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Buckeye area of Cleveland being rebuilt

Builders breath e life into Buckeye

Sunday, September 14, 2008

Michelle Jarboe

Plain Dealer Reporter

 

The empty windows and scarred face of the brick hospital mask the energy brewing in blighted neighborhoods near Buckeye Road.

 

For years, the former St. Luke's Medical Center has loomed, vacant, over Shaker Boulevard. The hospital grounds are littered with debris. Locked gates and a fence don't always keep the vandals out.

 

But there's more life stirring here than the stone statues of saints would lead you to believe. Just east of the hospital, a construction crew labors on a new elementary school. A corner of land is prepped for a new library. To the west, workers mosey at lunchtime from their renovated office building to their cars. And to the north, new homes cozy up to stalwart, century-old houses.

 

More at

http://www.cleveland.com/news/plaindealer/index.ssf?/base/business-7/1221294947284330.xml&coll=2&thispage=1

 

Buckeye Area Development Corporation

http://www.badoc.org/

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My mom worked St. lukes ER for 20 years, used to be a life-flight pad behinf there... all new construction back there in the parking lot/ER entrance area.  They have some stunning views of the skyline from there!  Shaker BLVD takes that dip 1/4 mile down and the vista is exspansive.  Good to see the progress, used to be full of crack-heads passed out everywhere!

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$48k first step toward making buckeye cle's first green-certified retail district

Thursday, July 21, 2011

 

Over the past year, more than $48,000 has been invested in energy audits and "green" retrofits for merchants along Buckeye Road on Cleveland's East Side.

 

According to Deepa Vedavyas, Associate Director for Development at Buckeye Area Development Corporation (BADC), this is just the beginning. She hopes to see Buckeye Road merchants become the first "green-certified retail district" in Cleveland.

 

http://freshwatercleveland.com/devnews/buckeyegreenretail072111.aspx

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On south side of Shaker Boulevard (across from St.  Luke's-a former hospital turned senior living center) at East 116th, St. Lukes may soon have some competition -- or at least more complementary business activity to make this area more of a senior health care center. It also at the East 116th GCRTA station which is about to be rebuilt with stairs and ramps, but no elevators.

 

A REIT based in Jenkintown, PA (suburban Philadelphia) bought four parcels at this location. The REIT which still occasionally uses the name American Realty Capital Healthcare Trust but now calls itself simply Healthcare Trust Inc. (http://thehealthcarereit2.com/) acquired these properties in August.....

 

2790 E 116 ST

2794 E 116 ST

2816 E 116 ST

2800 METHEL

 

 

CLEVELAND

Sales Date 8/5/2015

Amount $5,550,000

Buyer ARHC MHCLVOHO1, LLC

Seller 200 E. 18TH LLC

Deed type LIMITED WA

Land value $14,400

Building value $0

Total value $14,400

Parcel 128-09-026

Property Medical clinics and offices

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FINALLY!!!

 

Seventy-nine new homes coming to the heart of Buckeye

 

"Tomorrow, Wednesday, Oct. 19, the official groundbreaking on Legacy at St. Luke’s will mark the beginning of a new, revitalized Buckeye neighborhood. Zaremba Homes will build 79 homes at 11327 Shaker Blvd. on Britt Oval, near the Martin Luther King Jr. Drive and E. 114th Street intersection."

 

http://www.freshwatercleveland.com/devnews/Legacy101816.aspx

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This news is great.

 

Is this builder the same one that initially began the development? I'm unclear on that detail. Judging from the Zaremba portfolio, their stuff looks similar, if not even a little better designed for the urban-historical context. It's totally solid infill that I'm happy to not hate.

