Pet Project the Barkley Pet Hotel & Day Spa Offers Ritzy Space for Domesticated Pals to Sit, Stay & Lie Down

INSIDE : Heritage Park at Jacobs Field • Fortney & Weygandt • HVAC & Plumbing Systems

MAY 2007/$6.95

www.propertiesmag.com | vol. LXI, issue 5 Pet Project The Barkley Pet Hotel & Day Spa offers ritzy space for domesticated pals to sit, stay & lie down

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# # # " ' (# ) ! ! " # * ' * " # $$ + , % & !"#$%&'()*&+$,--).(&'()*$$ )/$0*12-'3(&+$&*1$4//(.#$53)6#3'(#-$$ &**)2*.#-$('- %,045$,**2&+$ ,7&31-$)/$89.#++#*.#$:&*;2#' <&=$>?@$ABBC$ 0*'#3.)*'(*#*'&+$D)'#+$&*1$E)*/#3#*.#$E#*'#3$ F?B>$E&3*#G(#$,H#*2#$ I)3$'(.J#'-$6+#&-#$.)*'&.'$$ K"#33=$,--).(&'#-$&'$$ LMMBN$?FFOBB>B$)3$*&()6P7"#33=&--).Q.)R We’re Moving! Our new cleveland headquarters opens this spring Until then, please see us at 4507 Lorain Ave.

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Cleveland, OH Akron, OH NEW 3666 Carnegie Ave. Cleveland, OH 44115 P: (216) 281-1234 1915 W. Market St. Ste. 200 Akron, OH 44313 P: (330) 865-4800 700 West St. Clair Ave. B25 Cleveland, OH 44113 P: (216) 522-0911 Aurora, CO Beachwood, OH 10733 E. Bethany Dr. Aurora, CO 80014 P: (303) 696-6363 23295 Commerce Park Rd. Beachwood, OH 44122 P: (216) 831-1111 Denver, CO Westlake, OH 1408 Wazee St. Ste 100. Denver, CO 80202 P: (720) 974-7444 29225 Center Ridge Rd. Westlake, OH 44145 P: (440) 835-2343 May 2007, Volume LXI, Number 5 FEATURES P.O. Box 112127, Cleveland, Ohio phone: 216.251.0035 toll free: 888.641.4241 fax: 216.251.0064 www.propertiesmag.com s n a i

EDITOR/PUBLISHER d n I

d n a

Kenneth C. Krych l e v e l

[email protected] C / k i l d n e M

MANAGING EDITOR/ART DIRECTOR n a D

Mark Watt b

o t o

[email protected] h P CONTRIBUTING WRITERS 10 Lakeside Living at Larimar Linda Bloom, Jeanne Bluffstone, Gated Willowick residential development unveils model homes John Elliott, Lou Kren, Jessica Nelson, Alec Pacella, Gordon & 12 March Construction Slips One Percent Lynn Priemer, Diane DiPiero Rodio, 17 Honoring Home Team Heroes Nancy Loyan Schuemann, John Heritage Park at Jacobs Field celebrates Tribe history Slagter, David Woodburn 22 Developing Theories ACCOUNT EXECUTIVES Bob Nieto navigates Northeast Ohio’s changing landscape Andrea Keener [email protected] 25 Pet Project 216.251.6649 The Barkley Pet Hotel & Day Spa offers ritzy space for domesticated pals to sit, stay & lie down David Larkin [email protected] 47 40 More Years 216.251.6753 Architectural firm Weber Murphy Fox looks to the future Gina Marie Lenzo 52 Special Section: HVAC & Plumbing Systems [email protected] 440.423.1811 52 Artful Engineering: Protecting priceless paintings at The Cleveland Museum of Art requires close HVAC tolerances SALES CONSULTANT 59 Mechanical, Plumbing Contractors on the Move: MCA, CPCA presidents James Pelligrino announce recent organization news MARKETING ASSISTANT 61 Heard on the Hill: Coleman Spohn president testifies before House of Reps Lisa Larissey 62 Living, Breathing Buildings: Automation, integration of quality components key to superior HVAC systems CIRCULATION DIRECTOR Debbie Boehm INSERT: Built to Last Fortney & Weygandt, Inc. approaches three decades of success as homegrown national Cover photo: The Barkley Pet Hotel general contractor & Day Spa, by Scott Pease

Properties (ISSN 033-1287) is published monthly for architects, engineers, building owners and man- DEPARTMENTS agers, general contractors, home builders, mortgage bankers, savings and loans, real estate agents, 8 PROPERTIES PEOPLE appraisers, servicers and suppliers in Northern Ohio 15 BOMA BUSINESS by Properties, Inc., 3826 W. 158th St., Cleveland, Ohio 44111. Copyright © 2007 by Properties, 34 LEGAL PERSPECTIVES Inc. All rights reserved. Reproduction or use, without written permission, of editorial or pictorial 36 CABOR CORNER content is strictly prohibited. Periodicals postage paid in Cleveland, Ohio and additional offices. 37 BILLBOARD Subscription rates: one year $24.95, single copy $6.95, back issues $10 when available. Postmaster: 44 FINANCIAL STRATEGIES send change of address notices to Properties, P.O. Box 112127, Cleveland, Ohio 44111. 64 CONSTRUCTION PROGRESS REPORT

www.propertiesmag.com 5 NOTES FROM THE EDITOR

May 2007

Mechanically Inclined elcome to our annual HVAC and Plumbing Systems issue. With summer around the corner, we received a W healthy collection of articles from and about regional experts in these fields. We trust you will find these features on mechanical and plumbing systems informative and entertaining. In addition, this month we present an One of our friends a long-time con- article on a special anniversary of the tributor narrowly escaped serious injury architecture/construction management when the motor of his plane just quit KEN KRYCH firm of Weber Murphy Fox/Arris and on a recent flight from Youngstown. A their unique history and in many ways special feature this month describes Bob groundbreaking approach to design and Nieto’s ordeal – we are glad he was able building. to walk away from the accident. We are With baseball season upon us we also happy to include his thoughts on the thought it would be a great time to show- state of development in the area. case Heritage Park at Jacobs Field, which Our cover story focuses on The Barkley is a tribute to the Cleveland Indians’ Pet Hotel & Day Spa, a one-of-a kind greatest players throughout their long, project in Orange Township. Howard illustrious history. Perlmuter, M.A. demonstrates what can

6 Properties | May 2007 be done with a dream, hard work and dedication in creating the first of what most likely will be more of its kind across the country. Lastly, this month we have included KAS INTERIORS a special insert publication targeting COMMERCIAL & RESIDENTIAL DESIGN North Olmsted-based contractor Fortney .BUIFS-BOF & Weygandt, Inc. and the company’s sus- $IBHSJO'BMMT 0IJP tained nationwide growth in a variety of building types for a multitude of clients. Looking forward, next month is our Environmental Solutions issue, which *OUFSJPS %FTJHO 4QBDF 1MBOOJOH )JTUPSJD 3FTUPSBUJPO will take a look at the growing trend of green design in both new building and $PMPS 'JOJTI 4FMFDUJPO ,JUDIFO #BUI %FTJHO renovations. • We’re always searching for story ideas and encourage you to contribute! If you notice a new structure going up in your area or have just finished a great project, we would like to hear from you. Also, any noteworthy news about your company is always welcomed. Feel free to email me at [email protected] or call me at 216.251.0035. Enjoy the sunshine!

Positively,

Kenneth C. Krych Owner/Publisher Letters

I received a copy of your April issue of Properties and was impressed with the tremendous effort you put forth in creating a very interesting, accurate and impressive article featuring Kent Free Library. It was a pleasure experiencing the interview process with you. I appreciate... your publication’s interest in the project. Thank you for the excellent coverage and best wishes for continued success.... John E. Kosar, AIA Principal/Chairman Emeritus Burt Hill

We welcome your feedback at Properties Magazine. Letters can be directed to 310 Quadral Drive • Wadsworth, Ohio 44281 [email protected] or by mail to Phone: 330-334-0066• Toll Free: 800-356-3521 Properties Magazine, P.O. Box 112127, Fax: 330-334-4289 Cleveland, Ohio 44111.

www.propertiesmag.com 7 PROPERTIES PEOPLE

Highlighting notable industry events

1 1 2

3 4 Westfield SouthPark Party 1 Interior entrance of the new Cinemark Redevelopment at Westfield SouthPark Theater Mall has been completed, adding 200,000 2 (From left) Tom Lloyd, assistant square feet of new retail space anchored by a general manager, and Andy Selesnik, 3 CMD, customer service & marketing new 14-screen Cinemark theater. In celebra- director, of Westfield SouthPark tion, the mall recently opened the doors for 3 Properties account executive Andrea guests with a host of restaurants supplying Keener with new friend Spider Man great food. Graycor Construction Company, 4 Exterior view of revitalized Westfield of Homewood, Illinois, was contractor while SouthPark Mall the design portion was provided by Dorsky Hodgson Parrish Yue, of Beachwood. P

4 1 (From left) Paul Jance, owner, and Evelyn N. Kuzilla, president, of Jance & Company, Inc. 2 (From left) Dean W. Rankin, project manager, PCS Open House and Mike Marron, president, of Baywest An evening celebration was held Construction Group, Inc. recently by PCS Project and Construction 3 Carl Cathcart, chief estimator, and Jeannette Services, Inc. to welcome guests to its Davisson, director of business development, for Fiorelli Construction new headquarters on the ninth floor of 4 John Kiczek, president, and Matthew Large, the IMG building at 1360 E. 9th St. in vice president, of Kiczek Builders, Inc. downtown Cleveland. Its staff of 40 now enjoys an entire floor of new offices and The Blue Book GC furnishings with spectacular views of the Showcase 2007 Event city and lake from their vantage point. 1 Cleveland Mayor Frank G. Jackson made Recently, The Blue Book held its opening remarks. P third annual GC Showcase event at the Embassy Suites hotel in Independence 1 (From left) Ken Krych, Properties publisher, where 40 general contractors had the Robert Strickland, president of PCS Project opportunity to meet and interact with and Construction Services, Inc., and Cleveland 1,000 attendees and gather informa- Mayor Frank Jackson. tion for its database for potential new 2 (From left) Vijay Khosla, executive vice president of PSI Inc., Mayor Frank Jackson and subcontractors and suppliers. P Jerry Hutchinson, of PSI, Inc. 2

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To learn more about The Blue Book’s complete network of information and marketing resources, call: 216-513-6714 or 800-431-2584. Lakeside Living at Larimar Gated Willowick residential development unveils model homes

rea developer Ted Sahley recently joined forces with local broker/ A realtor and developer Frank Kaim to build Larimar, a new private, gated lakefront community in Willowick. Its name “Larimar” is derived from a rare blue gemstone that comes from the Dominican Republic. The Larimar community has about 17 acres of lakefront property in Lake County. The master planned community offers luxury residences consisting of single-family, attached single-family, town homes and mid-rise condominiums ranging from $230,000 to $800,000. “Larimar has the ultimate spectacular lakefront view with over two-thirds of the community having lakefront views and all having access to 1,300 feet of BLUE VIEW When completed, the new Larimar development will include four mid-rise beautiful Lake Erie sandy beach,” Sahley condominiums offering expansive lakefront views. says. variety of housing “to satisfy everyone’s “This kind of a development is a new The development is being handled by needs.” For example, there will be four animal for Willowick,” Jane Kaim says. WAP (Willowick Acquisition Partners) mid-rise lakefront condominium build- “Up to this point, there have not been Construction, led by Kirk Betteley who ings and nine single-family residential high-end homes of this kind available has been building in Lake County for lakefront homes that each have more as many of the homes in the area are over 30 years, according to Project Sales than 4,000 square feet of living space bungalows and ranches. To have these Manager Jane Kaim. with balconies and windows overlook- homes located right on the lake just adds “I find it very rewarding to sit down ing Lake Erie. to how special they are.” with the home buyer and incorporate Larimar currently has two models Kaim says she expects all residences their ideas into a design,” Betteley says. available to tour, including one with a to be built and filled within the next “I combine both classic and dramatic first floor master, vaulted ceilings and five years. elements to create an atmosphere that is loft. Both have hardwood floors, granite “Homeowners will love the resort distinctive, sophisticated and timeless.” countertops, high ceilings, crown mold- style living on the North Coast and will Sahley says there be will approxi- ing and walkout lower levels with great appreciate the quality construction and mately 200 residences including a large rooms, full baths and second kitchens. craftsmanship,” she says. P

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www.propertiesmag.com 11 March Construction Slips One Percent

ew construction starts in March settled back 1% to a seasonally adjusted annual rate of N$605.1 billion, it was reported by McGraw-Hill Construction, a division of The McGraw-Hill Companies. Nonresidential building retreated after its surge of activity in February. Meanwhile, residential building edged upward, and the public works sector registered a strong gain. During the first three months of 2007, total construction on an unadjusted basis came in at $134.8 billion, down 15% from the corresponding period of 2006. The year-to-date decline for total construction was the result of sharply lower residential building compared to the first quarter of 2006, which was prior to the time when last year’s housing correction became severe. If residential building is excluded from the year-to-date figures, new construction starts in the first three months of 2007 were up 2% compared to last year.

