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October 2023, Volume 77, Number 10
FEATURES info@propertiesmag.com www.propertiesmag.com
EDITOR-IN-CHIEF Mark Watt mwatt@propertiesmag.com 216.251.2655
Photo courtesy of LeBron James Family Foundation
OFFICE MANAGER Lisa Larissey llarissey@propertiesmag.com 440.429.6153 CONTRIBUTING WRITERS Doug Bardwell, Scott Esterly, Dan Holland, Christopher Johnston, Alec Pacella MEDIA CONSULTANTS Matt Lehnert mlehnert@propertiesmag.com 216.251.6753 Larry Overbey loverbey@propertiesmag.com 216.251.6649 OWNER Real Estate Publishing Corporation Jeff Johnson, CEO jeff.johnson@rejournals.com Cover photo: Lombardo Student Center at John Carroll University, by Doug Bardwell
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From Homeroom to ‘Home Sweet Home’
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Back in Class
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Special Section: Renovation & Restoration
The Longfellow welcomes senior residents into former elementary school in Collinwood John Carroll University renovates Lombardo Student Center to meet ever-evolving needs 43 Pets Take Precedence: Revamped Mahoning Valley Veterinary Centre accommodates growing needs 49 Project Profile: House Three Thirty – The LeBron James Family Foundation writes next chapter of an Akron landmark 53 Project Profile: Standing Rock Farms – Event venue marries modern amenities, natural surroundings in Lake County 57 Efficiency Unleashed: How reality capture revolutionizes AEC cost + time management
60 ACAR Corner: Maximize Property Value After a Disaster 62 NAIOP News: Adaptive Reuse Advancements & Advocacy
SPECIAL SUPPLEMENT: 2023 Building Excellence & Craftsmanship Awards
Properties (ISSN 033-1287) is published monthly for architects, engineers, building owners and managers, general contractors, home builders, mortgage bankers, savings and loans, real estate agents, appraisers, servicers and suppliers in Northern Ohio by Properties, Inc., 8305 Chesterfield Ave., Parma, OH 44129-1813. Copyright © 2023 by Properties, Inc. All rights reserved. Reproduction or use, without written permission, of editorial or pictorial content is strictly prohibited. Periodicals postage paid in Cleveland, Ohio and additional offices. Subscription rates: one year $30, single copy $9, back issues $12 when available. Postmaster: send change of address notices to Properties, 8305 Chesterfield Ave., Parma, OH 44129-1813.
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PROPERTIES PEOPLE Highlighting notable industry events
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Photos provided by ULI Cleveland
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4 1 Dennis Roberts (Cuyahoga Land Bank), Khalid Hawthorne (Famicos Foundation) and Anthony Whitfield (Milestone Partners) 2 Liana Lake (Arkinetics), Edward Greenlee (ECS Limited) and Erin Ryan (Rycon Construction) 3 Michael McKeown (Marcum Wealth), Rank Dawson (Boyd Watterson) and Paul Beegan (Beegan Architectural Design) 4 Kate Walker (Bialosky Cleveland), David Fox (American Interiors), Caitlin Kolycheck (American Interiors), Ryan Schmitt (F.N.B. Corporation), Amber Koriath (Desmone) and Shannon Thorsen (Karpinski Engineering)
ULI Cleveland Summer Social The Urban Land Institute of Cleveland hosted its Summer Social recently at 55 Public Square within the new Fahrenheit Cleveland restaurant. Attendees had an opportunity to connect and network with over 150 real estate and land use professionals.
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NAIOP Northern Ohio recently held its Charities Clay Shoot Tournament at Hill ‘N Dale Club in Medina. Nearly 100 members and guests participated in the sold-out event, which included shooting, networking, giveaways and dinner, with all proceeds benefitting NAIOP Charities.
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1 Craig Miller and Chris Miller (Duffy + Duffy Cost Segregation) with Mike Alexander and Joe Magas (Skylight Financial) 2 Eric Jones (First Federal Lakewood) 3 NAIOP Chapter President Erin Blaskovic (DLR Group) and Charities Committee Chair Nate Wynveen (Caledonia Commercial) 4 Mike Maniche (Guardian Title & Guaranty Agency) and David Bell (Civista Bank) 5 Gabe Kessler (APG Office Furnishings) 6 Nearly 100 individuals participated in this year’s NAIOP Charities Clay Shoot Tournament.
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IREM Golf Outing The Northern Ohio chapter of Institute of Real Estate Management (IREM Northern Ohio) hosted its Annual Golf Outing in September to a sold-out crowd. Over 100 participants were treated to beautiful weather as they golfed the Red Tail Golf Club course in Avon.
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1 Dan Last (KeyBank), Tom Gombar (Schindler), Mark Lucus (Schindler) and Sondra Turek (Optima) 2 David Hexter (NAI Pleasant Valley), David Eli (Chase Properties), George Muhvic (Remedi Seniorcare) and Ira Krumholz (Colliers) 3 Ryan Papp (Schindler), Mike Brown (CBRE), Rob Hansen (Schindler) and Larry Locascio (CBRE) 4 Matt Lehnert and Larry Overbey (Properties), with Stephen Matsko and Devin Krzysiak (Interfinish) 5 David Hexter (NAI Pleasant Valley) and Ira Krumholz (Colliers)
Properties | October 2023
Photos courtesy of IREM Northern Ohio
NAIOP Clay Shoot
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Photos courtesy of NAIOP Northern Ohio
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From Homeroom to ‘Home Sweet Home’ The Longfellow welcomes senior residents into former elementary school in Collinwood By Scott Esterly | Photos by Rob Marrott (RPM Images)
L
ongfellow Elementary School opened 100 years ago on East 140th Street in the Collinwood neighborhood of Cleveland. As has been the nationwide trend with school buildings situated deep within local neighborhoods, it was shuttered by the Cleveland Municipal School District (CMSD) in 2010. As the 57,058-square-foot school sat vacant for over a decade, advocates like Cleveland City Councilman Michael D. Polensek became determined to save the Jacobethan Revival-style building from the wrecking ball. “The protection and preservation of the historic Longfellow school was incredibly important to me,” Polensek says. “As a child, my family lived up the street from this school, so I remember the importance of the building. As the senior member of Cleveland City Council, I have witnessed far too much ‘demolition by neglect’ in the City of Cleveland and by the Cleveland Metropolitan School District. Longfellow is now a shining example of what can be done, and how a historic building can be saved, when there is a concerted team effort undertaken. We expect it to have a domino effect on redevelopment and reinvestment in the surround-
while a newly constructed, three-story, 29,208-square-foot, connected building contains 50 apartments. Completed at a total project cost of $23.7 million, the entire senior housing community encompasses 4.58 acres, much of which is nicely landscaped grass with a new walking trail. Several instances of symbolism ultimately came together in the aftermath of the building being Michael D. Polensek saved from demolition. Firstly, the Cleveland City Council original architect of the school building, Walter McCornack, was a Now called The Longfellow, the prop- fervent public housing advocate. Second, erty is home to 80 units of affordable this adaptive reuse project utilized hishousing for senior citizens aged 62 and toric preservation tax credits which older. The original school building has guaranteed that the longstanding school 30 apartments and numerous amenities, building, which the community helped ing neighborhood. The symbol of the Longfellow School was the owl; the owl takes flight, once again.”
“Longfellow is now a shining example of what can be done, and how a historic building can be saved, when there is a concerted team effort undertaken.“
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Properties | October 2023
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save, would remain. Lastly, some alumni of Longfellow Elementary School are now eagerly applying to reside in the new apartments.
Project origin
“The Cleveland Restoration Society worked with the Cleveland Metropolitan School District to put together a request for proposal [RFP] asking developers to come up with a plan for adaptive reuse,” says Steven Rice, assistant vice president for Vesta Corporation, a Connecticutbased property owner, developer and manager. “Vesta’s idea was chosen,
and the building was transformed into affordable senior housing with the aim of preserving its historic character. Vesta has extensive experience in multifamily housing development, including historic redevelopments. Geographically, Cleveland and Ohio are areas where Vesta has been a long-term owner and manager of developed properties, as well. Responding to this RFP from the Cleveland Restoration Society and the Cleveland Metropolitan School District felt right.” “We got Vesta Corporation involved because we have a 22-year relationship
with them on projects all over Ohio, Washington, D.C. and Connecticut,” says Jared Freeman, general manager of the Design/Build Group for Marous Brothers Construction.
Funding
The capital stack for this project was a combination of various financing sources. It included 4% Low-Income Housing Tax Credits (LIHTC), 9% LIHTC tax credits, a HUD 221(d)(4) first mortgage from Bellwether, Ohio Housing Finance Agency HDAP loan, City of Cleveland Housing Trust Fund
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OPENING DOORS In February 2020, the Longfellow Elementary School building was placed on the National Register of Historic Places, which ultimately enabled access to federal and state historic tax credits.
Loan and a HUD 202 PRAC Capital Advance Grant, plus federal and state historic tax credits. To ensure the success of the project, a unique approach was taken to assemble all the sources needed to finance it. This included combining 9% LIHTC tax credits with 4% LIHTC tax credits, which typically cannot be combined in the same project and must remain separate per IRS guidelines. Utilizing a condo structure within the larger project allowed the development to achieve this separation. The availability of tax credits was a crucial factor that made the project possible. Due to recent changes in Ohio law, the financial structure used in this project would likely not be possible today. State historic tax credits can no longer be combined with LIHTCs. “Where Vesta is unique is in getting creative with many different layers of financing,” says Steven Rice, assistant vice president at Vesta Corporation.
Team
With Vesta Corporation taking ownership after a land swap deal with the City of Cleveland and CMSD, the next step was putting together the perfect historic preservation and construction team. Marous Brothers Construction led the design/build project, along with LDA Architects and its historic pres-
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OLD SCHOOL ELEMENTS Inside the main school building, existing classrooms were converted into apartments that combine modern amenities with unique existing architectural features, such as chalkboards and coat rooms.
ervation experts, Michael Sanbury (historic preservation manager) and Emily Rebmann (historic preservation specialist).
Timeline
The robust capital stack that Vesta Corporation put together created a more elongated timeline than generally expected. Given the complexity of combining financial sources, most of which were competitive in nature, the funding process required time, patience and creativity. The Longfellow building was placed on the National Register of Historic Places in February 2020. Financing and the land swap were
“We faced numerous construction challenges, the largest being finding the right balance between preserving the historic integrity of the building while also making it functional for residential living.” Sara Leadbetter Vesta Corporation ultimately finalized by the end of 2021, which is when site work, demolition and construction began in earnest. Preliminary site work began a few months earlier in August 2021. Major construction was completed, and the first tenants began moving into the new addition portion of The Longfellow in May 2023.
Construction
Photos courtesy of Vesta Corporation
“We faced numerous construction challenges, the largest being finding the right balance between preserving the historic integrity of the building while also making it functional for residential living,” says Sara Leadbetter, construction manager for Vesta Corporation. “This involved a www.propertiesmag.com 13
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COMMUNITY SPOTLIGHT The existing school auditorium now serves as a shared gathering space for residents.
lot of planning and collaboration with architects to ensure we stayed true to the original design while complying with today’s building standards and also incorporating up-to-date features and amenities. It was important to us to honor the historical significance of the building while still creating a space that would be relevant and useful to those that would soon call it home.”