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This is great news to help revitalize this area.  I guess Legacy at St. Luke's has replaced the old St. Luke's Pointe name for which a number of houses in this tract were built about a decade ago... A couple nit-picky minor details: I wonder why the 11327 Shaker Blvd address is being used when these houses will actually be a block over on MLK... context perhaps?  Also Zaremba (and the Freshwater article) state that Harvey Rice ES has been recently developed... actually, Rice was relocated to Shaker/E. 116 from its old location at Buckeye/E. 116 where an at-risk apartment complex/center has been built.

 

Has there been any movement on the E. 116 properties KJP reported on last year?  That sounded promising also (I sure would like to say good bye to one of those gas stations adjacent to the E. 116th Rapid station...

 

Maybe, just maybe, planners are finally starting to realize the value of this neighborhood and TOD... It is economically depressed, but there is daylight, esp with the new Rapid station (I'm still not crazy about) and the St. Luke's  projects.  Many of the residential streets to the north and east of the Shaker/E. 116 intersection are solid with a lot of WWI area frame (some brick) housing; esp Cleveland Doubles.  It would be nice of some of those bland, low-rise offices along Shaker east of 116 could be fixed up and re-occupied (several are currently vacant)... Now if more development could head south along E. 116 to the Buckeye corner and corridor, we'd really have a victory on our hands... This is a very walkable district with great mass transit.  It deserves much better than its current condition; happily this appears to be a-changing.

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Maybe, just maybe, planners are finally starting to realize the value of this neighborhood and TOD...

 

Let's hope so. Not to get too off topic, but the Cudell CDC mentioned that a TOD study is finally being performed on the area within a 1.5 mile radius of the West Blvd/Cudell rapid station, so maybe there has been a collective realization on both sides of the city (at least outside of the EcoVillage) that this is a thing we should be pushing.

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Maybe, just maybe, planners are finally starting to realize the value of this neighborhood and TOD...

 

Let's hope so. Not to get too off topic, but the Cudell CDC mentioned that a TOD study is finally being performed on the area within a 1.5 mile radius of the West Blvd/Cudell rapid station, so maybe there has been a collective realization on both sides of the city (at least outside of the EcoVillage) that this is a thing we should be pushing.

 

That's good news... it'd be nice if Cudell area officials would Kill the Kennel... In Buckeye, lets hope those E. 116 Rapid station gas stations can disappear and that no more goofy non-TOD buildings won't be built such as that horrible, tiny 1-story Social Security Admin building (with, of course, its ample surface parking--who in Cleveland rides transit, anyway!?  pfft!!) diagonally across the street from the Rapid stop .  This is what happens when there is zero TOD thought or coordination.  It seems slowly Cleveland neighborhoods are coming around.  Duck Island, for example, seems to get the value of the Red Line station development-wise.

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That's good news... it'd be nice if Cudell area officials would Kill the Kennel... In Buckeye, lets hope those E. 116 Rapid station gas stations can disappear and that no more goofy non-TOD buildings won't be built such as that horrible, tiny 1-story Social Security Admin building (with, of course, its ample surface parking--who in Cleveland rides transit, anyway!?  pfft!!) diagonally across the street from the Rapid stop .  This is what happens when there is zero TOD thought or coordination.  It seems slowly Cleveland neighborhoods are coming around.  Duck Island, for example, seems to get the value of the Red Line station development-wise.

 

I would agree with that. Unfortunately, as far as the Cudell CDC is concerned, it seems that they consider any development outside of Edgewater to be justified on the basis that someone just wants to build it. I could just have a skewed perception, but it seems like the entire section of the CDC's area south of the railroad tracks could burn to the ground and they wouldn't notice unless they smelled the smoke in Edgewater. I can only assume this type of mentality is why the entire area between the rapid station and 90, excluding West Blvd, which theoretically should be a pretty desirable middle, lower-middle, and working class income area, is just sitting untapped and ignored. It could pretty easily be a version of Lakewood within the city limits.

 

I have to wonder if this type of mentality isn't just duplicated throughout the city, leading to something like the low-density, sprawl-type SSA building you're mentioning. I really do hope the general trend is finally pivoting away from all of the short term "build it now because it's the first and only proposal" type of development.