The March statistics produced a slack in 2006, and it’s expected that this reading of 128 for the Dodge Index will also occur in 2007, but to a lesser Nonresidential building (2000=100), down slightly from a revised degree. Nonresidential building has been Nonresidential building in March 130 for February. volatile in the early months of 2007, and dropped 10% to $200.4 billion (annual “The pattern for overall construction while the odds still favor more growth, rate), coming in about halfway between activity so far in 2007 is being shaped there’s concern that tighter lending con- this year’s weak January and robust by the weak residential sector, in simi- ditions and the slower economy could February. The largest March declines larity to what occurred from the spring soon begin to dampen commercial con- for nonresidential building were found of 2006 through the end of last year,” struction. The public works sector still in the institutional sector. Amusement- says Robert A. Murray, vice president appears on track for more expansion related projects fell 68%, following a of economic affairs for McGraw-Hill this year, given the funding support February that had been boosted by the Construction. “Both nonresidential coming from the federal and state gov- start of a massive $1.3 billion convention building and public works picked up the ernments.” center expansion project in New York,

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12 Properties | May 2007 New York. The public buildings category (courthouses and detention facilities) March Construction Contracts for Cleveland Area retreated 28%, and healthcare facilities fell 25% from an elevated February. McGraw-Hill Construction recently reported on March contracts for future construction in the met- School construction held steady in ropolitan statistical area of Cleveland, consisting of Ashtabula, Cuyahoga, Geauga, Lake, Lorain and March, aided by the start of a $151 mil- Medina counties. An authority on the construction market, the firm produces Dodge Reports and lion college building in Brooklyn, New Sweets Catalog Files. According to the Dodge Analytics unit of McGraw-Hill Construction, the latest York, as well as numerous high school month's construction activity followed this pattern: buildings that reached groundbreaking around the nation. 2007 2006 Percent Change Transportation terminal work Nonresidential $96,004,000 $99,973,000 -4 increased 4% in March, reflecting the Residential $70,560,000 $106,658,000 -34 start of a $122 million ferry terminal Total Building $166,564,000 $206,631,000 -19 renovation in New York City and a $53 million airport terminal renovation in For the year-to-date on a cumulative basis, the totals are: Newark, New Jersey. Church construc- 2007 2006 Percent Change tion in March rebounded 29% from a weak February. Nonresidential $208,659,000 $269,377,000 -23 The commercial structure types gen- Residential $201,873,000 $256,133,000 -21 erally strengthened in March. Hotel Total Building $410,532,000 $525,510,000 -22 construction increased 24%, aided by the start of a $130 million hotel and • Nonresidential buildings include commercial, manufacturing, educational, religious, administrative, entertainment center in Michigan City, recreational, hotel, dormitory and other buildings. Indiana. Office construction grew 15%, • Residential buildings include one- and two-family houses and apartments. with support coming from large office Source: McGraw-Hill Construction projects in Chicago, Illinois ($132 mil- these large projects in March – a $165 However, the investor-led portion of lion); Mooresville, North Carolina million expansion to a cement plant in homebuyer demand remains weak, and ($109 million); and Miami, Florida Pennsylvania, plus the start of two large the turmoil in the subprime mortgage ($103 million). ethanol plants located in Iowa ($100 market is limiting loan availability. “Office construction showed healthy million) and Kansas ($60 million). “The very depressed levels for new growth in 2006, and it’s expected that and existing home sales in February another gain will be reported for full year Residential building and March suggest that any near term 2007, although the level of activity is Residential building, at $279.8 billion improvement for single-family home- still considerably below what was regis- (annual rate), was up 1% in March. The building will be sporadic at best,” Murray tered in the late 1990s,” Murray says. dollar volume for single-family housing says. Store construction in March grew 1%, grew 3%, helped by improved activity Multifamily housing in March dropped continuing to show surprising resilience in the Midwest (up 18% from a very 7%, as the downward trend for this side in light of the decline for residential weak February), the West (up 3%), and of the housing market is growing more development that has taken place over the South Central (up 2%). The dollar discernible, after comparative stability the past year. In contrast, warehouse amount for single-family construction in during 2006. While the number of very construction in March fell 11%, and the the Northeast was unchanged in March, large multifamily projects that reach manufacturing plant category dropped while the South Atlantic receded 2%. groundbreaking each month is becoming 34% from its improved amount in Mortgage rates continue to be low, as smaller, March did see the start of sev- February. While losing momentum, the the 30-year mortgage rate averaged 6.2% eral such projects, located in Louisville, manufacturing plant category included in March, down from 6.3% in February. Kentucky ($204 million); Cambridge,

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www.propertiesmag.com 13 Massachusetts ($84 million); and Atlanta, Georgia ($84 million).

Nonbuilding construction Nonbuilding construction advanced 10% in March to $125.0 billion (annual rate). The transportation side of the public works sector soared in March, with highway construction climbing 50% after a subdued February, reflecting widespread strength across the nation. “In mid-February, Congress finalized fiscal 2007 spending levels for a number of construction accounts, including a 10% increase for the federal-aid highway program,” Murray says. “This greater financing, combined with the fact that state departments of transportation now have a more certain funding horizon, contributed to the strong March increase for highways.” Bridge construction also soared in March, jumping 60% with the boost coming from the start of large bridge projects located in Louisiana ($167 million), West Virginia ($108 million), and two in New York ($84 million and $78 million). On the environmental side, sewer construction in March advanced 46%, with the two largest sewer-related construction starts located in California ($180 million) and Massachusetts ($140 million). Water supply construction in March grew 16%, but both river/harbor development and miscellaneous site work were down 6%. Overall public works construction in March climbed a substantial 29%. The nonbuilding total for March was pulled down to just a 10% gain as the result of a substantial 81% Full line electrical supply distributor since 1921 drop for electric utility construction, which is prone to volatility on a month- by-month basis. The 15% drop for total construction Building & Property Management during the first three months of 2007 was due to this performance by major • Group Contract Pricing sector – residential building, down 29%; nonresidential building, down 1%; and nonbuilding construction, up 7%. With • New & Upgrade Project Planning subsequent months, it’s expected that the decline for residential building will • Lighting Audit & Evaluation not be as steep, exerting a smaller downward pull on the year-to-date amount for total construction. On a regional basis, the first three months of 2007 showed Call Christine Oriti - Outside Sales, Lighting Specialist total construction relative to last year perform as follows – the South Central, 216-432-3000, Ext. 240 down 4%; the Northeast, down 11%; the Midwest and South Atlantic, each down 1163 East 40th Street • Cleveland, Ohio 44114 15%; and the West, down 25%. P

14 Properties | May 2007 Building Owners and Managers BOMA Association B U S I N E S S of Greater Cleveland

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every day. Cleveland since 2002. 5 ' % ' / # D "%

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budget? Is it achieving the lowest pos- $

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BOMA Greater Cleveland @ & maximum price? Is it taking advantage $ " $ & ( ( For more info on this article or BOMA Greater Cleveland, contact Janice Parham : 2 4 at 216.575.0305 or [email protected] www.propertiesmag.com 15 General Contractor & Construction Manager

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By Mark Watt | Photos by Dan Medlik/Cleveland Indians rom within, the new $1.1 million Heritage Park at Jacobs Field is designed as a serene, respectful homage to the colorful history of the Cleveland Indians. Opened in April, the F 4,300-square-foot walkthrough exhibit incorporates obelisk-like monuments, bronzed plaques and engraved pavers, honoring the greatest players and most memorable moments in the baseball team’s history, all of which are spread across a two-tiered space just beyond the centerfield wall. But if you’re seated behind home plate, you may not even notice that the exhibit is there.

Actually, that’s the point, according groomed greenery, had been an inviting in early 2006, the Cleveland Indians to Bob DiBiasio, vice president of public part of the ballpark since it opened in enlisted Christopher Wynn, AIA, direc- relations for the Cleveland Indians. 1994, but wasn’t available for fans to use tor of design at Osborn Architects & “For a number of years, we had been during games. This was because of a need Engineers, to come up with a new design thinking of a way to honor our rich to retain the hitters’ point of view during for the space to honor the team’s heri- history somewhere in Jacobs Field, but game play, a protocol applied at all major tage while retaining the “batter’s eye finding the right space was a challenge,” league baseball parks. The idea is that zone.” DiBiasio says. “We looked at every batters at home plate should always “That was the biggest challenge of corner of the building. At one point have a clear view of the pitcher, without the project, especially as there were while we were walking around the park, colors, complex patterns or movement two tiers in the existing space,” Wynn it dawned on us that the one space that in the background to distract attention. says. “We dealt with it in the design by was underutilized was the area in dead As DiBiasio explains, the hope was using screen walls, as well as shrubbery center field.” to better utilize the space by transform- and trees, to block all pedestrian move- This venue beyond the center field ing it into a park-like historical exhibit ment from the hitters’ point of view. wall, with picnic tables and carefully that could be open during games. So The landscaping was important because

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Phot Raymond Johnson Chapman, who began play- LEADING LINEUP The lower tier of Heritage Park includes a bowed retaining wall featuring ing shortstop for the Cleveland Indians in 1912. granite blocks inscribed with names from the Top 100 Indians Roster, a group of Tribe greats Nicknamed “Chappie,” Chapman was hit by a selected by fans and former players during the team’s centennial celebration in 2001. pitch from the New York Yankees’ Carl Mays on we wanted to soften the look of it from Satchel Paige, Bob Feller, Nap Lajoie August 16, 1920 and died the following morning inside the ballpark.” and Larry Doby, are captured on bronzed at the age of 29. (Struck in the temple before the plaques set upon precast concrete monu- advent of batting helmets, he is the only player !IP?LCHANB?<;M?M ments arranged in a semi-circle. in the history of baseball to die from injuries In October 2006, construction of the “The monuments are architectural sustained during game play.) park began under the direction of gen- precast, but are designed to match the The 175-pound plaque, featuring a detailed eral contractor Neshkin Construction, Indiana limestone that is used on the image of Chapman’s bust surrounded by a base- which had previously worked for the exterior of Jacobs Field,” Wynn says, ball diamond, was Cleveland Indians on team shop build- noting that several other materials were cast in his honor outs, construction of new concession selected to match those existing else- and originally hung stands and suite reno- where in the facility. at League Park, vations. \(;=I “Jacobs Field already which was the “We started work ;FL?;>SB;MCNMIQH has its own archi- team’s ballpark at right after the base- tectural language, so the time. Sometime ;L=BCN?=NOL;FF;HAO;A? between 1932 and

ball season ended Heritage Park was tt a in September and MI&?LCN;A?.;LEQ;M built to fit right in.” W 1946, when the Mark y continued through Lighting fixtures b team began playing

www.propertiesmag.com 19 tt a W Mark y b o Phot HIDING OUT Screen walls and shrubbery are used to hide pedestrian activity at Heritage Park, providing an uninterrupted line of sight for batters at home plate. a group of Tribe greats selected by former players and fans in 2001 as part of the team’s 100th anniversary. Also on the lower tier is a late addition to Heritage Park: a nearly 90-year-old, bronzed plaque honoring Ray Chapman, who played shortstop for Cleveland in the early 1900s and died in 1920 after being hit by a pitch during a game against the New York Yankees. The plaque was rediscovered in a storage room early this year, restored and is now a permanent part of the exhibit. Thirty-eight pavers located throughout Heritage Park are inscribed with memorable moments from Tribe history, such as Len Barker’s perfect game in 1981, “Shoeless” Joe Jackson hitting a .408 batting average in 1911, and fans setting a Major League Baseball record with 455 straight sellouts from 1995 to 2001. As Wynn notes, the design allows space for additional plaques to be placed within the park. This summer, in fact, the team plans to induct four more players into the Hall of Fame. Right-handed pitchers Charles Nagy, Mike Garcia and Jim Bagby Sr., and right-handed slugger Andre Thornton will be enshrined over the weekend of August 10-12, bringing the total number of honorees to 31. “In the future, there may be some temporary exhibits at the park as well,” Wynn says. !" "#$%% &' AL;H>MF;G ( Now that the project is completed, Pollack says the Cleveland Indians are enjoying the new addition to their home

20 Properties | May 2007 BringingBr Solutingingions Solut To ionsYour T Concro Youret Concre Problemsete Problems 1100 Evans Ave. TOM WHITETOM WHITE Akron, Ohio 44305 330-633-5104330-633-5104 Fax: 330-633-5150 CELL: 330-352-7618CELL: 330-352-7618 www.ohioconcrete.com tt a W Pleased to provide Mark y b o

Phot masonry construction NIGHT LIGHTS Lighting fixtures are integrated into a trellis of steel connecting for Heritage Park at monuments on Heritage Park’s upper tier.

ballpark – and that he enjoys visiting Jacobs Field Heritage Park too when he makes it out to Tribe games. “I’ve been a baseball fan all of my life, so I can say that being a part of this has been one of the highlights of my life,” :AVARELLAô"ROSô Pollack says. “When I go down there, I have a real sense of accomplishment. It’s #ONSTRUCTIONô #O an honor.” DiBiasio says the Cleveland Indians organization is very pleased with the new #OMMERCIALôô)NDUSTRIALô-ASONRY Heritage Park exhibit. “It was a tremendous team effort by a lot of local Cleveland companies,” ô%RIEô3T ô"EDFORDô(EIGHTS ô/(ô DiBiasio says. “It seemed like everyone who worked on the project was a baseball fan too. They had a lot of fun working on INDUSTRIAL & COMMERCIAL CONSTRUCTION/RENOVATION/REPAIRS this project because it is so special.” P

"UCKET4RUCK3ERVICES *>À}ÊÌÊ} Ì} www.clockelectric.com BUILDING ÝÌiÀÀÊ} Ì}ÊEÊ Õ`}Ê MAINTENANCE 7>Ê*>VÃ 1934 St. Clair Ave., Cleveland, OH 44114 *iÊ,iÛ>Ê Chemical Cleaning • Caulking >`ÉÀÊÃÌ>>Ì Brick & Stone Replacement >Ìi>ViÊ Waterproofing • Sandblasting ÌÀ>VÌÃÊÛ>>Li Tuckpointing • Concrete Repairs -}Ê,i«>ÀÃÊ ÊEÊ i CALL RUSTY OR LISA FERGUSON: 2 1 6 - 7 7 1 - 0 5 0 2 Call on us for 24-HOUR EMERGENCY SERVICE: 800.837.9550 www.propertiesmag.com 21 Developing Theories Bob Nieto navigates Northeast Ohio’s changing landscape By Jessica Nelson | Photos courtesy Bob Nieto

ob Nieto, president of R.G. Nieto He has his reasons. For one, more Co., has had a fascinating career square footage is available for less B in real estate management, money in rural areas. Rural areas aren’t brokerage, investments, auctioneer- overbuilt so businesses encounter less ing and mortgages in Northeast Ohio competition. Most importantly, invest- thanks to his fearlessness in facing ments in more populated areas are challenges head on. A former con- becoming increasingly difficult. tributor to Properties, Nieto served in “I think there is overdevelopment in the Air Force in Korea, became a our region,” Nieto says. He contrasts fifth-degree black belt and owned his areas like Cleveland and places like own martial arts school in Woodmere the Carolinas that are currently seeing Village before turning to commercial a steady influx of people. “Here we’re real estate in the 1970s. After five ROLLING ON Bob Nieto has learned to adapt to doing our best right now to hold our changes in Northeast Ohio’s real estate market. years of success selling commercial own population.” properties with a local real estate firm, as Orrville and as far east as Mentor Citing recent new developments in he got his broker’s license and opened and Painesville, as well as properties in the region, Nieto says, “when you build his own firm. Cleveland and surrounding suburbs. new like that, you’re really only taking Today, R. G. Nieto Co. specializes in some other shopping center’s share. It’s the acquisition and management of strip The changing face of Northeast Ohio just moving the dollars around. It’s being shopping centers, mortgage brokering real estate terribly diluted.” and real estate auctioneering. “Rather than urban or suburban Another challenge Northeast Ohio Nieto has strip shopping centers in properties, I’ve been focusing on rural is facing is an influx of buyers from out 10 cities over four counties as far south properties,” Nieto says. of state.

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22 Properties | May 2007 “It seems like we’re getting beat by people from out of state buying our real estate,” Nieto says. Within the past five to six years is when Nieto began to notice this change. “People here have to rely on financing, but out-of-staters don’t, so that’s better for the seller,” he says. “That situation’s never really happened before.”

