Jump to content
Guest Clueless,Ohio

Cleveland: Cudell / West Boulevard: Development and News

Recommended Posts

This is in the heart of the Cudell so it would be the southside of W. 117th area. No?

These terrace row houses are getting a new lease on life (they're a Nat'l Historic Landmark -- not sure when that was designated). It's essentially two very long buildings that face each other with retail and/or apartments on the ends (this all sits between Detroit, Madison, West Blvd and W. 101st).

Right now, a big brick building on the corner also seems to be getting rehabbed. As well as one of the streets, W. 101st.

 

 

This side is not yet under construction

 

DSCF5273.jpg

 

DSCF5200.jpg

 

 

THis side is starting to take shape

 

DSCF5213.jpg

 

DSCF5211.jpg

 

DSCF5204.jpg

 

DSCF5202.jpg

 

DSCF5281.jpg

 

DSCF5214.jpg

 

 

The storefront area on Detroit

 

DSCF5207.jpg

 

 

The taller brick bldg at W. 101 & Detroit

 

DSCF5262.jpg

 

DSCF5258.jpg

 

DSCF5275.jpg

 

 

W. 101st St

 

DSCF5276.jpg

 

 

Share this post


Link to post
Share on other sites

General contractor is Marous Brothers Construction, I believe the developer is Ferchill Group.  I know it's staying low income apartments because it's being funded with LIHTC's.  Too bad it's all staying low income, that area could really use an infusion of quality market rate apartments

Share this post


Link to post
Share on other sites

This was moved from the Lakewood/Cleveland West 117th thread. West 117th is 15+ blocks west of this location, although the Cleveland side of West 117th is in the Cudell CDC's area.

 

This is a much-needed station-area development. I can't tell you how many times I've ranted about that beautiful Shamrock Apartments building on the SW corner of Detroit and West 101st sitting vacant for the past 25 years. How could I claim rail transit is a benefit to a neighborhood when the owner of that building has neglected it for 30 years? Glad to see some investment is coming to that area.

 

So how much of this will be low-income? All of it or just some?

Share this post


Link to post
Share on other sites

Nothing wrong with lower income housing in principle, but it struck me that in a place like Washington DC, considering the proximity to public transport, those would be $300k+ units. At any rate, any investment is good investment in that party of the city.

Share this post


Link to post
Share on other sites

FYI. From the Cleveland-Area TOD Discussion at......

http://www.urbanohio.com/forum2/index.php/topic,1977.msg597046.html#msg597046

 

http://planning.city.cleveland.oh.us/bza/bbs/agenda/2012/AGENDA01182012.pdf

 

BOARD OF BUILDING STANDARDS AND BUILDING APPEALS

ROOM 514 – CITY HALL

216-664-2418

WEDNESDAY, JANUARY 18, 2012

 

Docket A-188-11 10107 Detroit Avenue WARD: 17 (Dona Brady)

 

Boulevard Terrace Apartments, Ltd., Owner of the R-2 Residential – Non-transient; Apartments (Shared Egress Two Story Masonry Property appeals from a NOTICE OF VIOLA-TION—INTERIOR/EXTERIOR MAINTENANCE, dated May 11, 2011; appellant states that they are in the process of assembling and closing the financing for a total rehab of the property; that on March 30, 2011, PNC Bank issued a signed letter of intent to invest a total of approximately $9.8 million as the low income and federal historic tax credit investor in this project and in a “sister” project (Boulevard Terrace Apartments) in a multi-million dollar redevelopment of the two projects. All items listed in the Notice of Violation will be addressed as part of the total rehab.

Share this post


Link to post
Share on other sites

I can't believe the City actually filed a notice of violation for interior/exterior maintenance...  what a novel idea.  the project manager said the interiors were the worst living conditions he's ever seen and should've been torn down completely.  He said the conditions were much worse than the CMHA Garden Valley Kinsman or Valley View Tremont projects which were torn down.  And this is how the city lets a "historic landmark" development be maintained...

Share this post


Link to post
Share on other sites

Oh I can believe it. This is about as "secret" a project I've seen in a long time and the building inspector apparently didn't know about it either. Try and find anything about this project in Google searches. There's nothing except for what we've all posted here at UO. The councilwoman is one of the people I regularly talk with in the course of my freelance work for Sun Newspapers, and she never says anything about it. Also no one at RTA seemed to know this project was coming. They pointed to those abandoned buildings on the south side of Detroit Avenue as how little Cleveland cares about developing around transit. That's the kind of woe-is-me quitter crap that drives me nuts.