 

I'm pretty happy with what Zaremba seems to have done so far. It's not blowing my mind architecturally, but honestly a lot of the working class and middle class Cleveland neighborhoods on both the East and West sides weren't that architecturally interesting to begin with (so excluding places like Hough, Glenville, Ohio City, Detroit-Shoreway), so I think this is a nice addition to these neighborhoods. Zaremba appears to have a solid understanding of how these developments should exist within the overall physical space, and I really, really, really appreciate how they're conforming to the vernacular of the surrounding neighborhood. I hate when decent infill ends up being the wrong scale.

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For sure!

 

I'd also love to see similar development move north up to and over Woodland where there is all of that sweet, sweet infill potential. Also to the East, that triangular section between Woodland, Woodhill, and the railroad tracks basically screams "fill me up with affordable and market-rate housing." There's even a rec center, a public pool, and a church at the center of it to serve as neighborhood landmarks. And if you got really aggressive you could mow down over the abandoned industrial sites around it to make easier connections to TWO (2 :clap: :clap: :clap: :clap:) Red Line stations. Also, I think this tract is basically next to two intersections for the future Opportunity Corridor? Right?

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$10,740,000 is a princely sum for a property that was valued much lower by the county.

 

 

11900 FAIRHILL RD

CLEVELAND

Sales Date 11/1/2016

Amount $10,740,000

Buyer KB CLEVELAND DIALYSIS DST

Seller COP CLEVELAND EAST, LLC

Deed type LIMITED WA

Land value $420,800

Building value $18,000

Total value $438,800

Parcel 129-02-001

Property Medical clinics and offices

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^If google streetview/earth is correct, its a giant and decent looking building, 3-stories, with interior court year--well worth $10M. the county tax records seem strangely (suspiciously?) low.....

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If it's medical clinics is it non-profit and therefore the county tax records would be way off of the real value of the property?

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^most medical clinics and doctors I know are FOR-PROFIT. But either way, the market value of a building (or 35% of the market value, which is the "Assessed" Value) would still be the value of the building, whether or not its exempt from taxation is another story--or at least that's how I understand the tax code.

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FINALLY!!!

 

Seventy-nine new homes coming to the heart of Buckeye

 

"Tomorrow, Wednesday, Oct. 19, the official groundbreaking on Legacy at St. Luke’s will mark the beginning of a new, revitalized Buckeye neighborhood. Zaremba Homes will build 79 homes at 11327 Shaker Blvd. on Britt Oval, near the Martin Luther King Jr. Drive and E. 114th Street intersection."

 

http://www.freshwatercleveland.com/devnews/Legacy101816.aspx

 

I assume the below is for the above?

 

Cleveland Planning Commission

Agenda for December 16, 2016

 

ZONING MAP AMENDMENTS

Ordinance No. 1446-16(Ward 6/Councilmember Mitchell): Establishing a Planned Unit Development (PUD) for the Legacy Pointe at St. Luke's housing development between E. 110th Street and E. 115th Street north of MLK Jr. Drive and south of Woodland Ave. and designating Britt Oval as an Open Space Recreation [D]istrict.

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NOACA has a TOD planning grant for a transit scorecard and a pilot implementation projects at three TOD sites. There is one on the west side (West Blvd-Cudell station area) and two on the east side (East 116th station area and Slavic Village bus corridor).

 

See more here: http://www.noaca.org/index.aspx?page=7568

 

Pretty pictures alert! It is anticipated that GCRTA in partnership with NOACA and the City of Cleveland may issue an RFP for constructing TOD-themed land uses at the East 116th Street Blue/Green Line Station with public incentives and financing (including low-interest federal TIFIA loans which can now be issued for TOD). Several scattered sites south of the station were targeted for redevelopment using TOD-themed land use concepts...

