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MayDay

Cleveland: Detroit-Shoreway / Gordon Square Arts District: Development and News

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Just now, KJP said:

In reading the comments by Hamadeh in that Scene article, he's sounds like he's more of a talker than a doer, unfortunately.

 

BTW, I'm surprised you have your property listed in your name. Most attorneys I know have their assets listed to their spouse or an LLC.

 

He is a talker, I eat there 2-3x a week and last week I overheard “The CIA is planting evidence right now so the Communist Left can take over.”

 

And I don’t do criminal, so no need really. 

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OK, so he's nuts. Got it. Too bad. BTW, I hope that Brent Zimmerman has better luck developing your backyard than he has had in trying to get The Milton on Superior Ave. moving.

 

Most attorneys I know aren't in criminal practice, just paranoid after decades of dealing with f*cked up people.

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To be fair, I bought knowing that things might move slowly. That's what a security system and german shepard are for though haha. 

 

Nonetheless, I've never seen anyone at that discount auto lot - employees or customers. 

 

I hope its inevitable that the development down Detroit connects Ohio City and Detroit Shoreway. My side of the street is OC, my neighbors across the street are DS, we even have different councilmen representing us. 

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I vaguely remember an article about that land assemblage a few months ago...unless I'm confusing it with another similar group of lots being marketed on the near west side.

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Just now, YABO713 said:

To be fair, I bought knowing that things might move slowly. That's what a security system and german shepard are for though haha. 

 

Nonetheless, I've never seen anyone at that discount auto lot - employees or customers. 

 

I hope its inevitable that the development down Detroit connects Ohio City and Detroit Shoreway. My side of the street is OC, my neighbors across the street are DS, we even have different councilmen representing us. 

 

Nah, I'm talking literally right behind your house. That property, used by American Industrial Rigging that has an entrance off West 48th, was bought by a company owned by Brent Zimmerman. See this post for more....

 

 

Edited by KJP

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Here is a townhome project recently finished at the corner of at W.48th and Bridge. This has a nice street presence. I can't find the landmark/cpc pics but I know they were posted here at some point.

 

Wh2yGdUyuR9XQfBa31K55AaFBWtC0YaH_6ahENqM

 

Edit: Fixed typo. The Development is at 48th and Bridge, not 44th.

 

Edited by Mendo
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I still just do not understand how Knez fluctuates so rapidly between projects that are relatively graceful and projects that are actual nightmares.

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I wonder that myself. These should look pretty good but the ones just finished along Randall/Fulton Ct in the OC thread are awful.

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LGBT community center on Detroit. Looks like the steel framing is done.

20181106_113905.jpg

 

And coming down the home stretch at Aspen Place TOD on Lorain.

20181106_112413.jpg

Edited by KJP

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I really like the large covered front porches. I think that's a nice aspect to tie the overall contemporary design in with the existing neighborhood homes.

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Not surprised to see the architect of this project is the same one who did Battery Park Townhomes. On their own the design is okay, I just wish these architects would switch up their design language from project to project. I get that they're trying to have a "signature" look but these new ones are just going to only contribute to the oversaturation of the housing market in Gordon Square while not contributing anything interesting architecturally. 

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On 11/14/2018 at 2:08 PM, Cavalier Attitude said:

Oversaturation? Seems like demand is meeting supply.

 

 

Agreed.  The town-homes seem to keep on selling ... at higher and higher price points.

 

The only thing that I hear is struggling are the 5-story apartments in Battery Park.  Supposedly those are only around 20-25% occupancy.

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Put that apartment building on Detroit Avenue or down by the Rapid station at West 65th, add a fresh food bodega on the ground floor, and I bet would fill up quickly. Yet, as I type this, I remind myself that The Edison was NRP Group's fastest lease-out in company history. 

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9 hours ago, KJP said:

Put that apartment building on Detroit Avenue or down by the Rapid station at West 65th, add a fresh food bodega on the ground floor, and I bet would fill up quickly. Yet, as I type this, I remind myself that The Edison was NRP Group's fastest lease-out in company history. 

 

Yeah. I don't know why the Edison was such a hit while the very similar apartments in BP that are just three blocks over with the same appearance, same lake access etc aren't filling.

 

I'm stumped on that one.

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I don't remember seeing this posted anywhere, but I recently noticed an interesting sale on Detroit Ave...

 

The small (and fairly decrepit) building on Detroit and W 69th, which currently houses Subway and Georgio's Pizza, was sold in October for $320K.  The buyer is listed as PWF GORDON SQ LLC on the County site, and a quick Google search links it back to an agent at CRE firm Marcus & Millichap. 

