics, lighting design, theatrical and audiovisual – including the Corning gallery, RareInc., publi By approving thisdesign. proof,Weyouprovided are approving the content for placement inFBE Sabre Publishing, Group City of Cleveland all structural and MEP engineering goes back to originally providing the Books and library stacks – SBEboardroom Cuyahoga County or InScope) only.working The payment you have to is for Thankupstairs. you for choosing Sabre Publishin on this project, with Osborn Perkinsagreed Wildlife Center in “space 2016,” saysonly”. were — completed Engineering for civil and Sasaki and Mark Panzica, president ofCommercial, Panzica In its prior life, the museumand was very products & services! Institutional, Pashek + MTR (Pittsburgh) for land- Construction. “Having had other pres- closed off, without natural light. The Industrial scape architecture.” ervation experience and being able to newPainting plan opens itContractor up considerably, with
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GOING WITH THE FLOW The exterior’s curving, grooved shapes continue inside with a flowing ceiling system constructed with acoustical plaster.
large windows looking out onto Wade Oval and large windows added to view the courtyard. The new Dynamic Earth wing (opening December 2024) along the front wall also has large, long windows that can be seen by anyone driving or walking by. Expect a new way to understand science. No more timelines only; now you’ll discover humans put into the storyline and how we affect climate change. “Working with Gallagher and Associates, the museum’s exhibit designers, we were able to fine-tune where some of the exhibits were best oriented,” explains Morris, “to allow for that interactive kind of excitement to happen along the window for the community.” The new Visitor Hall still links the two entrances to the museum, but with the new ticket station in the center, guests now will share similar museum experiences, no matter how they enter. This large area is also prime space for community or corporate events, as well as private parties. The centrally located courtyard contributes considerable natural light to the Visitor Hall year-round and can also host special events during the more moderate months. Inside, a Plexiglas display of butterflies and moths soars to the 21-foot-high ceiling above, representing the more than 3,000 species found in Ohio. Displays that can be seen for free include the aforementioned Moon Rock, Happy and Lucy, along with a 384-footlong by 3.5-inch timeline in the terrazzo
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ON THE MOVE The Cleveland Museum of Natural History has taken some of its most renowned exhibits – like Lucy, our 3.2-million-year-old ancestor – and placed them where everyone can enjoy them without charge.
floor that winds its way from the garage to the Evolving Life wing at the other end. Each inch represents one million years of the 4.6-billion-year history of Earth. Inlaid bronze and stainless-steel medallions call out significant events along the timeline. Near the garage end of the Visitor Hall, you’ll also find a collection of the world’s finest jewels and gems. At the opposite end, you’ll find Balto, the lead sled dog who helped carry lifesaving medicine across a relay leg of 674 miles of Alaskan wilderness. Near Balto, a modern Bald Eagle spreads its wings in front of Dunkleosteus, an ancient armored fish from 359 million years ago. All three share an Ohio connection. A new Museum Store opens to the intersection of the former Fawick Gallery and the Visitor Hall. Adjacent to the store is the new Origins Café and food service area, complete with a catering kitchen and its own exterior entrance. The new Corning Gallery is directly above, and most recently displayed a collection of Andy Warhol prints created in 1983 to bring attention to endangered species. Down one level from the Visitor Hall is a series of three classrooms and a flexible community space for both distance and in-house learning. Rooms 24
Properties | January 2024
INTO THE OPEN The museum’s 70-foot-long Haplocanthosaurus, affectionately known as “Happy,” now resides within the new Visitor Hall.
as they shifted workrooms and collection areas. Daily, or even multiple times per day, calls were made to keep everyone informed. “The curators are very passionate with their space,” mentions Klepek, “and they wanted to know every single thing that’s going on, what we’re doing, and when we were going to be in their space. They needed to know because they wanted to be there, as they’re very particular about their specimens. They wanted to make sure they were protected. We understood that, so it was our job to ensure all the sub-trades understood that as well.” Svenson congratulated Panzica on their excellent care, as not a single specimen or artifact was damaged during construction. Peter Klepek Not only were there meetings Panzica Construction about work areas, but the construction crews also needed to know needing to shift constantly. Panzica about scheduling of meetings and utilized Starc Systems smooth wall par- special events as well, so hammer drilltitions to aid in quick relocation, which ing wasn’t happening as someone was the museum then used for signage or trying to make a presentation. Another challenge was HVAC and displays. And, to satisfy visitors’ curiosity, a portal window was installed in the power cutovers while new systems were barrier so they could see progress being being brought into multiple areas and offices. “We were working in people’s made on the other side. Not only did Panzica need to keep offices and lab spaces throughout the the visitors safe, but they also were entire building to complete these projdealing with numerous scientific staff ects,” says Chris Montgomery, senior
are equipped according to grade-appropriate levels to demonstrate a variety of subject areas. This level also houses the Smead Discovery Center – presented by PNC. The space is designed primarily for children ages seven and younger, but visitors of all ages are invited to dig for dinosaurs, take an up-close look at museum specimens, design constellations and more.
sure everything was spotlessly clean and ready for visitors.” Unlike most projects, work sites were located all over the building during this phase as one office or department moved and opened up space for the next. To keep the space looking like an active museum for visitors, temporary partitions or barriers were made to look like finished permanent walls despite
Challenges versus benefits
“We had a small window of time before 10 a.m. to get things done... That was a challenge doing that every morning and making sure everything was spotlessly clean and ready for visitors.”
As phase two was wrapping up, which included upgrading the museum’s Central Utility Plant, Panzica began work on phase three in 2020. With the pandemic quickly altering everything, shortages of materials and equipment were just a few of the obstacles. Keeping the museum open for visitors became one of the most time-consuming challenges. “We had a small window of time before 10 a.m. to get things done,” relates Peter Klepek, project superintendent for Panzica. “So, when you have to get something in or out of the building, with the new Visitor Hall, we’d have to put temporary protection on the floor to protect the beautiful terrazzo floor. And sometimes, the materials or machines wouldn’t fit through a regular three-foot door. That was a challenge doing that every morning and making
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NEW VIEWS In addition to the Visitor Hall, the project included a refreshed entrance to the Ralph Perkins II Wildlife Center & Woods Garden (top), the new Origins Café (middle) and Smead Discovery Center (bottom).
project manager for Panzica, “which resulted in weekly/daily coordination meetings, as there were various departments and managers for each of these spaces for us to coordinate access. Scheduling was definitely one of the bigger challenges.” Another pressing demand conquered by the design team was opening up large swathes of the exterior walls and roof for natural light. A previous design architect had told the museum it wouldn’t be practical, and that the old section should be torn down and rebuilt. DLR Group and their structural team thought differently and were able to save the structure while still accommodating a large skylight and a soaring curtain wall window looking out to the courtyard. The glass units for the new additions were prefabricated in Canton and delivered for a rapid install. With such a large panel of clear window area, the subject of bird protection came up. “We actually had a unique experience because there’s an on-staff ornithologist here,” says Morris. “I was able to have a couple of meetings with him to really discuss what type of protection was best.” The solution became a series of small black circles that the visitors typically will never notice but are apparent enough to keep the birds from hitting the glass. In addition, a series of horizontal sun shades are randomly placed across the glass expanse as a sustainable passive sun shade. “The museum has been a part of the Lights Out Cleveland program, an initiative focused on reducing bird-building collisions, for many years,” says Svenson. “We wanted to ensure we had a glass surface that was not going to pose a threat to migratory birds.” “It’s important and exciting that we can serve as an example for other organizations we’ve been working with or trying to influence,” adds Samantha www.propertiesmag.com 27
SHOP + DINE A museum store (top, middle) was added at the intersection of the former Fawick Gallery and the Visitor Hall. Situated nearby is the new café and food service area (bottom), complete with a catering kitchen and its own exterior entrance.
Guenther, external communications manager for the Cleveland Museum of Natural History. “It shows that you can have the same façade you’re looking for, but also make it safe.” Sun and birds were not the only environmental challenges. HVAC is a significant concern to anyone involved with specimen preservation. “In preserving collections and exhibits, it is extremely important to maintain the right humidity and temperature,” says Svenson. “In the past, we were challenged maintaining an optimal environment in different spaces over Ohio’s different seasons. The museum’s new wing includes a state-of-the-art collections facility, so the millions of objects that are stored in a variety of ways in the existing building will be moving into this new facility next year. Strict environmental controls in this new facility can be customized to meet the needs of our collections, increasing their longevity.” “Seventy-five percent of the HVAC system has been replaced over the duration of this project,” states Montgomery. “There was a lot of time spent on trying to coordinate, making sure whatever we were sizing was right for the new building that wasn’t built yet, and running lines to a building that wasn’t there yet. The boilers, the new cooling towers and two new electrical feeds were put in during the Central Utility Plant project for both the existing and new buildings. The installation of those systems before this project started made it a little simpler to connect the new building and bring the new systems online.” Another wish list item was geothermal for the new wing, which was not installed, but the wing is now “geothermal-ready” should the museum decide to add it later.
Upside to the pandemic
Not only did distance learning flourish during the pandemic, but it also gave the museum some opportu28
Properties | January 2024
Photo courtesy of Cleveland Museum of Natural History
LIGHT TOUCH A collection of the world’s finest jewels and gems is on display in the Visitor Hall near the attached parking garage. Here and throughout the addition, large expanses of glass provide an airy, welcoming feel.
nities to try new ways to interact with the public. It was already a desire to make the community aware of the learning opportunities the museum afforded, so DLR Group pivoted with the pandemic and decided to allow the community to see the learning take place. Morris explains, “We brought the distance learning function down to the main level because currently, it’s upstairs, kind of tucked away. By bringing that down to put it on display, it will now be a featured part of the new galleries.” According to Svenson, one of the inclinations for scientists is to share what they’ve learned with others. During and after the pandemic, with smaller groups in the museum, it allowed them to experiment by asking visitors if they would like to tour the collections and actually see the lab where they were working and see what they were discovering. These unexpected surprises turned out to be wildly popular, and the museum began to ponder how they could be expanded. That led to scientific staff being stationed in a new experimental gallery space called Current Science, which allowed direct engagement with visitors to share the museum’s scientific work
and amazing collections not normally on display. “We’ve had more than 60,000 people come through that space and engage in conversations with scientists and volunteers,” confirms Svenson. “That’s not the number of visitors entering the museum, but those actually stopping
at that particular exhibit and having a conversation. We think that speaks powerfully to the impact of a more interactive approach.”
Could we bring back a glacier?
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Photo courtesy of Cleveland Museum of Natural History
NATURALLY WELCOME The centrally located courtyard, accessible from the Visitor Hall, can host special events during warmer months.
which is part of the museum’s Natural Areas Program, DLR Group designed a façade to honor the glacier’s importance in our local landscape. “When we started the design, we had always had this idea of a smooth or flowing form,” explains Morris. “We wanted to honor the glacial form and stand out from the other museums in this neighborhood. So, we had to find a product that would work towards the same goal of having that unique shape. We researched GFRC, which is glass fiber reinforced concrete, and FRP, fiberglass reinforced polymer. Working with the fabricators, we created the shapes and sent them our 3-D files, and they gave us the shapes, textures and finishes that we really wanted.” With that accomplished, Haney relates that they continued the grooved form further inside, creating a large swoosh extending to the garage door. The inside ceiling system with the continuous grooves is made of acoustical plaster and is the only sound-absorptive material necessary in the large space. As smooth as the design appears, the installation was anything but quick or easy. “Installation of the GFRC was done with a crane to install the large pieces,” explains Klepek. “It was very 30
intricate. You would think a big piece would go in easily, but every corner has to meet perfectly together. You’re not just handling a flat piece; you’re bending it and curving it simultaneously. So, that became challenging. A lot of structural steel was required to support the large panels. Work needed to be completed during two shifts, includ-
“Most people will never know the amount of time and coordination that took to make that happen,” reflects Panzica. “I know Chris spent a year’s worth of phone calls with the fabricators and everyone else to make sure this came together perfectly. Everyone expected museum quality, and it had to be right.” With that accomplished, why not add a waterfall? Panzica connected a roof drain to the bottom of the GFRC façade dip so rainwater pours into the exterior rain garden between the building and Wade Oval. “One of our goals for sustainability was to actually put it on display,” adds Morris, “and now when the water flows out, it actually dances across the Mark Morris area in a very striking pattern.” DLR Group “Inspired by our Natural Areas Program, we’ve created another natuing at night in wintertime, to get the ral area on the museum campus that building back open. represents the landforms left behind Then, there was a discussion about how when Ohio’s glaciers retreated,” states it flowed into the ceiling of the Visitor Svenson. “As water flowed through Hall. That was a big challenge, too, to these geologic features, it left behind make sure that all the grooves lined up unique environments, including bogs with the FRP panel underneath. So if you and other wetlands, which are very look at it all the way through, the grooves important to the environmental health start out front and flow out through the of our region. Now we have a glacial back as a glacier might have done. moraine-type living exhibit right outside
“When we started the design, we had always had this idea of a smooth or flowing form. We wanted to honor the glacial form and stand out from the other museums in this neighborhood.”
Properties | January 2024
EA Group can take the fear out of unforeseen conditions that
HIGH-FLYING ADDITION Just inside from the courtyard is a display of butterflies and moths, which soars to the 21-foot-high ceiling above.
the building, and the building connects with that landscape in a profound way.”