 

34834263810_86a52e0811_b.jpgEast116th-TOD-parcels-scenarios by Ken Prendergast, on Flickr

 

34412002973_547caa7964_b.jpgEast116th-TOD-before by Ken Prendergast, on Flickr

 

35055671372_0a3100e99e_b.jpgEast116th-TOD-after by Ken Prendergast, on Flickr

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^It's bad enough the E.116 Rapid station had 2 huge gas station/mini-marts across, now one of them, GetGo, sits empty; and of course, redeveloping gas station properties is always a pain in the butt for developers because of the costs, and environmental issues, in removing the underground gas tanks.  Here's hoping, obviously, those proposed TOD projects are built.  Otherwise abandoned gas stations tend to stay that way for long periods of time.

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It's also kind of unfortunate how Shaker Blvd was placed in relation to Methyl Avenue to the south (which I'm assuming was an existing street when Shaker Blvd was punched through the east side by the Van Sweringens). Look south from Shaker Blvd, all you can see are a bunch of overgrown foliage and the backyards of the houses on Methyl. There's a narrow strip of land between the backyards and Shaker Blvd, which is owned by the City of Cleveland. Hopefully it's not too narrow to negate any kind of potential future development.

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^ From the county record, it seems to be about 52 feet deep. For comparison, the Coltman townhouses are on lots 48 feet deep. Theoretically we could see a similar townhouse development there.

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Good news, the handsome old apt. building at 2691 E. 116 just won in the latest Ohio historic tax credits and will finally be reborn with 20 viable apt units (see article link and Google Street views below).  Unfortunately this building's neighbor was demolished nearly 2 decades ago and replaced with those ugly/faceless Fairview low rise unites on the shared lot to the south.

 

^^Also, speaking of Methyl Ave, there were similar old apt buildings along this street near E. 116 but apparently they were demolished in favor of the former GetGo gas station on the Shaker Blvd. corner.  Hopefully the revival of 2691 will signal some semblance of rebirth to this area which obviously has great transit accessibility with the nearby Rapid station... Unfortunately the area around the E. 116 Rapid station has been the biggest TOD disaster in the RTA system with the station surrounded by to gas stations, a small, 1-story Social Security office and, most recently, a neighborhood public library and the relocated Rice elementary school.  I say it's the worst simply because this area has so much TOD potential -- a generally stable neighborhood (more to the north) with solid housing (even with some decay), and a narrow E. 116 with the below street level Rapid stop that's as unobtrusive as a subway at this location...

 

... sure hope the TOD designs KJP mentioned up-thread come to fruition.

 

http://realestate.cleveland.com/realestate-news/2017/06/akrons_bowery_project_former_n.html#incart_river_home

 

https://www.google.com/maps/place/2629+E+116th+St,+Cleveland,+OH+44120/@41.4857195,-81.6029302,3a,75y,142h,90t/data=!3m7!1e1!3m5!1spf1ahBfME1Rzppc6f-sATg!3e11!6s%2F%2Fgeo3.ggpht.com%2Fmaps%2Fphotothumb%2Ffd%2Fv1%3Fbpb%3DChAKDnNlYXJjaC5UQUNUSUxFEkAKEgl7AomagvwwiBFNmAEuR57w2xIKDeQ2uhgVMWNczxoSCcPD83ao_DCIEcxcMXI2RZVKKgoN6ja6GBXtY1zPGgQIVhBW%26gl%3DUS!7i13312!8i6656!4m5!3m4!1s0x8830fc829a89027b:0xdbf09e472e01984d!8m2!3d41.4856938!4d-81.6028691

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This sale could prove interesting......

 

11811 SHAKER BLVD

CLEVELAND

Sales Date 5/15/2018

Amount $740,000

Buyer SHAKER WEST PROFESSIONAL LLC

Seller GREATER SHAKER SQUARE DEVELOPMENT C

Deed type RECEIVERS

Land value $195,600

Building value $495,800

Total value $691,400

Parcel 129-08-006

Property Medical clinics and offices

 

Shaker West Professional LLC was formed in March by Amanda Mayan. Considering her Miami, Florida address in her Secretary of State filing, that could be this person....