 

In 2008 I conducted public meetings funded by the city and sponsored by three CDCs -- Ohio City/Near West, Detroit-Shoreway, and Cudell -- to gather public input on station-area development ideas at the West 117th, West Boulevard, West 65th and Ohio City stations. Those findings were then provided to the CDCs, the city and GCRTA for several upcoming studies (West Shore Corridor Transportation Project, Walworth Run trail plan, West 117th commercial corridor plan, etc). A number of developers attended these meetings and got some good followup brainstorming between them, the CDCs, council people, city planners and GCRTA. But it was a terrible time to pursue private financing for anything with the depths of the recession only months away.

Share this post


Link to post
Share on other sites

There's another group of apartments east on Detroit from here that Marous is doing as well...I tried researching it to see plans and as others said on this one, there's nothing online.

Share this post


Link to post
Share on other sites

Im not getting too excited about this project.  I assume the same slum landlords will be running the show and it wont help the neighborhood much

 

It will improve life drastically for residents of Boulevard and Neal Terraces. It will also improve the exteriors (masonary cleaning, great new porches, etc.), so I see it as a win.

Share this post


Link to post
Share on other sites

So do I. It's not a huge win, but anything that freshens up an area by replacing/repairing decaying fixtures, roofs, load-bearing structures of historic buildings is a good thing. If no attention was paid to these buildings in the next 5-15 years, I'm afraid they would be goners.

 

Sent from my BlackBerry 9810 using Tapatalk

Share this post


Link to post
Share on other sites

I'm really happy to see these handsome, Eastern-style, high-density buildings getting fixed up.  The area seems like it has much potential and that, in its day, was a decent even quality neighborhood -- I've always wondered about that long-shuddered (Italian?) restaurant across from the Rapid station.

 

I'm certainly not against low-income people, but I guess I'm a little leery about this rehab being for mainly low-income folks.  If a quality owner/manager isn't brought in to these "new" buildings, who's to say we won't be right back here in another 15-20 years.  And if that's the case, this pivotal neighborhood will not really be progressing but, rather, will have only been "healed" with a band-aid ... Why are we not capable of developing serious high-density, market rate TOD?  Rather than wring their hands, it would be nice to see RTA (for once) take a seriously proactive stance about developing smart, high-density living adjacent to its highest-capacity transit line: the Red Line... The Chicle development just on the other side of the NS bridge (which is a tad more isolated b/c of the RR bridge) has market rate apts; ... why not here?

 

Share this post


Link to post
Share on other sites

I'm really happy to see these handsome, Eastern-style, high-density buildings getting fixed up.  The area seems like it has much potential and that, in its day, was a decent even quality neighborhood -- I've always wondered about that long-shuddered (Italian?) restaurant across from the Rapid station.

 

I'm certainly not against low-income people, but I guess I'm a little leery about this rehab being for mainly low-income folks.  If a quality owner/manager isn't brought in to these "new" buildings, who's to say we won't be right back here in another 15-20 years.  And if that's the case, this pivotal neighborhood will not really be progressing but, rather, will have only been "healed" with a band-aid ... Why are we not capable of developing serious high-density, market rate TOD?  Rather than wring their hands, it would be nice to see RTA (for once) take a seriously proactive stance about developing smart, high-density living adjacent to its highest-capacity transit line: the Red Line... The Chicle development just on the other side of the NS bridge (which is a tad more isolated b/c of the RR bridge) has market rate apts; ... why not here?

 

 

My thoughts exactly.  They can rebuild them up and make them look pretty, but with mistreatment and lack of lovin' they will be right back here in no time.

Share this post


Link to post
Share on other sites

I think the city should ask itself if Detroit Ave really needs to be seven (!!) lanes wide ride there.

 

Agreed.  The City would be wise to engage some traffic calming like lane narrowing.  There are a series of very frustrating traffic lights, including that at Berea Rd.

Share this post


Link to post
Share on other sites

 

There's another group of apartments east on Detroit from here that Marous is doing as well...I tried researching it to see plans and as others said on this one, there's nothing online.

 

I also took a  couple shots of these.

They're around W. 87th or 90th, cant remember...& Detroit.

That would be Detroit-Shoreway? Or still Cudell?

 

EDIT: yes, I agree, Detroit is way too wide there

 

 

Share this post


Link to post
Share on other sites

 

There's another group of apartments east on Detroit from here that Marous is doing as well...I tried researching it to see plans and as others said on this one, there's nothing online.

 

I also took a  couple shots of these.

They're around W. 87th or 90th, cant remember...& Detroit.

That would be Detroit-Shoreway? Or still Cudell?

 

EDIT: yes, I agree, Detroit is way too wide there

 

 

 

That is a major route for commuters looking to miss the Innerbelt Bridge construction.  I don't see Detroit being narrowed there anytime soon.

Share this post


Link to post
Share on other sites

 

It seems like these terrace row houses sit just inside Detroit-Shoreway, around the 8700 block between Detroit Ave and a 'no-outlet' extension of Franklin Ave. They're situated almost just like the Cudell terrace rows...facing each other, etc.