“It’s a historic school and it was in great shape considering. There was a lot of water damage to the finishes, but the bones of the building were great.” Michael Sanbury LDA Architects Final
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“It’s a historic school and it was in great shape considering,” says Sanbury. “There was a lot of water damage to the finishes, but the bones of the building were great. There were no structural issues.” With the building being vacant as long as it was, a big challenge was moisture and water getting into the building, Leadbetter notes. Properties | October 2023
Historic preservation
“This project stands out because it incorporates the original elements of the school into the design of the apartments, therefore preserving the history and character of the building,” says Leadbetter. “The repurposing of storage cabinets, chalk boards and bulletin boards into useful features adds
Photo courtesy of Vesta Corporation
“It wasn’t climatized at all for that period of time,” she says. “As a result of that, one of the biggest challenges we had was handling the wood floors in the building. Once we were able to seal the building and control the humidity, we dealt with the floors, repairing several sections that had warped while the building was abandoned.” “You had buckling wood floors throughout, so we had to preserve a lot of that wood and had to carefully match with new wood where we needed to,” says Freeman. “It blended really well together.” Because a major component of the construction process was ensuring the historical integrity of the building remained intact, repairing instead of replacing components like exterior brick and stone became vital. For example, a lot of the stone around the windows throughout the exterior of the building needed to be patched and repaired. In some instances, deteriorated rebar was the cause of stone protruding where it shouldn’t be. Thankfully, the brick on the existing school building was primarily in great condition and looked nearly new after the rehabilitation was completed. Only a small percentage of the building required tuck pointing work. The school’s towers were essentially untouched except for some copper that was touched up to fix water leaks. During the construction process, in the summer of 2022, a lightning strike caused some damage that has required some ongoing work from construction crews to repair brickwork to the chimney.
Photo by Mark Watt
BACK IN SHAPE In some areas of the school building, such as the gym, water intrusion had caused floors to warp and buckle (bottom). After sealing the building and controlling humidity, new floors were installed (top).
an element of creativity and resourcefulness. The use of areas like the principal’s office and nurse’s office for the interior units adds creativity to the apartments. The conversion of the auditorium into a community space, and the gymnasium into a fitness area for seniors keeps the community space available and caters to the needs of the aging population.” It was important to Vesta and the design teams to include as much originality as possible in the finished product. “A former employee of the school recently gave back a collection of his-
toric scrapbooks so we have photos of early classes,” says Rebmann. “Some of those are now in the lobby.” Preserving the exterior appearance was also of paramount importance. A passage from the application to place The Longfellow on the National Register of Historic Places describes how the long vacant building still retained the distinguishing characteristics it had when it first opened in the 1920s: “The building’s historic exterior design, materials and overall workmanship are intact. Key character defining features like the projecting bays and www.propertiesmag.com 15
Photo by Mark Watt
Photo courtesy of Vesta Corporation
PASSING THE TEST While the building suffered from water damage and was cosmetically in rough shape after sitting empty for years (left), it remained structurally sound, according to the project team. Today, the wide, existing corridors have been fully restored (right), and now provide easy access to apartment units that reside within former classrooms.
cupolas, wood windows, stone paneled and encased entrances, and smokestack with Dutch parapet gable have been maintained to convey the Jacobethan Revival style of the building. Other details indicative of this style include
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was carefully selected to match the existing school building.
Design + amenities
“The intention was to bring every space back to life in the best way we could,” says Freeman. “For example, the former auditorium became a community room, and the gym is a fitness center.” In addition to the community room and fitness center, the exceedingly wide hallways of the school building act as communal spaces of their own. A corridor was built to connect the existing building with the new construction and the result is an impressive feature. Initially, the historical preservation authorities requested a solid brick façade on the connector corridor, but after discussions, large windows were placed throughout. Now, from the outside looking in, passerby can view the existing exterior of the original school building inside the corridor, which is now an internal wall. Part of the reason the classrooms became single apartment units was, to retain the historic integrity of the building, the internal brick walls couldn’t be removed or altered. A benefit of the walls remaining is soundproofing, as they are very thick. Typical features of the classrooms like storage cubbies, large chalkboards and windows remain. To utilize even more space inside the school, a massive, Properties | October 2023
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INSIDE OUT A new corridor was built to connect the existing building (top) with the new construction (middle). Inside the connecting hallway, the school’s original exterior has been preserved but now serves as an interior wall (bottom).
two-story boiler room was gutted to accommodate two new apartments. “Another significant interior change is the sprinkler system,” says Rebmann. “That can be a struggle with historic buildings. It went very well. We had a lot of ceiling height to work with and the classroom spaces are large so we could keep the sprinklers away from the windows.” The Longfellow is comprised of one- and two-bedroom apartments. The large windows provide abundant amounts of natural light. Residents also have easy access to laundry and
“We’ve had countless former students, teachers and staff visit since we’ve opened, hoping to relive some of their most treasured memories. Many qualify to live at The Longfellow, and some have applied and are excited for their turn to move in.” Steven Rice Vesta Corporation trash rooms, which are located on every floor. As online shopping only grows in popularity, Amazon lockers were installed in The Longfellow’s mail room. In addition to the fitness room, a soothing wellness room for relaxation is available. Residents can also explore the greenery outside by taking a stroll on the new walking trail on site.
A happy neighborhood
Photos by Mark Watt
“We’ve had countless former students, teachers and staff visit since we’ve opened, hoping to relive some of their most treasured memories,” says Rice. “Many qualify to live at The Longfellow, and some have 18
Properties | October 2023
Photo by Mark Watt
COMPLEMENTED BY NEW CONSTRUCTION The newly built, three-story, connected building contains 50 apartment units (left) and incorporates a handful of shared spaces where residents can gather and mingle (right).
applied and are excited for their turn to move in. It really has come full circle for many. Many residents are lifelong Collinwood neighborhood residents, and The Longfellow ensures they aren’t displaced from a community they’ve called home for so long. For others in the surrounding
neighborhood and community, The Longfellow remains a focal point and contributes to the economic development of the area.” “The feedback on the project so far has been overwhelmingly positive,” adds Aaron Greenblatt, counsel for Vesta Corporation. “Former teachers
and staff members, as well as community members, have even offered to donate artifacts to display and memorialize the history of the building. The support has been tremendous, and the outcome couldn’t have been possible without the dedication and backing of so many.” P
www.propertiesmag.com 19
Back in Class John Carroll University renovates Lombardo Student Center to meet ever-evolving needs Story & photos by Doug Bardwell
W
hile 2,500 undergrads and 550 graduate students took the summer off to relax, The Krill Co., Inc. literally returned to school to complete a complex renovation of John Carroll University’s Lombardo Student Center. In 12 weeks, the center’s connecting corridor was transformed into a student-centric hub of activity. Located at 1 John Carroll Blvd. in University Heights, near the intersection of Washington and South Belvoir boulevards, the $12 million, 13,300-square-foot project provides a reimagined lobby, new student study/ gathering areas, relocation of The Cubby (coffee and refreshments) and a redesigned bookstore.
A planned progression of projects
Teaming up in the spring of 2013, Hasenstab Architects and The Krill Co. renovated Murphy Hall (see full story in Properties, August 2014 issue at www.propertiesmag.com), the first of three dormitories built in the 1950s and 1960s. The team followed with a com20
plete remodel of Dolan Hall (Properties, November 2022) for the fall school year beginning in 2022 and the same with Pacelli Hall for 2023. Also completed for fall in 2022 was a reinvention and complete renovation of the Schott Dining Hall (Properties, November 2022). With that project completed, school officials asked, “What’s next?” Jeremiah Swetel, assistant vice president of facilities for John Carroll University (JCU), picks up the explanation from there. “Completing the new dining hall left space that needed to be updated directly adjacent,” he says. “We had an outdated student center that students used only to get from one place to
another. In addition, the bookstore no longer served the current way students obtain their textbooks, so that also needed to be reimagined. “We always focus on where students spend the most time. From there, working with Hasenstab, we realized we could reduce the size of the bookstore and still serve the students with merely a pickup window for their textbooks, and focus on the retail merchandise.” After giving Hasenstab the project’s basic requirements, the team had interactive sessions with student government. The group created a survey, and the results showed that students considered this space strictly a pass-through. In addition, many suggested they had only Properties | October 2023
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STEPPING FORWARD In late August, JCU staff and students, plus members of the project team, gathered for a ribbon-cutting at the renovated D.J. Lombardo Student Center.
visited the bookstore on the first week of school. “We worked with our partners – Follett for the bookstore and Parkhurst for dining – to come up with the new layout for the coffee shop and the bookstore,” says Eric Smith, project manager for JCU. “Working with their fixture people, we ensured the right size for the current use and delivery methods.” “Between the reduction in size of the bookstore as well as reconfiguring the corridor which used to house mailboxes,” explains Smith, “we repurposed 3,600 square feet for student gathering and study areas. It allowed us to create a destination instead of a pass-through.” “As a recent college graduate,” posits Hayley Fatzinger, communication coordinator for Krill, “I loved seeing the students’ initial reaction when they first walked in, seeing something that was truly designed for them.”
Designing a destination
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“I recall our first kick-off meeting in October 2022,” says Ben Rantilla, project architect with Hasenstab. That was right after work was wrapping up in Schott Dining Hall. “Shortly after that, around schematic design, Krill was brought in as Construction Manager at Risk.” “I think we handed over our first documents to Krill in early December 2022,” recalls Rantilla. “What was unique about that was we put together a concept plan, Properties | October 2023
STUDENT-CENTERED The $12 million, 13,300-square-foot project provides a reimagined lobby, new student study/gathering areas, relocation of a coffee and refreshments area, plus a redesigned bookstore.
had some concept imagery attached to that plan, and a little bit of narrative. We were able to give that to Krill. They took all those, understood what we were trying to achieve, and they were able to give us an initial budget.” Without removing things from the project or changing the intent, Hasenstab was able to establish an initial idea of where the budget would allow them to go – informed primarily by multiple hand sketches. Very early on, they were able to narrow the scope down to a very specific budget area to meet the school’s requirements. “Schematic designs were the first thing we saw when we began budget
estimating,” recalls Chris Gadd, senior project manager for Krill. “We had to get the project moving on the best foot forward, because we had only one summer, and the students were coming in on an exact date. So, we had to make sure work was completed and students were kept safe.” “I’d say one of the biggest things that had to change was selecting alternate available mechanical equipment to be able to meet the project schedule,” states Gadd. “There were also some value-added options that we brought to the project, either for budget or for procurement. We worked with Ben and JCU hand-in-hand to make sure
we maintained their overall design, but we kept within their budget and our schedule.” “With the construction window only months away,” adds Gadd, “right after budgeting, we started estimating, getting contractors on board, holding procurement meetings of how we’re going to get materials in the door. The big challenge, of course, was we could only build as fast as we could get materials.” As students left for summer break, a mere 12 weeks was all that was allotted before the project had to be completed. During that time, people still needed to have access in and through the areas surrounding the construction.
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FRESH SERVICE At the northwest section of the student center, The Cubby (café) was relocated from the Schott Dining Hall to provide an expanded menu of coffee, desserts and ice cream in the study area.
With four distinct levels in the building, egress was not the easiest thing to resolve. To make things more difficult, the grand stairs, connecting three of the four levels, was the first piece to be demolished and replaced.
Construction commences
“Work actually began for us May 24th with heavy demo,” says Gadd. The first matter of business was to completely remove the old stairs. “The stairs went back pretty successfully,” explains Chad Wiencek, superintendent with Krill. “We had them poured back within the first three weeks of the project.” The new stairs were topped with onepiece gray rubber risers and treads from Germany. Matching gray rubber sheet goods were used to tie into the existing flooring in the athletic corridor. On the second level, full-height walls overlooking the first floor were removed from outside the Student Engagement offices and the conference room. The floor was then extended 12 inches to support the new glass guardrails. “We added a 4x12 beam that goes across with rebar reinforcement and is tied into studs off the steel,” explains
Wiencek. “Then, that last 10 inches was poured with concrete to support the rail.” Another challenge was to maintain safe access for those students and staff who still needed to get around the building while construction continued. “We had to contain this centralized work zone that had four points of access that people still had to get around,” says Wiencek. Even after installing temporary partitions, Krill also needed to work outside the partitions, which called for overtime and weekend scheduling. The one item that also kept them holding their breath was the glass handrails.