All that’s left are the displays
With construction completed, display fabrication in the new galleries is about to begin. “Thinking of all the experiences we had as children and those our children will have,” says Panzica, “we targeted this project so we can be part of that evolution and help keep this community moving forward with scientific understanding. I can’t wait to see the completed galleries.” “Given our past legacy with the museum, it was so important to us to continue that relationship and that partnership,” adds Haney. “It does feel like we’ve all contributed a little bit to a gift to the community. But it’s also thanks to the success of the museum’s fundraising campaign that the vision was able to be delivered, so that’s a testament to Sonia Winner [president and CEO] and all of the donors.” “Our philanthropic efforts have always been strong, and Sonia has always pursued the goal of transforming this institution and improving access for the people,” concludes Svenson. “She calls the new museum a legacy project for the community.” P
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Properties | January 2024
A New Home for the Tigers
Expansive campus in Warrensville Heights helps redefine the school district By Scott Esterly | Photos by Scott Esterly and Mark Wayner
S
ituated between Northfield Road and Warrensville Center Road, the combined Warrensville Heights Middle and High School building sits on 30 sprawling acres. With substantial construction completed, students entered their new school on the completely reconfigured campus for the first time in early September.
Community support
Starting with a master plan in 2016, the Warrensville Heights
School District created a framework for the first phase of new construction. The initial phase combined existing elementary schools into one new building, which is located just across Northfield Road from where the combined middle and high school building sits. The second phase would require a bond levy to ensure proper funding for the massive middle and high school project. In 2018, Warrensville Heights residents passed a $68 million bond issue by a staggering 76% of the vote. Along with that tremendous show of support came plenty of input from the community. They wanted to see publicly accessible amenities, like the resulting athletic complex and Tiger Café res-
taurant. The school district, design and construction crews delivered on those promises and more.
Team + timeline
The team members that made this project come to life consisted of Donald J. Jolly II, the superintendent of Warrensville Heights City Schools; Anne Hartman, director of Cleveland operations with Moody Nolan; Shawn White, project executive for Infinity Construction Company; Doug Myers, senior project consultant with PMC (Project Management Consultants LLC); and Geoff Aiken, managing principal of architecture for OSPORTS and director of technology and entertainment for Osborn Engineering. www.propertiesmag.com 33
Photo by Mark Wayner
The 236,707-square-foot building resides where the former middle and high schools sat for decades. Renovation costs for the middle school, built in 1948, and the high school, built in 1964, proved to be astronomical and simply unfeasible for the Warrensville Heights School District. Thanks to an overwhelmingly supported bond issue, the community set the wheels in motion for new construction. With the first academic year underway, the approximately 1,000 students are enjoying all the bells and whistles that their state-of-the-art school offers.
PROJECT OVERVIEW The recently completed Warrensville Heights Middle and High School building is situated on a newly configured, 30-acre campus, which also includes a state-of-the-art athletic complex.
As construction was wrapping up on the elementary school across the street, groundbreaking took place in October 2020. Construction on the middle and high school building wouldn’t begin in earnest until June 2021. The COVID-19 pandemic was the primary cause for that delay, which resulted in the targeted opening date of the 2022-2023 school year being delayed one year to the current school year. A lot transpired to
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ensure the 2023-2024 school year could take place in the brand-new building.
Construction + challenges
“At the beginning of the building program, Superintendent Jolly wanted to use this opportunity to build a ‘campus’ for the district,” says Myers. “The site is in very close proximity to the newly constructed Elementary School and Early Childhood Center. The High School and Middle School site reinforce the campus feel via the main entrance with clear signage and unique entrances for the buildings. It is clear one is in Tiger Country.” “This land was the site of the previous school, so we were able to maintain the old school during construction,” explains Jolly. Thirty acres might seem like an excess of space, but having a fully operational high school on the same site as a massive construction project presents a multitude of logistical challenges. A prime example is parking. Maintaining enough parking for construction workers, staff and students exacerbated site space issues and even influenced construction sequencing at times. “We ended up changing our whole construction sequence multiple times to work on phases that we could do,” says White. For some of the known challenges during construction, it was Properties | January 2024
Photo by Mark Wayner
Moody Nolan provided master planning services beginning in 2016 and led the design process for both the elementary and combined middle and high school buildings. Infinity Construction Company provided construction manager at-risk delivery and PMC acted as the owner’s representative, while OSPORTS and Osborn Engineering took the lead in designing the massive athletic complex on the campus.
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FRESH ANGLE A uniquely shaped “butterfly” roof canopy draws attention to the main entrances of the community room and high school.
simpler to know when to place those projects in sequence. For example, White and his team knew it would be tricky to complete the auditorium, which incorporates a slab-on-grade concrete ramp to accommodate theater-style seating. “The auditorium was an area I waited until last to excavate out,” White says. “I didn’t want to excavate too early for the ramp because then I would’ve had a pond in the middle of the school.” There also came a key point in time where there was no turning back. The existing buildings, which were being actively used, needed to be demolished and the new building needed to be up and running in a short window of time. The previous school year ended in late
May and the new school year began September 5. “Once the building was torn down, we had no choice but to get in. I’d like to commend the construction team on getting the building done in three months. We all knew it would be a tight window, but the kids are in and that’s the most important thing,” says Jolly. Another major obstacle in the construction process was undertaking selective demolition on a significant portion of the existing high school building. “One of the challenges was maintaining the existing science wing in the old high school. We are still finishing the stair tower that completes the exterior
portion of the building. This was an existing building that was attached to what got demolished,” says White. The science wing was new in 2003 and needed to be preserved, according to state funding requirements. In addition to preserving the science wing, the façade of the existing addition needed to be replaced. COVID-19 created some of the most difficult construction and planning challenges. As most workers experienced in those early days of the global pandemic, working remotely created many obstacles. In this case, it interrupted ongoing construction of the elementary school and planning the construction for the middle and high school building.
Congratulations to Warrensville Heights School District and Infinity Construction on completion of the schools project.
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TIGER PRIDE Just outside the high school gym is a large customizable digital screen, alumni room and athletic hall of fame, which is still under construction.
“As the CMR deliverable, you have every entity engaged in the preconstruction process. We ran all our meetings through Teams and Zoom. At the same time, we were in the process of completing the elementary school,” says White. “We had a good set of documents; we were able to go out to bid and we were able to stay within our estimate of the GMP (guaranteed maximum price).” “These challenges were really lessened by the immediate and consistent availability of Superintendent Jolly. He provided clear and precise decision-making and leadership throughout all phases of the project,” adds Myers. COVID-19 brought other challenges that contributed to construction delays in the form of material shortages. “The biggest challenge was the post-COVID items, the biggest ones were the manufacture of steel, bar joists and long span bar joists,” says White.
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Athletic complex
“The site layout was conducive to having a football stadium where it is now. It created a nice space between the high school and the stadium for gathering and a natural progression from the parking lots into the stadium,” says Aiken. Part of the feedback that Warrensville Heights school officials heard from the community and from students was that an athletic complex was something everybody wanted. A football stadium, www.propertiesmag.com 37
Photo by Mark Wayner
WINNING ADDITION Named after Warrensville Heights City Schools alumnus, former NBA star and current Warrensville Heights Mayor Brad Sellers, the high school’s arena-style gym provides seating for 1,840 individuals and features a scoreboard over center court.
with seating capacity for 1,200 on the home side and approximately 500 on the away side; a baseball field; and two softball fields were ultimately built. It was no small undertaking. For starters, a building that sat where the softball fields are needed to be demolished. Then the massive amount of topsoil needed to be addressed. “School construction was ahead of the athletic facility schedule,” says Dan
Kelbach, the director of sports fields for OSPORTS and Osborn Engineering. “Construction crews stripped the entire 30-acre site of topsoil, so we had about 15,000 cubic yards stockpile of topsoil on the north side of the site. It was more dirt, frankly, than we knew what to do with. What to do with that giant quantity of soil influenced a lot of the site.” “We had to find areas to dump dirt across the site. We didn’t want to dig
congratulations to The Warrensville Heights SchoolS Proud Partner for the New High School & Middle School Campus
38
holes for post construction stormwater management, so we went with a different approach. We treated all the underlying drainage and base underneath the synthetic turf system, and that served as our post construction stormwater management for the athletic side,” he adds. The synthetic field in the football stadium is FieldTurf Classic HD, which is a slit-film fiber designed to maximize durability and safety while maintaining aesthetic beauty. This is the same material that the University of Wisconsin uses at Camp Randall Stadium in Madison. Additionally, the football stadium has an eight-lane track with a collegiate-level running surface, wireless scoreboard and advanced sound system. In fact, all the scoreboards in the athletic complex are wireless and can be run from an app. “The football field has its own statement. The student athletes couldn’t wait to get on that field. There have been some scholars that haven’t played on their home field their whole high school career,” says White. “Those are the little things you look at.” The first home football game for Warrensville Heights took place on August 25. “The baseball and softball fields are skinned-in fields, so they have a dirt infield, then portions are sodded, and the remaining will be seeded, and it’ll be Properties | January 2024
up and running in about a six-month span,” says Kelbach. The baseball and softball fields also have drainage systems. Some bleachers were installed on slab-on-grade, but each of the fields were designed to be conducive to attendees bringing their own chairs and sitting anywhere they like to view the games in the welcoming atmosphere. “One of the features of the athletic complex is that it’s like a park setting with a walkway from the parking lot to the stadium. People were very impressed with that walkway, and it’s lit up at night. It’s like a promenade to the stadium,” says Jolly. “It’s an impressive campus overall. It’s exciting to see it built and student athletes excited to be out there and the school being active after a long design and coordination process,” says Kelbach School officials and the construction crew point to another aspect of the athletic complex that has made life simpler for everyone. “It seems to be minor, but it’s huge, was adding the storage building by the football field. There is a huge requirement for having stock,” says White. The athletic complex has been met with rave reviews from everyone that has seen and played on it. “The district had great vision. When we started, we really knew where they wanted to take the athletic complex. Logistics and the COVID ebbs and flows made it a little more challenging than usual, but the kids getting to play on their home field and that excitement reinvigorating the student body with the new complex is where it’s at for us,” says Aiken.
Design
“We started the design process during the height of COVID. That’s probably one of the major challenges for everyone that was engaged. Everyone worked from home. We weren’t even in the office,” says White.
Photos by Scott Esterly
ATHLETIC SUPPORT Located immediately west of the school building is a newly completed athletic complex with a baseball field and two softball fields, plus a football stadium with seating capacity for approximately 1,700 spectators.
Prior to designing the combined middle and high school building, Warrensville Heights School District worked with a visioning team which led them to bringing Moody Nolan on in 2016 to assist with master planning and ultimately the design of the both the elementary and combined middle and high school buildings. Many of the features and amenities that Moody Nolan designed came straight from community or teacher input. For instance, the community requested an “arena-feel” to the high school gymnasium. The parking lots are all new but were aligned with existing entrances and exits. All the interior finishes are durable and low maintenance. The LVT flooring in the classrooms and academic corridors have an acoustical back that
reduces noise transmission from floor to floor. It is also a no-wax product which means the district does not need to strip and wax the floors each summer. This saves time and money. The porcelain tile found in the main entrances and public areas has an elevated marble aesthetic. “There are some eye-popping areas from a design basis. The openness and the lighting, particularly in the high school dining area, is beautiful,” says White. “The auditorium is state-of-theart. The Learning Center in the high school is unique.” The Learning Center’s design centerpiece is the set of learning stairs, which are made of porcelain tile to match other hard surfaces throughout the building. More traditionally seen in collegiate applications, learning stairs www.propertiesmag.com 39
DOWN TO DETAILS Durable, low maintenance LVT flooring is used in classrooms and academic corridors, while porcelain tile utilized in the main entrances and public areas has an elevated marble aesthetic.
Photo by Mark Wayner
offer bleacher-like seating to students and offer a flexible learning environment. They enhance interaction and collaboration space or offer solitude, depending on the student’s needs. Their bleacher-like arrangement also make them conducive to special events or lectures. “On the exterior of the building, three types of brick were used, designed to create a panel look,” says Hartman. There are composite metal panels on the back side of the building and curtainwall, glass and storefront systems used throughout the building. “The high school entrance has a standing seam roof with composite metal panels that are a wrapping feature. There is a membrane roof system
Photo by Scott Esterly
“There are some eye-popping areas from a design basis. The openness and the lighting, particularly in the high school dining area, is beautiful. The auditorium is state-of-the-art.” Shawn White Infinity Construction Company everywhere else. The entrances just have their own uniqueness,” says White. “A notable design feature is the butterfly roof canopy at the high school and community main entrances. Its unique angles are embraced in the interior design as a prism or ‘refraction of light’ through angle walls, lighting, floor patterns and wall graphics,” says Debra Kolesar, associate interior designer at Moody Nolan.