 

While $5 subs and hot-and-ready pizzas have their place, it would be great to replace this building, and the ugly parking lot that fronts Detroit Ave, with something new to extend the pedestrian-friendly retail west toward Lake Ave.  

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1 hour ago, ML11 said:

While $5 subs and hot-and-ready pizzas have their place, it would be great to replace this building, and the ugly parking lot that fronts Detroit Ave, with something new to extend the pedestrian-friendly retail west toward Lake Ave.  

They would be okay-with-me ground floor tenants in a larger, more appropriate mixed use building. 

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I see two incorporators. The first was in August: SCOTT WILES, 5005 ROCKSIDE ROAD #1100

 

The more recent incorporator, in October, was Jason Chamoun, son of the founder of Georgios Pizza and current president of the company. Their main office is at 23366 Commerce Park #102B, Beachwood. He also lists two other companies on his LinkedIn profile....

 

https://www.linkedin.com/in/jason-chamoun-76901a153

 

However, he has incorporated or registered only one company in Ohio in his name: PWF Gordon Sq LLC. That leads me to believe this isn't for just another store location. Why establish (er, re-establish) a store this way when they haven't established their many other stores in this manner.

 

Edited by KJP

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On 11/18/2018 at 7:57 AM, dergon darkhelm said:

 

Yeah. I don't know why the Edison was such a hit while the very similar apartments in BP that are just three blocks over with the same appearance, same lake access etc aren't filling.

 

I'm stumped on that one.

 

What is the price difference in rent? Are they the same? I know the Edison is a bit cheaper than the new Ohio City apartments, but is that also the case with the apartments in its same neighborhood?

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On 11/17/2018 at 10:17 PM, KJP said:

Put that apartment building on Detroit Avenue or down by the Rapid station at West 65th, add a fresh food bodega on the ground floor, and I bet would fill up quickly. Yet, as I type this, I remind myself that The Edison was NRP Group's fastest lease-out in company history. 

Anecdote: I used to live in the 1010 Euclid building (operated by the 9). A lot of residents left 1010 and the 9 for The Edison. So I don't know exactly how they did it, but it seems like they did a very good job of marketing to the luxury renters.

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I can only imagine that the success of the Edison was the culmination of a few favorable factors including but not limited to the good economic timing, a fresh, up-and-coming neighborhood, the recent revitalization of Edgewater Beach, and the fact that the Edison has a pool. One thing I notice about the Edison which is different than most other projects in the area is how closely it resembles typical "upscale" college apartments surrounding OSU in Columbus. I think it's possible that recent college grads looking to continue that same lifestyle they're comfortable with felt right at home in the Edison with its quads and inward oriented units. 

 

Battery Park Lofts I'm sure will end up fully leased but it does seem to appeal to a slightly more mature crowd than the Edison. To me, BPL doesn't quite have the gravitas of The Shoreway which is an absolutely impeccably designed and executed project that constantly has a waiting list to get into. 

Edited by westlake10

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Suburban builder joins West Side building frenzy

 

Although Bennett Builders of Westlake has been a home builder for 60 years and traces its roots to a plumbing company launched 100 years ago, the family owned business is on the verge of making a change from its typical suburban playbook.

 

Through West 54th Townhomes LLC, a joint venture between three members of the Bennett family and mortgage banker Martin Smith, the company plans to build a six-unit townhouse project on an empty lot in the Detroit-Shoreway neighborhood.

 

https://www.crainscleveland.com/real-estate/suburban-builder-joins-west-side-building-frenzy

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1 hour ago, westlake10 said:

I can only imagine that the success of the Edison was the culmination of a few favorable factors including but not limited to the good economic timing, a fresh, up-and-coming neighborhood, the recent revitalization of Edgewater Beach, and the fact that the Edison has a pool. One thing I notice about the Edison which is different than most other projects in the area is how closely it resembles typical "upscale" college apartments surrounding OSU in Columbus. I think it's possible that recent college grads looking to continue that same lifestyle they're comfortable with felt right at home in the Edison with its quads and inward oriented units. 

 

Battery Park Lofts I'm sure will end up fully leased but it does seem to appeal to a slightly more mature crowd than the Edison. To me, BPL doesn't quite have the gravitas of The Shoreway which is an absolutely impeccably designed and executed project that constantly has a waiting list to get into. 

 

The Edison worries me. 