“We always knew that the glass was on the critical path,” Wiencek relates, “and that it would arrive right at the end. And, it lived up to that expectation.” Rantilla mentions that the glass was ordered in early May, but recalls later getting a message that the factory was backed up. He worried that maybe they would have to change to a different vendor. Fortunately, the order arrived at the last possible moment. The renovation allowed the university to upgrade the electrical system, especially for the Cubby’s food service equipment. The life safety system was also upgraded.
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RENOVATED + REVITALIZED New wall covering, flooring, furniture and other interior details provide a fresh look throughout the student center (top, bottom), including the redesigned bookstore (middle).
HVAC work was limited, adding a separate unit for the conference room and rerouting some of the existing distribution ductwork. Krill’s team credits the past experience and relationships built up with the design team and the owner’s representatives as enabling this major project to be completed in just 12 weeks. Returning the compliment, Swetel relates that he’s seen few projects with the level of workmanship and oversight provided by Krill and Hasenstab. “We’re really pleased and fortunate to
“As a recent college graduate, I loved seeing the students’ initial reaction when they first walked in, seeing something that was truly designed for them.” Hayley Fatzinger The Krill Co. have worked with the Krill/Hasenstab team,” says Swetel. Gadd notes that “with a project of only 12 weeks, the window of opportunity for substantial changes closes very quickly – maybe in just two or three days, but, as a testament to the talents and prior planning of all three major partners in the design process, zero change orders were issued on this project.” “That’s due to an integrated process that doesn’t happen on many projects,” quickly adds Swetel.
A new experience
Entering the building from the Quad, most students will pass under the second-floor, octagonal conference room and into the vestibule without even noticing the thin sliver of stainless steel where four courses of brick were removed and all new lintels were installed above the seven columns. “Once we got it worked out and got Coon Restoration going,” says 26
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CLEAR IMPROVEMENT With a full-height drywall partition gone, replaced by a four-foot-high glass guardrail, everyone upstairs now has not only a view of the busy student center downstairs, but also a view of the beautifully landscaped Pacelli courtyard directly to the west.
Wiencek, “they did all the steel plates, lintels, waterproofing and masonry. They basically just got it done, which let us focus on the interior work.” The monumental stair connects multiple levels throughout the building across the new student center from the entry doors. The glass and stainless steel handrail system on the stairs extends up to the second floor and across the length of the balcony to the conference room. Before construction, the area inside the vestibule was primarily the utilitarian confluence of two corridors and access to the stairs. Now, the wall to the north has been removed and the bookstore condensed. The reclaimed 3,600 square feet of space now serves as an extremely popular place to gather, grab a snack and study. The southern corridor previously housed nothing but a row of mailboxes. The space now accommodates 30-foot-long banquette seating with moveable tables and a pair of recesses suitable for small discussions. At the end of the corridor are renovated restrooms. The balance of the new student center study space is a generous room below
acoustic linear Autex PET (Polyethylene terephthalate) ceiling panels. A newly added two-zone A/V system provides for the many student assembly events that will take place in this expanded area. Seating options for studying are as varied as the curriculum. High-top tables, round tables and square tables
the space has recessed downlighting over all the tables. The JCU staff visited the furniture vendor, allowing them to sit on the various pieces being considered. That trip informed their decisions, and a few new selections were made. At the northwest section of the student center, The Cubby (café) was relocated from the Schott Dining Hall to provide an expanded menu of coffee, desserts and ice cream in the study area. Below the counter is a richly patterned tile super graphic in light blue and silvery gray tones. The Student Center’s palette of colors is light and bright, with a gesture toward the school colors, without a lot of vibrant colors that could date the space, Jeremiah Swetel explains Swetel. To the immediate left, as you John Carroll University enter the Student Center, is the St. Francis Chapel lobby with new with upholstered barrel chairs, fiberglass seating, flooring and three large green pull-up chairs, vinyl mushroom seating backlit PET panels separating the lobby pods and curl-up-on-a-sofa seating are all from the walkway to the dining hall. available options. Upstairs, occupants are all reveling in The sofa seating option faces a long the new amount of daylight flowing into masonry wall with a built-in linear fire- their work areas. With the full-height place and soft lighting. The balance of drywall partition gone, replaced by a
“All of the building that’s happening on campus is part of our ‘Building Inspired Futures’ campaign, where we want to have an effect on a student’s ability to look at their future here beyond the classroom and then connect socially from an experiential perspective in the different spaces that we have.”
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four-foot-high glass guardrail, everyone upstairs now has not only a view of the busy student center downstairs, but also a view of the beautifully landscaped Pacelli courtyard directly to the west. Over the building’s vestibule, the octagonal conference room also received a makeover. The full-height interior wall was removed and replaced with floor-to-ceiling storefront glass looking out at the lobby of the Student Center below. “When you stand down below and look up through this storefront,” says Smith, “and you see this octagon soffit up here, it’s really a great view.”
Changing students’ lives
“All of the building that’s happening on campus is part of our ‘Building Inspired Futures’ campaign,” proudly states Swetel, “where we want to have an effect on a student’s ability to look at their future here beyond the classroom and then connect socially from an experiential perspective in the different spaces that we have. So, everything we have going on right now results from that strategic direction from our president. “ That future looks bright as John Carroll University aims to continue changing students’ lives with multiple planned improvements, including a $60 million Athletic, Wellness and Event Center, an Exercise Science and Physiology Lab and a $15 million upgrade to the Library, already underway. P
YOUR INDUSTRY IS OUR BUSINESS. At Hahn Loeser, our Construction Team was listed for the third year in a row in Construction Executive Magazine’s Top 50 Construction Law Firms. Further, we are ranked as a National Tier 1 practice for Litigation – Construction in the 2023 “Best Law Firms” report by U.S. News & World Report and Best Lawyers® and our attorneys are recognized as industry leaders by Chambers USA®, Best Lawyers® and Super Lawyers®. We offer our clients exceptional strength, leadership and industry knowledge. Our responsive team of hardworking professionals is committed to seeking outstanding results for our clients around the corner and across the country. For the latest legal developments impacting your business, subscribe to our blog at constructionlawinsights.com.
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FINANCIAL STRATEGIES Smart use of fiscal planning & action
Money for Nothing
L
ast month, I received the usual stack of junk associated with the daily mail. As I sifted through the catalogs, coupons and waterproofing promotions, I came across an offer from a credit card company. This popular company, no names please, was offering a cash advance at 0% interest for 12 months. Offers such as this have become more common in the wake of rising interest rates and I’m sure that some jump all over this offer for “free money.” So long as everything is paid back within 12 months, this seems too good to be true.
ALEC J. PACELLA
Many think that the hook is that, in the event you don’t pay the full amount back, the associated interest rate jumps to 29%. And I’m sure that some customers fall victim to this. But even if the money is fully paid back within 12 months, the credit card company is still gaining an advantage. Let’s use a quick example. Suppose that I decide to accept this offer and receive a $10,000 cash advance. And over the next 12 months, I pay this back by sending $833.33 each month. But here is the real hook; the fine print says that in order to get that $10,000, I am assessed a “transfer fee” equal to 4%. Yes, I received $10,000 but
it costs me $400, so the net is $9,600. But the repayment has to be based on $10,000 or I get slammed with a 29% rate. If I load this into a financial calculator with ($9,600) as PV, $833.33 as PMT, 12 as N and solve for I/YR, I get the answer. This “free money” is really costing me 7.6%. In the business world, we call this calculation the borrower’s cost of funds. It’s an important number to understand, for a couple of reasons. One is the concept of leverage. There are three types of leverage: positive, neutral and negative. The most accurate way to determine the type of leverage is to compare the free and clear yield (also known as the
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What I C @ PVC SPICY! Last month, the Popeyes located in Mentor sold for $2.6 million. The associated cap rate on this recently renovated property was 5.8%. –AP unleveraged internal rate of return) to the cost of funds. Extending the example above, the cost of funds for receiving that $10,000 is not zero but 7.6%. If I’m using this to help acquire an investment that has a free and clear yield greater than 7.6%, I will have positive leverage. This will ultimately be a good thing, as my leveraged return (the return being generated specifically on my equity) will be enhanced and exceed the associated yield of buying it with all cash. But if I’m using it to acquire an investment that has an unleveraged IRR less than 7.6%, I will
There are three types of leverage: positive, neutral and negative. The most accurate way to determine the type of leverage is to compare the free and clear yield (also known as the unleveraged internal rate of return) to the cost of funds.
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have negative leverage. This is not a good thing, as my leveraged return will be hampered and lower than the yield if I were to buy it with all cash. But there is another reason to understand the cost of borrowed funds. And while less obvious, it’s even more important. Suppose that I’m looking at an investment that costs $1 million. It is expected to produce $80,000 of NOI annually and I plan to sell it after five years for $1 million. Even I can eyeball this one to determine the free and clear yield (unleveraged IRR) is 8%. Let’s assume that I can get a loan equal to 75% of the property’s value, or $750,000, with a 7% interest rate, 23-year amortization and loan costs of 3%. Using a financial calculator, the associated payment would be $5,474.39 per month or $65,692.68 per year. So far, so good; the property is www.propertiesmag.com 31
producing more than enough income to reflect the loan costs. Just like that to support the debt. It looks like there credit card offer, I’m getting a $750,000 is positive leverage but to be sure, I’ll loan but it costs 3% or $22,500. The compare the free and clear yield to the net result is $727,500. I call on my cost of funds. This is a three-step pro- financial calculator one more time and cess. The first step is to determine the enter $727,500 in PV, ($671,291) in FV, monthly payment at the stated terms ($5,442.65) in PMT, 60 in N and, solvand conditions, which was done prior. ing for I/YR, discover that this loan is The second step is to determine the really costing me 7.76%. Not great but outstanding balance when the loan is I still have a bit of positive leverage, Neo increase theParkway leveraged IRR retired at the end of the fifth year as a which will4933 to 8.85%. Heights, OH 44128 result of the property being sold. I again Garfield Here is the “but.” Assuming I have call on my financial calculator, which P: (216) 478-0810 tells me a loan balance of $671,291. The enough money to buy this property Web: http:\\www.uscande.com free and clear ($1 million) and I make third step is to reduce the loan amount
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my decision to use debt solely on the leverage position, I may be winning the battle while losing the war. What I also need to consider, which is ultimately even more important, is my reinvestment rate. Suppose that I have a secondary investment that I believe will achieve a 5% annual yield over the next five years. If I buy the property for cash and then reinvest the $80,000 of cash flows produced each year in this secondary investment at 5%, I will have a total pile of cash at the end of the fifth year of $1,442,051; $1 million from the sale plus $442,051 as a result of the $80,000 cash flows each year being reinvested at 5%. Let’s compare that to a scenario of using leverage. The $272,500 initially invested ($250,000 of equity plus $22,500 of loan costs) will ultimately produce $407,764. Again, this assumes that the annual cash flows after debt service ($80,000 less $65,693) are reinvested at 5%. But we also need to consider the bulk of the cash; I have $1 million, of which $272,500 is going in the deal. And the $727,500 that I still have, as a result of getting the loan, is invested in the secondary investment at 5%. Over five years, this will grow to $928,495. My total pile of cash, the money from the real estate plus money from the secondary investment, will be $1,336,259. This is over $100,000 less than if I were to buy the property without financing. Let that sink in a minute. Even though the property easily covers the debt service and has positive leverage, I would be better off buying the property without financing, as it will produce a larger pile of cash at the end of the five-year holding period. The key is the cost of funds as compared to the available reinvestment rate. In my example, I would be borrowing at 7.76% to free up cash that is then invested at 5%. The offer for free money from the credit card company ended up in the same place as all the rest of the junk that day. At least I didn’t get any offers to install microwave ovens or custom kitchen deliveries. 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. Properties | October 2023
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LEGAL PERSPECTIVES Navigating property laws & regulations
Who’s Designing this Project?