Features
Photo by Mark Wayner
Though they are connected, the middle school and high school are completely separated, and students do not cross over from one side to the other. Once inside the high school entrance, the main office comes into 40
Properties | January 2024
Photo by Mark Wayner
IN THE SPOTLIGHT Named after actress and alumna Yvette Nicole Brown, the auditorium features state-of-the-art lighting and audio systems.
view. Behind the main office are a number of administrative, staff and conference spaces. The centerpiece of the main entrance is the auditorium, which is named after Yvette Nicole Brown. Brown has appeared in a number of popular television shows and films and is a Warrensville Heights City Schools alumna. The community room, which is available to the public, is also located just off the main entrance. Continuing down the main hallway, the high school gymnasium comes into view. Named after Warrensville Heights City Schools alumnus and current Warrensville Heights Mayor and former NBA star Brad Sellers, the 1,840-capacity arena-style gym features a scoreboard over center court. Just outside the gym is a concession stand and large customizable digital screen, alumni room and athletic hall of fame, which is still under construction. At the end of this corridor is the high school cafeteria, which features easily movable furniture, and the Tiger Café restaurant. The high school and middle school cafeterias share a massive kitchen and food storage, including multiple walk-in commercial-size refrigerators and freezers and dry storage pantries. Tiger
Café has its own kitchen and storage, and the restaurant will be publicly accessible. Continuing the loop around the high school side of the building towards the rear, a connected wrestling room and weight room are near the back end of the gym. Space that was originally envisioned as a weight
room has become flex space and can accommodate many activities, such as cheerleading practice. Both the middle and high school gyms have two locker rooms each for boys and girls. There is a traditional gym locker room for the school day and there are more spacious varsity locker rooms for after-school
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GATHERING SPACE Situated just beyond the middle school and high school gymnasiums is the cafeteria, featuring easily movable furniture and the Tiger Café restaurant.
sports. The varsity locker rooms are designed to look like what major university athletes can expect. They also exit directly to the back of the building and are a stone’s throw distance from the football stadium. Farther down the loop around the building are voice and band rooms, which are directly behind the auditorium. Like the varsity locker rooms, the band room has an exit from the building, which gives the marching band a very short distance to travel to get to the football stadium. On the other side of the auditorium are the academic areas of the building, which contain 45 general education classrooms in addition to specialty rooms and flexible spaces that are on each floor. Of note is the STEAM room. Traditionally referred to as STEM, Warrensville Heights school officials are careful to refer to STEAM, which adds the arts to science, technology, engineering and mathematics. STEAM rooms contain items such as 3D printers and vinyl cutters and everything done there is integrated into students’ science curriculum. An identical STEAM room 42
can also be found in the middle school building. Each academic neighborhood has a central learning commons to be used as an extension of the classroom. On the second and third levels of the building are other educational amenities like an eSports room, fire
“I believe the investment this community has made represents the value it places in its scholars, and I believe it will suit them well in the years to come.” Doug Myers PMC department/EMT training classroom and culinary classroom. The fire department and culinary classrooms are part of the Heights Career Tech Consortium, which features the high schools of Bedford, Cleveland Heights, Maple Heights, Shaker Heights and Warrensville Heights. Additionally, the
consortium offers biomed, biotechnology and digital design courses.
For the kids
“All projects have their own unique challenges, and this was no exception,” says Myers. “I believe the investment this community has made represents the value it places in its scholars, and I believe it will suit them well in the years to come.” “Moody Nolan loves being part of communities and doing high-end design and to have it come to fruition and to see the users in these buildings is really exciting for us. It was a journey, it was a labor of love, but this team was great,” says Hartman. “When you stand back and look at what we all accomplished, it’s a pretty amazing facility,” adds White. “This is going to stand out among the top echelon of school districts from a campus setting. I’m proud from that standpoint.” Jolly points to the importance of the students having a great place to learn and thrive. “Tiger Pride has resonated with our entire community with the opening of our new facility,” he says. P Properties | January 2024
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BILLBOARD News about people, products, places & plans
Bialosky Announces Transitions in Ownership, Leadership
Photo courtesy of Bialosky Cleveland
B
ialosky Cleveland recently announced that Jack Alan Bialosky, Jr., FAIA has transitioned from managing partner to become principal emeritus of the design firm his father founded in 1951 as a sole practitioner. He will continue to advise on key projects and uphold civic commitments. His new advisory role is part of a 10-year ownership transition plan that elevates two current partners and names two new ones. Paul Deutsch, AIA, LEED AP, and Aaron Hill, AIA, LEED AP are now co-CEOs of the (Front) Paul Deutsch, Hallie Crouch and Brian AIA Ohio Gold Medal Firm. Deutsch will Meng; (Back) Aaron Hill and Jack Alan Bialosky, Jr. continue to lead day-to-day operations, including technical, financial and legal aspects of the firm. Hill will focus on design, talent and culture. Each will continue to lead projects and directly serve clients. The transition plan also names Brian Meng, RA, LEED AP and Hallie Crouch, Assoc. AIA as new partners of Bialosky. Their ascension diversifies ownership by discipline, gender and generation. Meng, a licensed architect with a 23-year tenure at Bialosky, will continue to lead mixed-use, multifamily and planning projects. Crouch will continue her 12-year trajectory in leading business development, strategic visioning and best practices.
Hahn Loeser & Parks LLP Announces New Partners Hahn Loeser & Parks LLP recently announced that Christopher R. Butler and James M. Gianfagna have been elected to partnership, effective January 1, 2024.
Both practice from the firm’s Cleveland office. “Partnership is a milestone in any attorney’s career,” says CEO and Managing Partner Stanley R. Gorom III. “Chris and Jim are recognized for their professional achievements, hard work and
dedication to client service. Along with their exceptional legal skills, they represent the spirit of collaboration and integrity that are hallmarks of our firm.” Butler focuses his practice on intellectual property and related business law
Christopher Butler
matters as a registered attorney at the U.S. Patent and Trademark Office. He represents clients with both domestic and international intellectual property portfolios, including trademarks, copyrights, trade secrets and patents. Butler began his Hahn Loeser journey as an intern in 2009, transitioning to law clerk in 2013 and an associate in 2015. He has earned Best Lawyers Ones to Watch recognition in each of the last four years and Super Lawyers Rising Stars in three straight years. Butler earned his J.D. from The
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BILLBOARD News about people, products, places & plans University of Akron School of Law in 2015 and an MBA from Akron in 2016. Gianfagna focuses his practice on corporate and real estate law matters. He advises clients on a variety of transactional matters, including corporate transactions, corporate governance, mergers and acquisitions, real estate and commercial contracts, representing both buyers and sellers. Gianfagna joined the firm in February of 2022. He has been named to Ohio Super Lawyers Rising Stars four times and has earned Best Lawyers Ones to Watch recognition in each of the last two years. Gianfagna earned his J.D. cum laude from Cleveland State University College of Law in 2015 and is currently par-
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Area Projects Win Historic Tax Credits Ohio’s State Historic Preservation Office recently announced that 46 projects
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involving the renovation of 54 buildings will be awarded $67.5 million in tax credits as part of its Historic Preservation Tax Credit program. Seventeen are located in the Northeast Ohio region. The awards will assist private developers in rehabilitating historic buildings in downtowns and neighborhoods. In Akron, the estimated $54 million rehabilitation of the former Akron Beacon Journal Building was granted $5.3 million in credits, while the Akron Soap Company Building (237-241 Furnace St.) and Castle Hall (57-59 E. Market St.) were awarded $250,000 each. In Cleveland, the $50 million adaptive reuse of the Heller and Keller-Kohn
buildings (2202-10, 2212-30 Superior Ave.) was granted $4 million in tax credits, while the $9 million rehabilitation of St. Mark’s Presbyterian Church (1319 East Blvd.) was awarded $700,000. Several Cleveland projects were granted $250,000 each, including Record Rendezvous (300 Prospect Ave. E); McCrory/ Frederick/Graves Buildings (2041-2071 E. 4th St.); a commercial building at 2056 E. 4th St.; and a pair of buildings in Cleveland’s Lorain Avenue Historic District (4517 and 4601 Lorain Ave.). In Youngstown, the $82 million renovation of StroussHirshberg Company Building was granted $10 million. Other Northeast Ohio projects include St. Mary’s
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BILLBOARD News about people, products, places & plans School (Berea) with $2 million in tax credits; Thompson Block (East Liverpool) with $414,000; McCauslen’s Florists Building (Steubenville) with $130,000; Mechanics Bank (Mansfield) and a neighboring building with $329,000 total; and The Sibyl Block (Salem) with $250,000.
plans for the R&D building and adjacent acreage,” he says.
Law Firms Merge to Form UB Greensfelder
ICP Acquires SherwinWilliams R&D Campus
Chris Semarjian
Industrial Commercial Properties LLC (ICP) recently announced its acquisition of The Sherwin-Williams Company’s Research & Development campus in Warrensville Heights. The soon-to-be-vacant property includes 105 acres and several commercial buildings. Sherwin-Williams has entered into a short-term leaseback agreement with ICP. “This project is an exciting new venture for our company,” says ICP Owner Chris Semarjian. “We have extensive experience work-
ing with municipalities to redevelop large corporate campuses. We have completed multiple projects in the region, which have replaced relocated jobs and spurred economic development.” ICP helped to revive American Greetings’ former Brooklyn, Ohio campus after its move to Westlake, with Medical Mutual recently relocating its headquarters there, Semarjian notes. “Our plan is to immediately re-purpose some of the smaller commercial structures at this property as we firm up redevelopment
Ulmer & Berne LLP and Greensfelder Hemker & Gale PC announced recently that they will combine to create UB Greensfelder, an Am Law 200, super-regional firm of 275 lawyers, focused in the Midwest. This merger of equals pairs firms with complementary business strengths, including in real estate and construction law. Lori Haas leads Ulmer’s Real Estate Group, while Donald Kennedy serves in a similar role at Greensfelder. The two will co-lead UB Greensfelder’s real estate group when the merger is finalized on February 1, 2024.
Port of Cleveland Approves Bonds for River Walk Project The Port of Cleveland recently announced it has approved the issuance of up
to $6 million of bonds to help finance the more than $33 million Grand River Walk, a project seeking to transform and revitalize downtown Painesville. The project is expected to include a fivestory mixed-use building with 120 residential units, 18,760 square feet of ground floor retail space and 69 covered parking spaces. Painesville City Council voted on the finalization of a Cooperative Agreement to facilitate the urban redevelopment tax incremental financing (TIF), which has already been approved by the local school district. The Port will enter into a Cooperative Agreement with the Lake County Ohio Port and Economic Development Authority to use its bond fund to facilitate the project financing. WHAT’S NEW? For complimentary coverage in Billboard, send company news & project information to billboard@propertiesmag.com.
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ACAR CORNER Issues in the real estate industry
7 Mistakes That Can Sink Investors’ Rental Profits
R
eal estate has repeatedly proven to be a smart investment for those looking to generate long-term wealth. As mortgage rates continue to decline, investors have a prime opportunity to purchase a rental property to earn extra income while building equity.
MARK VITTARDI
However, many fail to realize the complexities involved in managing properties effectively and efficiently. That’s why property managers, who are an important line of defense for investors and housing providers, must know how to prevent these seven common mistakes to protect their clients’ bottom line.
1. Inadequately screening tenants
It’s important to screen potential clients thoroughly to ensure they have a good financial history and are able to pay rent on time. Failure to do so can result in lost income from unpaid rent and the costs associated with eviction. Inadequate tenant screening comes with other financial implications as well, including expensive repairs, increased insurance premiums and decreased property value. When you take the time to find high-quality tenants, your leases will be much more profitable in the long run.
2. Ignoring property maintenance
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remains in good condition by coordinating repairs, arranging for regular cleaning and inspections, and proactively handling any other property maintenance that may be needed. Additionally, property managers can help housing providers identify opportunities for cost savings and increased profitability by finding more efficient ways to maintain the premises.
3. Failing to prepare for repair costs
When owners do not budget finances correctly and do not have sufficient funds set aside to cover maintenance and repair costs, it can sink property profits. To avoid costly surprises and frustrated tenants, property managers should ensure housing providers are fully aware of the fixed and unexpected expenses that come with maintaining a rental property. To determine how much money to allocate, rental property owners can follow the 1% rule – reserving 1% of the total property value for maintenance expenses.
Failing to address repairs and maintenance issues can lead to damage that decreases property value. Property managers can help ensure the building
When rental prices are too low, housing providers will not be able to cover their
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4. Setting the wrong rental price
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expenses and earn a profit. On the other hand, setting rent prices too high can make the property difficult to rent out and lead to longer vacancy periods. To circumvent these issues, property managers must help investors research the local market and set a competitive rent price to maximize profits. Property managers can also help maintain consistent cash flow by adjusting rents as needed and ensuring that rent payments are collected on time.
5. Not having adequate insurance
Sufficient insurance coverage can protect rental properties in case of accidents, natural disasters and other losses. Insurance can cover risks including malicious or intentional damage to the property by the tenant or their guests, loss of income if a tenant defaults on rent payments, and liability for a claim against you by a tenant. Forgoing comprehensive landlord insurance can result in significant financial impacts, where owners may be forced to pay out of pocket. Property managers should encourage landlords to review their insurance coverage and consider adding policies that might make sense for their property, such as protections for rent loss, earthquakes and flooding.
6. Neglecting customer service
Good customer service is essential for property managers because it helps to ensure that tenants are satisfied with the services they are receiving, which can help to maintain good tenant-landlord relations. When tenants are happy with their property manager, they are more likely to renew their lease, which minimizes vacancies, and provide positive reviews of the property, which can help attract new tenants. Additionally, good customer service means maintenance issues are resolved quickly and efficiently, which can prevent small problems from turning into larger, costly repairs. Establishing open communication lines reduces the risk of misinformation and sets clear expectations for tenants and property managers.
7. Failing to plan for vacancies
Despite the recent rise in rental property demand, property managers must plan for losses they incur from vacancies. It’s wise to set aside funds to cover the loss of rent during a vacancy as well as the cost of marketing the property
to attract potential tenants. Property managers should work with landlords to make any necessary repairs or upgrades to the property to make it more appealing to prospective tenants. By helping landlords plan for vacancies, property managers can help ensure that unoccupied units are filled quickly and their income remains stable. Property managers can provide valuable assistance to housing providers by helping them manage their rental
properties responsibly to avoid common financial mistakes. With their expertise and guidance, property managers help landlords save time and effort to maximize the profitability of the property. P Mark Vittardi (Century 21 DiPiero and Associates Inc.) is 2024 president of Akron Cleveland Association of Realtors (ACAR). For additional info, contact Kelli Moss, ACAR’s communications director, at 216-525-4847 or kmoss@akronclevelandrealtors.com. This article was reprinted from NAR’s REALTOR Magazine.
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VANTAGE POINT Experts weigh in on industry issues
Power in Vendor Specialization, Certification By Will Wachs RWK Services, Inc.