Then tax reform hit The biggest factor leading up to the current state of commercial real estate in Northeast Ohio was the Tax Reform Act of 1986, according to Nieto. “A lot of people got out of the business,” he says. The Tax Reform Act of 1986 com- pletely changed the whole scenario, he says. Instead of discouraging investors who bought and sold real estate to avoid paying taxes, the reform is widely regarded as having had the effect of R.G. Nieto Co. President Survives Plane Crash discouraging normal law-abiding investors, too. he way to overcome this is to meet the devil head on,” thought R.G. Nieto Co. President Bob Nieto of his “Benefits were gone, capital gains “Tfear of flying 11 years ago. The first airplane he was on in 1966 was struck by lightning. The last airplane rates were changed, everything was he was on crashed in a field in Portage County in the last week of March 2007. changed for real estate,” he says. “After At 4,500 feet up, the engine just stopped. A deadly silence filled the cockpit of Nieto’s 1966 Alon Aircoupe. tax reform hit, you couldn’t buy and sell Turning to co-pilot Brian McGreen, Nieto said, “We’re going to make this. We’re going to land this plane. the same way. It caused the whole indus- We’re going to be okay.” try to come to a standstill.” “I honestly felt it wasn’t my time yet,” says Nieto. “Fortunately neither one of us panicked. You really don’t know what you’re going to do in a situation like that, if you’re going to panic or scream or yell. We were both Properties in focus very calm and we were handling our Nieto saw an opportunity to publish duties.” his views on life after tax reform within For an airplane’s engine to quit mid- Properties in a section formerly known as flight is as rare as a car’s engine stopping “Investment Corner.” He wrote letters while it’s being driven. to Congress, as well. Nieto and McGreen stayed calm “Capital gains rates have been relaxed and immediately focused on following and other things have relaxed since emergency flight procedures. McGreen then,” Nieto says. “It’s better and we can took over the controls because he was live with it, but it’s not the same.” the more experienced pilot. The duo He will tell you to compare The Plain split duties. Nieto called Akron-Canton LUCK IN THE AIR Bob Nieto and his co-pilot were Dealer’s commercial real estate classifieds Air Traffic Control to declare a mayday. Nearest to the Portage County Airport, treated and released from the hospital within hours of of today to what they were before 1986. surviving a plane crash in Portage County. Ironically, “the tax reform in a way they headed there, constantly looking helped me get to where I am now actu- for places to land. ally,” says Nieto. After the reform, he Without power, the pilots could only raise and lower the nose of the plane to maintain the airspeed neces- didn’t want to leave the business, so sary to stay aloft as long as possible. They had the airport runway in their sights, but the closer they came, the he diversified. “Instead of just selling more houses, buildings, power lines and trees they had to contend with. buildings I started to lease. I also started “We were sinking fast,” says Nieto. When they realized they weren’t going to be able to reach the airport, to manage, and the management end is they picked a field and aimed for it. what got me into purchasing.” They dropped 80 feet to the ground, skidding and careening into ditches. One ditch ripped off the plane’s Nieto is currently in the process of due landing gear and spun the plane 180 degrees. The right wing sheered off, the fuselage was crumpled and the diligence for Kenton Plaza, a shopping cockpit was split open like an eggshell. center in Kenton, Ohio. P The header gas tank directly in front of both pilots had ruptured and the plane’s electrical system was still on, leaving the possibility of an explosion or fire. Miraculously, Nieto and McGreen quickly escaped the wreckage and were treated and released from the hospital within hours. –JN

www.propertiesmag.com 23 SINCE 1979

NATIONWIDE BUILDER We are proud to have provided general contracting services for The Barkley Pet Hotel and Day Spa

440/357-8090 COMMERCIAL • MEDICAL • VETERINARY • DENTAL 9385 HAMILTON DR., MENTOR, OH 44060 SPECIALISTS IN TRAFFIC CONTROL & FLOW, ODOR w w w . k l i n e c o n s t r u c t i o n . c o m CONTROL & CONTAINMENT, & NOISE MANAGEMENT Pet!Project The!Barkley!Pet!Hotel!&!Day!Spa!offers!ritzy!space! for!domesticated!pals!to!sit,!stay!&!lie!down

By Nancy Loyan Schuemann | Photos courtesy The Barkley Pet Hotel & Day Spa magine a luxury resort with a spacious lobby of commissioned Iartwork, a designer boutique, lavish suites with a view of lush gardens and a fountain swimming pool, state-of-the-art amenities, a full-service spa for pampering, fitness activities, gourmet cuisine and black stretch limousine service… for pets.

The Barkley Pet Hotel & Day Spa, with skylight. It features a tiled floor, a located at 27349 Miles Road in Orange curvilinear bi-level reception desk with Village, offers all of this and more. The a solid surface top impregnated with first upscale pet resort in Northeast glittering copper shavings, overhead Ohio, the 15,166-square-foot Barkley pendulum lights, digital plasma screen is the pet equivalent of a posh human signage and shelves of unique boutique hotel and resort. items. Entering through dual glass-encased Hints abound that this is not for vestibules, the spacious lobby is bathed human accommodation, from the name in natural light from a coffered ceiling on the classically inspired exterior with

www.propertiesmag.com 25 3974-03-01-KEY 3/1/07 Properties Magazine

FUR FRIENDLY The Barkley Hotel & Day Spa is designed as a pet equivalent of a posh human resort, which is noticeable upon entering. The spacious lobby, furnished with dog- and cat-themed artwork, features a tiled floor, a reception desk with a solid surface top impregnated with glittering copper shavings, overhead pendulum lights, digital plasma screen signage and shelves of unique boutique items. its paw print logo, the cast concrete paws plete with arched fountains. Suites range ment and community Web cams, giving in the gardens, the custom artwork of from 64 to 120 square feet. Some, like owners Internet access. world-renowned animal artist Anthony the Presidential Suite, with its pet-level Standard suites (at $29 a night) have Valentino Robinson and the plush pet fireplace, also have an outdoor view glass doors, raised floors, Barkley cots Buildings may have a story or two. beds and designer collars in the boutique with oversized windows. Others face an with lambskin bedding, raised food to the glass-enclosed doggie daycare indoor courtyard. All suites not sporting bowls and communal television. But neighborhoods have many more. romping yard visible from behind the outdoor views have the option to have For small breeds and puppies, petite reception area. direct access to an adjoining park suite. suites (at $24 a night) are available in Key Community Development Lending is committed to the growth and The design is based on those found in Floors are of tile while each spacious their own dedicated area, insulated from fine human resort hotels. The natural- suite has its own iron bed, designer bed- larger breeds for a more stress-free stay. development of economically challenged communities, and always has been. toned masonry exterior has an arched, lit ding, monogrammed towels, individual Other optional amenities include Our dedication to low- to moderate-income urban development areas is visible porte-cochere, as well as inlaid brick and climate and lighting control, an in-suite extra potty breaks, personal playtime, in the $250-300 million we invest annually in affordable housing projects, stone pillars, floor-to-ceiling windows flat-screen plasma television broadcast- story time, trail hiking, busy bones, shaded by striped awnings and a design ing animal programming (a new movie, tummy rubs, pooltime, room service small business and other urban neighborhood enhancements. rail across the roofline. It is constructed such as “Snow Dogs,” is featured every from Hyde Park Steak House, limou- with steel interior walls, steel bar joist day), raised food bowls and “snoutcams,” sine rides about town or to McDonalds Our experienced, dedicated team brings together creativity and a variety of with metal deck, asphalt roof and a giving owners continual pet-level access (in The Barkley’s elegant black stretch financing sources, including debt and equity financing, public sector loans, poured concrete floor. Landscaping is to their pets via the Internet. A compli- limousine for transportation), shopping foundation grants, government guarantee programs and tax credits to craft lush and inviting. mentary tummy rub and spritz of bottled allowances, vacation photographs and For ease of accessibility, the facility is water are included. emails and special needs. The Barkley specialized financing packages for urban communities. one level. To the left of the lobby is an Another level of boarding is the can accommodate 160 canine and feline area exclusively for dogs. To the right is Barkley Park Suites (at $49 a night). guests. To learn more about our equity and debt financing expertise, visit us an area designated for cats. These suites line the perimeter of The Barkley also hosts educational online at key.com/CDL. In the designated dog area there are an indoor park complete with a fire seminars, birthday parties, “yappy” four levels of boarding, each with its hydrant. The grass-like Tourturf and hours, “pooch-cake” breakfasts, “bark” own ambiance and menu of amenities. silk flowers lining a lighted perimeter mitzvahs, “mutt” rimonies and other All guests are given four daily potty soffit/flower box creates a garden set- special occasions. breaks and a bedtime biscuit. ting complete with additional colorful No matter what level of accommoda- For the discerning guest, the most blooms and a soothing concrete foun- tion, each suite adheres to standards luxurious suites (at $65 a night) are tain. Suites, ranging from 36 to 54 square above those required by law of a pet the Executive Poolside Suites. Each feet, have curved wrought iron-gates, boarding facility. Each area features its elegant glass privacy-door suite has a white iron beds with fine bedding, raised own food preparation center with coun- view of the four-foot deep pool com- food bowls, in-suite television entertain- ters, sink and refrigerator. Classical and

3974-03-01-KEY_8.375VAR0.indd 1 2/23/07 3:42:34 PM 3974-03-01 3974-03-01-KEY 3/1/07 Properties Magazine

Buildings may have a story or two. But neighborhoods have many more.

Key Community Development Lending is committed to the growth and development of economically challenged communities, and always has been. Our dedication to low- to moderate-income urban development areas is visible in the $250-300 million we invest annually in affordable housing projects, small business and other urban neighborhood enhancements.

Our experienced, dedicated team brings together creativity and a variety of financing sources, including debt and equity financing, public sector loans, foundation grants, government guarantee programs and tax credits to craft specialized financing packages for urban communities.

To learn more about our equity and debt ﬁnancing expertise, visit us online at key.com/CDL.

3974-03-01-KEY_8.375VAR0.indd 1 2/23/07 3:42:34 PM 3974-03-01 P r o u d t o b e p a r t o f T h e B a r k l e y P e t H o t e l & D a y S p a p r o j e c t jazz music is piped into all rooms. Air is ventilated to continually circulate draft- “Family-owned since 1985” free fresh air throughout eight individual air zones to help minimize the spread of Custom Cabinetry • Closets • Displays • Etc. odors, airborne germs and contaminants. > Commercial A central Powerwash system is imple- > Residential 440-953-5858 mented to cleanse and sanitize each > Retail suite and assures a uniform attention “Come visit our showroom in Willoughby, Ohio” to cleanliness. Linen and begging are www.csucabinetsandclosets.com changed every day. The Barkley has its own laundry-housekeeping center with commercial washers and dryers and a 90- Sitework for The Barkley Pet Hotel & Day Spa by second, 140-degree dishwasher to assure cleanliness and sanitation. “Animal facilities are one of the most CLEVELAND TRINIDAD unique facilities we can build,” says Laurence “Larry” Kline, president of P A V I N G C O M P A N Y Kline Construction Corporation. “It is necessary to have the proper odor 440-346-4309 control and noise abatement systems 12395 Painesville-Warren Rd., Concord, Ohio 44077 designed and installed for any animal facility to be a success.” All landscaping materials situated on the three-acre property are non-toxic. An outdoor park will adjoin the facil- INDUSTRIAL & ity with a mound of wildflowers and a COMMERCIAL SPECIALIST state-of-the-art water detention system New Industrial designed by Carol Palansky, arborist/ !"#$%&$'($!$#)*"#+! #,%)*+#),* Construction Machines Motor Computer landscaper with Natures Way, Inc. INDUSTRIAL • COMMERCIAL Control Work Wiring “The Barkley is unique,” Palansky Electrical Service • Construction Lighting Security explains. “This site had many chal- BONDED & INSURED Design Lighting lenges. No plant or any part of a plant, Telephone Panel Over 25 Years Experience Wiring Upgrades meaning seed, berry, bark or leaf could FREE ESTIMATES Circuit Plant be toxic in any way to dogs and cats. We Breakers Relocations 216•486•6688 had to address a sloping site for erosion control and storm water management. The roadside plantings had to be suited for erosion control and salt tolerance 216.663-0801 as well as needing no added irrigation. 1.800-466-tint (8468) Aesthetics and low maintenance were 5060 Taylor Road, Unit 1 Cleveland, Ohio 44128 www.suntrol.com -ILLERS

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28 Properties | May 2007 PAMPERED PETS The Barkley offers myriad luxuries for guests, from bedtime stories to sessions on a hydrotherapy treadmill also added to the challenge. The site was “The idea was to slow rainwater runoff neuromuscular stimulation, joint mobi- to be as sustainable as possible, requiring to reduce erosion, filter the water before lization and canine hydrotherapy. A little or no additional irrigation, with no entering drains and waterways,” she says. unique feature is the hydrotherapy pesticides and only the use or organic or “Not only will the landscape be beauti- treadmill. A pet can step in, trot on natural fertilizers applied to nourish the ful but very functional. Besides, dogs the treadmill while immersed in sooth- plants and lawn areas.” love to watch fluttering butterflies.” ing and bouyant 85-degree water. This The landscape plan included custom- As with any hotel and spa complex, therapy is joint-friendly, taking 80% of selected wildflowers on the east side of the spa at The Barkley plays an impor- the weight off the joints. the property to be part of the overall tant role in a guest’s visit. The Barkley’s Grooming Salon & Day sustainable theme. A large rain garden The Barkley has a Health & Wellness Spa is state-of-the-art with a tiled floor, planting will be incorporated into the Center offering a variety of therapies and adjustable grooming stations with over- detention basin area. Wildflowers and relaxation techniques. Offerings include head electric and special air filters and selected plants are utilized for storm acupuncture, weight management pro- dehumidifiers. A walk-in bathtub and water management. grams, thermal therapy, massotherapy, shower utilizes the Hydrosurge system, Serving Northeast Ohio Builders for over 45 years.