Y
ou likely have heard the terms collaborative project delivery, delegated design and design-assist – but those terms are not interchangeable. Each delivery method carries specific and varying degrees of design responsibility, risk and insurance requirements that all parties should be aware of and understand. ALLISON TALLER REICH
Collaborative project delivery
Collaborative project delivery and design methods aim to complete projects “faster, cheaper, and better.” These methods may deliver shorter project schedules, more accurate budgeting and a higher quality by allowing construction to start before designs are completed. Other benefits include shortening the design process through parallel design timelines; identifying materials with shorter production and supply chain timelines; identifying potential issues in designs, schedules or sequences; suggesting alternative products, equipment, materials, means and methods; suggesting revised design elements; identifying errors, omissions or other issues early; reducing changes and delays; providing input and alternatives that shorten the project schedule; and having “experts” in particular specialties provide information. All of this wonderful collaboration and cooperation offering advice on SAFETY & SECURITY
ENERGY SAVINGS & COMFORT
the finished project raises a potentially problematic question: Who is designing the project? Who bears responsibility for the accuracy and adequacy of the design? Does a contractor need to hire or engage a licensed designer? Can a designer rely on the information provided by a contractor or specialty contractor, or does it need to perform its own review and calculations? Who is responsible for coordinating the various designs of various specialty trades or contractors? What if there is a gap between the scopes of two specialty trades that needs to be designed?
Delegated design
Delegated design is another collaborative approach that transfers design responsibility for only a part of the design. Historically, isolated systems including fire alarms, fire protection, security systems and tech packages were delegated design packages. Increasingly, HVAC/mechanical, structural steel, retaining walls, curtain wall assemblies, logistics/sequencing and scheduling are separately bid delegated design packages. The architect or engineer of record is responsible for designing the criteria, DECORATIVE STYLES
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performance specifications or general requirements of the design, but it has delegated the responsibility for designing a particular system to another party. The delegated design contractor will be responsible for the design, including engaging an architect and/or engineer licensed in the location of the project to review, sign and stamp the drawings as accurate and adequate. The delegated design contractor warrants to the architect or engineer of record that its plans and specifications are accurate and adequate. The architect or engineer is entitled to rely on the information provided by the delegated design contractor as accurate and adequate. The architect or engineer should review the designs for conformity with the overall project design, design intent and gaps between design scopes. The architect or engineer of record may,
general liability and/or builder’s risk insurance policies and should require the same of any subcontractors or designers below them in the privity line. A contractor with a lower-tier delegated design specialty trade must still carry professional services insurance because the delegated design is within its scope package, even if it is being performed by a subcontractor.
Design-assist
Design-assist, by contrast, should not transfer any liability from the designers of
record to any other party. Design-assist is helpful for suggestions on improving the design, improving efficiencies, improving performance and materials, modifying schedules and sequencing for efficiency or as necessary to prevent delays or impact claims, or really any other suggestions to improve the overall finished project. The design team maintains all responsibility and liability for the design and must review and confirm any design-assist information that it incorporates as well as confirm it has the appropriate licenses in the appropriate areas and jurisdictions to
Collaborative project delivery and design methods aim to complete projects “faster, cheaper, and better.” These methods may deliver shorter project schedules, more accurate budgeting and a higher quality by allowing construction to start before designs are completed. but is not required to, review the delegated design contractor’s designs for accuracy and adequacy, but if it does and it suggests any revisions, it has become responsible for the accuracy and adequacy of the revised design. The scope and boundaries of responsibility, liability, the goals and performance benchmarks, the design, and the time and compensation for delegated design should be specifically and carefully set forth in the contracts between the parties. All of the major “suites” of form documents have specific delegated-design forms that are meant to achieve design delegation. Contractors performing delegated design should have professional services and errors and omissions insurance as well as their standard commercial
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be able to review and approve the recommendations; it cannot solely rely on the representations of others. Design-assist contractors should be clear when they are making recommendations that they are solely recommendations not to be relied upon and they are not warranting the accuracy or adequacy of any design or performance information. However, because they are providing additional value and performing additional work, often during preconstruction or early construction phases, design-assist contractors should be paid for their efforts and work. Form contract document “suites” also provide design assist forms and designassist provisions and language. Informal involvement occurs on nearly every project, where contractors or other trades provide input without any contractual requirements to do so, without intending to provide any design, but where it is expected that all parties will provide input or feedback as necessary or appropriate to completion and success of the project, to achieve the best result possible. The contractor is not being paid additional consideration for its efforts but also isn’t assuming additional risk or responsibility. The design team remains responsible for the design. The construction team remains responsible for means, methods and construction. Informal involvement does not involve or require any contractual provisions or language. Contracts and correct language regarding the project, participants, scopes, expectations and responsibility are key to successful project collaboration and limiting disputes and claims. All project participants should be clear about their intentions and expectations including services they are delivering and not delivering from the beginning of the design process to prevent errors, omissions or costly mistakes. The project will only be successful if all involved parties have a clear understanding of who is responsible mbrellas for what, and then ensuring those understandings are captured in clearly written contracts and with adequate design professional liability insurance coverage by all necessary parties. P
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Allison Taller Reich (areich@frantzward.com) is a partner in the Construction Practice Group at Frantz Ward LLP (FrantzWard. com) in Cleveland.
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BILLBOARD News about people, products, places & plans
ACP Hosts Annual Bob Greene Memorial Golf Outing
Photo courtesy of ACP
A
ir Control Products (ACP) recently held its annual Bob Greene Memorial Golf Outing at Briarwood Golf Club in Broadview Heights. The event brought together 36 enthusiastic golfers, including ACP staff and guests, for a day of camaraderie and friendly competition. The Bob Greene Memorial Golf Outing is a yearly tradition at Air Control Products, honoring the memory of the late Bob Greene, who founded Bob Greene Memorial Golf Outing the company in 1975. The team of Cece Reilly, Sean Lacey, Jake Mantle and John Rownd emerged victorious as this year’s champions. Jake Barnes claimed the title for the “Longest Drive” of the day, while Ben Mey earned the “Longest Putt” award.
R.E. Warner Welcomes Sansone as VP of Operations R.E. Warner & Associates, Inc. recently announced that Tony Sansone, PE, Esq. has joined the multi-discipline engineering, architecture and surveying firm as vice president of operations. In this role, Sansone will be charged with enhancing the firm’s processes and policies as it continues its rapid
growth – the firm has tripled in size since 2020. Sansone has more than 28 years of progressive experience in leading operations, projects and staff in mediumto large-scale organizations. He most recently served as senior technical director/ director of operations at another Cleveland-based, multi-discipline engineering and architecture firm. His responsibilities there
included serving as technical manager for all engineering disciplines, managing project control systems, and evaluating and upgrading internal processes to improve the technical team and service to clients. He also previously worked at R.E. Warner during earlier years of his career as a project manager. Sansone further has direct experience with leading operations at a growing firm,
Tony Sansone
including process redesign, change management, recruiting/mentoring programs and navigating acquisitions and satellite office expansions. R.E. Warner recently opened a satellite office in Birmingham, Ala. and anticipates establishing additional locations in the future.
Downtown Cleveland, Inc. Board Approves Office Move Downtown Cleveland, Inc. recently announced board approval for its forthcoming office relocation, scheduled for next year. This
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BILLBOARD News about people, products, places & plans decision follows an evaluation of the organization’s operational requirements and strategic objectives. The primary goals behind the move are to boost visibility, improve accessibility for both stakeholders and the community, and reinforce its refreshed brand identity. Downtown Cleveland, Inc.’s current lease at 1010 Euclid Ave. will conclude in May 2024. The new office space, located at 668 Euclid Avenue, offers close proximity to City Hall, Playhouse Square and Public Square. The new office features an open floor plan and includes a conference center. This setup will allow Downtown Cleveland, Inc. to reduce operational costs while
facilitating on-site board meetings, committee sessions and other events. To further emphasize transparency, accessibility and public engagement, ambassadors will be stationed at the front of the office, visible from the street, fostering a safe, welcoming environment. The relocation also reactivates a previously vacant storefront on Euclid Avenue.
Tec Inc. Celebrates 40th Anniversary Engineering consultancy Tec Inc. recently recognized its 40th anniversary with a celebration at Cleveland Botanical Gardens with staff, clients and community partners in attendance. The
Eastlake Mayor Dennis Morley and Terry Kilbourne (Tec Inc.)
event featured remarks by Terry Kilbourne, founder/ CEO, who shared insights into the journey of Tec Inc. from its beginnings in 1983 to becoming a regional leader in engineering solutions. The firm was presented with a Certificate of Congressional Achievement from State
House Representative Daniel Troy and the Key to the City of Eastlake from Mayor Dennis Morley.
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BILLBOARD News about people, products, places & plans LLP recently announced two additions to its team, welcoming Benjamin J. Horvath as an associate in its Litigation and Construction Practice Groups and Jonathan C. Wolnik as a partner in its Business Practice Area. Horvath will focus on business and commercial disputes and construction litigation. Serving as an attorney in Northeast Ohio since 2021, he has represented and advised individuals, small businesses and companies on a diverse area of litigation matters. He is admitted to practice in Ohio and the U.S. District Court in the Southern District of Ohio. Horvath is currently a
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Properties | October 2023
Renovation & Restoration
Pets Take Precedence Revamped Mahoning Valley Veterinary Centre accommodates growing needs By Christopher Johnston | Photos by Todd Kaminski
O
ver the past few years, several circumstances converged that motivated the Mahoning Valley Veterinary Centre (MVVC) to expand and renovate its Mineral Ridge office near Youngstown. In the spring of 2018, Dr. Aaron Tangeman wanted to address his veterinary practice’s steady growth by expanding, and considered buying an old banquet hall across the street. “We did some investigation to see if that would be a good fit for the project,” recalls Susan Allen, AIA, vice president and partner with TC Architects in Akron. “It turned out the space wasn’t conducive for his business.” By 2019, the quickly growing two-anda-half-doctor practice was working out of a roughly 1,400-square-foot suite. Then the COVID-19 pandemic hit, which led to a significant increase in the demand for veterinarian services throughout the U.S., when more people purchased pets to serve as companions in their sheltering-in-place lives. “Our clinic could no longer support the demand we were seeing or wanted to meet,” says Stacy McCale, practice manager, Mahoning Valley Veterinary Centre. “We did not want to turn away people who needed medical care for their pets.” Concurrent with the onset of COVID19 in March 2020, the clinic endured a major rainstorm when a heavily overgrown culvert at the rear of the property was unable to properly drain, causing stormwater and sewage runoff to flood the entire building. It was then that Dr. Tangeman chose to purchase the plaza property from the existing owners and refurbish it, instead of trying to find a new location. Two of the other commercial tenants had already left, opening up space for MVVC to expand. “Once the transaction went through, we met with Susan Allen, our designer, with TC Architects, who helped us focus our ideas into a new, state-of-the-art clinic,” McCale says. Construction started in the summer of 2021 with originally targeted completion in August 2022, but COVID-related
SETTING THE TONE Ownership was seeking a rustic, lodge-like atmosphere in the lobby to balance with the more clinical feel of the facility’s exam and treatment spaces. To achieve that look, the space features exposed beams, wood floors and natural stone.
delays made it closer to June 2023. The renovated facility resulted in a “pretty drastic difference,” Allen says. “It is a complete transformation from what their space was originally to what it is now, and they were able to increase their space by another 200%,” she adds.