 

https://www.linkedin.com/in/amanda-mayan-55865090

 

 

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I wish them luck with a successful redevelopment - hopefully that's what they do here.

 

Shaker Blvd west of E127 is just terrible. According to the County, that building was built in 1965, and apart from the churches and St Luke's, nearly everything else on that stretch was built in the 50's and 60's. What was along that stretch before? It just seems so strange to me when the length further east is lined with beautiful buildings from the 20's and 30's.

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I wish them luck with a successful redevelopment - hopefully that's what they do here.

 

Shaker Blvd west of E127 is just terrible. According to the County, that building was built in 1965, and apart from the churches and St Luke's, nearly everything else on that stretch was built in the 50's and 60's. What was along that stretch before? It just seems so strange to me when the length further east is lined with beautiful buildings from the 20's and 30's.

 

Nothing was there before, even as late as 1951

Untitled.thumb.png.be3f4995ff365cbe77b508e17eb39057.png

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http://planning.city.cleveland.oh.us/bza/agenda/2018/crr06-18-2018.pdf

 

Board of Zoning Appeals

June 18, 2018

 

9:30

Calendar No. 18-121: 2632 E. 115 St. Ward 6

Blaine A. Griffin

22 Notices

The Meeting Place Learning Center, owner, proposes to establish use as a non-profit school

tutoring/instructional center and a community meeting place in a B2 Two-Family Residential District.

The owner appeals for relief from the strict application of Section 337.03(b) which states that a Two

Family residential district allows uses as regulated as in a One Family district and per section

337.02(g)(3)(A)(b)©(G),school/instruction use is permitted if it is at least 30 feet from adjoining

premises in a residential district, and if adequate yard space and other safeguards to preserve the

neighborhood are provided, and if such building and uses are appropriately designed and will meet a

community need without adversely affecting the neighborhood. Proposed use is within 30 feet of

adjoining premises in residential district.(Filed May 24, 2018)

 

9:30

Calendar No. 18-122: 2633 E. 115 St. Ward 6

Blaine A. Griffin

22 Notices

The Meeting Place Learning Center, owner, proposes to establish use of vacant lot as a

playground/recreation area for a non-profit school tutoring and instructional center in a B2 TwoFamily

Residential District. The owner appeals for relief from the strict application of Section

337.03(b) which states that a Two Family residential district allows uses as regulated as in a One

Family district and per section 337.02(g)(3)(A)(b)©(G),school/instruction and grounds for recreation

use are permitted if i at least 30 feet from adjoining premises in a residential district, and if adequate

yard space and other safeguards to preserve the neighborhood are provided, and if such building and

uses are appropriately designed and will meet a community need without adversely affecting the

neighborhood. Proposed use is within 30 feet of adjoining premises in residential district. (Filed May

24, 2018)

 

9:30

Calendar No. 18-123: 2637 E. 115 St. Ward 6

Blaine A. Griffin

22 Notices

The Meeting Place Learning Center proposes to establish use of vacant City of Cleveland Land Bank

lot as a playground and recreation area for a non-profit school tutoring and instructional center in a

B2 Two-Family Residential District. The owner appeals for relief from the strict application of Section

337.03(b) which states that a Two Family residential district allows uses as regulated as in a One

Family district and per section 337.02(g)(3)(A)(b)©(G),school/instruction and grounds for recreation

use are permitted if i at least 30 feet from adjoining premises in a residential district, and if adequate

yard space and other safeguards to preserve the neighborhood are provided, and if such building and

uses are appropriately designed and will meet a community need without adversely affecting the

neighborhood. Proposed use is within 30 feet of adjoining premises in residential district. (Filed May

24, 2018)

 

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