Formerly Firelands Floors and Taylor Carpet & Tile Company

17910 Pearl Rd. 32828 Walker Rd. 1508 Rt. 60 STRONGSVILLE AVON LAKE VERMILION 500 ft. south of Drake Rd. In the Avon Lake Towne Center 1/2 mile north of I-90 440-238-0800 440-933-3069 440-967-8775 Mon. & Thurs. 10-8; Mon. & Thurs. 9:30-9; Mon. - Fri. 9:30-5:30; Tues., Wed. & Fri. 10-6; Sat. 9-4 Tues., Wed. & Fri. 9:30-5:30; Sat. 9-5 Sat. 9-2

www.propertiesmag.com 29 using a customized mixture of shampoo the area features a joint-friendly, noise redundant to prevent escape. The facil- and water. There are drying cages with absorbing Tourturf floor (with drainage ity has security and smoke detection fans for room-temperature drying. Pets system), Crayola colored walls, plastic systems as well. can be pampered with a Furminator play furniture, sofas and toys, creating an An electronics room houses the Shed-Less treatment, a facial, a pedicure atmosphere of fun. Dogs of all ages and “brains” behind the facility’s multiple with polish, or a breed-specific spa bath. breeds romp with abandon while staff telephone lines, major fire suppression For exercise and social enjoyment, supervises and encourages exercise and system, 24-hour security system, back- The Barkley has a 2,200-square-foot play. The area extends outdoors when up generator and the 32 cameras that Doggie Daycare for guests or day trip- a large overhead door is opened. Eight- record and monitor the premises. pers. Each dog is tested for temperament foot chain-link fencing, buried eight The Barkley has not only gone to the before joining the daily canine playgroup. inches underground to prohibit digging, dogs. Cats are also welcomed and pam- Surrounded by custom four-foot-high surrounds the perimeter. Crushed lime- pered accordingly. Kitty City is a secure wrought iron fencing (custom designed stone, which neutralizes urine, forms area designated for those of the feline by Amish ironworker Chester Miller), the base. All fencing and entrances are persuasion. Each Cat Condo (at $18 a night) has three levels for play, climbing and napping. Each features its own litter box and self-contained air ventilation system to prevent respiratory problems. Portholes offer aquarium views or outdoor birdfeeder views. Beds and bowls are raised and cat-oriented movies are played. WWWWOODHILLSUPPLYCOM The Barkley is a busy place and has sold out its accommodations on several occasions since its grand opening on February 8. The number of employees has grown from seven to 47 in 60 days. It’s no wonder, since Americans love 7E#USTOM their pets and spend accordingly. The dog industry alone generates over $38 billion a year in this country (compared &ABRICATE to the U.S. airline industry which generates around $32 billion a year). Studies have shown that 92% of pet owners #AST)RON view their pets as children and 91% say “I love you” to their pets. Howard Perlmuter, MA, president and CEO of The Barkley, is a native 2ADIATORS Clevelander (from Pepper Pike and a graduate of Orange High School and 7OODHILL3UPPLYISYOUR/NE3TOPSOURCEFOR :6cX# s#OMPLETE,INEOF s4OOLSn2IDGID EgdjYidWZeVgid[i]Z (6!#%QUIPMENT -ILWAUKEEAND-ORE iZVb Vi I]Z 7Vg`aZn 0ARTS EZi =diZa 9Vn HeV s+ITCHEN#ABINETS s&ULL2ANGEOF0LUMBING &IXTURES0ARTS s#OUNTERTOPS

.%& 6YY^hdc GdVY "EIDLER2D 7ILLOUGHBY %RD3T #LEVELAND 8aZkZaVcY!D]^d))&%( '&+"(.&"(')*

30 Properties | May 2007 FOUR ON THE FLOOR Materials were selected with air quality, noise control and overall cleanliness in mind. Flooring in the play area (left) and in common areas near the overnight suites utilize Tourturf, a joint-friendly, noise absorbing material, and a drainage system.

Ashland University) who came up with first pet hotel and day spa. Though the the country’s leading animal care archi- concept of the Barkley while working market would have been more lucra- tect. The Cleveland firm Herschman as a successful record producer in Los tive in Los Angeles or in Las Vegas, the Architects, Inc. was then hired to Angeles. It all began with his adoption start-up costs and risk would have been take it to the next level of comple- of two Golden Retrievers and their sub- greater. tion. Perlmuter also hired a local firm sequent training and stardom in movies “I figured if it works in Cleveland, it that specializes in constructing animal and advertising. will work anywhere,” Perlmuter says. facilities around the country, Kline “I spent more on my dogs than on “I’m from Cleveland, it offered zero Construction in Mentor. myself,” Perlmuter says. “They were my competition and there was an investor “Our company attends the Veterinary children and went everywhere, even base in Cleveland.” Economics Construction and Design getting frequent flier miles. I wanted To prepare for the project, Perlmuter Conference in Kansas City each year,” a peace of mind when my dogs were studied and became an Advanced Kline says. “I met Howard there three or boarded. I saw an untapped industry Certified Pet Care Technician and hired four years ago. We assisted in the process with potential. As an entrepreneur, I not only recognized it as an opportunity, but also had the means to seize it. In March 2002, I wrote out the concept of a chain of pet hotels on a Taco Bell napkin.” In June, 2003 Perlmuter devised a 200-page business plan, this after visiting over 200 boarding facilities around the country (there are over 11,000, mostly small “mom and pop”) and completed a spreadsheet comprised of 300 www.giambrone.com items on each facility and completed a statistical analysis to determine what amenities worked. “The industry was underserved to meet Cleveland (216) 475-1200 the needs of the consumer,” Perlmuter says. “My idea was to meet the demands Akron (330) 650-1400 of the consumer while instilling a brand 10000 Aurora-Hudson Rd., Hudson, OH 44236 name.” Perlmuter updated the business plan Proudly Using Union Craftsmen Since 1977 in October of 2004. At that time, he made the decision to leave Los Angeles An Equal Opportunity Employer and return to Cleveland to build his

www.propertiesmag.com 31 M o u l d i n g s O n e

A r c h i t e c t u r a l M i l l w o r k , S t a i r P a r t s , AIA Cleveland 1001 Huron Road D o o r s & H a r d w a r e , S t a i r T r e a d s , Suite 101 Cleveland, Ohio 44115 Hardwood Laminated Countertops (216) 575-1224/FAX (216) 575-1244

Proud to be a member of the construction team at The Barkley Pet Hotel & Day Spa WARREN ROOFING & INSULATING CO.

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32 Properties | May 2007 of design and then performed the con- few with zoning laws that did not pro- struction contracting.” hibit the overnight boarding of pets. Kline Construction was founded Securing the land wasn’t easy. For in 1980 as a masonry-subcontracting 25 years, the property had been used firm and in 1997 were involved in the as storage for a landscaping company construction of their first veterinary and the property was not for sale. An hospital. In 2001, the firm acquired offer was made to the landowner who VetCon. The firm now specializes in agreed to sell half of the property. The building veterinary clinics, having built owner was eventually convinced, at a 50 throughout the country. price, to sell all three acres and a pur- “The Barkley is the first luxury quality chase agreement was made. However, facility we’ve built for pets,” he says. the landscape tenant intervened and “I wanted to build from scratch, refused to move. Avoiding legal pro- designing every inch from the ground ceedings, Perlmuter took the problem up with a specific purpose in mind,” into his own hands and resolved it by Perlmuter says. “The plan is based on relocating the landscaper to another service and a budget to maintain the parcel up the street and adding addi- look, feel and perception of a luxury tional monetary incentive. hotel, a mixture of elegance with what The day before the project broke I call the ‘cuteness’ factor. It took a year ground in May of 2006, the City of of focus groups and primary research FANCY FELINES The Barkley has not only Orange informed Perlmuter that he had to come up with the name and trade- gone to the dogs. Cats are also welcomed and to pay $82,000 for the right, not the mark.” pampered accordingly, with cat-themed movies labor or materials, to tap into the sewers “The challenge was understanding played on plasma televisions, an aquarium of for his project or it wasn’t going to the overall scope of the project,” says fish for visual interest and views of a birdfeeder happen. In 1991, sewer lines had been outside. Christopher Mierke, architect with replaced on Miles Road and instead of Herschman Architects, Inc. “The and the Small Business Administration assessing taxes, if there was no building owner had very clear expectations. We were also key players. on the premises there was no fee. This had to control the size and flow and The site was chosen based on demo- and the fact that the fee involved 13 utilized consultants in the field. The graphics and perception. It was selected years of accrued fees and interest had not number one goal was to use sustain- based on its freeway visibility, being been disclosed earlier, Perlmuter says. A able materials that maintained hygiene. equidistant from a freeway entrance and settlement was reached and the project We are excited to be part of this new exit, its five-mile radius from human was able to proceed. The Barkley took trend.” hotels, close proximity to two emer- nine months to complete. After being denied by many financial gency veterinary clinics, location near “I’m proud to finally see that what institutions, KeyBank understood the white collar employees, and a location began on a napkin is now brick and concept and became instrumental in cre- in Orange, ranked in the top three of mortar and with customers,” Perlmuter ating the private equity financing. The desirable Cleveland suburbs. Orange was says. P Greater Cleveland Growth Association chosen for its perception and one of the You Have Many Project Issues to Worry About Let us manage the laundry from start to ﬁnish.

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Navigating property laws & regulations

Public Contractors Beware uring the last election, political even inadvertently, can lead to harsh contributions exchanged for public consequences, including loss of a public Dcontracts was a hot-button issue. contract and even criminal liability. H.B. Under such political scrutiny, the Ohio 694 imposes sanctions that include crim- General Assembly passed H.B. 694, a inal prosecution and contract rescission sweeping reform of Ohio’s campaign for contractors that violate its limits. finance laws that affects all public con- The provisions of H.B. 694 affect tractors and design professionals. This all contributions made after January 1, new law severely constrains public con- 2007. Under the new law an officeholder tractors’ and design professionals’ ability (and all boards, agencies or commis- JOHN P. SLAGTER ANTHONY R. VACANTI to make political contributions to office- sions the officeholder appoints) cannot holders that award bid or unbid public award a public contract if the office- contracts valued over $500. Its impact is holder received campaign contributions not limited to construction-related con- exceeding $1,000 during the preceding tracts as affected public contracts include two years from an individual owner, all those let by the state, state agen- member, partner, 20% shareholder or cies and political subdivisions, including professional corporation shareholder of local governments and appointed boards, a public contractor. The limit includes agencies and commissions. Failure to contributions by owners’ spouses and follow the legislation’s requirements, minor children. A. O. Smith Hot Water Boilers. Over 65 years and still running hot! EfnJkfZbè^%%% A. O. Smith is the preferred commercial Gif[lZkj water heater choice by engineers, architects & :fdd\iZ`XcGXikj&8ZZ\jjfi`\j mechanical contractors. =XlZ\kj We can help you size ?Xe[c\@ej\ik your installation or take I\gcXZ\d\ekGXikj advantage of our free J_fn\iJèb8ZZ\jjfi`\j commercial pump and KlY;iXèj pipe sizing programs. Ki`d MXcm\j Xe[dfi\

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34 Properties | May 2007 Further, an officeholder (and all boards, agencies or commissions the officeholder appoints) cannot award a public contract to a contractor or design professional if the officeholder received campaign contributions exceeding $2,000 during the preceding two years from all of a public contractor’s partners, members, 20% shareholders (of a general corporation), or professional corporation shareholders (including owners’ spouses and minor children), and any “affiliated PAC.” The burden of proving compliance with H.B. 694 rests on the contrac- • Guaranteed window cleaning tor or design professional. Before being awarded a public contract, the contrac- • Total Building Skin Maintenance tor or design professional must certify • Stain Removal & Pressure Washing compliance with H.B. 694. False certi- • Glass, Stone & Metal Cleaning & Restoration fications are punishable as fifth degree [H.B. 694] severely constrains public contractors’ and design CARDINAL professionals’ ability to make WINDOW CLEANING, CO. political contributions to commercial & residential officeholders that award bid or 440-835-5535 • Mobile 216-406-7701 unbid public contracts Call President david Stearns Today For A Free Estimate valued over $500. felonies. The same limits apply from the award of a contract until one year after its completion. Further contributions over the limits after the award of a contract can result in fines and rescission of the contract. Under H.B. 694, seemingly nominal support of an officeholder from a contractor or design professional or their owners can disqualify the contractor and design professional from receiving Quality Building Through Partnerships public contracts or may result in the loss One Project At A Time of already-awarded contracts. Therefore, it is important for every contractor and design professional involved in public construction to closely monitor the political contributions it makes and the contributions made by its owners and any affiliated PAC. P Construction Management, General Contracting The material appearing in this article is meant & Pre-Construction Planning to provide general information only and not as a substitute for legal advice. Readers should seek the Servicing: advice of their attorney or contact John at jslag- Commercial, Healthcare, Educational, Public Works [email protected] (888.843.2825) or Anthony & Retail Construction Markets at [email protected] (888.843.2825). This article may not be reprinted without the 18440 Cranwood Parkway Warrensville Heights, Ohio 44128 express permission of Buckingham, Doolittle & 216-663-3777 Fax 216-663-3778 www.InfinityConstruction.com Burroughs, LLP © 2007.

www.propertiesmag.com 35 CABOR CORNER

Issues in the real estate industry

Eliminating Taxes on Foreclosures and Short Sales ealtors across the country are supporting legislation that Rwould change the current law that forces individuals to pay an income tax when they have had a part of a mortgage loan forgiven or have been forced to foreclose because of their inability to pay their mortgage.

Since the early 1990s, the National eowners and their families keep their Association of Realtors has actively home and to make the prospect of losing engaged in efforts to change this law their home less burdensome. MIKE FANOUS and is encouraged by the actions taken The current tax code requires a lender recently by the House of Representatives who forgives debt to provide a Form with the introduction of the Mortgage 1099 to the IRS stating the amount the Cancellation Tax Relief Act, also know borrower has been forgiven. That dis- as the Andrews-Lewis bill. closure applies whether it is a short sale, When homeowners with only a small foreclosure, deed in lieu of foreclosure amount of equity have no choice but or any similar arrangement that relieves to sell their home, stagnant or declin- borrowers of the obligation to pay some ing property values can cause them to portion of their debt. If the property is fall short of the amount needed to pay sold at foreclosure or is sold for less than off a mortgage (which is considered a was borrowed, that difference is consid- short sale). In addition, a rise in fore- ered income and is subject to the tax. closures is anticipated and already many The Andrews-Lewis bill would ensure families have been harmed by sub-prime that any debt forgiven on disposition of a mortgages and are finding themselves in principal residence will not be taxed. P foreclosure. Given that growing condition, the National Association of Realtors has Mike Fanous is the 2007 chairman of the board been working hard to help more hom- for the Cleveland Area Board of Realtors.