Expansion to meet the clinic’s growth
MVVC’s previous unit was approximately 7,500 square feet, including about 1,400 square feet for the main veterinary suite with another unit of offices for
management and doctors that was about 1,350 square feet. According to McCale, the clinic took over three units, two for the clinic and one unit as offices, for a total of about 5,750 square feet. “The biggest highlight of our $3.2 million renovation is the increase in square footage and exam rooms, surgery suites, dental suites, with new, separate cat, dog and isolation wards and more workspace,” McCale explains. An entirely new feature for the practice is a pair of dental suites, which are located in one www.propertiesmag.com 43
MEETING DEMAND The $3.2 million renovation and expansion project provides the veterinary practice with new exam rooms (top), surgery spaces (middle) and treatment areas (bottom).
large room with ample storage away from the treatment area. To accommodate the rapid growth since the pandemic, the clinic’s staff has doubled in size to 25. There are now three full-time doctors of veterinary medicine (DVMs) at MVVC, plus one half-time DVM. The clinic is in the process of adding another DVM and additional staff members. According to McCale, MVVC continues to grow each quarter and currently sees 3,000 clients a year compared
“To us, it’s basically a whole new building. We did utilize some of the existing features from our old practice, such as our medical casework, exam tables, surgery tables, some banks of cages and kennel runs. Otherwise, everything was new.” Stacy McCale Mahoning Valley Veterinary Centre to 2,300 prior to the pandemic. This year, the clinic has already seen about 800 new patients compared to roughly 400 new patients in previous years. For future potential growth, there is one remaining business in the plaza, a pizza shop, which leases from MVVC. If that business leaves, the clinic plans to take over the space to add more exam rooms and treatment areas. MEP services are already in place to accommodate that expansion, says Chris Mills, vice president at United Contractors Inc., which handled construction.
Overhaul creates a new space
“To us, it’s basically a whole new building,” McCale says. “We did utilize 44
Properties | October 2023
Renovation & Restoration some of the existing features from our old practice, such as our medical casework, exam tables, surgery tables, some banks of cages and kennel runs. Otherwise, everything was new.” For the project, MVVC added more casework, exam tables and a kitchen. They added another surgery suite and now have two, with four exam rooms instead of two. The waiting area is now separated for dogs on one side, cats on the other. Before they all shared the same space. “We utilized rubber flooring in our more high-traffic areas for staff that is more ergonomic for standing all day and getting down on the floor for certain pets,” informs McCale. “Other areas utilize an LVT floor that is more aesthetically pleasing for clients and matches our design. It is also slightly DENTAL ADDITION An entirely new feature for Mahoning Valley Veterinary Centre is a pair of textured for slip resistance and to help dental suites, which are located in one large room. dogs that have trouble walking on team wanted to give the interior of the within the space. A cultured stone solid floors.” To keep pace with the ever-evolving public spaces a warmer, more welcoming veneer wall complements knotty pine best practices in the veterinary field, the feel than their previous offices with a cross beams with black ornamental fasteners and plates above to enhance new facility features many new pieces of rustic ambiance. The equipment. These range from a second existing space was drafty in the the rustic look. “Because we had the height at the laser therapy machine and a new Pulse winter, so the new space features an airVet soundwave therapy machine to a lock at the entrance and a prominently front of the building, we were able to new security and camera system, more located fireplace behind the reception do some vaulting and feature the heavy and the stone,” Allen says. a timberingCONTRACTORS anesthesia monitors, a second dental desk. The desk is constructed ofGENERAL X-ray unit, fluid line warmers and patient plastic laminated counter with a stone “That natural feel was the aesthetic we COMMERCIAL/INDUSTRIAL were going for.” warming systems. There is also an ICU texture and wrapped with a corrugated “We wanted a more rustic feel, resemSnyder Unit for O2, CO2, humidity and metal panel that is easy to clean. It is BROOKFIELD, OHIO temperature-controlled environments, set directly beneath the custom, copper bling a lodge,” McCale concurs. “We 330-448-8101 the exposed beams with dark/ and a new IT setup to account for the Mahoning Valley Veterinary Centre loved sign along with a vertical waterfall ele- black hardware, wood floors and natural larger workload. www.UCIbuilds.com A new HVAC system utilizes zones ment that adds a soothing white noise stone. We definitely captured that look, to prevent the spread of smells and contaminated airflow. All electrical and plumbing/water systems are new. There is also a new 100,000 kw generator capable of powering the entire practice, GENERAL CONTRACTORS if needed. The renovated clinic space includes upgraded LED lighting, energy COMMERCIAL/INDUSTRIAL efficient appliances (new dishwasher, washer/dryer, tankless water heater, etc.) BROOKFIELD, OHIO and energy efficient windows.
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www.propertiesmag.com 45
Photo courtesy of MVVC
OUTSIDE IMPROVEMENTS The renovation project included upgrades to the exterior of the existing building (left). Along with new signage, refreshed roof and gable detailing, upgraded insulation and wood-look paneling, the facility also now includes a porte-cochère (right).
especially in our waiting area where clients get their first impressions.” McCale adds they chose a “classic” color scheme of neutral blues, greens, grays and cream to avoid “in the moment” colors that would need to be changed. Fun details throughout include side lights on select doors that are frosted with clear paw prints traced up the side of the window. A wooden barn sliding door in the reception area opens to provide access to pick up items for owners. Strategic canned lighting in the reception area showcases the exposed beams
46
and hardware and the stone wall with the fireplace behind the reception desk.
Settling in
Additionally, Allen’s design remodeled the exterior of the building. The outside wall structure was inadequate against the elements so framing along the front was upgraded with more insulation and higher walls with windows only at the top, whereas previously the entire clinic front was windows. “The remodeled look encompasses our interior design of a rustic lodge look with
wood and stone pillars, wood slat front with more stone on the base of the exterior, and new signage on the building with our peaks matching the exposed wood look inside and on the front of the building,” McCale says. A porte-cochère was added to the side of the building with an ADA ramp for handicapped people or if clinic staff need to bring in a patient on a gurney. There are specific dog and cat wards, along with a separate isolation ward. The dog ward has a rear door that opens to a completely fenced in area; the isolation ward has the same set-up except the rear door opens to a smaller space with K9 grass (artificial grass for pets) that can be sanitized if needed. A solid vinyl fence completely encases the K9 grass so no contaminates can be spread or leach outside of this area. In August, MVVC held an open house where clients and the community could see the facility and all the clinic has to offer now. “This was especially important for our clients who waited years to come inside the building because of COVID safety conditions,” says McCale. “The staff really enjoys the additional space, and they are able to provide more services now,” Allen adds. “The owner and clients have been nothing but pleased and positive about their new space,” Mills concludes. “The facility looks great, and everybody should be happy and proud of how it turned out.” P Properties | October 2023
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Properties | October 2023
Renovation & Restoration
CENTER STAGE The Cabaret inside House Three Thirty maintains the building’s iconic and nostalgic décor while providing a whole new view with the added Kaulig Companies Club that serves as a sky box for viewing musical acts, movies premieres, performing arts by I Promise students and other family programming hosted year-round.
Project Profile: House Three Thirty The LeBron James Family Foundation writes next chapter of an Akron landmark By Properties Staff | Photos courtesy of the LeBron James Family Foundation
I
t’s a location most in Akron know well, many with a specific story of a family celebration, musical performance or life milestone celebrated there. For many years, The Tangier served as an iconic Akron landmark where memories were made. Following a two-year renovation, the tradition on West Market Street lives on as House Three Thirty. Purchased by the LeBron James Family Foundation in 2020, the 60,000-square-foot venue has undergone a top-to-bottom transformation that has repurposed every square inch of the existing structure and breathed new life into the building through new spaces, fresh offerings and a whole new purpose. Today, House Three Thirty is home to a first-of-its-kind community model Starbucks; the LeBron James Family Foundation’s first brick-
and-mortar retail store; a sweet shop featuring local favorites Mitchell’s Ice Cream, Metropolis Gourmet Popcorn, NORKA Beverages and Malley’s Chocolates; and a dedicated JPMorgan Chase Community Space where bankers offer specialized financial advice. It also includes The Taco Shop by Old El Paso; The Den by LOBOS 1707; the Smucker Hometown Hall for weddings and large events; the state-of-the art PepsiCo Foundation Kitchen serving up seasonal culinary favorites as well
as community cooking classes; a private wine room curated by mDesign; and the iconic cabaret that maintains most of its original décor with an added sky box, the Kaulig Companies Club, which offers a whole new view of the latest musical acts. Soon to come at House Three Thirty is the world’s first and only official LeBron James museum. Appropriately dubbed Home Court, the building’s basement has been fully converted into a multi-media experience celebrating www.propertiesmag.com 49
NEW VIEWS With comfortable furniture and rich tones, the Family Room (top) offers a warm, welcoming space for the public, while The Den by LOBOS 1707 is a fully renovated space designed after LeBron’s affinity for playing cards with friends (middle). House Three Thirty also features the first-ever licensed Starbucks Community Store in Ohio (bottom)
the journey of James through artifacts and items from his personal collection. As part of the next phase of construction, a sports bar is underway in the main vestibule. The attention to detail in every single space – from the textured wallpapers to the empty frames down memory lane – tells a story that is rich in design and purpose. Alongside the project’s general contractor, MBA Design, dozens of local trades assisted in the transformation that saw walls removed and replaced with two-way glass windows to allow for transparency and togetherness throughout the building, with the Foundation’s internal design team leaning into visible storage spaces, exposed brick and natural lighting. The Family Room by S.C. Holdings offers a comfortably furnished space, offset by a grand fireplace, that is open daily for public use. And there are a few secret spaces carved into the walls, hidden by swinging book cases and wood paneling that visitors with a discerning eye may (or may not) spot on first glance. Aside from the wide array of experiences in dining, retail and entertainment, what sets House Three Thirty apart is the people working there. The first cohort of team members (employees) includes I Promise students, teachers, parents and family members, who are engaging in rigorous and enriching training that builds knowledge, skills and confidence needed for a lasting career, while also placing a special emphasis on essential life skills, including communication, social emotional learning and leadership. They are serving the community while train50
Properties | October 2023
Renovation & Restoration
WELCOME TRANSFORMATION The 60,000-square-foot venue, formerly known as The Tangier, has undergone a top-to-bottom transformation that has breathed new life into the building through new spaces, fresh offerings and a whole new purpose.
ing for their futures, providing a whole new model of community building from the ground up. The architectural and design philosophy of House Three Thirty closely mimics the principles the Foundation’s employment model is built on. First and foremost? Invest upfront. To ensure the longevity of the building, the facility’s mechanicals needed to be brought up to date before any cosmetic changes could be made. With the building structurally sound, the design process began with choosing an array of high-quality materials, such as leather and natural stone, that age and maintain well. With those key elements set, the focus turned to comfort. House Three Thirty was built to be the Akron community’s home away from home. Each space was thoughtfully curated to make everyone feel welcomed, and on any given day, you can catch a team member at House Three Thirty to take you through the narrative of the building. Storytelling throughout the building pays homage to the building’s past,
highlights the LeBron James Family Foundation’s efforts to build a better future, and most importantly sheds light on the building’s employee-focused culture and design. The moment guests step
foot into House Three Thirty, they’re meant to feel like family and that is reflected in the décor, the service and each offering found within the newly restored venue. P
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Renovation & Restoration
Project Profile: Standing Rock Farms Event venue marries modern amenities, natural surroundings in Lake County By Properties Staff | Photos courtesy of Standing Rock Farms
I
n Ohio’s Grand River Valley wine region, a sprawling 360-acre property has recently been transformed into an event venue that combines history with modernization. Located at 7394 Ross Rd. in Madison, Standing Rock Farms is designed to serve as a destination for weddings, corporate retreats and other special events. Owner Mike Palubiak and his wife Chelsea embarked on the project in May 2020, beginning with the acquisition of a historic 12,000-square-foot equestrian facility on 40 acres. This property, complete with an indoor riding arena, stalls, a tool barn and a farmhouse, laid the foundation for the couple’s venture. The planning phase found Palubiak and team assessing each building’s potential, devising layouts and selecting unique finish materials to achieve a modern farm aesthetic. Gray tones,
corral board and snow fencing from Montana offered each space a distinctive, elegant look. From the outset, Standing Rock Farms was envisioned as a place where flowers, organic produce, honey and livestock could thrive. Palubiak also saw the potential for Standing Rock Farms to serve as a diverse event venue, framed by the beauty of nature and supported by extensive indoor and outdoor enhancements – championing sustainable farming practices and a healthy ecosystem, amidst modernity and elegance.