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his New Year, in the fast changing world of commercial building services, consolidation and innovation will continue to change the delivery of services to property management. Vendors are increasing specialization within their service sectors to add value to their existing relationships. Taking advantage of these relationships and specializations can save property management time and improve their bottom line.
When a property manager has the ability to extract numerous specialized services from one reliable point of contact, there is tremendous efficiency gained, enabling the manager to focus on tenant relationships and other issues. Larger firms and seasoned managers have harnessed these efficiencies and been more successful in meeting expectations and challenges in our current economy. Building service contractors are now able to provide services, such as (1) green building certifications and marketing support of certifications for use in tenant releases and logo use; (2) certified water damage restoration and mold remediation; (3) certified stone restoration; (3) certified air duct cleaning; (4) parking garage cleaning and pressure washing; (5) general contracting activities including demolition and build-outs; (6) independent quality inspection programs; and (7) managed recycling services and tenant support. Today, all of these services are being delivered with electronic communication and marketing appeal. Green services have been a particular area of growth as an increasing number of tenants are choosing facilities that offer eco-friendly services. Green cleaning services improve indoor air quality, decrease waste and can actually decrease costs. Green certifications such as the CIMS-GB certification are important, due to an increased
amount of “greenwashing,” which is where “green” marketing is deceptively used to promote the perception that a company’s policies or products are environmentally friendly without any supporting documentation. The ISSA (International Cleaning Industry Association) designed the CIMS-GB certification to meet all applicable criteria for the U.S. Green Building Council’s (USGBC) LEED program, which requires supporting documentation. The CIMS-GB certification ensures that the cleaning services being provided meet or exceed all applicable LEED standards. Documented programs such as this establish credibility and will tip the balance in favor of your property when it comes to closing new deals this year. Building service contractors need to be proactive, add value and enhance management operations. Taking advantage of these relationships is an easy way for property management to reduce headaches, improve relationships with current tenants and also draw new customers. P Will Wachs is president of RWK Services, Inc., which has served Northeast Ohio commercial property managers for 40 years and is a BOMA Greater Cleveland Signature Partner. For building service needs, contact Oliver Mahnke by phone at 440-346-6791 or email at oliver.mahnke@rwkservices.com. Properties | January 2024
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Driving into the Future
Lexus of Akron Canton races forward with new, reimagined dealership By Christopher Johnston | Photos by Julie Schumacher
A
fter enduring several years of complete reconstruction that started in the midst of a global pandemic, Lexus of Akron Canton has emerged with a state-of-the-art facility that’s setting the pace for the future of high-end automotive dealerships. The new building replaces the previous Lexus store that opened in 1999 and was purchased by the current dealer group in 2004. “This building is the culmination of a lot of people working together to bring it to life,” says Peter Spacagna, general manager, Lexus of Akron Canton. “Knowing we were keeping the same footprint and not going to build a new store, we went all the way down to the steel beams and gutted the existing facility, so there is nothing left from the previous dealership and it looks like new.” When it opened in June 2023, the 36,000-square-foot, $9.2 million dealership provided Spacagna and his staff of nearly 50 sales, service, finance and technical experts with a high-tech, high-touch facility that team members and clients have raved about since. The new facility is the result of the Lexus Vision USA initiative that challenged all Lexus dealerships to have either brand-new or fully updated facilities by the end of the 2022 calendar year. The COVID-19 pandemic delayed completion, but Spacagna and his dealer team were able to start with the reno-
vation of their Metro Lexus facility in 2018, which they opened in April 2020 shortly after COVID hit. Next, Spacagna and his team launched their Lexus of Akron Canton project
“We went all the way down to the steel beams and gutted the existing facility, so there is nothing left from the previous dealership and it looks like new.” Peter Spacagna Lexus of Akron Canton in 2021 by retaining the services of Paul Stoyanov from Pruitt Construction, the original project manager, and Todd Wallace, principal of Canton-based architectural firm Portal Associates. Their mission was to bring the dark, traditional woods, colors and finishes of the existing dealership’s outdated design into the 21st century.
Then they hired CJI Construction, of Cleveland, in the fall of 2021, and construction started in March 2022. The team’s goal was to ensure that the building design and construction matched the premium level of automobiles that the dealership offers. “Lexus vehicles are cutting-edge, and now they have a dealership that has a cutting-edge look,” says Mark Crowder, project manager, CJI Construction. “Everything is cutting-edge up to the technology standards, which complements the cars they sell. It changes the game for them.”
Navigating challenges
A primary challenge presented to the team was keeping the dealership open and running efficiently throughout the entire 15-month phased construction process. Lexus of Akron Canton’s various departments were all relocated from their offices to new quarters. “CJI found us brand-new office trailers, which were placed on the tree lawn,” Spacagna says. “The service www.propertiesmag.com 53
Photo by Julia Schumacher
OPEN + AVAILABLE Upon entering, guests encounter a dedicated reception desk. Immediately to the left is a Genius Bar where they can stop and talk with Lexus technical experts who are now readily available instead of in back offices.
department’s trailer became the waiting lounge, and the entire sales and finance teams worked out of their trailer for nine months. The construction project was so invasive that you had to walk around with a hardhat because it was a construction zone.” Astoundingly, the shop never closed and remained filled to 90% capacity, except for several weekend shutdowns
when CJI started on Friday night to paint the walls and ceiling; replace the trench drains; install LED lighting; or install quieter, high-speed garage doors. They finished each project by Monday morning when the dealership opened. Other projects included installation of new service lifts and work benches. “It wasn’t fast-track construction, but time wasn’t wasted,” Crowder says. “We
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got down and dirty right away, and everybody made it happen. The right team was in place to fine tune or finesse the whole project.” The second challenge initially was to mitigate the obstacles the pandemic presented. Finding subcontractors was sometimes difficult, and pricing for everything went through the roof. Timeframes and promised delivery times were unpredictable, so the team worked to stay ahead of schedule. One of the last components was an HVAC unit on the roof that took a year to receive due to manufacturing lead times. “We were really trying to stay ahead of it so that we didn’t take on additional expenses,” Spacagna says. “So, it took a lot of coordination, but CJI are experts in this space.” The team met at least once a week, he adds, often more frequently. They also had each other’s phone numbers on speed dial, so they could communicate and review any changes in the blueprints, schedules or punch lists necessary throughout the project as quickly as possible. “It was like having two jobs at once, because we were trying to take care of our retail business while at the same time get the construction project done,” Spacagna says. “And the construction Properties | January 2024
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WARM RECEPTION Just beyond the welcome desk is an area where clients can relax by a fire (top), admire a 250-gallon aquarium (middle) or help themselves to a cup of coffee or cold drink (bottom).
project was taxing and not for the faint of heart by any stretch.”
Inviting interiors
One of the central design goals for the thoroughly revitalized Lexus dealership was to create a more spacious but warm, inviting interior. A former bullpen office area was removed to create more room for offices and a larger entrance/reception area. “The only addition that we did was the Parts Division, which was about another 1,000 square feet,” Wallace says. “The reception entrance area had a canopy over it, so we filled that in and made it an interior space, and that added about 1,500 square feet.” Now, clients enter to a dedicated reception desk area or they can stop at the new Genius Bar, which has a counter and chairs where they can stop and talk with Lexus technical experts
“All of the offices are glass. Nothing is hidden... Everything is out in the open for everyone to see, so it’s a warmer and more inviting experience for customers.” Mark Crowder CJI Construction who are now readily available instead of in back offices. Behind the reception desk, clients can relax in lounge seating with a cup of coffee and a crackling fireplace or they can admire the 250-gallon aquarium full of colorful tropical fish. The project raised the ceiling approximately five feet, increasing the amount of window glass, which also allows more light into the space and greater views into the dealership. “Compared with the original building, this space is more inviting through all of the exterior glass,” Crowder observes. “You come into the showroom, and all of the offices are glass. 56
Properties | January 2024
CLEAR IMPROVEMENT The project raised the ceiling approximately five feet, increasing the amount of window glass, which also allows more light into the space and greater views into the dealership. Glass office walls add to the effect, while providing an inviting sense of transparency.
Nothing is hidden. All of the employees are forward-facing. Everything is out in the open for everyone to see, so it’s a warmer and more inviting experience for customers.” Julie Schumacher, of Schumacher Designs, selected all of the furniture, carpeting, large tiles and finishes. “What Julie had in mind was to make the spaces look good but be extremely functional, too,” Wallace says. “If you look around, you don’t see a wire any place, which was important to Lexus, and all of the finishes are sustainable
and cleanable, including the wall coverings throughout, to create that high-end, luxury feel.” Located in a couple key spots are signs displaying a definition of the Japanese word Omotenashi, which Lexus has adopted as a brand inspiration. The concept relates to hospitality and incorporates three central tenants, Spacagna says. “One tenant is anticipating guest needs, another one is attention to detail and the third is expressing gratitude,” he says. “We like to think that when a client comes in, they’re experiencing all
of those tenets of Omotenashi, and if we do it well, our guests are going to have an experience that they may not get anywhere else.” Clients and team members both also enjoy the controlled environment, in which automated lighting and HVAC systems provide regulated, enhanced comfort. Power sliding doors help reduce noise pollution from the shop or outdoors as well. “The guest experience is elevated,” Spacagna says. “When you walk through the space, it just flows.”
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The individual office spaces feature adjustable riser desks that enable team members to stand or sit at the level that is most comfortable for them. The offices and dealership spaces also feature custom automotive artwork and photographs from Lexus artist Stephen Selzer, including a piece Selzer customized for Lexus of Akron Canton that is on display behind the receptionist’s desk. A spacious conference room contains flexible tables that can be configured as a large conference table or as individual tables for a classroom setting. There is also a custom-designed window bench with moveable desks to hold coffee cups or notebooks for team meetings. Outside, all new automatically controlled LED lighting for the parking lot replaced the previous SHOP UPGRADES The service area was refreshed with new trench drains, lifts, work benches manually controlled system that and LED lighting, plus quieter, high-speed garage doors. needed to be adjusted for seasonal or time changes. The property also portive of the visual design components tains a 360-degree booth where vehicles boasts all new landscaping. can be individually photographed under that were introduced on the project. The only design elements stipulated 50,000-lumen lighting. Doors in front by Lexus standards were the blade wall Photo booth an important addition and back allow cars to be driven in and featuring the company’s name, the soffit, Despite challenging square-footage out of the booth. the exterior color palette and the signage. space requirements on the eight-acre “Part of the challenge was that the Lexus has to approve the building design, property, the team found room to add a [dealership] was pretty much maxed Spacagna says, but they were very sup- 30-foot diameter photo booth that con- on the square footage that we can put
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WORKING WELL Further improvements include a spacious conference room (top), a business center for guests (middle) and a 360degree drive-in booth for photographing vehicles (bottom).
through the building code,” Wallace explains. “So we had to think about how to fit this fairly sizable photo booth. It was a credit to Pete and Lexus that they could include it in the facility.” The dealership leverages the booth to create Vehicle Display Packages for their website, which allows customers to identify and learn about available cars. Online purchases have become even more common since the pandemic, Spacagna notes.
Racing ahead
Photo by Mark Watt
Within the 47 dealerships that comprise the Midwest region around Chicago, the new Akron Canton dealership received the highest grade from Lexus, according to Spacagna. For Chuck Wolf, CJI’s CFO, the success of the new facility stands in the powerful team collaboration required to complete the demanding project. “When I look back on the project, from the architect to the designer to the owner to the subs to the GC, everything went as well as it could have,” he says. “I don’t regret any bit of this process, and that’s the first time I can say that,” says Spacagna, who has been through four or five other dealership makeovers in the past. “In previous projects, I got it about 95% or 97% right, meaning I wouldn’t go back and change anything with this project if I had the opportunity.” Spacagna adds that the beautiful, high-tech facility allows his team to “free our minds and not be distracted with things, so we can just take care of the team and our guests.” The artwork, the finishes and the overall warm, welcoming space augment the dealership’s ability to provide for employee well-being and retention, adds Crowder. “The dealership has done everything to retain its employees,” Crowder says. “It’s an inviting, feel-good place for everybody to come to work every day.” “It’s pretty nice to see everyone come in and get wowed by our facility and our team,” Spacagna concludes. P www.propertiesmag.com 59
2023
FINANCIAL REVIEW & FORECAST
2024
Where We Are + Where We’re Going
CBRE crunches numbers on Northeast Ohio commercial real estate for 2023/2024 Story & graphics provided by CBRE
N
early four years since the start of the global pandemic, the Cleveland commercial real estate market remains resilient despite economic uncertainty. The industry as a whole continues to grapple with supply chain issues and soaring construction costs, although the industrial market has managed to maintain a strong supply of ongoing construction projects. Furthermore, both the retail Industrial and Cleveland Industrial - Historic Vacancy Rate, Availability Rate Rate, Availability Rate, and Average Asking Lease Rates medical office sectors in Cleveland, Cleveland Industrial - Historical Vacancy & Average Asking Lease Rates Lease Rate ($) along with the rest of the country, have (%) 6.5 0.06 rebounded well from the pandemic and 6 0.05 remain active. Though the office market 5.5 0.04 has faced uncertainty, Cleveland stands 5 out nationally in office-to-residential 0.03 4.5 conversions, and the office vacancy 0.02 4 rate is lower than 75% of its peer mar- 0.01 3.5 kets. The Cleveland industrial, office, 3 0 retail and medical office markets are Q3 20 23 Q2 20 23 Q1 20 23 Q4 20 22 Q3 20 22 Q2 20 22 Q1 20 22 Q4 20 21 Q3 20 21 Q2 20 21 Q1 20 21 Vacancy Rate Availability Rate Lease Rat e expected to continue their recovery Source: Source: CBRE CBRE Research, 2023 2023 through 2024.
