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

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I thought the updated renderings from the March 15, 2019 planning commission meeting looked better. Added a few windows and changed up some of the materials.

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The three houses in the center of this 2011 streetview (has less vegetation blocking views of the houses vs the 2018 view) are due to be demolished for the following development.....

 

http://planning.city.cleveland.oh.us/designreview/brd/detailDR.php?ID=3268&CASE=NW 2019-021

 

HERMAN AVENUE TOWNHOMES

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

Project Information

Near West Case #  NW 2019-021

Address:5209-5217 Herman Avenue

Company:MG2

Architect:

Description:

8-unit new construction townhome project.

Notes: 

Committee Actions/Submissions

Date:July 10, 2019

Committee:Staff

Action Type:Initial Plan Submission

 

5209-5217 Herman Ave-2011.JPG

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"Those who can make you believe absurdities, can make you commit atrocities."-Voltaire

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On 2/28/2019 at 6:58 AM, sooner said:

Was by that site yesterday.  That lot has been a stageing area for construction equip and materials.  Looks like they are clearing the lot...perhaps for more construction.  I wish it was for the cut through, but I believe that won't happen until the old EMS facility is torn down.

 

 

I think it got demo'd finally ...

 

Was driving by this morning and noticed a huge thing of rubble .... I *think* that was it

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"Those who can make you believe absurdities, can make you commit atrocities."-Voltaire

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I completely missed that @marty15. That's really cool!

 

3 hours ago, marty15 said:

YESYESYES!!!!!   That stretch from Lake to 85th has so much potential. This will be an incredible addition to the neighborhood.

5376502F-6FBA-46FE-9A5A-DBDBF53BC7B4.jpeg

 

 

Edited by KJP
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"Those who can make you believe absurdities, can make you commit atrocities."-Voltaire

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2 hours ago, KJP said:

I completely missed that @marty15. That's really cool!

 

 

xx


I wonder if the new building will go the entire depth of the property and fill in the parking on the Lake Ave side?   40-80 units would be a fairly substantial building! 

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That would be great.  I also wonder if the St. Augustine property next door could make any adjustments to interact with the street a bit better.

 

Combine this with the proposed Lake Ave streetscape overhaul, and I'd say things are starting to move in the West 80s.  

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49 minutes ago, Cleburger said:


I wonder if the new building will go the entire depth of the property and fill in the parking on the Lake Ave side?   40-80 units would be a fairly substantial building! 

 

I'd like to see a street presence on both Detroit and Lake. Anything to help boost the density of both.

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"Those who can make you believe absurdities, can make you commit atrocities."-Voltaire

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3 hours ago, ML11 said:

That would be great.  I also wonder if the St. Augustine property next door could make any adjustments to interact with the street a bit better.

 

Combine this with the proposed Lake Ave streetscape overhaul, and I'd say things are starting to move in the West 80s.  

100% agree. Hoping the city could coordinate a streetscape overhaul for that stretch, and not just more concrete. 

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With Knez proposed development at the foot of 81st, the large Victorian at the corner of Detroit & 81st set to be restored and converted back to a single family, the new library development has the potential to reshape the whole neighborhood. Would love to see that pseudo shopping plaza at 80th leveled and a multistory building there, that goes up to the street corner. Then we’d be cookin!

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Cyan Park Townhomes appear to be wrapping up construction at Herman and W58th.

 

This new and ultra modern single family home down the street also caught my attention (whether for good or bad I can’t decide yet, though. I like the unique eco-friendly look to it but it also doesn’t fit in with its context at all).

94969D60-3DE5-4A24-B7FB-101EF5FDE0E5.jpeg

 

A7CF21D0-B40D-45BE-B83D-661630DD10A6.jpeg

 

675BDF6C-644F-445D-99F8-DB9032AF5BB8.jpeg

Edited by urbanetics_
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3 minutes ago, urbanetics_ said:

Cyan Park Townhomes appears to be wrapping up constructions at Herman and W58th. This new and ultra modern single family home down the street also caught my attention (whether for good or bad I can’t decide yet, though. I like the unique eco-friendly look to it but it also doesn’t fit in with its context at all).

94969D60-3DE5-4A24-B7FB-101EF5FDE0E5.jpeg

 

A7CF21D0-B40D-45BE-B83D-661630DD10A6.jpeg

 

675BDF6C-644F-445D-99F8-DB9032AF5BB8.jpeg

Love the Cyan Park project. Especially the units on the back that front the park. 

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That little two story thing manages to look abandoned already.  And it's design is a huge F U to the surrounding neighborhood.

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I don't get "FU" part, unless you think it's a major affront to dare to use a different design style. The massing and set backs are modest and look pretty contextual.  I think the house itself looks pretty good.  The landscape scheme is a wreck, though. Looks like they just ran out of money so tossed some grass seed on the front dirt. 

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6 minutes ago, gg707 said:

That house isn't part of Cyan Park.  It's up the street and was built independently, I think.

 

Some photos of it on Redfin:  https://www.redfin.com/OH/Cleveland/1362-W-58th-St-44102/home/66577579

 

Looks like a pretty cool place, IMO. I like the look of some modern buildings mixed into the more traditional homes in the neighborhood.

 

Yeah, you're correct, it was built independently. I'm pretty certain Robert Maschke designed it.

 

Edited by Clefan98

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2 hours ago, StapHanger said:

I don't get "FU" part, unless you think it's a major affront to dare to use a different design style. The massing and set backs are modest and look pretty contextual.  I think the house itself looks pretty good.  The landscape scheme is a wreck, though. Looks like they just ran out of money so tossed some grass seed on the front dirt. 