The interiors of Standing Rock Farms were designed with both functionality and style in mind. Sleek glass garage doors were added to enhance the indoor space and provide unobstructed views of the surrounding landscape. This feature allows events to blend inside and outside spaces seamlessly, ensuring guests can enjoy the farm’s natural beauty from every angle. A state-of-the-art dual-use bar was strategically placed to accommodate indoor and outdoor guests alike. Additionally, a top-tier HVAC system www.propertiesmag.com 53
NATURAL BEAUTY Situated on 360 acres in Madison, Standing Rock Farms (top) is an event venue designed to accommodate weddings, receptions, corporate retreats and other special events. Inside and out, the property is designed to combine a rustic farmhouse feel with modern elegance (middle, bottom).
was installed to support the farm’s flower-drying process, ensuring the preservation and beauty of the farm’s vibrant blooms. Additional interior upgrades include the conversion of the home on the premises into a luxurious carriage house, ensuring that bridal parties have a comfortable, private and elegant space to prepare for the special day. The project also included creating a capacious commercial caterer’s kitchen to accommodate events of any size. Technological upgrades included installation of Wi-Fi with cellular boosting and a high-quality commercial sound system to accommodate various event needs, from weddings and receptions to corporate retreats and charity events. Outdoors, landscape and hardscape enhancements include a newly installed pond, along with ample, welllit parking for over 300 guests. The choice of durable materials – such as polished concrete floors, hand-milled wood from the property, and metal siding and roofs – reflects the farm’s commitment to preserving its heritage while embracing sustainability and resistance to the elements. “The dedication and tireless effort of everyone involved have turned vision into reality, overcoming each challenge with grace and expertise,” says Anthony Spena, property manager. Palubiak notes that more improvements are planned in coming years. “We aren’t done yet, and the farm is ever-evolving,” he says. “Our profound hope is that current and future generations will find beauty in the experience and create memories that last a lifetime.” P 54
Properties | October 2023
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Renovation & Restoration
Efficiency Unleashed How reality capture revolutionizes AEC cost + time management By Mark Mathias SE Blueprint
W
ithin the last year, there have been innovative enhancements to 3D LiDAR scanning that have significantly increased the speed and accuracy in which a building can be documented virtually. Traditionally, LiDAR scanning has been a relatively slow process. Scanning speeds could range from three to six minutes per scan, with many projects requiring over 50 scans to complete. You do the math, but time is money and when overhead gets added into the equation, only the large budget projects could justify the costs for these services. This has changed with the introduction of next-generation scanners with speeds that are now around 30 seconds per scan, reducing capture times significantly. What used to take an entire day can be captured in an hour or two now, making this technology affordable on most any size renovation INSIDE LOOK Within a “Virtual Tour,” stakeholders can zoom in, change to different perspective view, measure dimensions and more. or restoration project. 3D scanning technology today digitizes and photographs a space at the images into a “Virtual Reality” walk- with a quality assurance plan for verifysame time, capturing more relevant data through of the site. Depending on the ing the accuracy of construction. The than traditional 2D field document- technology, the “Virtual Tour” can be “Virtual Tour” offers visual reference, ing efforts in a fraction of the time. hosted within a cloud-based platform and and the “Digital Point Cloud” can proIntegrating this information makes it pos- shared via the internet for easy access vide BIM/VDC teams clash verification sible to create a “Digital Point Cloud” and via a web browser. The “Virtual Tour” is when imported into applicable 3D soft“Virtual Tour,” also referred to as a Digital a very powerful tool for all stakeholders, ware. Both efforts can also help identify Twin. This model provides geospatial offering the ability to visit the job site and resolve issues more quickly and keep accuracy with high resolution photo virtually, anytime and from anywhere, construction schedules on track. imagery for enhanced planning, schedul- without physically traveling to the jobsite. Documenting potential changes to ing, bidding, construction, closeout and The “Virtual Tour” is an excellent tool the initial design, as well as capturing facility management phases for a facility. for documenting the existing conditions in-wall and above-ceiling systems during A “Digital Point Cloud” provides the for a renovation and restoration project construction, can provide a valuable most accurate representation of a struc- prior to demolition. It offers the oppor- handover to facility management at the ture and is beneficial on renovation tunity to preserve the details related to end of a project. and restoration projects as it offers the the cultural heritage within historical When selecting a 3D scanning service, most precise existing conditions for a buildings and provides architects and it is important to understand that difproperty. This data can be imported into contractors a visual reference to pre- ferent types of scanners offer enhanced most 2D or 3D software to create CAD demoed details. This information can be value on different types of projects. Multiplans/elevations or BIM models faster, helpful in assisting stakeholders resolve and single-family residential projects and in many cases more accurate than disputes quickly during construction and will often benefit from faster scanners, traditional practices. keeping project schedules on track. designed for smaller spaces, as many The “Virtual Tour” generally refers to Ongoing 3D scans of construction scans will generally be required to capthe stitching of panoramic photographic progress milestones provide stakeholders ture these types of projects. Renovations www.propertiesmag.com 57
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CAPTURED IN TIME A “Digital Point Cloud” captures precise existing conditions for a property. This data can be imported into most 2D or 3D software to create CAD plans/ elevations or BIM models.
of warehouses and open design spaces, however, obtain more value from slower scanners that digitize larger spaces with more accuracy while reducing the number of scans and completing the project with greater efficiency. Post processing of 3D digitized properties is generally a one- or two-day process for producing a “Virtual Tour” and/ or “Digital Point Cloud.” Design and VDC professionals then have the option of creating and coordinating CAD or BIM models from this data or utilizing third-party consultants to support this function for stakeholders. All stakeholders on a project benefit from reality capture services in one way or another. Many times, there is logic in having the owner of the project requisition these services so that design and construction teams all have unrestricted access to this information, throughout all phases of a project. It also may assist owners with planning the required documentation for handover to facility management at the end of a project. If a picture is worth a thousand words, then a “Virtual Tour” and “Digital Point Cloud” of a property is an entire encyclopedia of information, allowing stakeholders to resolve issues more quickly, reduce travel and save time and money on any size project. P Mark Mathias is vice president at SE Blueprint (www.seblueprint.com). He can be reached by phone at 216-241-2250 or email at mark@seblueprint.com. Properties | October 2023
with Clay
ACAR CORNER Issues in the real estate industry
Maximize Property Value After a Disaster
F
ires, floods and other disasters can inflict serious damage on a property and put its owners and residents in harm’s way. But once the flames are extinguished or the water recedes, major obstacles still remain. Restoring a property in the aftermath of a disaster is a challenge, from the cost to the logistics and finding a trustworthy restoration company.
AKIL HAMEED
There are opportunities amid the obstacles, however. Veteran real estate professionals know that the property restoration process, though stressful, can also bring eventual benefits. A disaster may motivate a property owner to restore and improve parts of their home or business that they otherwise wouldn’t have, leading to a significant increase in value. Alternatively, a property struck by a disaster might be an enticing purchase for a buyer who won’t – or can’t – pay top dollar for a move-in-ready home.
EXPERTS AT THE READY WHEN LET OURSHORT EXPERTS YOU’RE ON STAFF.
Here are tips and strategies for buying, selling and ultimately maximizing the profit on a property after a disaster.
Act swiftly to minimize damage
In the event of a disaster, the first 48 hours are crucial to keeping costs down. Safety is the first priority, so property owners should call local authorities immediately. Next, it’s important to contact your insurance company, thoroughly detail all damage to the property, and brush up on what your policy does and doesn’t cover. During all this, it’s imperative not to disturb the property or
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Properties | October 2023 3/9/22 10:31 AM
Renovation & Restoration attempt any repairs, which could negatively affect the claim. Instead, treat the property like a crime scene and leave it to the professionals. By taking these prudent steps from the very start, property owners can save time and money later in the restoration process.
Find a trustworthy restoration partner
If you own or represent the property that’s been damaged, it’s essential to have a trustworthy restoration company on hand. These are the professionals who will build back a property to the way it was – or, in some cases, improve upon it. Seek out a full-service company that can tackle all aspects of the restoration, including mitigating smoke and fire damage, addressing water damage, and the demolition and reconstruction. Working with a company who covers all these issues means property owners don’t have to juggle multiple contractors at once. In many cases, an insurance provider can recommend a full-service restoration company.
erty site to determine if there have been any unpermitted renovations conducted either before or after the disaster struck.
Be prepared
Of course, the best way to maximize profits is to avoid a disaster in the first place. Property owners can do this by taking proactive measures. For example, become familiar with where the shutoff valves are; turning off water and/or gas amid an emergency can make a big difference. Also, have a clear escape plan in place. Replace batteries in smoke detectors and carbon monoxide detectors at least twice each year. Property owners
should also make sure they have a solid understanding of their insurance policy. No one wants to experience a disaster. In the event that one strikes, however, there are clear steps to take that will ensure the value of repairs is maximized. If fire, flood or another disaster occurs, commit these above tips to memory. P Akil Hameed (FASS Management & Real Estate Svc.) is 2023 president of Akron Cleveland Association of Realtors (ACAR). Article reprinted with permission from NAR’s REALTOR Magazine. Contact ACAR Communications Director Kelli Moss by phone at 216-525-4847.
Don’t Let Asbestos Delay Your Project
Capitalize on opportunities
In some cases, property owners may decide to fix only what the insurance covers – that is, bringing a property back to “pre-loss condition” by repairing only the damaged floors, ceilings and other affected areas. But if a property owner is thinking of selling in the near future, they may use this as an opportunity to further improve their property and increase its value. For instance, property owners might replace an older roof or outdated siding as well as upgrade floors from vinyl to hardwood.
If buying, conduct due diligence
If you’re considering buying a damaged property at a lower cost, ensure a proper investigation is conducted. Hire a trusted architect and engineer to inspect the property thoroughly. Further, get in touch with local officials and request any public records that date to the time of the fire or other disaster. The town hall or fire department may have details on what caused the disaster and how extensive the damage truly was. Lastly, check any past permits that were pulled from the prop-
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NAIOP NEWS Commercial real estate happenings
Adaptive Reuse Advancements & Advocacy
S
eeking synonyms for the impact of the adaptive reuse movement on Cleveland’s Euclid Avenue is a difficult if not a hopeless pursuit. There are few words grand enough to really describe how revolutionary and metamorphic adaptive reuse of obsolete buildings from Public Square to Playhouse Square has been over the past several years.