$22.77
$23.28
$22.82
1,500
$22.42
2,000
$23.31
2,500
$22.29
5.5
(000's) Sq. Ft.
$22.35
6.5 By Fred Herrera, Senior Vice President & 6 Nick Smith, Associate
Cleveland Industrial Cleveland Industrial - Historical Under Construction- Historical Under Construction Cleveland Office - Average Asking Lease Rate by Property Class $22.24
Lease Rate ($)
$22.26
Office
Industrial
$22.37
y Rate, and Average Asking Lease Rates
60
$16.41 $14.30
$16.74 $15.32
$16.80 $15.17
$16.84 $14.96
$16.70 $14.38
$16.95 $13.73
$16.90 $13.70
$16.76 $13.53
$16.82 $13.00
$16.41 $14.30
$22.77
$23.28
$16.74 $15.32
$16.80 $15.17
$16.84 $14.96
$16.70 $14.38
$22.42
$22.82
$23.31
$16.73 $12.32
The 5 Cleveland 1,000 industrial4.5real estate 4 market made it 500 3.5 through some serious 3 0 headwinds in a posi20 22 Q3 20 22 Q4 20 22 Q1 20 23 Q2 20 23 Q3 20 23 Q4 20 19 Q1 20 20 Q2 20 20 Q3 20 20 Q4 20 20 Q1 20 21 Q2 20 21 Q3 20 21 Q4 20 21 Q1 20 22 Q2 20 22 Q3 20 22 ability Rate Lease Rat e Under Construction tive fashion. Trailing 2 2 2 2 3 3 3 021 2021 2 2021 CBRE QSource: Q3 2Research, Q42023 Q1 202 Q2 202 Q3 202 Q4 202 Q1 202 Q2 202 Q3 202 Source: CBRE Research, 2023Class A 12-month net absorpClass B Class C leasing activity, to 40% of all with a 5% rise in 2023 to an average tion stands at 1.4 Source: CBRE Research,contributing 2023 million square feet, leasing lass Clevelandactivity. Office Conversions by Estimated Year of Completion asking rate of $6.42/sq. ft. Growing Fred Herrara Retail (000's) Sq. Ft. Forecasts for the U.S. industrial real demand for space within the tightening surpassing the previ- Cleveland 1,800 Retail - Historical Vacancy Rate market suggest a slowdown in market, new constructions and leases ous year’s absorption estate 6.2% 1,600 growth, with expectations of sta- renewed at substantially higher levels level of 1.3 million supply 6.0% 1,400 contribute to this rate escalation. sq. ft. Although his- bilized 1,200 net absorption and rent growth 5.8% 1,000 New construction projects have signif2024. Construction deliveries are torically low, vacancy in5.6% 800 to decrease compared to 2023, icantly slowed (2.1 million sq. ft. vs. 4.1 5.4% rates have increased expected 600 5.2% the overall vacancy rate initially million sq. ft. ) as Northeast Ohio feels to 4%, up from with 400 5.0% the full impact of a challenging capital due to new deliveries but antici3.7% a year earlier, rising 200 4.8% market sector. The prevailing sentiment pated primarily due to the 0 to decrease in the second half 2 3 3 3 3 2022 Q4 202 Q1 202 Q2 202 Q3 202 3 24 TBD 016 019 021“If you’re 2017 2018 2conditions, 2020 2is, 2022 not 202out 2025 of20the ground, forget Tight lending entry of several large of4.6%the 2year. B Class C 0 1 2021 2 202Complete 1 3 2021 4 2021 1 202Underway 2 2 2022 3 2022 4 202Planned/Announced 2 1 2023 2 2023 3 2023 2 0 Nick Smith 2 4 Q Quncertainty Q Q Q Q Q it.” Q Q Q Q Q by anchor Pre-leasing commitments blocks of space into economic Source: CBRE Research, 2023 and an oversupVacancy Rate Research, 2023 ply ofCBRE large warehouse and distribution tenants are expected to drive new spec the market — both Source: new constructions and existing inven- facilities limit new development in the construction projects due to the scarcity foreseeable future. Average asking lease of available modern supply. tory. The Northwest submarket claims Medical Office The bulk warehouse sector (75K+ the lowest vacancy rate at 0.8%, while rates in Cleveland have been steadily Cleveland Medical Office - Average Rent vs. Occupancy Rate increasing since the first half of 2021, sq. ft. and 24’ clear height) remained the Southeast submarket sees the highest $17.00 94.5% $16.50 $16.00
94.0%
Properties | January 2024 93.5% 93.0%
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consistent over last year with last 12-month numbers slightly decreasing from 831,000 sq. ft. last year to the current 746,000 sq. ft. With nearly two million sq. ft. of recently completed spec buildings, there is ample supply to meet the needs of larger industrial tenants for the next year. Bulk lease rates rose 5% year over year, maintaining an average lease rate of $6.97/sq. ft. The scarcity of and demand for refrigerated warehouse space prompt new supply, evident in the recently completed 150,000 sq. ft. refrigerated building at E. 75th St., Cleveland, and a 150,000 sq. ft. facility under construction in Sheffield Village. The most constrained sector of the market is the 10,000 sq. ft. to 100,000 sq. ft., free-standing sector. Net absorption in this group significantly increased over
Forecasts for the U.S. industrial real estate market suggest a slowdown in supply growth, with expectations of stabilized net absorption and rent growth. Construction deliveries are expected to decrease compared to 2023, with the overall vacancy rate initially rising due to new deliveries but anticipated to decrease in the second half of the year. the previous 12-month period (570K sq. ft. vs. just under 100K sq. ft.). Despite the challenging financing environment, occasional “bidding wars” persist. Average asking sales prices continue to rise, reaching $56/sq. ft. with the century mark being achieved in a couple of instances. Leasing activity is on a downward trend, evident in the latest quarter’s leasing and selling of 970,000 sq. ft. Many tenants are opting to stay in place due to scarce relocation alternatives. Occupiers focus on strengthening their supply chains by expanding import locations, onshoring or nearProperties | January 2024
0.02
4
0.01
3.5
0
3
Q1 20 21
Q2 20 21
Q3 20 21
Q4 20 21
Vacancy Rate
Q1 20 22
Q2 20 22
Q3 20 22
Q4 20 22
Availability Rate
Q1 20 23
Q2 20 23
Lease Rat e
Q3 20 23
Source: CBRE Research, 2023
$16.41 $14.30
$16.74 $15.32
1,000
$22.77 $16.41 $14.30
$16.74 $15.32
$16.80 $15.17
$23.28
$23.31
$22.82 $16.84 $14.96
$22.42 $16.70 $14.38
$22.29 $16.95 $13.73
$22.24
$22.26
$22.35 $16.90 $13.70
1,500
$16.76 $13.53
2,000
$16.82 $13.00
$22.37
2,500
500 0 1 1 Q2 202 19 Q3 202 20
Q4 20
Q1 20
1 Q4 202
Q2 20 20
Source: Source:CBRE CBREResearch, Research,2023 2023
2 2 2 Q120202 Q2 202 21 Q3 20221 Q3 20 A Q4 20 20 Q1 20Class Class BQ2 20
2 Q4 202
3 Q1 202
Q3 20 21 Class Q4 20C21 Under Construction
3 3 Q2 202 22 Q3 20222
Q1 20 22
Q2 20
Q3 20
Source: CBRE Research, 2023
Cleveland Office Conversions by Estimated Year of Completion
ClevelandOffice RetailConversions - HistoricalbyVacancy Rate Cleveland Estimated Year of Completion 6.2% (000's) Sq. Ft. 6.0%
$22.77
$23.28
$23.31
$16.80 $15.17
$22.82
Cleveland Industrial - Historical Under Construction (000's) Sq. Ft.
1,800
By Warren Blazy III, Senior Vice President & Eric Smith, Senior Associate
$16.84 $14.96
$22.42 $16.70 $14.38
Office
Cleveland Office - Average Asking Lease Rate by Property ClassLease Rate by Property Class Cleveland Office - Average Asking
$16.73 $12.32
Office
shoring manufacturing operations, and adequately staffing distribution centers. y Rate, and Average Asking Lease Rates Anticipated demand for manufacturing Lease Rate arises ($) and distribution facilities from a 6.5 projected 7.5% increase in 6U.S. indus5.5 five years. trial production over the next The Northeast Ohio region 5experiences a notable increase in foreign4.5investment 4 in the manufacturing sector, exempli3.5 fied by the recently announced $70 3 million plant for German-based Viega 20 22 Q3 20 22 Q4 20 22 Q1 20 23 Q2 20 23 Q3 20 23 in Rat Shalersville and a 200K+ sq. ft. ability Rate Lease e plant in N. Jackson for South Koreanbased QCells, dedicated to building Retail solar panel components. lass
1,600
5.8%
1,400
5.6% 1,200 5.4% 1,000
800 Several factors are 5.2% 600 5.0% shaping the land400 4.8% scape of the redefined 200 office environment 4.6% 0 2 3 3 3 3 2022 Q4 202 Q1 202 Q2 202 Q3 202in Cleveland’s CBD. 0 1 1 1 1 2 1 2 2022 0223 2022 0243 2022 02142023 02225023 3TB2D023 2 Q 2Q 2Q 2 Q42200126 Q1 2200127 Q2 2200218 Q3 2022019 Q4 2022020Q1 202202Q Q Q B Class C Complete Underway Planned/Announced Vacancy Rate Owners have been Source: CBRE Research, 2023 Source: CBRE Research, 2023 Source: CBRE Research, 2023 challenged with finding unique ways to Amenity-rich buildings with highly ings and 4,776,563 sq. ft. of office space Medical Office incentivize tenants collaborative work environments are converted since 2016, the adaptive reuse Warren Blazy III Cleveland Medical Rent vs. by tailoring creative garnering the Office most- Average interest as Occupancy compa- Rateof space has proven successful in the $17.00 94.5% solutions to win deals. nies reevaluate their real estate. Prime market. Nine office building conversions 94.0% Rising deal costs properties sustain 37% lower vacancy are currently underway, planned or pro$16.50 93.5% are driving owners than standard Class A properties. As posed. This has led to a declining supply 93.0% to offer above-mar- we see many occupiers stress the impor- of office space in the market, resulting $16.00 92.5% ket tenant in tightening of vacancy across $15.50 improvement the board. 92.0% allowances, The positive sentiment of 91.5% 2 2 2022 3 2022 4 2022 1 2023 2 2023 3 2023 $15.00 Q Q Q Q Q Q rent abateoptimism is driving demand 91.0% for ncy Rate ment to offset ongoing investment in the CBD. $14.50 90.5% Eric Smith 0 1 1 2 those costs, 022 023 2023 recent Q3 202 Q1 202 Q3 202 Q1 202 Q3 2Bedrock’s Q1most Q3 2announceor a combinament Rate of a(%)$3.5 billion master plan Average Rent (NNN) Occupancy Source: CBRE Research, 2023 tion to remain competitive. In to redevelop the Cuyahoga River te 94.5% addition, trusted and stable ownshoreline promotes the goal of 94.0% ership groups have experienced connecting Cleveland’s Lake Erie 93.5% years. the most success in recent Shore to the core of Downtown. This has created a 93.0% bifurcated Entering 2024, we anticipate 92.5% owners market of two groups: headwinds with an economic 92.0% with a long-term track record of deliv- tance of improving office culture, an slowdown and normalization of the 91.5%versus owners ering quality product activated workplace is on the forefront adopted hybrid work model. Although handcuffed by lenders91.0% and issues of illi- ofOccupancy many Rate conversations amongst the we forecast a challenging market in the Average (%) Rent (NNN) 90.5% will continue Q3 2020 next 0.9168 16.47of leadership. quidity. Cash-flush owners generation short term, many occupiers expect their 2 3 2020 0.9171 16.42 1 2023 Q3 202 Q3 202 the challenges in Q4 to Qbenefit from our The office-to-residential conversion office utilization to increase marginally, Q1 2021 0.9194 16.62 Occupancy Rate (%) rapidly changing environment. puts Cleveland atop the national while others stated they have already Q2 2021 trend0.924 16.85 Q3 2021 ranks 0.9282 16.56 The “flight-to-quality” trend continof buildings transforming into reached a steady state of office attenQ4 2021 0.931 15.6 ues to reign champion in Cleveland. adaptive reuse projects. With 19 build- dance. This narrative suggests occupiers Q1 2022 0.9334 15.42
The office-to-residential conversion trend puts Cleveland atop the national ranks of buildings transforming into adaptive reuse projects. With 19 buildings and 4,776,563 sq. ft. of office space converted since 2016, the adaptive reuse of space has proven successful in the market.