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36 Properties | May 2007 BILLBOARD

News about people, products, places & plans

Developing News echne T New York City-based firm ESI Designs Studio has been selected to lead a $3 mil- esy t our c lion interior renovation at The Rock and Roll Hall of Fame and Museum. endering r

ch, The firm, which specializes in designing y r K

en experiential spaces and has completed K y b

o projects for Sony, the Children’s Museum

Phot of Los Angeles and more, is planning HOME COMING Team members and city officials break ground (left) for Francis Court Gables (right). for a phased construction that will take place from January to March 2008. The Francis Court Gables Breaks Ground project aims to ease navigation through- Recently, Teresi Brothers Construction, architectural firm Studio Techne and various city out the museum, which may include officials were on hand for the groundbreaking of a new development in South Euclid. Francis reorganizing its main exhibit hall to Court Gables is a planned unit development consisting of 16 townhouses where tree-lined present information and memorabilia sidewalks connect them to Francis Court and will create a pedestrian-friendly environment. in a more chronological fashion, making All townhouses are two-story with attached two-car garages. Bedrooms will have large the Hall of Fame more accessible and insulated windows that will provide a great view and take advantage of natural sunlight. visible, and improving the museum’s Exteriors are designed using a rich palate of materials and attention to details of nearby his- audiovisual systems. toric homes. The use of brick and dimensional shingles are considered to further add to the warmth and character. Construction of Canton’s first LEED-cer- There are various design choices, including homes with three bedroom units and one-and- tified building is currently in its final a-half bath starting at $199,900. The project is projected to be completed sometime this fall. phases. The Metropolitan Centre, For further information call 440.823.4460 or see www.franciscourtgables.com. a service center for senior citizens in downtown Canton overseen by the D-A-S Construction branding and marketing pro- along with an Associates of Stark Metropolitan Housing Authority, Announces Promotions grams for the company. She Applied Science Degree in is scheduled to open this summer. was recently recognized by Surveying and Construction Full-service commercial Crain’s Cleveland Businesses Engineering Technology. construction firm D-A-S Magazine as one of the pub- Construction Co. recently lication’s “Twenty in Their Ulmer & Berne Partner A announced three promo- H 20’s”. She is a board member Appointed to Care Alliance SM esy tions. of the Garfield Heights t our

Health Center Board c Ron Linard has been pro- Chamber of Commerce, o moted to the position of Phot and serves as the chair of Ulmer & Berne LLP The Metropolitan Centre senior estimator. Prior to his its branding and marketing announced recently that one promotion, Linard held the Committee. Additionally, of its partners, Craig S. Miller, Meeting energy conservation and envi- position of estimator for over she serves as the chairperson has been appointed to the ronmental needs and earning points nine years. Linard provided of BOMA (Building Owners Board of Directors for Care under the LEED (Leadership in Energy estimating and pre-construc- & Managers Association) Alliance Health Center. and Environmental Design) rating tion services for many of Greater Cleveland’s branding Care Alliance Health system are a number of sustainable D-A-S’ larger projects includ- taskforce. Center is a non-profit design features, including a geothermal ing House of Blues, West Michael Shanahan has pro- Federally Qualified Health system, automated building control sys- Side Community House and moted to the position of project Center (FQHC) whose mis- tems, solar outdoor lighting, recyclable Airport Fast Park. manager. Shanahan has over sion is to provide high-quality building materials, energy-efficient D-A-S has also promoted seven years of experience in health care, patient advocacy lighting controls and a non-hydraulic Lori Alba to director of the commercial construc- and related services to people Ecospace elevator system. The project, marketing. Alba joined the tion industry. He received a who need them the most, which entails renovating and connect- organization in 2000 as mar- Bachelor of Science Degree regardless of their ability to ing two existing buildings that together keting manager and is credited in Construction Technology pay, in a manner that is cost- total approximately 56,000 square feet, with implementing strategic from the University of Akron effective and empowers people (Continued on pg. 39)

www.propertiesmag.com 37 BILLBOARD

construction law, zoning and land use and nonprofit corpo- rations. He assists corporate headquarter relocations involving complex public and private financing, as well as private developers and com- !" !"#$%&'&()$*+,-./,"0*!"(1#"%&#$* panies in new construction and major renovation proj- Craig S. Miller !" 233&4#*,-.*5#%,&6*+#,$&-'* ects. Miller represents local to improve their quality of and regional public agencies life. Care Alliance provides a in public law matters. He also !" 71$4,6#*5#$&.#-%&,6 wide range of health services, counsels clients in real estate from medical and dental care, and eminent domain. !"#$%&'(")*+%,&-.+/0$+#1& to specialized HIV/AIDS and Diabetes treatment. Gilbane Names Senior As an attorney with Ulmer VP/Regional Manager & Berne, Miller is Chair of !""#$%&'($)*+(,$)(-&&($ the Public Law Group, and Gilbane Building Company ./&0&/1234$5,*6$##!!7$ holds 30 years of experi- recently named Thomas M. "!89::"9#:;;$ ence that integrates public Laird, Jr. as senior vice presi- <<<=>61?/&@-&1/&'(1(&=>6A$ law/public contracts/govern- dent and regional manager of ment relations, real estate its Central Regional Office West Roofing Ad.qxd 11/16/06 2:22 PM Page 1 development and financing, (CRO). In this position, he

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38 Properties | May 2007 BILLBOARD BILLBOARD

News about people, products, places & plans

will oversee regional opera- Building Rating System™ is responsible for managing tions in five states including is the nationally accepted large-scale commercial devel- is being led by general contractor W.G. Ohio, Kentucky, Indiana, benchmark for the design, opment projects including Fairfield Company and John Patrick West Virginia and southern construction and operation big-box retail developments. Picard Architects, Inc. Indiana. Laird is a 21-year of high performance green His responsibilities include veteran of Gilbane and in his buildings. coordinating all phases of Lake Hospital System recently broke new role will provide overall Potts has a strong focus on projects, from preliminary ground on a $150 million health care management and leadership sustainable design and urban planning and design through facility in Concord Township. The three- of the 130-person CRO team. design principles with exten- cost estimating and final proj- story, 300,000-square-foot hospital, Significant active projects sive knowledge of computer ect construction. which will be called TriPoint Medical within the region include graphics programs and various Prior to joining KS Center, is scheduled to open in the The Cleveland Museum of graphic presentation tech- Associates, Vorndran served fall of 2009. State-of-the-art features Art in Cleveland; Firelands niques. He has been actively as a consultant for a full-ser- will include electronic medical records Regional Medical Center in involved in a variety of proj- vice real estate development and computerized radiology systems Sandusky; The Ohio State ect types, including medical and management company. that will be integrated with electronic University Recreational and and retail services. He has played key roles on information at other facilities in the Physical Activity Center in Potts earned a Bachelor high-profile commercial proj- Lake Hospital System to provide up-to- Columbus; Pfizer Exubera of Science in Fine and ects, including Legacy Village the-minute updates on patients. Expansion in Terre Haute, Professional Arts in 2002 and in Lyndhurst and Steelyard Indiana; and The University a Masters of Architecture Commons on the edge of The Akron Zoo recently received LEED of Kentucky Medical Center (emphasis on Urban Design) Cleveland’s industrial valley. (Leadership in Energy and Environmental Parking Garage in Lexington, in 2004 from Kent State Vorndran has a Bachelor of Design) certification for its Education Kentucky. University. He resides in Science degree in civil engi- Center/Komodo Kingdom exhibit (see Laird joined Gilbane as Cleveland. neering from Cleveland State full story; Properties, October 2005). a management trainee in University. He is a licensed Designed by TC Architects and con- 1986 and progressed through KS Associates Appoints Professional Engineer in structed by Welty Building Co. Ltd. in 2005, the facility is the first building in a number of construction Senior Project Manager Ohio. operations and leadership Summit County and the 15th in Ohio to assignments. Most recently Elyria-based civil engi- Suntrol & Custom Tint, Inc. receive the honor. Only two other zoos in the U.S. – San Diego Zoo and Woodland he served as district man- neering and land surveying Welcomes Sales Manager ager in the Cleveland office firm KS Associates, Inc. Park Zoo in Seattle – have LEED-certi- and vice president, regional recently announced that Suntrol Company, the fied buildings. manager of business devel- David W. Vorndran, P.E., largest window film dealer opment in the Mid-Atlantic in Ohio serving the residen- Thermo Fisher Scientific Inc., a Region. He is a member of tial and commercial markets, Massachusetts-based firm that special- Leadership Cleveland as well recently announced that it izes in designing security detection as the National Association has hired Robert Coolidge instruments, recently opened a new of Industrial and Office as sales manager. Pending 80,000-square-foot, one-story facility Properties (NAIOP). the merger with a Columbus in Oakwood. The company is currently dealer, Suntrol will serve on working on technology for detecting Perspectus Architecture a daily basis about two-thirds nuclear weapons and radiological mate- rather than a quarter of the rials after receiving part of a $1.6 billion Associate Receives LEED contract from the U.S. Department of Accreditation state of Ohio. Suntrol has also recently opened offices Homeland Security. The $5.7 million Perspectus Architecture, in southern Florida. With facility, located on an 11.5-acre site, was a Cleveland-based profes- these expansions, a sales built by Streetsboro-based design/build sional design firm, recently manager was the logical step firm Geis Companies. announced that David L. Potts, David W. Vorndran to keep the more than 30- AIA, project associate with year-old company cohesive, Expansion at Westfield SouthPark the firm, has received certifi- has been appointed to says Suntrol President John in Strongsville has been completed. cation as a LEED Accredited senior project manager of Hansen. As part of the $60 million revitaliza- Professional. The Leadership KS Associates’ Commercial “Rob was hired to bring the tion project, the shopping, dining and in Energy and Environmental Land Development Group. company to the next level,” entertainment center added 200,000 Design (LEED) Green In this position, Vorndran Hansen says. (Continued on pg. 41)

www.propertiesmag.com 39

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40 Properties | May 2007 BILLBOARD

News about people, products, places & plans

Coolidge is a graduate of Gateway, Warehouse and affiliations including the square feet of retail space, including Buffalo State College and has Flats Districts. Most recently, International Council on a 50,000-square-foot Dick’s Sporting held management positions he served as vice president Shopping Centers. Goods that opened last summer, vari- for New Horizons Computer of the Chartwell Group ous restaurants and 25 new specialty Learning Centers, Corporate and was a leading force in Cell Phone Service Provides retailers. The enhancements also include Express, and Advanstar the company’s office/com- Access to Real Estate two new sky lit courts, new landscap- Communications, Inc. mercial and retail leasing Property Values ing and brick paving, outdoor seating Suntrol Company, founded division. Coakley also served areas, a new elevator and escalator, new in 1975, is a Northern Ohio as vice president of sales for A Denver-based company column treatments and two drive- leader in residential and com- the Cleveland Stevedore recently announced a beta through Porte Cochere entrances. Most mercial glass tinting. Company as well as president release that it hopes will be recently completed at the center is a of Coakley Terminals. the next step in real estate new Cinemark Movie Theater, featuring Coakley’s partner is his wife, revolution: cell phone text 14 screens. General contractor for the Gaye Ramstrom-Coakley, messaging. HouseFront is project is Illinois-based firm Graycor who has a real estate license a mobile service allowing and project architect Dorsky Hodgson plus 27 years of radio sales people to receive free property Parrish Yue. and management experience. values and information on more than 77 million homes Demolition recently began at the Kowit & Passov Names Retail in the U.S., whether listed for vacant Saint Luke’s Medical Center Division VP sale or not, via mobile phone campus in Cleveland’s Buckeye-Shaker and text messaging. neighborhood as part of a $75 million Kowit & Passov Real Estate “HouseFront gives the user rehabilitation and reuse project on the Group recently announced access to housing information 28-acre site. Three buildings are coming the appointment of Tori R. Francis M. Coakley while they stand in front of a down although the main hospital build- Nook to vice president of the home, using technology that ing will be retained and renovated to firm’s retail division. Nook Broker Launches Coakley nearly every American has include up to 210 apartments, an audi- will assist in the day-to-day Real Estate Company in their hand,” HouseFront torium for use by the community and brokerage of the retail divi- founder James Eberhard says. perhaps classrooms, a health club and sion as well as recruitment Northeast Ohio commer- Through mobile technol- commercial space. The project is part and training of new agents. cial real estate broker Francis ogy and a proprietary data of a plan devised by nonprofit devel- Having joined KPREG in M. “Sandy” Coakley recently system, HouseFront users opment organization Neighborhood 1999 as a retail specialist, she announced the forma- can access information Progress Inc. to transform the site into tion of Coakley Real Estate about homes and neigh- a community gathering space. Company LLC. Located in borhoods almost instantly a street-level retail space in from anywhere. Whether Cleveland State University officials The Bradley Building at 1224 driving through a desirable recently announced a plan to construct West Sixth Street in down- neighborhood or standing in a new building along Euclid Avenue as town Cleveland’s Historic front of their dream home, a home for its studio art and theater Warehouse District, Coakley the user simply types in the programs. Architectural firm Westlake Real Estate Company property address to his or Reed Leskosky has developed concep- focuses on the sale of his- her cell phone, sends to the tual plans for the proposed $50 million toric properties, leasing of common short code 46873 project, which would replace the vacant downtown/suburban retail (which spells out “HOUSE”) Corlett Building with a new facility and office space, and sale of and HouseFront will send between East 18th Street and East 21st Tori R. Nook luxury condominiums and a response that includes Street. If the project carries through, the homes. the home’s estimated value new arts complex would likely begin has represented landlords, With 22 years of commer- and characteristics includ- construction in 2010, after the com- national and regional tenants cial real estate experience, ing the number of bedrooms pletion of current university projects with various retail projects, Coakley’s accomplishments and bathrooms, total square including a new $35 million College of site selections and land reflect the completion of more footage, last sold date and Education and Human Services building acquisitions in Ohio. Nook than 450 office/retail lease neighborhood sales trends. to be complete in 2009 and a new $55 is a graduate of John Carroll transactions and the sale of The service is free, although million student union building to be numerous buildings, specifi- University, cum laude, and standard text messaging rates completed in 2010. P cally in downtown Cleveland’s has numerous professional apply.

www.propertiesmag.com 41 BILLBOARD

News about people, products, places & plans

For serious property hunt- mately 5,000 square feet of rose more than 25% over the ers, the service also includes retail space. previous month to approxi- an interface between the mately 158,000. When the user’s cell phone and an Data Indicates Jump in Nat’l nationwide foreclosure statis- online database (available at Foreclosure Listings tics for the current month www.HouseFront.com). (March 2007) are compared Updated quarterly fore- to similar numbers from 1900 Euclid Avenue Lofts closure data compiled by March 2006, foreclosure list- Bargain Network, an online ing activity in the U.S. is Building Under New 1900 Euclid Avenue Lofts Management provider of real estate fore- estimated to have climbed of downtown buildings that closures, pre-foreclosures and upwards of 50-60%. Coral Asset Management Coral Asset Management for-sale-by-owner property Data indicates that 4,478 Company, the third-party Company manages. listings and information, foreclosures were filed in management arm of local real Located across the street indicates that the number of Ohio during the month of estate development firm, The from Cleveland State foreclosures in the first quar- March (one foreclosure for Coral Company, recently University, 1900 Euclid ter of 2007 (January through every 1,067 households), a entered into a management Avenue Lofts Building was March) rose approximately 23% increase from February. agreement for the land- originally a 1920s era office 20% to 414,000 filings com- Approximately 13% of the mark 1900 Euclid Avenue structure that was transformed pared to the fourth quarter national foreclosure activ- Lofts Building in downtown into a residential community of 2006 (October through ity was comprised of land, Cleveland. The property joins featuring 80 contemporary- December). In addition, fore- commercial buildings, multi- 113 St. Clair and Statler Arms style apartments in 2002. closure activity in the most family residences, mobile Apartments in the collection The first floor offers approxi- recent month (March 2007) homes, etc. P

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42 Properties | May 2007 CLEVELAND’S LARGEST INVENTORY OF BRICK CLAY BRICK • EXPERT BRICK MATCHING • CONCRETE MASONRY GC Greater Calendar of Events Cleveland R Real Estate E Organizations O gcreo.com

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www.propertiesmag.com 43 FINANCIAL STRATEGIES

Smart use of fiscal planning & action

Closing the Deal everal months ago, we discussed the primary components of a SSale Contract, providing a brief description of each. I thought it might be a good idea to give additional details on some of the more critical components, since a few short sentences will not do justice to many. So for the next couple months, we will tackle one of the more mystifying ones, that being closing costs. Periodically over future issues, we will take a look at some others.