ROB WEEKS
Taking a walk from Public Square to Playhouse Square in 2005 could be a sad walk past the decaying vacant buildings during the day and frightening at night. That same walk today at any time of day or night will take you through some of the most vibrant neighborhoods of Cleveland’s downtown. One of those decaying hulks was the former William Taylor & Son Department store built in 1913 at 666 Euclid (yes, the address was changed to the less ominous 668), which was in horrible condition and by some accounts quite near collapse and therefore likely on the brink of a visit from the wrecking ball. The building was for
sale, but who might be crazy enough or innovative enough to buy this hulking rotting mess? Thankfully, The K&D Group was not afraid of a challenge and proved up to the task. K&D purchased the building in 2008 with the intention of renovating the 95-year-old building into nearly 100 residential apartment units, with the help of the historic preservation tax credit program. At that time, historic tax credits were relatively unknown and certainly not a “sure thing” to be used to assist in the adaptive reuse of this building into an apartment building. Willingness to risk your capital and stake your reputation is at the heart of extraordinary visions
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Properties | October 2023
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KEY CONVERSION The Residences at 668 was one of the earliest projects in Cleveland to utilize Ohio’s Historic Preservation Tax Credit program.
of the entrepreneur. K&D took the risk and bought the building, not knowing if the tax credits could be won or if they would be anywhere near sufficient to bring the budget into a feasible project pro forma. The bold risk of K&D in 2008 would light the fuse on a revolution that began as 668 was opened and residents started moving in. That project marked the beginning of a movement to rejuvenate Euclid Avenue through adaptive reuse of existing buildings, which remains strong today. Clevelanders should be aware of that point in time and celebrate the spirit of the entrepreneurs who take risks that launch revolutions. The federal government initiated the federal Historic Preservation Tax Credit program in 1978, and Ohio’s own Historic Preservation Tax Credit program was enacted by the General Assembly in 2007. The state awards are up to Round 30 with 587 projects awarded to rehabilitate 819 historic buildings in 82 different communities, according to the Ohio Department of Development’s website. Certainly there were projects being executed with tax credits prior to 668 on Euclid Avenue, yet the program was underutilized in Cleveland, especially considering the volume of historically significant buildings that would clearly
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qualify. The success of K&D would prove to others that these incentives do work. More developers and projects would follow, and eventually, lenders and investors had solid comparables. The cumulative impact of one project like 668 is hard to estimate and difficult to measure as it is so very large and reaches so widely across the city. So many success stories then created an excellent argument for these programs to be improved. One of the many reasons I am proud of my efforts with NAIOP Northern Ohio is the improvements to the Historic Preservation Tax Credit program that was passed into law from Senate Bill 225, which became law
The cumulative impact of one project like 668 is hard to estimate and difficult to measure as it is so very large and reaches so widely across [Cleveland]. on September 13, 2022. It was sponsored by Senator Kirk Schuring, and it was a major initiative for our NAIOP Government Affairs Committee to advocate for every way that we could and every time we would visit Columbus. It is a prime example of how advocacy really does work. We also recognize that further improvements will create an even more successful adaptive reuse movement, and we will continue to advocate for even more improvements, seeking out even more passionate champions of the adaptive reuse of historic buildings like Senator Schuring in our state legislature as well as multiple legislators in Congress. Join our efforts to make a difference on the advocacy front by joining NAIOP and actively participating in our Government Affairs Committee. We’d love to have you on our team. Join now for 2024 and receive the rest of 2023 free! P Rob Weeks (R-Weeks Consulting) is a past president of NAIOP Northern Ohio Chapter. For more info, visit www.naiopnorthernohio.com. Properties | October 2023
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CONSTRUCTION PROGRESS REPORT Updated info on important projects in the region, provided courtesy of ConstructionWire (www.constructionwire.com) Project: #3405615 ARCADIA PROJECT TYPE/SIZE: Multifamily (141 units), Retail/Office (15,000 sq-ft) CONSTRUCTION TYPE: New ESTIMATED VALUE: $25-$100 million SECTOR: Private LOCATION: 3393 Warrensville Ctr. Rd. Shaker Heights, OH 44120 DETAILS: Plans call for the construction of a mixeduse development with 141 multifamily units and 15,000 square feet of commercial space. There will be a mixture of apartment and townhome rentals. Estimated Schedule (as of 9/11/2023) STAGE: Starts in 4-12 months CONSTRUCTION START: 2/2024 CONSTRUCTION END: Q3/2025 BID DUE DATE: N/A ARCHITECT: RDL Architects, Inc. 16102 Chagrin Blvd., 200 Shaker Heights, OH 44120 P: 216-752-4300 F: 216-752-4301 DEVELOPER: Metropolitan Holdings 1429 King Ave. Columbus, OH 43212 P: 614-488-1900 F: 614-488-1905 Project: #3205780 CWRU SECOND YEAR HOUSING PHASE III PROJECT TYPE/SIZE: Multifamily (251-350 units), Universities/Colleges (100,000-249,999 sq-ft) CONSTRUCTION TYPE: New ESTIMATED VALUE: $25 million SECTOR: Private LOCATION: Murray Hill Rd. and Adelbert Rd. Cleveland, OH 44106 DETAILS: Plans call for construction of two new connected dorms at the university’s
parking lot No. 44 between Fribley Hall and the Greater Cleveland Regional Transit Authority’s Cedar-University Red Line rail station. Estimated Schedule (as of 9/7/2023) STAGE: Planning CONSTRUCTION END: N/A BID DUE DATE: N/A ARCHITECT: William Rawn Associates Architects Inc. 27 School St., Fl. 2 Boston, MA 02108 P: 617-423-3470 OWNER: Case Western Reserve University Contact: Christopher Panichi, Director of Planning, Design and Construction christopher.panichi@case.edu 10620 Cedar Ave. Cedar Avenue Service Center Cleveland, OH 44106 Project: #3405246 CWRU BIOLOGY TEACHING LABS RELOCATION PROJECT TYPE/SIZE: Office/Universities/Colleges (38,060 sq-ft), Medical CONSTRUCTION TYPE: Renovation ESTIMATED VALUE: $1-$5 million SECTOR: Private LOCATION: School of Dental Medicine Research Building, Ground Floor 2120 Cornell Rd. Cleveland, OH 44106 DETAILS: Plans call for the renovation of an existing 34,996-square-foot space on the ground floor and 3,064-square-foot space in the basement of the CWRU School of Dental Medicine Research Building to relocate the Biology Department teaching labs that will consist of 9 teaching labs, 2 resource labs, support areas, faculty offices, a break room and collaboration spaces. Estimated Schedule (as of 9/18/2023)
STAGE: Starts in 1-3 months CONSTRUCTION START: 10/2023 CONSTRUCTION END: Q2/2024 BID DUE DATE: N/A OWNER: Case Western Reserve University Contact: Joanne Brown, Assistant Director of Planning, Design & Construction jsb124@case.edu 10900 Euclid Ave. Cleveland, OH 44106 P: 216-368-8622 ARCHITECT: Perspectus Architecture Contact: Amie Rini, Senior Project Director arini@perspectus.com 1300 E. 9th St., Ste. 910 Cleveland, OH 44114 P: 216-752-1800 F: 216-752-3833 MECHANICAL ENGINEER: Heapy Engineering Contact: Paul Trentanelli, Project Manager pmtrentanelli@heapy.com 1422 Euclid Ave., Ste. 1162 Cleveland, OH 44115 P: 216-862-5846 Project: #3405264 CLEVELAND CLINIC FAIRVIEW HOSPITAL MULTI-SPECIALTY CLINIC AND DEPARTMENT RELOCATION PROJECT TYPE/SIZE: Medical CONSTRUCTION TYPE: Renovation ESTIMATED VALUE: $7.6 million SECTOR: Private LOCATION: 18101 Lorain Ave. Cleveland, OH 44111 DETAILS: Plans call for conversion of the shelled, old Emergency Department space (approximately 18,320-square-feet in area) into a multispecialty outpatient clinic with exam and procedure
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rooms, one general radiology room, and all necessary support and ancillary spaces to support the incoming departments. The project also includes enabling work for various office relocations, Blood Draw Lab relocation, and Registration relocation. Estimated Schedule (as of 9/8/2023) STAGE: Starts in 1-3 months CONSTRUCTION START: 11/2023 CONSTRUCTION END: Q2/2024 BID DUE DATE: N/A DEVELOPER, OWNER: The Cleveland Clinic Contact: Chris Zidek, Project Manager 18101 Lorain Ave. P: 216-644-8758 zidekc@ccf.org Cleveland, OH 44111 Fairview Hospital ARCHITECT: Perspectus Architecture Contact: Bradley Fink, Senior Project Director bfink@perspectus.com 1300 E. 9th St., Ste. 910 Cleveland, OH 44114 P: 216-255-0152 MECHANICAL & ELECTRICAL ENGINEER: IMEG Corp. Contact: Shawn Callahan, Project Manager 672 E. Royalton Rd. Broadview Heights, OH 44147 P: 440-546-9696 CM: Regency Construction Services Contact: Janelle Hinkle, Vice President of Construction Operations 5475 Engle Rd. Brook Park, OH 44142 P: 216-529-1188 Project: #3292782 ARLINGTON AND EAST TURKEYFOOT LAKE APARTMENTS PROJECT TYPE/SIZE: Multifamily (298 units), Athletic Facilities (< 10,000 sq-ft), Social (< 10,000 sq-ft), Other (< 10,000 sq-ft) CONSTRUCTION TYPE: New ESTIMATED VALUE: $64 million SECTOR: Private LOCATION: West of Arlington Rd., south of Turkeyfoot Lake Rd. Akron, OH 44312 DETAILS: Plans call for the construction of a multifamily development with 298 luxury apartment units over 49 buildings. Amenities include a heated salt water swimming pool and sun deck, green area for outdoor lawn games, indoor fitness center, dog park, and pet bathing and grooming facility. Estimated Schedule (as of 9/19/2023) STAGE: Planning CONSTRUCTION START: 5/2023 CONSTRUCTION END: Q2/2026 BID DUE DATE: N/A DEVELOPER: Metropolitan Holdings
Contact: Joseph McCabe, Vice President of Development 1429 King Ave. Columbus, OH 43212 P: 614-488-1900 F: 614-488-1905 Project: #3079926 AKRON CITY CENTER HOTEL REDEVELOPMENT PROJECT TYPE/SIZE: Hotels (90 rooms), Multifamily (100 units), Athletic Facilities (10,000-24,999 sq-ft) CONSTRUCTION TYPE: Renovation ESTIMATED VALUE: $25 million SECTOR: Private LOCATION: 20 W. Mill St. Akron, OH 44308 DETAILS: Plans call for redevelopment of the 19-story Akron City Center Hotel into a mixed-use property with an 80- to 90-room hotel and about 80 to 100 market-rate apartments. Also, there will be a gym and other amenities for residents and guests of the building, including a pool. Estimated Schedule (as of 7/31/2023) STAGE: Planning CONSTRUCTION END: N/A BID DUE DATE: N/A DEVELOPER, OWNER: Testa Companies Contact: Joel Testa, Chief Operating Officer joeltesta@testacompanies.com 2335 Second St. Cuyahoga Falls, OH 44221 P: 330-928-1988 F: 330-928-7755 GC: Welty Building Company Contact: Jayne Miller, Marketing Coordinator
3421 Ridgewood Rd., Ste. 200 Fairlawn, OH 44333 P: 234-678-1063 F: 330-864-4566 jmiller@thinkwelty.com Project: #3401411 BEDROCK RIVERFRONT DEVELOPMENT PROJECT TYPE/SIZE: Multifamily (2000 units), Retail/Office (1,400,000 sq-ft) CONSTRUCTION TYPE: New ESTIMATED VALUE: $3.5 billion SECTOR: Private LOCATION: Along Canal Road beside Cuyahoga River Cleveland, OH 44113 DETAILS: Plans call for the construction of a new riverfront mixed-use development consisting of 1,400,000-square-feet space of non-residential structures, 2,000 units of residential, a boutique hotel and entertainment space on 35-acres of land. Estimated Schedule (as of 8/16/2023) STAGE: Starts in 4-12 months CONSTRUCTION START: 7/2024 CONSTRUCTION END: Q4/2044 BID DUE DATE: N/A DEVELOPER: Bedrock Detroit Contact: Dan Gilbert, Owner 630 Woodward Avenue Detroit, MI 48226 P: 313-373-7575 ARCHITECT: Adjaye Associates Contact: David Adjaye, Principal One Liberty Plaza, Ste. 2701 New York, NY 10006 P: 212-965-8477 CONSULTANT: Osborn Engineering Group 1100 Superior Ave., Unit 300 Cleveland, OH 44114
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P: 216-861-2020 CONSULTANT: MKSK Studios 462 S. Ludlow Alley Columbus, OH 43215 P: 614-621-2796 OWNER: City of Cleveland (OH) 601 Lakeside Ave. Cleveland, OH 44114 City Hall P: 216-664-2000 Project: #3401420 BEDROCK RIVERFRONT DEVELOPMENT PHASE 1 - RESIDENTIAL PROJECT TYPE/SIZE: Multifamily (50-100 units) CONSTRUCTION TYPE: New ESTIMATED VALUE: $12 million SECTOR: Private LOCATION: Along Canal Rd. beside Cuyahoga River Cleveland, OH 44113 DETAILS: Plans call for the construction of an 11-story, 77,000-square-foot residential building as part of the riverfront development masterplan. The phase 1 will also mostly include two residential towers. Estimated Schedule (as of 9/11/2023) STAGE: Planning CONSTRUCTION END: N/A BID DUE DATE: N/A DEVELOPER: Bedrock Detroit Contact: Dan Gilbert, Owner 630 Woodward Ave. Detroit, MI 48226 P: 313-373-7575 Project: #3286729 SILVERHILLS AT THUNDERBIRD PROJECT TYPE/SIZE: Multifamily (346 units), Parking Structures CONSTRUCTION TYPE: New ESTIMATED VALUE: $30 million SECTOR: Private LOCATION: Center St. and Carter Rd. Cleveland, OH 44113 DETAILS: Plans call for construction of a fivestory, 300-unit apartment building, four three-story, carriage-type flats with 46 units, and a five-story, 310space parking garage. The carriage flats will have garages built-in. The unit mix will consist of one- and twobedroom units that will range from 600 to 1,100 square feet. Estimated Schedule (as of 8/30/2023) STAGE: Groundbreaking CONSTRUCTION START: 9/2023 CONSTRUCTION END: Q3/2025 BID DUE DATE: N/A ARCHITECT: Dimit Architects 14414 Detroit Ave., 306 Lakewood, OH 44107 Ohio Office P: 216-221-9021 DEVELOPER: Edwards Companies 495 S. High St., 150