Q2 2022 Q3 2022 Q4 2022 Q1 2023
0.9368 0.9399 0.939 0.9394
15.71 15.8 16.27 16.55
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SIEGEL JENNINGS YEARS P R O P E R T Y TA X L AW Cleveland
- EST 1974 -
• Chicago • Columbus • Pittsburgh
1 Q3 202
1 Q4 202
2 Q1 202 Class A
2 Q2 202
2 Q3 202 Class B
$
$
$1
$1
$1
$1
$12. 1 Q2 202
2 3 Q4 202 Q1 202 Class C
3 Q2 202
3 Q3 202
Source: CBRE Research, 2023
Cleveland Retail - Historical Vacancy Rate will be more comfortable making longRetail term leasing decisions, which in return Cleveland Retail - Historical Vacancy Rate 6.2% will result in increased market activity. 6.0% Prime and Class A assets will 5.8% likely be the main beneficiary of the expected increase in market activity 5.6% due to the flight-to-quality trend. 5.4% Occupiers will focus on offering 5.2% employees best-in-class amenities, 5.0% both in and around the workplace. 4.8% National headlines may imply other4.6% wise, but we’re cautiously optimistic 0 1 1 1 1 2 2 2 2 3 3 3 Q4 202 Q1 202 Q2 202 Q3 202 Q4 202 Q1 202 Q2 202 Q3 202 Q4 202 Q1 202 Q2 202 Q3 202 Vacancy Rate as we enter the new year with the Source: CBRE 2023 Source: CBREResearch, Research, 2023 state of Cleveland’s office market. While COVID-19 restrictions have after. Pad sites have remained in been lifted, the pandemic’s finger- high demand from quick-service resBy Vince Mingo, Senior Associate Cleveland Officeon - Average vs. Occupancy printsMedical remain the Rent current retailRate taurants, gas stations, car washes $17.00 94.5% and medical and urgent care users. As the world 94.0% Additionally, small-scale drivemoved another year $16.50 through-only coffee users have 93.5% past the pandemic, capitalized on excess outparcel 93.0% the macro-eco- $16.00 space that is otherwise too small 92.5% to nomic environment accommodate a full quick-service 92.0% produced new $15.50 restaurant development. 91.5% challenges for the $15.00 Big-box retail continued to see a Northeast Ohio 91.0% transition in the past year as bankretail market. With $14.50 90.5% Vince Mingo ruptcy 2hit a few notable companies. 0 1 1 2 3 3 climbing interest Q3 202 Q1 202 Q3 202 Q1 202 Q3 202 Q1 202 Q3 202 The ever-resilient retail market has rates, rising conAverage Rent (NNN) Occupancy Rate (%) shifted towards entertainment and struction costs and challenging labor Source: CBRE Research, 2023 market. Freestanding and endcap fitness users to help backfill a number markets, a new set of circumstances arose spaces able to accommodate a drive- of the high-profile vacancies. As we within the retail landscape that impacted through have remained highly sought continue to look ahead into 2024, we what was a strong rebound from the pandemic. While these factors all but froze the retail capital market sector, leasing velocity remained steady while facing historically low vacancy rates. The high cost of capital and elevated Occupancy Rate Average (%) Rent (NNN) construction costs presented significant Q3 2020 0.9168 16.47 Restoration Contractors challenges for new retail development, Q4 2020 0.9171 16.42 Q1 2021 0.9194 16.62 leading to very few net-new retail opporQ2 2021 0.924 16.85 tunities in Northeast Ohio. With only Q3 2021 0.9282 16.56 BEREA, OHIO a few market exceptions that are able Q4 2021 0.931 15.6 FACADE15.42 RESTORATION 2022 0.9334 to demand higher rent to offsetQ1rising Q2 2022 0.9368 15.71 BALCONY RESTORATION costs, most trade areas saw little to no Q3 2022 0.9399 15.8 BUILDING CLEANING new development. These factors lead Q4 2022 0.939 16.27 CAULKING & SEALANTS to a landlord-friendly market for class Q1 2023 0.9394 16.55 COATING SYSTEMS Q2 2023 0.9377 16.57 A and B retail centers, given the lack GARAGE RESTORATION 2023 0.9399 16.68 of new supply and continued Q3 tenant HISTORIC PRESERVATION demand. As we look ahead into 2024, we MASONRY RESTORATION expect to see this trend continue until STONE RESTORATION construction costs and interest rates can WATERPROOFING return to a level suitable for development www.aiconstruction.com and therefore expect to continue seeing strong fundamentals in the market.
Retail
Medical Office
With climbing interest rates, rising construction costs and challenging labor markets, a new set of circumstances arose within the retail landscape that impacted what was a strong rebound from the pandemic.
440.243.5535
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5.2% 5.0%
2023
FINANCIAL REVIEW & FORECAST
2024
4.8% 4.6%
0 1 1 1 1 2 2 2 2 3 3 3 Q4 202 Q1 202 Q2 202 Q3 202 Q4 202 Q1 202 Q2 202 Q3 202 Q4 202 Q1 202 Q2 202 Q3 202 Vacancy Rate
Source: CBRE Research, 2023
hope to see some of the challengesMedical we Office Cleveland Medical Office - Average Rent vs. Occupancy Rate faced this past year subside. With the Cleveland Medical Office - Average Rent vs. Occupancy Rate current climate expected to continue $17.00 in the initial quarters (Q1 and Q2), optimism is on the horizon in Q3 $16.50 and Q4. $16.00
Medical Office By Daniel Mayer, Vice President
94.5% 94.0% 93.5% 93.0% 92.5%
$15.50 $15.00
92.0% 91.5% 91.0%
The medical office $14.50 90.5% 0 1 1 2 2 3 3 market throughQ3 202 Q1 202 Q3 202 Q1 202 Q3 202 Q1 202 Q3 202 out Northeast Ohio Average Rent (NNN) Occupancy Rate (%) CBRE Research, 2023 Source: CBRE Research, 2023 continues to dem- Source: onstrate strong resilience amid chal- swing back towards leasing in order to opment projects. This July, Cleveland lenging economic more timely execute on practice expan- Clinic opened a 96,000 sq. ft. hospital dynamics. Medical sion strategies. This is anticipated to in Mentor. University Hospitals’ marquee for 2023 was the opening of office building Daniel Mayer its $236 million expansion of the (MOB) occupancy Ahuja Medical Center in Beachwood, throughout the Occupancy Rate Average (%) Rent (NNN) highlighted by the Drusinsky Sports Cleveland-Elyria MSA ticked higher Q3 2020 0.9168 16.47 Medicine Institute and Potash Women year-over-year (Y-o-Y), settling at 93.9% Q4 2020 0.9171 16.42 & Newborn Center. Outpatient and in Q3 2023, up from 93.5% the year Q1 2021 0.9194 16.62 0.924 16.85 procedural volumes have recovered prior. Rent saw a 4.6% increase Y-o-YQ2as2021 Q3 2021 0.9282 16.56 for many health systems. However, well, reinforcing the market’s attraction Q4 2021 0.931 15.6 reimbursement policy and elevated for institutional and private investors Q1 2022 0.9334 15.42 Q2 2022 0.9368 15.71 costs will continue to drag on operatalike. In the years leading up to the Q3 2022 0.9399 15.8 ing margins into 2024. COVID-19 pandemic through Q2 2022, Q4 2022 0.939 16.27 As market players anxiously await the many private providers explored purchase Q1 2023 continue 0.9394 through 16.55 2024, reinforcing the Q2 2023 investment 0.9377 16.57 thesis behind the medi- Fed’s timeline for rate cuts, healthcare and/or new construction opportunities, Q3 2023 0.9399 16.68 favoring a trend of owning their practice cal office asset class through stronger and medical office transactions are tenant demand, coupled with longer expected to persist. Institutional and real estate. syndicated MOB ownership groups that As inflation and the debt environ- term commitments. Despite depressed financial reports, have the capital to contribute meaningment rapidly started changing, we saw a tempering in activity starting to grip Cleveland’s “Big 3” healthcare networks ful tenant improvement packages will the market in Q3 2022. This resulted in continued to drive market activity come out as winners in 2024. The cost of a number of transactions deferring into through expanded leasing, strategic asset interior construction for a standard medthe first half of 2023, and a pendulum dispositions and delivery of new devel- ical office suite has increased 20% since 2021, hovering around $105-115/sq. ft., while the cost of a standard dental office has increased closer to 28%, tracking around $140-$150/sq. ft. These capitalintensive projects provide a competitive advantage for well-heeled MOB owners who can provide tenant improvements to subsidize tenant construction, And Tell Them You Saw It In... secure new or expanded tenancy under long-term commitments – all helping appreciate rental rates and underlying asset values to the future. P
Institutional and syndicated MOB ownership groups that have the capital to contribute meaningful tenant improvement packages will come out as winners in 2024.
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2024
National Construction Outlook 2024
Dodge Construction Network anticipates transition to stronger growth for construction Provided by Dodge Construction Network
D
odge Construction Network predicts a shift to stronger construction growth in 2024 after a sluggish 2023. This year, total construction starts are expected to gain 7% to $1.2 trillion after growth slowed to just 1% in 2023 (and was down 2% after adjusting for inflation).
Last year, residential and nonresidential construction starts softened while publicly funded infrastructure projects flourished thanks to recent federal funding efforts. In 2024, improved conditions are expected for residential and nonresidential construction, placing them in a better position for growth – assuming the U.S. avoids a recession. While odds favor growth, three new risks have been added to a long list of concerns: the possibility of an extended federal government shutdown, potential new union strikes and higher energy prices created by the conflict between Israel and Hamas. Each are expected to negatively affect the economy on a small scale at least but also carry the risk of a more serious impact. The Israeli-Hamas war, for example, is expected to bring West Texas crude prices to a peak of $85/bbl in the first quarter of 2024 before easing back to $77/bbl by the final quarter. If oil prices rise above the psychological threshold of $100/barrel for an extended period, however, the economy could slip into a recession. In Washington, D.C., Speaker of the House Mike Johnson may not be willing or able to forge agreements across party lines. That would significantly raise the specter of a federal government shutdown. The most likely result is a limited, two-week government shutdown but with a distinct possibility it could last longer. While the UAW strike ended, it had a negative impact on GDP growth. Since then, unions in other sectors have considered strikes in order to forge better wages for their members. This forecast assumes that any further labor action 68
does not rise to the level of impacting the overall economy. In general, if the economy can weather the storm over the next six months, the outlook becomes much clearer. In early 2024, economic growth will continue to ebb, and job growth will slow. But this downshift will take a bite out of inflation, bringing the core Consumer Price Index down to 3% by mid-2024. That will allow the Fed to begin easing and the economy to recover in the latter part of the year. The gains expected for housing in 2024 follow a tough 2023 when single-family starts fell 12% in units and multifamily slid 13%. The single-family housing market was plagued by rising mortgage rates in 2023, and the multifamily housing market was held back by stress on the financial system. A more upbeat outlook is expected to develop this year as the economy moves past these stressors. As inflation subsides, the Federal Reserve will begin lowering interest rates. In the first portion of 2024, mortgage rates likely will remain stable at
slightly north of 7%. Once the Fed begins to ease, falling rates will boost single-family starts. The improving economy will also be critical for multifamily housing. Economic growth will stabilize financial markets and – given the nation’s exceptionally low rental vacancy rates – developers are likely to respond with plans for new projects. Nationally, commercial construction has borne the brunt of the Federal Reserve’s tighter monetary policies, but structural changes occurring within several commercial markets have magnified the problem. For example, significant increases in working from home have negatively affected office construction. Commercial construction starts will lose another 2% in dollar value during 2024, largely due to a sharp reduction in the value of warehouse starts (-11%) as well as a slight reduction in offices and parking facilities. In fact, removing warehouse starts from the commercial total would result in a 2% increase in 2024 as retail and hotel starts begin to rise. Office Properties | January 2024
Reprinted with permission from Dodge Construction Network’s “2024 Dodge Construction Outlook.” For more information, visit Dodge Data & Analytics online at www.construction.com.
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are a common refrain. While federal government funding should continue to positively influence manufacturing starts, construction labor shortages could have a negative influence on starts. Nearly two-thirds of all manufacturing projects that broke ground in 2023 had hard construction costs of $550 million or more. These megaprojects have placed additional pressure on an already fragile market for construction labor and could result in further project delays and cancellations over the coming year. Institutional construction’s growth typically lags behind the overall business cycle, responding more slowly to market changes. Despite federal initiatives, institutional starts are expected to marginally increase but struggle to match inflation rates.
Higher utility prices have encouraged an increase in productive capacity. In addition, tax incentives have particularly boosted renewable energy projects. P
O
While odds favor growth, three new risks have been added to a long list of concerns: the possibility of an extended federal government shutdown, potential new union strikes and higher energy prices created by the conflict between Israel and Hamas.
Subsectors within institutional building won’t stand out, with mixed performance in education, softer transportation building values and public works benefiting from federal infrastructure investments. A decline in the power/utilities sector comes after three years of gains culminating in a robust 42% increase in 2023.
C
starts are expected to fall 2% in 2024 as traditional office work remains weak and CRE loan balances begin to come due. If not for data centers, the office market would show an even larger contraction. Both The CHIPS Act, favoring onshoring and improvements to facilities in the semiconductor industry, and the Inflation Reduction Act, providing funding to improve supply chains and bolster investment in domestic manufacturing, have poured billions of dollars into assisting manufacturers in building new facilities within the U.S. Continued growth is expected in 2024. Construction labor shortages, however, may be one factor impeding growth. Several large projects expected to start in 2023 were delayed. Reasons for these delays are numerous, but labor shortages
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2023
FINANCIAL REVIEW & FORECAST
2024
FINANCIAL STRATEGIES Smart use of fiscal planning & action
Partly Cloudy or Partly Sunny?
I
ALEC J. PACELLA
’ve always been a fan of watching the weather forecast. I love seeing maps that show weather fronts, high- and low-pressure areas, storm systems and don’t even get me started on long-term forecasts. But one thing that I always felt is a “free pass” is the famous “partly cloudy / partly sunny” forecast. This seems to be a catch-all, as the optimistic interpretation is just a few wispy clouds, the pessimistic interpretation is an intermittent drizzle, and the actual result can be anywhere in between. If there ever was a textbook example of “partly cloudy,” it would be the commercial real estate market in 2023. While everyone will agree that the market was not as strong as the past few years, few will share the exact same perception of the cloudiness. This month, I’m going to discuss some of the highlights from last year, including my armchair opinion, as well as a quick forecast for 2024.