ALEC J. PACELLA Closing costs are simply all of the located. However, some closing costs ancillary costs that occur during the vary depending on the city or state, sale process and can be divided into two hence the term “local customs.” In the categories: (1) costs that are directly discussion below, I will note which spe- associated with the transaction, and (2) cific items are governed by local customs. income and expenses that have been or But these should always be confirmed, will be associated with the property. It is particularly if the property is located critical for both the Seller and the Buyer outside of Northern Ohio. to fully understand these costs. The amount of the sale price, the amount the Title costs Seller walks away with and the amount There are a whole host of costs associ- the Buyer needs to write the check for ated with the title work. The most costly are all very different numbers, dictated is the title policy, which is insurance that by the closing costs and how they are the title is agreed to at closing. The pre- pro-rated or shared. This month, we mium associated with this title policy is will talk about the direct costs that determined by the sale price. Other costs arise as a result of the sale of a property. include record release/reconveyance Next month, we will tackle income and costs, title and/or wire fees, recording expenses that are associated with the fees, among others. Local custom has the property and need to be divided between title costs, particularly the cost of the the Seller and the Buyer. But before we premium, are divided evenly between get into a detailed discussion, a quick the Seller and the Buyer. One side note word on what I’ll term “local customs.” on title costs: if the Buyer is concur- Many closing costs are handled the same rently pursuing a loan to purchase the way, regardless of where the property is property, the lender may require that

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44 Properties | May 2007 additional endorsements and require- the broker that dictates the amount and ments be made by the title company. Heard Here First timing of the payment. The additional costs that may arise from the lender requirements are usually the The Soothsayer If you are a regular reader of Legal fees sole responsibility of the Buyer. this column, you may recall a bold prediction In many transactions, the Seller and that I made in the January 2005 issue. At the Buyer consult their respective attor- neys to facilitate the deal. I’ve said it Escrow fee that time, I said that although 2006 would be This is the fee that is charged by the before and I’ll say it again: the best another big year in the Cleveland investment escrow agent (usually the tile company) advice that I can give you is to consult for their services. Escrow agents serve market I thought that 2007 would be a with a good attorney. It is money well a valuable role in a closing, as they are blockbuster. Fast-forward to the end of the first spent. In this instance, the Seller and the pivot point between all of the inter- quarter 2007 and the total investment volume the Buyer are typically directly respon- ested parties. They collect, verify and thus far has been almost $400 million. Stay sible for any legal costs that they incur. re-distribute all of the pertinent docu- tuned to see if I should be trading in my HP10B Next month, we’ll conclude this dis- ments and monies among the Buyer, the for a deck of tarot cards. –AP cussion of closing costs, moving onto Seller, the Lender, the Broker and the the dividing of income and expenses municipality. Escrow fees are typically the brokerage fee is the responsibility of associated with the property. P split evenly between the Seller and the the Seller, as they engaged the broker to Buyer according to local customs. assist them in selling the property. There Alec Pacella is regional manager for First is usually a separate agreement, either a Industrial Realty Trust, Inc. He can be reached Transfer tax formal exclusive agreement or a com- by phone at 216.525.0968 or by email at This represents a tax on the sales mission letter, between the Seller and [email protected]. proceeds that is assessed by the county in which the property is located. In all of the counties in Ohio, this tax is equal to $4 per $1,000 of value as established by the transfer price. This is sometimes called Tax Stamps or Conveyance Fee. Local custom has this item being totally paid for by the Seller, with the logic being that the Seller is getting the full benefit of the sales proceeds so they #ONSTRUCTION-ANAGEMENTs0ROJECT-ANAGEMENTs$ESIGN"UILD#ONSULTING should have the full liability of any tax s#OMMERCIAL s2EMODELING s.EW#ONSTRUCTION s"UILDING)NSPECTORS associated with these proceeds. However, s)NDUSTRIAL s2ESTORATION s3PACE0LANNING s&URNITURE there can be pushback on this item from time to time, particularly when the sale (ANNA"UILDINGs#LEVELAND /HIO prices gets into the multi-millions. Due diligence costs Typically, the Buyer will be directly responsible for any due diligence costs that arise during their inspection period. These can include items such as environmental studies, surveys, appraisals, mechanical and structural studies, etc. However, these items can get a bit fuzzy at times. For instance, the Seller may be asked or even required to provide an environmental study or a survey. This NORTH COAST CONCRETE may not be an issue if these types of studies have been recently completed and it is usually less expensive and faster • On-Time Performance for the Buyer to update an older study rather than starting one from scratch. • Quality Workmanship However, it may be a bit more problem- • Customer Satisfaction atic if the Seller’s cupboards are bare. Member of: Brokerage fee 216-642-1114 This is the sale commission that is www.northcoastconcrete.com payable if the Seller was using the ser- 6061 Carey Dr., Valley View, OH 44125 vices of a real estate broker. Typically,

www.propertiesmag.com 45 46 Properties | May 2007 +'Dfi\P\Xij 8iZ_`k\ZkliXc]`idN\Y\iDlig_p=focffbjkfk_\]lkli\ By Jessica Nelson | Photos courtesy Weber Murphy Fox orty more years” is the new tagline at the Weber Murphy Fox Cleveland branch office. È=This year marks the regional architectural firm’s 40th anniversary. Headquartered in Erie, Pennsylvania, Weber Murphy Fox’s business base has expanded to Ohio, Michigan and New York State thanks to forward-looking practices and a unique, all-inclusive approach to construction management. “We are absolutely convinced that wrap the construction around it,” says to a building they’ll want to look at,” this a great point of departure,” says Chuck Haynes, director of marketing. Hoffman says. Douglas Hoffman, AIA, principal. “Let’s Clients pay one flat fee up front and “It’s both sides of the equation work- move ahead with it.” Weber Murphy Fox adjusts building ing towards a common goal,” Haynes plans moving forward. says. K_\Y`^^\jkd`c\jkfe\ “Our method of construction manage- When Weber Murphy Fox introduced ment was a little different than the way CXb\

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4HEPROFESSIONALSOLUTIONTOFIGHTINGPOORINDOORAIRQUALITY LOCAL FLAIR Locally, Weber Murphy Fox has completed work for a wide range of clients, including Jacob’s Field, Gilbane, Pioneer Standard Electronics, Ohio Savings Bank, Bank One and Cleveland State University (above).

the Pepsi Amphitheatre and Dobbins Tower, dock, gazebo and marina. Weber Murphy Fox also created a cultural center by converting a decom- missioned power plant into the Maritime Museum, which houses the U.S. Brig Niagara, permanently berthed in Erie. An expansion of this project created the largest public library built in Pennsylvania in the 20th century. “Not only were we instrumental in the design but we were also instrumental in leading the community to the decision 3INCE APOWERFULFORCEIN(6!#SYSTEM making process,” Hoffman says. HYGIENEANDCOMMERCIALINDUSTRIALCLEANING ÞÊ>ÌÊ{{äÇÎx£xäxÊÉÊnääÓÎäÓ markets such as corporate spaces, banks,

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The Kingsview GONE GREEN The firm’s Cleveland office was built to be as green as possible and features exposed concrete flooring, exposed ceilings and recycled carpets. Landscape Co. schools and universities, health care “That’s one of the directions through Complete Landscape Service facilities, recreational venues and even which this company will continue to Commercial • Residential religious buildings. grow: understanding the business case A specialist helps to organize each with studio expertise,” says Haynes. “It 330.468.0086 project team by researching and sharing is not us grey-haired guys who are going current best practices in a specific verti- to get to the next 40 years, it is the cal market. next generation. The mentoring has to Specialists In: “It’s all about the passion,” Haynes happen.” • Professional Design by a says. “That’s how you really become an • Landscape Architect expert. We really are flexible. We allow +'dfi\p\Xij • Luxurious Stone & Brick people to create their own niche.” “The company has always had a for- Patios - Walks Several employees teach architecture ward looking view,” Hoffman says. “We • Perennial Gardens - Rose and design at Kent State University are all about trying to be an integrated & Herb Gardens and Penn State University. Many are service. It always looks ahead.” • Tree & Shrub Installations published authors. Most are actively The firm’s long-term goals include - Mulch involved in arts and community orga- opening more branches in the Carolinas, • Lawn Seed & Sod nizations including Big Brothers Big adding mechanical and electrical divi- • Water Features - Night Sisters, Rotary Club and the Girl Scouts sions to its in-house services, and Lighting to determine community needs and to focusing on green design. • Wood Decks & Fences groom the next generation of Weber In fact, the Cleveland branch office • Sprinkler Systems Murphy Fox team members. was built and designed to be as green as The firm actively recruits graduate possible as a functioning demonstration student interns. Three years ago when model for clients. The floor is exposed Services Include: Herm Weber was a foreign lecturer at concrete, the ceilings are open and • Weekly Lawn Mowing Chang Mai University in Thailand, exposed, the carpets are recycled, and Services the firm arranged an exchange program the kitchen area cupboards are made of between itself, local colleges and local pressed sunflowers. • Shrub Trimming architectural firms and the School of Weber Murphy Fox recently won a • Fertilizer Programs Architecture at the university. The pro- $25 million project in New York State • Lawn Aeration gram has expanded to several national to design and build Holiday Valley’s • Tree & Stump Removal firms and gives architecture exchange Tamarack Club, a luxury resort time- • Old Landscape Tear-outs students an opportunity to experience share community that will include working and designing in different cul- living, shopping, dining and recreation • Spring & Fall Clean-ups tures. areas. • Snow Plowing & Salting “Mentoring is the way you learn,” “Let’s add the services; let’s add the • Tractor Work & Field Hoffman says. offices; let’s add the creativity, whether Mowing It is also the way that the Midwest’s it be through development or educa- next generation of architects and build- tional ventures,” Hoffman says. “That’s ers will find their passions and cultivate what we want to do.” P 287 Seiberling Drive specializations. Sagamore Hills, OH 44067

www.propertiesmag.com 51 HVAC & PLUMBING SYSTEMS

Artful Engineering Protecting priceless paintings at The Cleveland Museum of Art requires close HVAC tolerances By Jeanne Bluffstone | Photos courtesy Karpinski Engineering hen it comes to renovating a structure as important as Cleveland’s world-class Museum of WArt, aesthetics is only one critical component. Equally, if not more important, is the planning of heating, air conditioning and ventilation systems that ensure precise control of humidity and interior temperature. Stringent values must be maintained in order to protect the condition of the museum’s irreplaceable artwork. A great deal of planning goes into a rently under construction replaces the major project such as the one at the art 1956 addition in phase one and the 1989 museum. In addition to planning systems addition in phase two, which has not yet that protect the museum’s collections, commenced. there is historical value in the buildings At present, the renovation, which and careful attention is required in order started last year, is 75% complete. The to protect both the buildings and the first building to be completed and opened treasures they house. was the Breuer building which now houses an exhibit of Monet artwork. The Renovating the buildings in stages COOL ART HVAC is a crucial component of most recent building, the one built in The original art museum building, renovating The Cleveland Museum of Art. the ‘80s, will be torn down and replaced which will remain intact, dates back to with a new structure in the second phase 1916. That is the portion that faces the This second addition was designed by of the current construction project. reflection pond. Over the years, as the well-known New York architect Marcel museum and its contents grew, a first Breuer. In the late 1980s another addi- Experience in historical preservation addition was commissioned and built in tion was added to the structures that Karpinski Engineering is more than 1956 and a second in 1971. existed at that time. The project cur- familiar with renovations of historical and artistic value. The firm was the engineer for the renovation and expansion Givens Geotech of Severance Hall a few years ago and designed the HVAC system’s renovation Jerry B. Givens, P.E. and expansion for that building project. Geotechnical Engineer It also designed the HVAC, lighting and plumbing systems that are the lifeblood 1745 Richmond Road Lyndhurst, Ohio 44124 of the renovated portions of the art Phone (216) 297-9950 Fax (216) 297-9951 museum expansion project. Just as rapid changes in temperature Geotechnical Explorations and humidity can adversely affect the condition of priceless musical instruments, so do paintings, canvases and paint respond in different ways to sudden changes in humidity and temperature. Charles Schulz Knowing that, close tolerances are Building Company required to maintain environmental con- sistency throughout the year, according to Dennis Wessel, senior vice president General Contractor and director of marketing for Karpinski Commercial - Industrial Engineering. 216-749-0200 The Breuer Building, the addition to the building at the museum’s entrance www.cschulzbuilding.com from the parking lot drive, is the first of the existing museum buildings to open