 

 

This side looks almost done

 

DSCF5217.jpg

 

 

Same side but at the Franklin end

 

DSCF5287.jpg

 

DSCF5288.jpg

 

 

The work is just beginning on the oppposite set of rows

 

DSCF5216.jpg

 

 

Same row but at the Franklin end (not yet started)

 

DSCF5289.jpg

 

 

The alley between this just-starting side and yet another stretch of rowhouses

 

DSCF5286.jpg

 

 

The front entrances of the neighboring rowhouses. Maybe these will be renovated soon?

 

DSCF5291.jpg

 

DSCF5290.jpg

 

 

Share this post


Link to post
Share on other sites

The other group of apartments is probably Detroit Shoreway. Many of the western commuters into downtown get off at West Blvd and go via 2.  The daily line of cars is comical.  I lived in that area prior to the Innerbelt construction, so I'm sure it's even more crazy now.

Share this post


Link to post
Share on other sites

Im not getting too excited about this project.  I assume the same slum landlords will be running the show and it wont help the neighborhood much

 

It's a very rare slum landlord who will invest millions of dollars and navigate the expensive/time consuming/difficult LIHTC and Historic Preservation Tax Credit programs to renovate a building.

Share this post


Link to post
Share on other sites

Im not getting too excited about this project.  I assume the same slum landlords will be running the show and it wont help the neighborhood much

 

It's a very rare slum landlord who will invest millions of dollars and navigate the expensive/time consuming/difficult LIHTC and Historic Preservation Tax Credit programs to renovate a building.

 

Very, very true.

Share this post


Link to post
Share on other sites

^ If you are a young professional, are you going to spend market rate on those?

 

If you are a young professional you likely wouldnt live in that neighborhood!

Share this post


Link to post
Share on other sites

^ If you are a young professional, are you going to spend market rate on those?

 

If you are a young professional you likely wouldnt live in that neighborhood!

 

That is what I was hinting at.  If you are going to spend market rates on living space, i would venture to say the majority of folks will not pick that area.  Im not speaking of Detroit-Shoreway as a whole, just where these units are located.

Share this post


Link to post
Share on other sites

 

At least they're getting some TLC. That increases the chances that they'll be around maybe for a future wave of gentrification.

This part of D-S is admittedly rough but it has some interesting architecture and urban-living. I plan on taking more pictures of it some time.

Share this post


Link to post
Share on other sites

^ i would assume.  Correct me if im wrong.  If you are a young professional, are you going to spend market rate on those?

 

Why would you say that without knowing all the details?

Share this post


Link to post
Share on other sites

Im not getting too excited about this project.  I assume the same slum landlords will be running the show and it wont help the neighborhood much

 

It's a very rare slum landlord who will invest millions of dollars and navigate the expensive/time consuming/difficult LIHTC and Historic Preservation Tax Credit programs to renovate a building.

 

It's free money from the government in the form of tax credits so spending a little money upfront to get the credits means the project will be a cash cow for at least another 15 yrs as low income rentals.  And using Pella windows doesn't mean jack squat either.

 

The Italian restaurant on the corner hasn't been vacant that long, maybe a year & half.  It was on the market for sale prior to that but was open & active up until 3 yrs ago.  I'm sure the owner got zero interest considering it's surrounded by low income apartments.  It's too bad, a friend of mine used to be chef there.

 

There was actually a planning study done to narrow Detroit down in that very area to make it easier for pedestrians to cross.  I think it was posted somewhere on the City planning website under neighborhood plans...

Share this post


Link to post
Share on other sites

It's free money....if you take the time and have the not inconsiderable expertise to get it.  I don't know many slum landlords that do.  Completing the LIHTC application process isn't like filling out an application for a summer job, the application ends up being 2 inches thick by the time one is completed (to give some sense of the complexity and amount of work that has to be done).  It certainly could be a slum landlord who is doing this, but I doubt it.  So does anyone actually know anything about the people who are redeveloping this property?  Or are we all just assuming?

Share this post


Link to post
Share on other sites

I already noted up thread that the developer is the Ferchill group, I've worked with them before and they are no slum landlord, nor are they amateurs in anyway.  I know what it takes to apply for LIHTC's and historic tax credits and Ferchill has plenty of accountants and architects and other experienced professionals who can handle it.

 

I never made a comment about the project being owned or managed by a slum landlord, but just that it was disappointing the entire site was going back as low income housing after the renovation. 

Share this post


Link to post
Share on other sites

Create an account or sign in to comment

You need to be a member in order to leave a comment

Create an account

Sign up for a new account in our community. It's easy!

Register a new account

Sign in

Already have an account? Sign in here.

Sign In Now

×