Columbus, OH 43215 P: 614-241-2070 DEVELOPER, GC, OWNER: Silver Hills Development Inc. Contact: Max Schuster, Project Manager 23500 Shelburne Rd. Shaker Heights, OH 44122 P: 330-853-4096
CONSTRUCTION START: 7/2021 CONSTRUCTION END: Q3/2024 BID DUE DATE: N/A DEVELOPER, OWNER: Knez Homes 7555 Fredle Dr., Ste. 210 Painesville, OH 44077 P: 440-710-0711 ARCHITECT: Sixmo Architects 1101 Auburn Ave. Cleveland, OH 44113 P: 216-767-5400
Project: #3231399 MEADOWVIEW APARTMENTS RENOVATIONS PROJECT TYPE/SIZE: Multifamily (48 units) CONSTRUCTION TYPE: Renovation ESTIMATED VALUE: $7.5 million SECTOR: Private LOCATION: 66 S. Washington St. East Palestine, OH 44413 DETAILS: Plans call for renovations to the existing 48-unit affordable apartment complex. Estimated Schedule (as of 8/1/2023) STAGE: Topping Out CONSTRUCTION START: 6/2022 CONSTRUCTION END: Q3/2023 BID DUE DATE: N/A ARCHITECT: Four Points Architectural Services, Inc. 2850 S. Arlington Rd., Ste. 200 Akron, OH 44312 P: 330-753-9710 DEVELOPER: Neighborhood Development Contact: Stacy Brown, Director of Services Asset/Development 120 E. Main St. Ravenna, OH 44266-2714 P: 330-968-8286 F: 330-297-5303 sbrown@NDSOhio.org
Project: #3395351 WILLOUGHBY UNION HIGH SCHOOL RENOVATION PROJECT TYPE/SIZE: Multifamily (54 units) CONSTRUCTION TYPE: New, Renovation ESTIMATED VALUE: $21 million SECTOR: Private LOCATION: 25 E. Spaulding St. Kirtland, OH 44094 DETAILS: Plans call for the renovation of the former Willoughby Union High School to create 35 market-rate residential units and the construction of 19 townhouses on site. Estimated Schedule (as of 8/17/2023) STAGE: Planning CONSTRUCTION END: N/A BID DUE DATE: N/A DEVELOPER: Liberty Development Company 28045 Ranney Parkway, Unit E Westlake, OH 44145 P: 440-892-1800 F: 440-892-1801
Project: #3205757 BAILEY BRIDGE PROJECT TYPE/SIZE: Multifamily (58 units) CONSTRUCTION TYPE: New ESTIMATED VALUE: $9 million SECTOR: Private LOCATION: 2300 Fulton Rd. Cleveland, OH 44113 DETAILS: Plans call for construction of 56 townhomes and each unit will be between 1,700 to 2,000 square feet. Estimated Schedule (as of 7/19/2023) STAGE: Construction
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 Absolute Roofing & Construction, Inc......................39 ACP Architectural.................................................................38 Admar Construction Equipment & Suppliers......40 AIA Cleveland.........................................................................40 Air Control Products, Inc.....................................................4 All Construction Services.................................................19 All Floor Removal.................................................................62 American International Construction.......................61 APX/Apex Pinnacle Services...........................................16 Barber & Hoffman, Associates....................................... 11 Belden Brick............................................................................59 Bellwether Enterprise......................................................... 11 BOMA Greater Cleveland.................................................33 Brennan Heating & Associates......................................35 BuildingPoint Ohio Valley/Precision Laser & Instrument, Inc................................................................. 11 CAMPO Roof..............................................................................2 Carey Demolition.................................................................64 Carey Roofing........................................................................32 CESCO Imaging........................................................................7 Charles Schulz Building Company..............................69 Charles Svec Inc.......................................................................7 Cleveland Chemical Pest Control, Inc.......................37 Cleveland Public Power....................................................58 Columbia Building Products..........................................21 Cunningham Paving Inc...................................................51 D&R Commercial Flooring...............................................23 DCA Roofing...........................................................................71 Diamond Roofing Systems.............................................36 Diversified Piping & Mechanical Inc..........................37 Dollar Bank..............................................................................56 DSAN Plumbing Inc............................................................14 Duffy & Duffy Cost Segregation Services...............24 EA Group..................................................................................58 Frantz Ward LLP....................................................................52 Garbo Third Company.......................................................22 Geauga Mechanical, Co....................................................24 H&M Landscaping & Snow Pros, Inc..........................27 Hahn Loeser & Parks, LLP.................................................29 Hasenstab Architects Inc.................................................21 Hicks Roofing.........................................................................72 Infinity Construction..........................................................40 Integrated Project Solutions..........................................33 Jamieson Ricca Fenestration.........................................42 JL Taylor, Co. Inc....................................................................41 JV Janitorial Services, Inc..................................................12 Krill Company, Inc................................................................21 Lakeland Electric, Co..........................................................24 LDA Architects.......................................................................10 Lisco Heating & Cooling, Inc..........................................33 LRMR Ventures......................................................................48 Mammoth Prefab/Panel Tech Group........................41 Marcum LLP.............................................................................48 Marous Brothers Construction........................................9 Marvin Lumber & Cedar Co., LLC.................................63 Masonry Restoration Maintenance............................56 McHenry & Associates, Inc..............................................25 McMahon Masonry Restoration..................................63 Messina Floor Covering, Inc...........................................31
Mid State Restoration, Inc...............................................42 Mussun Sales, Inc.................................................................14 NAI Pleasant Valley of Northern Ohio..........................3 NEO / Cleveland Facilities Maintenance Expo......65 North Coast Paving.............................................................68 Novogradac & Co., LLP.......................................................17 OCP Contractors...................................................................37 Pack Container Sales, LLC................................................29 Pella Window & Door Company/Gunton Corp........................................................................................47 Pete & Pete Container Service.......................................65 Precision Environmental Co...........................................22 RDL Architects..........................................................................7 Rudolph Libbe Group........................................................60 Rycon Construction Inc....................................................31 S.A. Comunale Company.................................................65 SafeAir Contractors, Inc....................................................61 SE Blueprint, Inc....................................................................56 Siegel Jennings ....................................................................55 Space Comfort Co................................................................67 Standing Rock Farms..........................................................52 Sunray Window Films LLC...............................................34 Suntrol Co.................................................................................31 Superior Caulking & Restoration.................................12 TC Architects, Inc..................................................................42 Tec Inc, Consulting Engineers.......................................12 TH Custom Hardwood LLC.............................................17 The Thomas Brick Co..........................................................64 Thomarios................................................................................17 United Contractors Inc......................................................45 US Communications & Electric Co..............................32 V1 Dronemedia ....................................................................46 Wadsworth Solutions........................................................30 Yerman & Young Painting, Inc.......................................24
Building Excellence & Craftsmanship Awards Brookpark Design Builders.........................................C-14 Building Laborers’ Local 310......................................C-17 CAA..........................................................................................C-19 Cleveland Builds...............................................................C-20 Corcoran Tile & Marble Company...........................C-17 Donley’s Inc.........................................................................C-18 Electrical Workers Local #38 (IBEW).......................C-17 Forest City Erectors...........................................................C-6 Frantz Ward LLP..................................................................C-5 Gorman-Lavelle Corp....................................................C-10 Great Lakes Construction............................................C-15 Hahn Loeser & Parks, LLP...............................................C-9 International Union of Operating Engineers Local #18..........................................................................C-13 Marcum LLP.........................................................................C-16 Marous Brothers Construction.................................C-14 North Coast Concrete, Inc.............................................C-8 OCP Contractors.................................................................C-4 Precision Environmental Co.........................................C-5 Regency Construction Services, Inc.........................C-8 SMACNA Cleveland........................................................... C-2 UA Local #120 Pipefitters...............................................C-5
STATEMENT OF OWNERSHIP, MANAGEMENT AND CIRCULATION required by Act of August 12, 1970: Section 3685, Title 39, United States Code. Title of publication: Properties Magazine. Frequency of issue: monthly (12 per year). Annual subscription price $30. Company mailing address: 8305 Chesterfield Ave., Parma, OH 44129-1813. Publication owner: Jeff Johnson, 7767 Elm Creek Blvd. N, Ste. 210, Maple Grove, MN 55369-7033, Publisher: Lisa Larissey, 8305 Chesterfield Ave., Parma, OH 44129-1813, Editor-in-Chief: Mark Watt, 719 Park Ave., Kent OH 44240-2233. The purpose, function and nonprofit status of this organization and the exempt status for federal income tax purposes has not changed during the preceding 12 months. Average for each issue during the past 12 months: total copies printed, 5,626; total paid and/or requested circulation, 5,511; free distribution, 77; total distribution, 5,588; copies not distributed, 38. For September 2023: total copies printed, 5,605; total paid and/or requested circulation, 5,485; free distribution, 77; total distribution, 5,562; copies not distributed, 43. –Lisa Larissey, Publisher
Properties | October 2023
AMISH ROOFERS | INSTALLED BETTER TO LAST LONGER
Founded in 2007, Deutsche ComAg (DCA) Roofing specializes in commercial & industrial roofing of every size and nature throughout NE Ohio and beyond. With a strong Amish background and work ethic, DCA prides itself with having conscientious & qualified installers who are capable of handling all of your commercial roofing needs.
330-359-2030 | 330-988-2379
www.dcaroofing.com
7 4 0
DECADES GENERATIONS COMPROMISES
Since 1947
Mike Hicks President For over seven decades we’ve earned the reputation of being more than just roofers. Our four generations carry the tradition of partnering with our customers, who trust us to provide the right product, at the right price, installed with integrity to last for decades. Contact Hicks Roofing to get the maximum life out of your top-level investment with zero compromises.
www.HicksRoofing.com • 800-750-4425
Call to setup your free consultation today!
Walmart 200,800 Sq Ft | 2014
Wooster City Schools Custom Color Membrane Simulate Metal 15,700 Sq Ft | 2017
Buehler’s Grocery Store 84,800 Sq Ft | 2016