 

I have several friends who've lived in there - the building literally shakes when a train goes by or when a door is slammed too quickly. I get the feeling the construction won't last the test of time

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1 hour ago, YABO713 said:

 

The Edison worries me. 

 

I have several friends who've lived in there - the building literally shakes when a train goes by or when a door is slammed too quickly. I get the feeling the construction won't last the test of time

 

Eh, my 140+ year-old home in Ohio City does the same thing. There is a lot of housing stock in this city that has outlived its intended lifespan. It then becomes a question of appropriate maintenance as opposed to construction. 

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4 hours ago, YABO713 said:

 

The Edison worries me. 

 

I have several friends who've lived in there - the building literally shakes when a train goes by or when a door is slammed too quickly. I get the feeling the construction won't last the test of time

 

Lived there for a year and I experienced much of the same. I was pretty unhappy with the unit actually. Shoddy construction (the framing for one of the walls in my unit was literally bowed in ~2 inches) and you could hear neighbors arguing in their apartment from an entire hallway away. The pool was great the first summer when units were still filling up, but it got too crowded once it was fully leased. By the time I moved out you were only allowed two guests on weekdays and no guests on weekends or holidays.

 

I was able to rent at a very reduced rate due to signing my lease extremely early (like 8 months) and I still don't think the unit was worth the price. I definitely think there are opportunities for much better value in the near west side.

 

For those just out of college looking to continue that lifestyle it might be a good fit, but I'm moving further and further from their that demographic. I'm very curious what their turnover rate is like, I don't think I've talked to a single person that was happy with living there tbh.

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On 7/19/2018 at 11:28 AM, Clefan98 said:

THE SLATE TOWNHOMES

 

Return to Case List | Start Over | Print Report (PDF format)

Project Information

Near West Case #  NW 2018-022

Address: 5605-5609 Herman Avenue

Company: Horton Harper Architects

Architect: Westleigh Harper

Description: A 19 unit new construction, fee simple townhome development on Herman Avenue between West 54th and West 58th Streets.

 

http://planning.city.cleveland.oh.us/designreview/brd/detailDR.php?ID=2910&CASE=NW%202018-022

 

 

These just hit the market:

 

https://www.zillow.com/homes/for_sale/house_type/77002_rid/0_singlestory/featured_sort/41.51792,-81.70257,41.437402,-81.775317_rect/X1-SS-1mcpdkqc03r3p_9abc1_sse/0_mmm/2086955508_zpid/?utm_source=email&utm_medium=email&utm_campaign=emo-instantsavedsearch&utm_term=urn:msg:20181120173105d4fcc79e95ec4d5f&utm_content=20181120-forsaleaddress-PSS&3col=true

Edited by Clefan98

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On 11/20/2018 at 9:35 AM, YABO713 said:

 

The Edison worries me. 

 

I have several friends who've lived in there - the building literally shakes when a train goes by or when a door is slammed too quickly. I get the feeling the construction won't last the test of time

Yep, sounds just like student housing 😂

 

New construction is a funny thing. I'm not sure how much experience you have with it, but my limited knowledge and research points to a few key takeaways regarding new vs old. What defines new construction more than almost anything is emphasis on energy efficiency, preventing water ingress, and sustainability. The reality is that most newer types of construction are of good "quality" when using these parameters but don't have the same "solid" feel of older builds because of the materials that are being used to meet these parameters. Add to that the ever-increasing cost of conforming to gov't regs and inspections and you have some of the problems you mention at the Edison. 

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On 11/20/2018 at 1:20 PM, dastler said:

 

Lived there for a year and I experienced much of the same. I was pretty unhappy with the unit actually. Shoddy construction (the framing for one of the walls in my unit was literally bowed in ~2 inches) and you could hear neighbors arguing in their apartment from an entire hallway away. The pool was great the first summer when units were still filling up, but it got too crowded once it was fully leased. By the time I moved out you were only allowed two guests on weekdays and no guests on weekends or holidays.

 

I was able to rent at a very reduced rate due to signing my lease extremely early (like 8 months) and I still don't think the unit was worth the price. I definitely think there are opportunities for much better value in the near west side.

 

For those just out of college looking to continue that lifestyle it might be a good fit, but I'm moving further and further from their that demographic. I'm very curious what their turnover rate is like, I don't think I've talked to a single person that was happy with living there tbh.

 Is this the same group that constructed the Vue in Beachwood? If so, they are clearly cutting corners. The Vue has major issues in the past year.  Although it was the management that was not responding to the tenants, the issues were leaking, structural, etc

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