Interesting times
Nothing can drag down a party faster than rising interest rates. After a long stretch of historically low rates, the Federal Reserve started an unprecedented run of 11 consecutive rate hikes. The primary intent was to damper inflation by
gradually cooling the U.S. economy, but it came with a side effect of spiking mortgage rates. In an 18-month period, rates went from the low- to mid-3% range to the mid- to high-7% range. The impact has been widespread and particularly acute with regards to drastically curtailed sales volume and construction activity in the commercial real estate market. But the forecast is partly sunny. Last December, Fed Chairman Powell not only announced that rates would be unchanged for a third consecutive time but also intimated that rates could be cut up to three times this year.
Some were winners
While the office sector has been surrounded with uncertainty in the
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years following the pandemic, several area companies either made or announced significant moves last year. CBIZ moved to 58,000 square feet in the southern suburb of Independence and Ernst & Young relocated to 44,000 square feet in downtown Cleveland. Meanwhile, Oswald Companies announced plans to relocate to 100,000 square feet in downtown Cleveland and Park Place Technologies announced plans to acquire several buildings totaling 230,000 square feet in the eastern suburb of Mayfield Village. Finally, work continues on the one million-square-foot headquarters for Sherwin-Williams in downtown Cleveland, with the project expected to be completed later this year. The forecast for this year is partly cloudy, as there will be more moves announced, with most involving existing companies taking the opportunity to right-size – i.e., reduce their occupancy.
Some were losers
What I C @ PVC WAITING GAME While the results for total sale volume in 2023 are still being tallied, it’s obvious that the volume will be off considerably from the record $1.8 billion achieved in 2022. But to see just how much, you’ll have to check back next month! –AP former Akron Beacon Journal building (230,000 square feet) has been vacant since the newspaper publisher moved out in 2019. The forecast for this year is decidedly partly cloudy, as there are no easy or obvious answers for stumbling office towers.
Loosen up
While the increasing vacancy rate has spelled big trouble for the office
The forecast for this year is partly sunny, as demand is expected to again be strong and new construction will continue to wind down.
Shopping and dropping
The retail sector continued to be a paradox. It’s been a couple decades since the rise of online shopping was predicted to spell the doom of traditional “bricks and mortar” retail. And for some companies, that proved to be true last year. Rite Aid finally filed for bankruptcy and was joined by Bed Bath & Beyond, Party City, David’s Bridal and Tuesday Morning. Meanwhile, other companies have not only survived but continued to thrive. Most have been in the fast-food category, such as Chic-Fil-A, Chipotle, Starbucks and Raising Cane’s. But several other categories flexed their muscles, including grocery, such as Aldi; value retail, such as Dollar General; and car washes, such as Sgt. Clean. The forecast for this year is partly sunny; inflation is expected to remain in check, allowing for consumers to spend more of their dollars on retail goods and services.
While the increasing vacancy rate has spelled big trouble for the office sector, it has been a boon to the industrial sector. Thanks to solid gross domestic product statistics throughout the year, manufacturing remained strong, resulting in continued demand for industrial space.
The broader office sector saw a steady number of properties fall victim to financial distress last year, with the downtown areas of Cleveland and Akron being particularly hard-hit. The year started with Oswald Centre (625,000 square feet) being taken over by a special servicer and Fifth Third Center (570,000 square feet) met the same fate later in the year. Several other buildings either wrestled with ownership issues or were openly put on the market for sale. The story was even bleaker in downtown Akron, where five buildings totaling just over one million square feet all face uncertain futures. Huntington National Bank Tower (240,000 square feet) and the First Energy Building (335,000 square feet) are both owned by their respective namesakes, but each physically occupies only a fraction of the square footage. 1 Cascade Plaza (195,000 square feet) fell into receivership last fall while Akron Centre Plaza (195,000 square feet) is on the market for sale. Finally, the
sector, it has been a boon to the industrial sector. Thanks to solid gross domestic product statistics throughout the year, manufacturing remained strong, resulting in continued demand for industrial space. But unlike past years, when virtually no space was available, the loosening of inventory created more opportunities for expanding companies to consider. Rental rates remained solid and most of the recently completed projects have been successful in finding new occupants. Great examples of this include the 434,000-square-foot lease completed at Gateway Commerce Center in Streetsboro with FNS and the 220,000-square-foot lease completed at Forward Innovation Center West with Victory Packaging.
People always like to say that if you don’t like the weather in Northeast Ohio, simply wait a day or two and it will change. Overall, 2023 had a similar theme; not many of us liked how things were going in a particular sector and during a specific stretch of time but if we were a little patient, things often changed. We should keep that in mind as we head into 2024 – there will be times when we think things are partly cloudy but if we can just be a little patient, things will certainly change. P 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. www.propertiesmag.com 71
2023
FINANCIAL REVIEW & FORECAST
2024
NAIOP NEWS Commercial real estate happenings
Navigating Challenges, Embracing Opportunities
A
s the incoming president of NAIOP Northern Ohio, I am eager to share my enthusiasm for the promising opportunities that lie ahead for Northeast Ohio’s commercial real estate landscape.
TOM CHAREK
The year 2023 presented its fair share of challenges for the industry, with the Federal Reserve swiftly raising interest rates by over 500 basis points, accompanied by heightened insurance rates and labor shortages. However, as we venture into 2024, there is optimism that the market will stabilize, and interest rates will begin to normalize, allowing us to shift our focus towards community development and nurturing the next generation of real estate in Northeast Ohio. The abrupt increase in interest rates posed a significant challenge for the real estate sector, impacting investment decisions and financial planning. The ripple effect extended to other aspects of the industry, such as increased insurance rates and a scarcity of skilled labor. Navigating these hurdles demanded
resilience and adaptability from real estate professionals in our region. In tandem with the challenges faced by the commercial real estate sector in 2023, Northern Ohio grappled with distinct demographic hurdles that significantly influenced the regional landscape. The area experienced population dynamics that posed both opportunities and obstacles for real estate professionals. The ebb and flow of the population, coupled with shifting demographics, created a need for adaptable development strategies. As some regions faced population declines, others saw an influx of residents, necessitating a delicate balance in addressing housing demands, community infrastructure and urban planning. NAIOP Northern Ohio acknowledges the importance of understanding and responding to these
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population challenges, recognizing that demographic shifts are integral factors influencing the demand for various types of real estate. Our commitment to community development extends beyond physical structures to encompass the creation of livable, inclusive spaces that resonate with the diverse needs of Northern Ohio’s evolving population. By addressing these demographic challenges head-on, we aim to foster sustainable and resilient real estate solutions that align with the dynamic nature of our region. As we enter the new year, there is a collective hope that the market will stabilize, providing a more predictable environment for real estate endeavors. Normalizing interest rates will play a crucial role in restoring confidence among investors and stakeholders, fostering an atmosphere conducive to growth and development. One exciting prospect for Northeast Ohio in 2024 is the emergence of a record number of mega projects, transforming the cityscape in ways unimaginable just a decade ago. The opportunity to activate our central business district with new developments complements the ongoing expansion in our suburbs, particularly in the industrial sector. Our region’s central location in the country, coupled with access to robust infrastructure, positions us as a hub for diverse and dynamic real estate projects. The city core developments are not limited to private initiatives alone; public sector investments will play a pivotal role in shaping the future of Northeast Ohio. These investments are expected to create numerous jobs during the construction phase while laying the groundwork for the city’s long-term sustainability. The City of Cleveland’s commitment to public investment will act as a catalyst, sparking additional private developments and generating new opportunities for both jobs and housing. During these transformative developments, it is crucial to underscore the significance of integrating sustainability into our real estate projects. As
stewards of Northeast Ohio’s future, NAIOP Northern Ohio recognizes the imperative to prioritize environmentally conscious practices. Sustainability is not merely a buzzword; it is an ethical responsibility and a smart business strategy. By incorporating green building technologies, energy-efficient designs and eco-friendly practices into our developments, we not only con-
One exciting prospect for Northeast Ohio in 2024 is the emergence of a record number of mega projects, transforming the cityscape in ways unimaginable just a decade ago. tribute to the global effort to combat climate change but also create spaces that stand the test of time. As we envision a thriving 2024, our commitment to sustainability aligns with the growing demand for responsible and resilient real estate solutions. These initiatives not only enhance the appeal of our projects, but also position Northeast Ohio as a leader in sustainable urban
development, attracting environmentally conscious investors and fostering a healthier, more vibrant community for generations to come. NAIOP Northern Ohio remains committed to being thought leaders in the real estate space. In 2024, we are excited to continue providing valuable educational events and networking opportunities for our members. These initiatives are designed to equip real estate professionals with the knowledge and insights needed to navigate the ever-evolving industry landscape. As we collectively face the challenges of the past and anticipate the positive shifts on the horizon, NAIOP Northern Ohio stands poised to play a pivotal role in shaping the future of commercial real estate in our region. By fostering community development, embracing mega projects and facilitating collaboration between public and private sectors, we can look forward to a prosperous and transformative year ahead. P Tom Charek, president of Welty Development, is incoming president of NAIOP Northern Ohio for 2024. For more information, visit NAIOP online at www.naiopnorthernohio.com.
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CONSTRUCTION PROGRESS REPORT Updated info on important projects in the region, provided courtesy of ConstructionWire (www.constructionwire.com) Project: #3293270 WESTINGHOUSE PLANT REDEVELOPMENT MULTIFAMILY PROJECT TYPE/SIZE: Multifamily (30 units) CONSTRUCTION TYPE: Renovation ESTIMATED VALUE: $5-$25 million SECTOR: Private LOCATION: 1200 W. 58th St. Cleveland, OH 44102 DETAILS: Plans call for 30 apartments; part of former Westinghouse plant redevelopment. Estimated Schedule (as of 12/8/2023) STAGE: Planning CONSTRUCTION END: N/A BID DUE DATE: N/A ARCHITECT: AECOM 13355 Noel Rd., Ste. 400 Dallas, TX 75240 P: 972-788-1000 GC: The Krill Co. 1275 Main Ave. Cleveland, OH 44113 P: 216-357-4777 Project: #3273861 KALINA HOUSE PROJECT TYPE/SIZE: Multifamily (19 units), Medical CONSTRUCTION TYPE: New ESTIMATED VALUE: $14 million SECTOR: Private LOCATION: 2055 E. 79th St. Cleveland, OH 44103 DETAILS: Plans call for the construction of a 15,000-square-foot, 19-unit accessible transitional housing facility for people who have recently lost limbs or the
Ed Schmidt, Owner ed@cleveland-demo.com Cell: 440-321-1500
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temporary or permanent use of their limbs. The project includes a onestory building with offices, lounge and rehabilitation spaces for physical and occupational therapy personnel and resident activities. Estimated Schedule (as of 12/11/2023) STAGE: Planning CONSTRUCTION END: N/A BID DUE DATE: N/A ARCHITECT: AODK, Inc. 14394 Detroit Ave. Lakewood, OH 44107 P: 216-771-1920 ext. 109 DEVELOPER: Mark Kalina Jr. Foundation Contact: Mark Kalina Jr., Principal P.O. Box 2127 Hudson, OH 44236 P: 216-956-2524 Project: #3395348 VARIETY STORY BUILDING AND THEATRE RESTORATION PROJECT TYPE/SIZE: Multifamily (12 units), Office (< 10,000 sq-ft), Cultural (< 10,000 sq-ft), Retail/Restaurants (< 10,000 sq-ft) CONSTRUCTION TYPE: Renovation ESTIMATED VALUE: $11.9 million SECTOR: Private LOCATION: 11825 Lorain Ave. Cleveland, OH 44111 DETAILS: Plans call for the renovation of an existing historic building into its productive use with theater and performing arts venue, retail, restaurant, office and 12 apartments on the second floor. Estimated Schedule (as of 12/4/2023)
STAGE: Starts in 1-3 months CONSTRUCTION START: 3/2024 CONSTRUCTION END: Q4/2024 BID DUE DATE: N/A DEVELOPER: MCM Company Inc. Contact: Braedon Kava, Project Manager 2425 W. 11th St. Cleveland, OH 44113-1220 P: 216-302-3500 ARCHITECT: LDA Architects 5000 Euclid Ave., Ste. 104 Cleveland, OH 44103 P: 216-932-1890 F: 216-932-1891 Project: #3416066 GLOBE IRON CONCERT VENUE PROJECT TYPE/SIZE: Conventions/Arenas (25,00049,999 sq-ft) CONSTRUCTION TYPE: New ESTIMATED VALUE: $5-$25 million SECTOR: Private LOCATION: Spruce Ave. & Elm St. Cleveland, OH 44113 DETAILS: Plans call for the demolition of an existing building and the construction of a 1,200-capacity concert venue. Estimated Schedule (as of 1/3/2024) STAGE: Groundbreaking CONSTRUCTION START: 1/2024 CONSTRUCTION END: 6/2024 BID DUE DATE: N/A DEVELOPER, OWNER: AEG Presents LLC 425 W. 11th St., Ste. 400 Los Angeles,CA 90015 ARCHITECT: LDA Architects 5000 Euclid Ave., Ste. #104