52 Properties | May 2007 Sheet Metal and Air Conditioning Contractors National Association

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TIGHT WRAP Karpinski sealed supply ducts in the museum’s original 1916 building. after the renovation and is one of only two Cleveland buildings designed by the famous Hungarian-born architect. It will also remain as the only building designed 4HE)NSTALLED(EATAT'ATEWAY!RENA 3OCIETY4OWER ANDTHE#LEVELAND,IBRARY by Breuer after the Cuyahoga County’s planned demolition of the Ameritrust ,OCAL#HROMALOXAND2EPRESENTATIVE #LEVELANDAREASTOCKINGDISTRIBUTORS Building. $ON"URGER )NC #LEVELAND(ERMETIC Systems that are critical, yet hidden #OMMERCE0ARK #LEVE &AMOUS3UPPLY#O 0HONE s&AX ,EFF%LECTRIC The engineering required for an intri- WWWANDERSON BOLDSCOM 7OLFF"ROS3UPPLY cate project such as the Cleveland Art &ORINFORMATION CALL'UY-ERCEROR-ARLENE(OLDERMAN Museum included heating and air conditioning, electrical power and power for the lighting, among others. “While we didn’t do the actual lighting design, we assisted with that and provided all the power for the lighting as well as the plumbing design for the renovations,” Wessel says. The most critical part of the engineering was the heating, air conditioning and ventilation because of the environmental control accuracy required for the artwork. “If the building gets too hot or too A full service fire safety company providing: cold, or too humid or too dry, there could be deterioration of the artifacts,” • Division 10 fire extinguishers/cabinets/fire safety he says. “Something that most people don’t realize is when relative humidity products to the construction trades changes rapidly in an environment that • Fire protection contracting services to property houses ancient works and art, significant owners/managers stress and pressure can be placed on the artwork by the resultant change in vapor pressure.” In the summer, the air conditioning equipment has to remove humidity from the air and in the winter, it has to spray www. county-fire.com steam into the air to add humidity, thus keeping not only temperature, but also 888.528.0928 • Cleveland/Akron: 330.633.1014 humidity constant. Fax: 330.633.2779 “We are trying to maintain a particu- 310 Geneva Ave., Tallmadge, OH 44278 lar temperature and humidity tolerance

www.propertiesmag.com 55 HVAC & PLUMBING SYSTEMS

– 70-72 degrees and 48-52% relative to produce cold water that is distributed exists under Severance Hall’s basement humidity,” Wessel says. to air handling equipment which subse- floor. Severance’s tunnel is made of To provide humidification in the win- quently and delivers the conditioned air concrete; those at the art museum are tertime, rather than using steam from to various parts of the building. approximately six feet high and four feet the nearby Medical Center Company When the engineers started work- wide and are made of brick. Although located between CWRU and University ing in the original building, they the tunnel remained intact, it had to be Hospital, Karpinski installed a clean discovered that the equipment in the cleaned prior to use. steam system that emits no chemicals building had been installed in 1916. Additionally, the majority of the origi- and uses soft water to produce steam The system worked by taking return nal sheet-metal supply air ductwork in without introducing any particulates air out of the building and running it the 1916 building was concealed within into the air stream, says Wessel. through two brick return air tunnels. interior brick walls of the building con- Cooling for the museum is provided It’s the original tunnel, and interest- struction. In order to avoid the costly by large water chillers which are used ingly enough, the same type of tunnel removal and replacement of this brick construction existing ducts were to be reused but had a considerable amount of leakage due to the original method of construction. Eliminating this leakage was going to be a challenge. A rela- tively new duct sealing method, which was developed at Lawrence Berkley Laboratories in California, was investi- gated and used successfully. This sealing Since 1972 process utilizes a water-based sealant, C o m m e r c i a l & R e s i d e n t i a l which was tested by the museum cura- tor and determined to be safe for use • Curbing • Concrete Pavement • Concrete Walls • Concrete Footers • Stamped Concrete • Drain Tiles in the proximity of the artwork, which is sprayed into the ducts. The material 6299 Hastings Drive • Seven Hills, OH 44131 • 216-447-9990

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56 Properties | May 2007 Basement Waterprooﬁng • Sewer Cleaning & Repair • Plumbing Services • Residential & Commercial

congeals at holes in the ducts eventually closing up these penetrations, consider- LPHONSO ably reducing the original duct leakage.

Filtration system keeps air, art clean & SON, INC. Obviously, because of the artwork, A Specializing in Preventative Maintenance the filtration system in the building has to be high-efficiency, so it has not 25057 Broadway Avenue, Cleveland, Ohio 44146 only high efficiency filtration for remov- Phone: 440-232-1418 • Fax: (440) 439-2863 • [email protected] ing particulate matter, but also uses a gas phase filtration that uses a mixture of chemicals, primarily activated carbon and potassium permanganate, to remove aerosols and chemicals from the air. The filters remove particles and contaminants such as formaldehydes in Brennan carpeting, aerosols and other organic and associates chemicals. Heating & Cooling Karpinski Engineering worked with New York architect Rafael and Vinoly Commercial, Industrial & Residential on the project, says Wessel. Vinoly also designed the Lawrence Convention Center in Pittsburgh, which is the largest LEED certified convention center in Specializing in Computerized the country. “While the architect designs the vis- Preventive Maintenance ible portions of the buildings, what we & Service Contracts engineers design most people don’t see,” Wessel says. “But our systems have to work or there would be a lot of problems. Without our engineering, the constructed buildings wouldn’t have light or heating and cooling, and would be virtually unoccupiable.” Some of the systems are very high tech. “We designed a digital automation system for the art museum that controls all of the heating cooling and lighting,” he says. “The system is run by a central terminal that is controlled by the building operators. The system monitors what’s happening all over the building and can tell if the HVAC and lighting are operating properly. Lighting can be turned off and on automatically and temperatures can be reset as necessary from this remote location.” P

For more info on Karpinski Engineering (www. karpinskieng.com), contact Dennis Wessel, 24 Hour Services Design, Build & Installation senior vice president and director of marketing, In Business Over 30 Years 3135 Euclid Ave. in Cleveland, or email him at (216) 391-4822 [email protected]. www.brennanhvac.com “Trust Our Professionals”

www.propertiesmag.com 57 Mechanical Contractors' Association of Cleveland

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THE CLEVELAND PLUMBING CONTRACTORS’ ASSOCIATION, INC. Mechanical, Plumbing Contractors on the Move MCA, CPCA presidents announce recent organization news Photos by Mort Tucker Photography

he president of the Mechanical President Jim Neiheiser says. “We have Contractors’ Association of a program in place to replenish our field T Cleveland (MCA) and the president workforce and that’s called apprentice- of the Cleveland Plumbing Contractors’ ship, but we have never developed a Association (CPCA) have two things program to replenish our management in common. First of all, both of their workforce. Well now we have that pro- organizations are under the administra- gram in place and it is off to a good tive umbrella of the Mechanical and start.” Plumbing Industry Council (MAPIC), The faculty advisor is in place and and secondly, they both have some TWO WITH NEWS MCA President James KSU, Local MCA and National Neiheiser and CPCA President Scott interesting news to tell. MCAA have signed off. The first 12 Wallenstein have projects in the pipeline. MCA President James Neiheiser students held their inaugural meeting is anxious to announce that MCA industry by inviting the students to par- in April. Nationwide, this will be the of Cleveland has established a stu- ticipate in MCA meetings and seminars 39th student chapter. It couldn’t have dent chapter at Kent State University and by instituting an internship program come at a better time, Neiheiser says, (KSU). This student chapter will be whereby KSU students can work for because the National MCAA Student housed in the brand new Construction MCA members during the summer or Chapter’s annual summit will be held Management Department at KSU. part-time during the school year. in Cleveland this October. These KSU The purpose of the chapter is to expose “We look at this student chapter as an students will also be sponsored by MCA students to the mechanical contracting apprenticeship program for contractors,” of Cleveland to attend the MCAA Complete Abatement & Environmental Services

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60 Properties | May 2007 National Convention in California next March, where they will compete with Heard on the Hill the other 38 chapters in a contest to win scholarships. Coleman Spohn president testifies before U.S. House of Reps Neiheiser is also pleased to announce that MCA and its union partner, oleman Spohn Corporation Pipefitters Local #120, are about to President Lonnie Coleman testified undertake some community volunteer C on Capitol Hill last month before projects. For seven years, MCA and the House of Representatives’ Small Local #120 provided free pre-winter fur- Business Committee, urging Congress nace maintenance for senior citizens, to repeal the 3% withholding provi- and now they are extending heating, air sion. Coleman, a past president of the conditioning and sprinkler services to Mechanical Contractors’ Association non-profit organizations. According to of Cleveland (MCA), was representing Neiheiser, if a non-profit, community- MCAA and five other union-signatory based organization that provides service construction employer associations in to needy individuals requests help, MCA the Campaign for Quality Construction and Local #120 will consider that request (NECA, SMACNA, ICE, TAUC and and try to provide a free service. FCA). Scott Wallenstein, president of CPCA, At the hearing, he stressed the imme- also has a few things to brag about. diate need for repeal of the added CPCA’s education and promotion arm, withholding provision as proposed in the Meek-Herger repeal bill, H.R. 023. HOUSE BOUND Representing MCAA Neiheiser and Wallenstein agree The subject of the hearing has attracted and other construction employer opposition from business groups in varied associations on a recent D.C. visit, Lonnie that there are many positive industries and public purchasing agencies Coleman urged Congress to repeal the that argue against high administrative 3% withholding provision. advances going on in the union and contract costs that jeopardize agency mechanical and plumbing procurement goals. Lonnie also discussed a wide array of possible procurement and fiscal reforms that could be used to close the gap without burdening tax com- industry, and those advances will pliant construction contractors with even further contract payment withholding. pay dividends in the future. He suggested ways to improve the screening of responsible bidders and offerors with tax compliance certification requirements. He also emphasized the need to reform misclassification of employees as independent contractors as a way to close CPI, has initiated a cooperative program a big part of the tax gap, and the ongoing need to eliminate retainage and require with the Cleveland Clinic’s Children’s prompt payment by government agencies at all levels. Hospital. The Clinic informed CPCA Coleman is the chairman of the Government Affairs Committee at the that hot water tanks and infants don’t National MCAA, a position he has held for six years. One of his credentials always get along that well. In fact, accord- is that he is currently treasurer of MCAA and in two years will be the national ing to the Clinic, scalding during bath president of MCAA, a spot that hasn’t been held by a Clevelander since Horace time is a frequent occurrence for infants Wetzell of the Smith & Oby Company in 1958. Coleman will be the first minor- because bath water that is comfortable ity contractor to be president of this 118-year-old organization. P to an adult could burn an infant. So CPCA and CPI put their heads together #55 to enhance productivity, profes- and union members on the value of the and developed and anti-scald kit that sionalism and the image of the plumbing new Standards for Excellence. includes an informative brochure on industry. CPCA and Plumbers’ Local Neiheiser and Wallenstein agree that the safe way to bathe newborns and a #55 have adopted the Standards for there are many positive advances going plastic (credit card size) thermometer. Excellence, which are guidelines for on in the union mechanical and plumb- To date, 7,000 of these kits have been professional behavior, efficient produc- ing industry, and those advances will pay distributed to new mothers as they were tivity, quality workmanship, high ethics dividends in the future. In the meantime, discharged from one of the Cleveland and a positive image. Local #55 and MCA and CPCA remain strong and Clinic Hospitals. CPCA have established a new commit- vital, and in the forefront on mechanical Wallenstein is also proud to announce tee called the Industry Standards Group and plumbing issues, Neiheiser says. P a new joint effort with Plumbers’ Local (ISG), which will educate contractors

www.propertiesmag.com 61 HVAC & PLUMBING SYSTEMS

Living, Breathing Buildings Automation, integration of quality components key to superior HVAC systems By Greg Drensky building’s automation system isn’t just for heating, ventilating and air conditioning (HVAC) Ae quipment any more. Today’s world allows access into many more aspects of a building’s operation, maintenance, security and safety. Discerning owners should look at their buildings as complete living, breathing systems where everything can and should work in conjunction. This allows for access to the building’s vital systems, which provides for easier and more complete maintenance. The various components that should be considered for energy management and integration are HVAC equipment, lighting control, smoke control, card access/security, and closed circuit television (CCTV). All of these components can be viewed and/or accessed through a common front end either through a PC on site or remotely with internet access. This is what is referred to as integration; the connection of various system components through a common link (the building automation system or BAS). HVAC equipment has been utilizing smoke control systems themselves, they ery docks, power equipment, HVAC direct digital control (DDC) systems can be integrated into the BAS to moni- equipment or parking lots. Some CCTV since 1980 to schedule, maintain and tor them. The BAS can contain floor systems can also provide motion sensi- diagnose systems. Most of the major plans, which will show areas that are in tive cameras, which will save on energy control companies have migrated into alarm, test or normal mode. If a condi- and storage space on your server. open protocol systems (BACnet or tion changes an email or page can be Do you have a campus of build- Lon), knocking down the proprietary sent to notify someone of an alarm and ings? That is not a problem. Access to wall and giving owners an open system the location of that alarm. any building in a campus can be done with more control over their buildings Unfortunately in today’s world card through the Internet or with a wireless and their budget. Practically all HVAC access and security in buildings is a system that will transmit information manufacturers can provide their equip- high priority. Many Integrators have between buildings. Access can be pro- ment with factory mounted BACnet or a BACnet or Lon based card access vided with a user id and password, and Lon controls which allows the Integrator system, which will provide critical infor- for any predetermined security level. to communicate directly with the equip- mation such as access control, activity This allows for remote viewing of the ment. monitoring, intrusion detection, alarms, building by maintenance, security, man- Lighting control is often integrated and floor plan graphic displays. This agement or owners at any time. into the BAS as well. This provides provides an owner with up to date access Finally and most importantly make a common point of scheduling which to see who is in the building and who sure the Integrator provides a complete leads directly into energy management. can enter the building, along with email and detailed point-to-point commission- Lighting accounts for approximately or pager notification of any alarms. Did ing report. This report goes through each 33% of a buildings overall energy use. you change the locks the last time an and every point of interest in the BAS to Ohio Building Code requires that a employee left your company? A card insure that all components are working, lighting control system be provided in access system is a simple way to manage communicating, coordinated and acces- all commercial buildings. Typically the who can and cannot enter your build- sible through the front end. This will majority of lights are scheduled in con- ing. guarantee an operating system per your junction with the HVAC equipment so CCTV systems can and often do requirements. they operate in tandem during occupied accompany a card access system. The When you combine all of these build- times. Some systems also utilize motion CCTV system will record all activity ing components into one complete and detectors to limit energy consumption in at points of interest and can be viewed automated system you gain the advan- areas that are not consistently occupied. through the BAS. Often they are placed tages of one common point of access. Smoke control is of course an impor- at entrances to monitor visitors coming With a single point of access it is easier tant and vital portion of your building. into buildings, or other critical areas for the users to be trained, navigate and While the BAS cannot control the of the building or site such as deliv- utilize the system to its full potential.