 

Setback, massing/scale, half the ground floor is garage door.  It looks too small for it's lot, and for the surrounding houses.

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Not sure I understand the alternative to the front-facing garage on a lot that small, unless you shift the thing closer to one of the lot lines, which seems like a much more severe "FU" to the neighbors.  I guess you can go without a garage and just build something super cheap, but that's probably going to be even smaller, given the lower marketability.

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15 hours ago, StapHanger said:

Not sure I understand the alternative to the front-facing garage on a lot that small, unless you shift the thing closer to one of the lot lines, which seems like a much more severe "FU" to the neighbors.  I guess you can go without a garage and just build something super cheap, but that's probably going to be even smaller, given the lower marketability.

The house could come closer to the lot lines. That set back look VERY out of place, and that garage door is looks abnormally large due to the scale of the house. The house doesn't need a garage in this case due to lot size. It is a city they could utilize street parking.On top of that if you have a garage door attached to the house, why would you have the setback be so far away? Now when you go in and out of the garage you're running over the grass, ruining the look of it. Instead, you could've had it built up to the lot line and drive over just the concrete driveway.  Plus the design looks rusted out like it has been sitting there unkempt for 10 years, this doesn't look good. Also I don't know if it is just me but that top step looks sloped. Just because it is new development doesn't automatically make it good design, higher standards are needed. 

Edited by MyPhoneDead

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I like that overlook onto the park.  That should also help to keep the park safer for people using it, as the overlooking units create a lot of eyes on the park at all times.

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Thats another reason why it's so important to add new and renovated housing to as many Cleveland neighborhoods as possible!  And besides increased safety, it also increase income taxes, property taxes, and jobs too! So that it will hopefully help all of neighborhoods by providing extra resources for police and other city services.

Edited by Larry1962
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Interesting news. Anxious to find out more. St. John Circle isn’t dead yet!

 

“Put simply, a form-based code (FBC) is a way to regulate development that controls building form first and building use second, with the purpose of achieving a particular type of “place” or built environment based on a community vision”.

 

https://thelandcode.com/

Edited by marty15
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3 hours ago, marty15 said:

Interesting news. Anxious to find out more. St. John Circle isn’t dead yet!

 

“Put simply, a form-based code (FBC) is a way to regulate development that controls building form first and building use second, with the purpose of achieving a particular type of “place” or built environment based on a community vision”.

 

https://thelandcode.com/

 

Wow! They were talking about doing this back when I was in grad school. I guess I gotta dust off that paper about FBC in Denver and Flagstaff I wrote. 

 

I wonder how they settled on Detroit Shoreway—it seems like a neighborhood like University Circle of Ohio City would have more development forms for them to play around with. 

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2 hours ago, Clevecane said:

 

Wow! They were talking about doing this back when I was in grad school. I guess I gotta dust off that paper about FBC in Denver and Flagstaff I wrote. 

 

I wonder how they settled on Detroit Shoreway—it seems like a neighborhood like University Circle of Ohio City would have more development forms for them to play around with. 

So this is kind of a big deal??  Disclaimer: I’m invested in the neighborhood, currently building my home there, and a huge believer. Quietly lobbying for the neighborhood to adopt the name West Village. Cause who doesn’t wanna live in the Village? 

Edited by marty15
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6 hours ago, marty15 said:

So this is kind of a big deal??  Disclaimer: I’m invested in the neighborhood, currently building my home there, and a huge believer. Quietly lobbying for the neighborhood to adopt the name West Village. Cause who doesn’t wanna live in the Village? 

I’m a big advocate of form-based code, but I’ve only dealt with it academically (accidentally got a job in business instead of urban planning. Oops.). On the front-end, it’s cuts the miles of red tape developers go through to get anything built that doesn’t match the district’s use (for instance, anything mixed-use or too tall). On the back-end, it makes it so you can easily go from use to use without rewriting or overriding the code. 

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The city was originally going to do its pilot form-based code in the Opportunity Corridor. I am curious as to why they didn't do that.


"Those who can make you believe absurdities, can make you commit atrocities."-Voltaire

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Just now, KJP said:

The city was originally going to do its pilot form-based code in the Opportunity Corridor. I am curious as to why they didn't do that.

Doesn't Midtown have a form based code of sorts already?

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Interesting that the pilot area includes the swathe of Detroit with the notorious Burger King, Happy's Pizza, Gas Station and accompanying parking lots.  Can the code be used to impact existing properties?  

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Just now, ML11 said:

Interesting that the pilot area includes the swathe of Detroit with the notorious Burger King, Happy's Pizza, Gas Station and accompanying parking lots.  Can the code be used to impact existing properties?  

 

Those sites would become defacto nonconforming uses. They couldn't force the uses to change but it would affect any redevelopment of the sites. 

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9 hours ago, marty15 said:

So this is kind of a big deal??  Disclaimer: I’m invested in the neighborhood, currently building my home there, and a huge believer. Quietly lobbying for the neighborhood to adopt the name West Village. Cause who doesn’t wanna live in the Village? 

 

Smart investment and welcome to the neighborhood - you're going to love it here!

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4 minutes ago, Clefan98 said:

 

Smart investment and welcome to the neighborhood - you're going to love it here!

Thanks! I already do! My new neighbors are much more friendly and social than my Lakewood ones, and often stop by with 6 packs, which is always welcome!

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