9988 Kinsman Rd. Novelty, Ohio 44072 Office: 216-586-1500
Properties | January 2024
Cleveland, OH 44103 P: 2169321890 DEVELOPER, OWNER: Jacobs Investments Management Co. Contact: David Grunenwald, Vice President of Development dgrunenwald@jacobsinvestmentsinc.com 11770 U.S. Highway 1 N., Ste. 600 Palm Beach Gardens, FL 33408 Jacobs Investments Corporate Headquarters P: 330-283-8907 F: 561-776-6090 Project: #3298041 TEN60 PROJECT TYPE/SIZE: Multifamily (184 units), Retail (< 10,000 sq-ft), Athletic Facilities/Social (< 10,000 sq-ft), Parking Structures CONSTRUCTION TYPE: New ESTIMATED VALUE: $18 million SECTOR: Private LOCATION: 1060 Bolivar Rd. Cleveland, OH 44115 DETAILS: Plans call for the construction of 184 apartments and ground-floor retail space in a seven-story building. Amenities include a fitness center, bike storage, secure garage parking and sun deck with a resort style pool. Estimated Schedule (as of 12/13/2023) STAGE: Construction CONSTRUCTION START: 8/2023 CONSTRUCTION END: Q1/2025 BID DUE DATE: N/A DEVELOPER: SomeraRoad Inc. 130 W. 42nd St., 10th Flr. New York, NY 10036 P: 646-766-8184 CM, DEVELOPER: Leopardo Companies, Inc. 5200 Prairie Stone Pkwy. Hoffman Estates, IL 60192 P: 847-783-3000 F: 847-783-3001 ARCHITECT: Desmone Architects 3400 Butler St. Pittsburgh, PA 15201 P: 412-683-3230 F: 412-683-3563 Project: #3374410 BREAKWATER RESIDENCES PROJECT TYPE/SIZE: Multifamily (193 units) CONSTRUCTION TYPE: New ESTIMATED VALUE: $23 million SECTOR: Private LOCATION: 5901 Breakwater Ave. Cleveland, OH 44102 DETAILS: Plans call for the redevelopment of Premium Metals into 193 multifamily residential units across a five-story building and townhomes. Estimated Schedule (as of 11/8/2023) STAGE: Planning CONSTRUCTION END: N/A
BID DUE DATE: N/A DEVELOPER, OWNER: TurnDev Development Contact: Preston Hoge, Investment and Transactions Manager pah@turncap.com 3900 Park East Dr., Ste. 200 Beachwood, OH 44122 P: 216-870-4516 Project: #3422294 CLEVELAND BROWNS MIXED-USE HOTEL PROJECT TYPE/SIZE: Hotels (< 50 rooms) CONSTRUCTION TYPE: New ESTIMATED VALUE: $6 million SECTOR: Private LOCATION: Near Browns’ CrossCountry Campus Berea, OH 44017 DETAILS: Plans call for the construction of a hotel as part of a mixed-use development. Estimated Schedule (as of 12/11/2023) STAGE: Planning CONSTRUCTION END: N/A BID DUE DATE: N/A DEVELOPER, OWNER: Haslam Sports Group 100 Alfred Lerner Way Cleveland, OH 44114 P: 440-891-5001 Project: #3240577 VAN AKEN DISTRICT APARTMENTS PROJECT TYPE/SIZE: Multifamily (227 units), Parking Structures CONSTRUCTION TYPE: New
ESTIMATED VALUE: $21 million SECTOR: Private LOCATION: 20767 Farnsleigh Rd. Shaker Heights, OH 44122 DETAILS: Plans call for the construction of two apartment towers (16 and 17 stories) with 227 units and a three-and-a-halfstory parking garage with 280 parking spaces. Units would range from 630 and 2,800 square feet. Estimated Schedule (as of 12/27/2023) STAGE: Construction CONSTRUCTION START: 11/2022 CONSTRUCTION END: 8/2024 BID DUE DATE: N/A ARCHITECT: Solomon Cordwell Buenz & Associates, Inc. (SCB) Contact: James Michaels, Associate Principal james.michaels@scb.com 625 N. Michigan Ave. 800 Chicago, IL 60611 Chicago Office P: 312-896-1138 DEVELOPER: The Max Collaborative (formerly RMS) Contact: Jon Ratner, CEO jon@themaxcollab.com 3401 Tuttle Rd., Ste. 350 Shaker Heights, OH 44122 P: 440-345-3705 GC: Gilbane, Inc. 950 Main Ave., Ste. 1410 Cleveland, OH 44113
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Cleveland Office P: 216-535-3000 Project: #3376281 45 WEST APARTMENTS PROJECT TYPE/SIZE: Multifamily (101 units), Retail (1,600 sq-ft), Parking Structures CONSTRUCTION TYPE: New ESTIMATED VALUE: $23 million SECTOR: Private LOCATION: N. of Lorain Ave., between W. 44th St. and W. 45th St. Cleveland, OH 44113 DETAILS: Plans call for the construction of 101 apartments, 1,600 square feet of
retail space and 61 garage parking spaces in 3 buildings. The existing building on site, a former funeral home, will be retained. Estimated Schedule (as of 12/8/2023) STAGE: Planning CONSTRUCTION END: N/A BID DUE DATE: N/A ARCHITECT: M+A Architects 775 Yard St., Ste. 325 Columbus, OH 43212 P: 614-764-0407 DEVELOPER: My Place Group Contact: Svetlana Kertesz, COO 3500 Lorain Ave., #100
Brennan
Heating & Cooling, Inc.
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Cleveland, OH 44113 P: 216-373-7400 ARCHITECT: Vocon Design Inc. 3142 Prospect Ave Cleveland, OH 44115 P: 216-588-0800 Project: #3388453 EMERALD SENIOR PROJECT TYPE/SIZE: Multifamily (62 units) CONSTRUCTION TYPE: New ESTIMATED VALUE: $17.078 million SECTOR: Private LOCATION: 11100 Superior Ave. Cleveland, OH 44106 DETAILS: Plans call for the construction of a permanent supporting multifamily development with 62 units for seniors and senior veterans. Estimated Schedule (as of 11/9/2023) STAGE: Planning CONSTRUCTION END: N/A BID DUE DATE: N/A DEVELOPER: CHN Housing Partners Contact: Joe Hall, Vice President, Real Estate Development jhall@chnhousingpartners.org 2999 Payne Ave. Cleveland, OH 44114 P: 216-574-7100 DEVELOPER: Emerald Development and Economic Network (EDEN) 7812 Madison Ave. Cleveland, OH 44102 P: 216-961-9690 ARCHITECT: HDS Architecture 3418, 1939 W. 25th St., Ste. 300 Cleveland, OH 44113 P: 216-696-3460 Project: #3427619 BIRTHING BEAUTIFUL COMMUNITIES PROJECT TYPE/SIZE: Office (25,000-49,999 sq-ft), Medical CONSTRUCTION TYPE: New ESTIMATED VALUE: $9 million SECTOR: Private LOCATION: North side of Chester Ave., between E. 63rd St. and 65th St. Cleveland, OH 44101 DETAILS: Plans call for the construction of a threestory birthing center. The facility will feature four birthing suites, two exam rooms, a family room, a baby boutique, conference rooms, offices, a community room and a training center. Estimated Schedule (as of 12/26/2023) STAGE: Planning CONSTRUCTION END: N/A BID DUE DATE: N/A DESIGNER, OWNER: Birthing Beautiful Communities Contact: Khrys Shefton, Chief of Growth and Expansion 3043 Superior Ave. Cleveland, OH 44114 Properties | January 2024
P: 216-307-1538 ARCHITECT: City Architecture Inc. Contact: Katie Gillette, Associate Principal katie@cityarch.com 12205 Larchmere Blvd. Cleveland, OH 44120 P: 216-881-2444 Project: #3074074 EUCLID MIDTOWN TOWNHOMES PROJECT TYPE/SIZE: Multifamily (30 units) CONSTRUCTION TYPE: New ESTIMATED VALUE: $2 million SECTOR: Private LOCATION: 7119-7217 Euclid Ave. Cleveland, OH 44103 DETAILS: Plans call for additional phases of townhome development, from 23 to 30 units. Estimated Schedule (as of 12/19/2023) STAGE: Construction CONSTRUCTION START: 10/2017 CONSTRUCTION END: Q1/2025 BID DUE DATE: N/A ARCHITECT: Dimit Architects Contact: Scott Dimit 14414 Detroit Ave. 306 P: 216-221-9021 Lakewood, OH 44107 DEVELOPER, GC, OWNER: Vazza Real Estate Group Contact: Derek Holt, Director of Business Development 1266 Furnace Brook Pkwy., Ste. 300 Quincy, MA 02169 P: 617-481-4605 Project: #3259471 ROUTE 261 AND 43 RESIDENTIAL PROJECT TYPE: Multifamily (101-150 units), Athletic Facilities (< 10,000 sq-ft), Social (< 10,000 sq-ft) CONSTRUCTION TYPE: New ESTIMATED VALUE: $15 million
SECTOR: Private LOCATION: West of Route 43 and Route 261 Kent, OH 44240 DETAILS: Plans call for construction of a residential development with up to 120 apartments and some townhomes. Some of the units will be affordable. Amenities will include a community room and fitness center. Estimated Schedule (as of 12/11/2023) STAGE: Planning BID DUE DATE: N/A DEVELOPER: Pivotal Housing Partners (MVAH Partners) Contact: Pete Schwiegeraht, Senior Vice President of Development Midwest pete.s@pivotal-hp.com 9100 Centre Pointe Dr., 210 West Chester, OH 45069 P: 513-964-1152 OWNER Mudd Construction Contact: Larry Mudd, Vice President 3284 E. Waterloo Rd. Akron, OH 44312 P: 330-628-8216 Project: #3416074 HAYDON CORPORATION NEW DISTRIBUTION CENTER PROJECT TYPE/SIZE: Mfg./Industrial/Warehouse (254,474 sq-ft) CONSTRUCTION TYPE: New ESTIMATED VALUE: $5-$25 million SECTOR: Private LOCATION: 4847 Gray Ln. Stow, OH 44224 DETAILS: Plans call for the construction of a 254,474-square-foot distribution center. Estimated Schedule (as of 12/4/2023) STAGE: Planning CONSTRUCTION END: N/A BID DUE DATE: N/A OWNER, TENANT: Haydon Corp. 415 Hamburg Turnpike
2023 - 2024
Wayne, NJ 07470 P: 973-904-0800 DEVELOPER: Ray Fogg Corporate Properties 981 Keynote Circle, Ste. 15 Cleveland, OH 44131 P: 216-351-7976 Project: #3410317 AMERICAN SPRING WIRE CONVERSION PROJECT TYPE/SIZE: Mfg./Industrial/Warehouse (50,000-99,999 sq-ft) CONSTRUCTION TYPE: Renovation ESTIMATED VALUE: $5-$25 million SECTOR: Private LOCATION: 26300 Miles Rd. Bedford Heights, OH 44146 DETAILS: Plans call for the conversion of American Spring Wire to create a multiple-tenant industrial use. Estimated Schedule (as of 11/8/2023) STAGE: Planning CONSTRUCTION END: N/A BID DUE DATE: N/A DEVELOPER, OWNER: Premier Development Partners Contact: Spencer Pisczak, President 5605 Granger Rd., Ste. 100 Cleveland, OH 44131 P: 216-341-1200 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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ADVERTISER INDEX ACE Mentor Program of Cleveland ................16
JL Taylor, Co. Inc.........................................................16
AIA Cleveland............................................................... 8
JV Janitorial Services, Inc......................................43
Air Control Products, Inc......................................... 4
Karpinski Engineering............................................24
All Floor Removal.....................................................44
Lisco Heating & Cooling, Inc...............................45
American International Construction............65
Marcum LLP.................................................................61
APX/Apex Pinnacle Services...............................16
Masonry Restoration Maintenance................... 7
Birchway Title Agency...........................................72
McMahon Masonry Restoration.......................14
BOMA Greater Cleveland....................................... 7
Messina Floor Covering, Inc................................49
Brennan Heating & Associates..........................76
Mid State Restoration, Inc....................................10
Building Laborers’ Local 310...............................36
Middlefield Bank.......................................................69
BuildingPoint Ohio Valley/Precision
Moody Nolan Inc......................................................32
Laser & Instrument, Inc.....................................73
NAI Pleasant Valley of Northern Ohio............67
Carey Demolition.....................................................58
Norm King....................................................................34
Carey Roofing.............................................................75
North Coast Paving.................................................46
CBRE................................................................................61
NorthCoast Moving & Storage .........................43
CESCO Imaging........................................................... 8
Northeast Ohio Regional Sewer
Charles Svec Inc.........................................................45
District (NEORSD) ................................................24
CJI Inc..............................................................................52
OCP Contractors.......................................................29
Cleveland Demolition............................................74
Ohio Desk Company...............................................55
Cleveland Public Power.........................................37
Osborn Engineering...............................................23
Columbia Building Products..............................10
OSPORTS (Osborn Engineering).......................38
Construction Employers Association............2,3
Panzica Construction, Co. ..................................20
Cunningham Paving Inc.......................................41
Patella Carpet & Floor Center.............................35
Dalton Building Enclosures.................................52
Performance Painting............................................22
DCA Roofing...............................................................13
Pete & Pete Container Service...........................57
Diamond Roofing Systems.................................19
Portal Associates Architecture
Diversified Piping & Mechanical Inc...............23
+ Planning................................................................54
DLR Group....................................................................20
Precision Environmental Co.................................. 7
Duffy & Duffy Cost
ProQuality Demolition...........................................37
Segregation Services.........................................62
RWK Services..............................................................50
EA Group.......................................................................31
S.A. Comunale Company.....................................47
EPIC Engineering......................................................55
SE Blueprint, Inc........................................................37
Frantz Ward LLP........................................................55
Siegel Jennings .........................................................64
Freeman Building Systems..................................51
SMPS Northeast Ohio............................................77
Gardiner........................................................................80
Space Comfort Co....................................................49
Garrett & Associates................................................23
Summit Painting.......................................................43
Hahn Loeser & Parks, LLP.....................................14
Sunray Window Films LLC...................................48
Harrington Electric Company............................26
Suntrol Co.....................................................................31
Hicks Roofing.............................................................79
The Thomas Brick Company...............................62
Infinity Construction...............................................32
Thompson Hine LLP/PMC....................................35
Infinity Paving Company......................................26
United Glass & Panel Systems Inc....................26
Integrated Project Solutions...............................32
WL Tucker Supply Co..............................................35
Jamieson Ricca Fenestration................................ 8
Yerman & Young Painting, Inc...........................58 Properties | January 2024
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