62 Properties | May 2007 Just as well you save on installation costs by not having redundant systems, and having only one point of contact for updates, service and maintenance of the system. There is a lot of technology present that should be taken advantage of to Got Mold? increase your building’s efficiency, safety and security for you, your clients and your Mold found indoors may cause harmful effects like employees. At a minimum you should allergies, bronchitis and asthma. This translates into look into the specific costs and advan- tages of these systems for your buildings. higher absenteeism, health insurance premiums, Estimates and consultations are free services that an Integrator will offer so and Workers’ Compensation claims. you can evaluate the need, requirements and level of sophistication your building requires. P Indoor Air Quality Specialists in Mold Remediation and HVAC Systems Cleaning Author Greg Drensky is the Marketing Manager at Jacco & Associates located in Hudson. Jacco has been providing Alerton and Honeywell 216-281-8700 Energy Management and Integration systems www.deltawhq.com since 1989. You can contact him at (330) 342- 9400 extension 126 or [email protected]. 5215 Denison Avenue Cleveland, OH 44102-5847

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www.jacco.com 330:463-0100 Cleveland LORIG 330: 342-9400 Akron MECHANICAL, INC. Fax: 330-463-0101 61 Milford Drive 2317 Pearl Road, Medina, Ohio 44256 Hudson, OH 44236 330.273.7344 • Fax 330.225.9276

www.propertiesmag.com 63 CONSTRUCTION PROGRESS REPORT

Updated info on important projects in the region

PN-S0411008 DETAILS: 28,000 SF; sitework; utilities; concrete; www.cityofavon.com HEADQUARTERS BUILDING mechanical; electrical; HVAC; painting; (440) 937-7800 Lorain County Community College Technology plumbing; lighting; wood and plastics; OWNER: Greater Cleveland YMCA Park drywall; insulation; doors and hardware; 2200 Prospect Ave. Elyria, OH (Lorain Co.) masonry; glass and glazing; metals; floor Cleveland, OH 44115 CONTRACTING METHOD: G.C. Subcontracts coverings; finishes; fire suppression. (216) 344-0095 STATUS: Owner awarded tax credits; planning is DETAILS: Approx. 70,000 SF; swimming pool, exer- underway. PN-S0412046 cise equipment and rooms for audult and OWNER: Equity Trust YMCA RECREATION CENTER children’s activities; concrete; masonry; 225 Burns Road Avon, OH (Lorain Co.) structural steel; wood and plastics; roof Elyria, OH 44035 CONTRACTING METHOD: G.C. Bids (By Invitation membrane; insulation; steel doors/hard- (440) 323-5491 Only) ware; caulking; glass and glazing; painting; G.C.: Williams Brothers Builders, Inc. STATUS: Planning is preliminary; construction pos- drywall; floor coverings; toilet and bath 686 Sugar Lane sible in 2008. accessories; plumbing; HVAC; electrical; Elyria, OH 44035-6310 OWNER: City of Avon lighting. (440) 365-3261 FAX (440) 365-5674 36080 Chester Road Avon, OH 44011 PN-R0614070 NEW POLICE DEPARTMENT Chagrin Falls, OH (Cuyahoga Co.) ESTIMATED AMOUNT: $5,700,000 CONTRACTING METHOD: Public Bids UPDATE: Consultant is assessing possible locations; owner will seek a bond issue in 2008. OWNER: Village of Chagrin Falls 21 West Washington Street Chagrin Falls, OH 44022

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64 Properties | May 2007 (440) 247-5050 CONSULTANT: Horne & King Architects 7219 Sawmill Road, Suite 106 Dublin, OH 43016 www.horneandking.com (614) 766-6711 FAX (614) 766-6713 DETAILS: Approx. 27,000 SF; offices; dispatch area; restrooms and locker rooms; possible firing range; sitework; concrete; masonry; HVAC; doors and hardware; glass and glazing; electrical; drywall; toilet and bathroom accessories; lighting; painting; floor cover- JANCE & COMPANY, INC. ings.

PN-R1208034 GH56@=G<98 BEHAVIORAL HEALTHCARE FACILITY To be determined, OH (Cuyahoga Co.) ESTIMATED AMOUNT: $68,250,000 • General Contractor CONTRACTING METHOD: Public Bids UPDATE: Announcing architect; bid schedule to be determined. • Construction Manager OWNER: Ohio Dept. of Mental Health 30 East Broad Street • Design – Build Suite 1160 Columbus, OH 432153430 www.mh.state.oh.us (614) 466-5060 FAX (614) 644-5621 “Building Confidence” ARCHITECT: Hasenstab Architects, Inc. 8666 Tyler Boulevard (440) 255-5800 190 N. Union St. #400 Akron, OH 44304 Mentor, Ohio 44060 (440) 255-1508 Fax www.hainc.cc www.jance.com (330) 434-4464 FAX (330) 434-8546 DETAILS: Project No. 580-2006-178

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• Landscape maintenance 6ÃÌÊÕÀÊÃ ÜÀÊ contracts - extraordinary ÌÊÃiiÊ>ÊÌ iÊ«ÃÃLÌiÃ° seasonal color plans • Snow & ice management • Irrigation installation & repair - certified backflow testing #ULTURED3TONE¤PRODUCTS P R O D U C T S • Daily/weekly routine property inspection & maintenance AREANIDEALCOMPLEMENT • Retaining walls, pavers, FORANYTYPEOFCOMMERCIAL planting, surface drainage and BUILDING FROMOFlCE erosion control -ASON3TRUCTURAL 3TEEL )NC BUILDINGSANDCOUNTRY 440-526-3257 .ORTHlELD2D CLUBSTORETAILSPACES 7ALTON(ILLS /HIO 330-239-1995 RESTAURANTSANDHOTELS fax 330-239-0265 4843 Ridge Road ÜÜÜ°>ÃÃÌii°V Wadsworth, Ohio 44281 3ERVING.ORTHEAST/HIO3INCE

www.propertiesmag.com 65 New facility will provide a secure environment for residential patient units, recovery/treatment space, full kitchen and dining facilities, outdoor recreation and required support operations consisting of administrative offices, food and bulk storage facilities and maintenance operations

PN-S0406002 HEADQUARTERS BUILDING Akron, OH (Summit Co.) South Main Street ESTIMATED AMOUNT: $10,000,000-15,000,000 CONTRACTING METHOD: Owner Subcontracts STATUS: Owner recently signed a memorandum of understanding with city; a fall 2007 CONSTRUCTION CLEANING SPECIALISTS groundbreaking is planned. OWNER: Signet Development Ltd. COMPLETE FINAL CONSTRUCTION 75 East Market Street Akron, OH 44308 CLEANING (330) 762-9102 DETAILS: New headquarters building for owner; FROM FLOORS TO SKYLIGHTS 50,000-100,000 SF three- to five-story structure; concrete; masonry; structural WE CAN HANDLE ANY SIZE PROJECTS steel; wood and plastics; drywall; insulation; doors and hardware; glass and 4067 Erie Street, Willoughby, Ohio 44094 glazing; electrical; HVAC; mechanical; Phone: (440) 946-3700 • Akron Phone: (330) 376-7272 metals; floor coverings; elevators; fire pro- Fax: (440) 946-8803 tection.

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66 Properties | May 2007 Hudson, OH (Summit Co.) , E T 5 S 4 A K E # A R E O F 9 O U R ESTIMATED AMOUNT: $7,000,000 CONTRACTING METHOD: G.C. Bids (By Invitation , A N D S C A P I N G A N D Only) STATUS: Conceptual site plans have been ' R O U N D S -A I N T E N A N C E approved. # / - - % 2 # ) ! , OWNER: Hudson Community Chapel , ! . $ 3 # ! 0 % ! 2 # ( ) 4 % # 4 3 650 W. Streetsboro Street 3 ) . # % Hudson, OH 44236 (330) 650-9533 ARCHITECT: Braun & Steidl Architects - Akron R.B.STOUTINC. 1041 West Market Street LANDSCAPE CONTRACTORS Akron, OH 44313 www.bsa-net.com Bath, Ohio (330) 666-8811 1-800-896-8811 (330) 864-7755 FAX (330) 864-3691 DETAILS: 31,787 SF addition to existing 77,945 SF facility; two-story children’s min- istry addition on the western corner; !"#$%&'()%*+,(,'%-%."/+,$#0,1"/%2/+#$(/0'%3$"4'++1"/()%% interior expansions for a larger nursery; two-story teen worship center on the southeast corner; atrium expansion; concrete; metals; lighting; electrical; painting; HVAC; drywall; insulation; wood and plastics; floor coverings.

PN-S0404014 MARITIME MUSEUM Vermilion, OH (Lorain Co.) !"#$%&"'()*+&'(,("-) ESTIMATED AMOUNT: $10,000,000 CONTRACTING METHOD: G.C. Bids (By Invitation ./#0)12"#$+-/"3) Only) or Negotiated G.C. STATUS: Owner is fundraising and interviewing firms to conduct a feasibility study. !"#$%&'()*#+,"-.+(/,%*(!%&0"(1212( OWNER: Great Lakes Historical Society 480 Main Street !"#$%#&%#'()*("!+'%, P.O. Box 435 -../-01/2..1 Vermilion, OH 44089 +$"#***@%A%+***@AB#CD&!E* (440) 967-3467 DETAILS: 40,000 SF facility to house a full-scale rep- %()A&+***F%,&#+* 333/45657889:;<=>/?79* lica of a Great Lakes schooner; space for permanent and traveling exhibits, work- shops and events; to be located on the former Lorain pellet terminal; concrete; electrical; lighting; painting; mechanical; wood and plastics; masonry; sitework; drywall; insulation; doors and hardware; floor coverings; glass and glazing.

PN-P0121002 RICHARD HOWE HOUSE RENOVATION Akron, OH (Summit Co.) S. High St. ESTIMATED AMOUNT: $1,500,000 CONTRACTING METHOD: G.C. Subcontracts ! #ONSTRUCTION-ANAGEMENT UPDATE: Announcing architectural team; construction schedule to be announced. OWNER: Ohio & Erie Canal Corridor Coalition ! 'ENERAL#ONTRACTING 520 South Main Street, Suite 2452 Akron, OH 44311 ! (330) 434-5657 $ESIGN"UILD ARCHITECT: Braun & Steidl Architects - Akron 1041 West Market Street Akron, OH 44313 www.bsa-net.com 4HE+RILL#O )NC (330) 864-7755 FAX (330) 864-3691 -AIN!VENUE!#LEVELAND /( ! !WWWKRILLCOM

www.propertiesmag.com 67 ARCHITECT: Chambers, Murphy & Burge Architects LAKEFRONT DEVELOPMENT www.cityarch.com 43 E. Market Street, Suite 201 Beachwood, OH (Cuyahoga Co.) 24801 Lakeshore (216) 881-2444 FAX (216) 881-6713 Akron, OH 44308 Blvd. DETAILS: 30 floating homes; three stories; concrete; (330) 434-9300 FAX (330) 434-9331 ESTIMATED AMOUNT: $75,000,000 masonry; metals; wood and plastics; doors G.C.: Welty Building Corporation CONTRACTING METHOD: G.C. Bids (By Invitation and windows; glass and glazing; drywall; 123 S. Miller Road Only) painting; carpeting; HVAC; fire protection; Akron, OH 44333 UPDATE: Announcing contracting method; project plumbing; lighting. www.weltybldg.com is being redesigned. (330) 867-2400 FAX (330) 864-4566 DEVELOPER: K & D Group Inc. PN-S0215003 DETAILS: Two stories; convert historic 1836 house 4420 Sherwin Road BEREA RECREATION CENTER EXPANSION into canal-trail visitor center and offices; Willoughby, OH 44094 Berea, OH (Cuyahoga Co.) Front Street electrical; plumbing; brick work; carpentry; (440) 946-3600 FAX (440) 946-8760 ESTIMATED AMOUNT: $5,000,000 structural; HVAC; plaster; drywall; finishes. ARCHITECT: City Architecture Inc. CONTRACTING METHOD: Public Bids 3634 Euclid Avenue, Suite 100 UPDATE: Announcing architect; bid schedule to be PN-R1226033 Cleveland, OH 44115 determined; plans are in design. OWNER: City of Berea 11 Berea Commons Berea, OH 44017 www.bereaohio.com (440) 826-5800 ARCHITECT: RCU Architects 7311 Valleyview Drive WWWWOODHILLSUPPLYCOM Independence, OH 44131 (216) 524-6068 FAX (216) 524-6072 DETAILS: Approx. 30,000 SF; sitework; concrete; masonry/brick; rough carpentry; glass & )STHATNICE glazing; metal door & windows; painting; interior finishes. HOTSHOWER PN-S0329006 OFFICE/WAREHOUSE Macedonia, OH (Summit Co.) East Highland Road CONTRACTING METHOD: D/B Subcontracts LEAVINGYOU STATUS: Project has received preliminary approval from city; owner seeking tenants. OWNER: Industrial Works Management LLC c/o COLDLATELY D/B D/B: Scannell Properties 800 East 96th Street -AYBE ITS YOUR 7ATER (EATERS Indianapolis, IN 46240 WAY OF LETTING YOU KNOW IT SHOULD (317) 843-5959 FAX (317) 843-5957 DETAILS: 152,000 SF warehouse and a 28,000 SF BE REPLACED /R THAT ITS TOO SMALL office/warehouse building; sitework; con- TO HANDLE YOUR (OT 7ATER NEEDS crete slab; thermal & moisture protection; plumbing; electrical; HVAC; interior fin- 7OODHILL CARRIES A COMPLETE LINE ishes.

OF !/ 3MITH #OMMERCIAL AND PN-S0110003 2ESIDENTIAL7ATER(EATERS7HATEVER GATES MILLS HORTICULTURE CENTER UPGRADES Gates Mills, OH (Cuyahoga Co.) 390 County Line YOURNEEDS 7OODHILLCANSUPPLYTHE Road RIGHT!/3MITH7ATER(EATER CONTRACTING METHOD: Public Bids UPDATE: Bidding is now expected in late April 2007. OWNER: Gates Mills Horticulture Center 390 County Line Rd. Gates Mills, OH 44040 (440) 605-9517 #ALL7OODHILL3UPPLYTODAYFORMOREINFO OWNER: Mayfield City Schools 59 Alpha Park Drive Highland Heights, OH 44143 www.mayfield.k12.oh.us/ (440) 995-6900 "EIDLER2D 7ILLOUGHBY %RD3T #LEVELAND ARCHITECT: Doty & Miller Architects 600 Broadway Avenue

68 Properties | May 2007 Bedford, OH 44146 www.dotyandmiller.com Northeast Ohio’s Most Award-Winning General (440) 399-4100 FAX (440) 399-4111 DETAILS: Large scale remodeling to bathrooms and Contractor for Excellence & Safety in Construction revising classroom space and work areas; plumbing; floor tile; fixtures; lighting; additional details to be determined. GENERAL CONTRACTING, CONSTRUCTION MANAGEMENT, DESIGN-BUILD, PN-R0508043 JUSTICE CENTER COMMERCIAL AND RETAIL SPECIALISTS Berea, OH (Cuyahoga Co.) ESTIMATED AMOUNT: $9,500,000 CONTRACTING METHOD: Public Bids UPDATE: Announcing estimated amount; planning is preliminary; owner is reviewing options. OWNER: City of Berea 11 Berea Commons !"#$%&' Berea, OH 44017 www.bereaohio.com (440) 826-5800 Construction Group, Inc. DETAILS: SF to be determined; sitework; landscaping; concrete; masonry; structural steel; thermal and moisture protection; finishes; drywall; painting; HVAC; plumbing; electrical; lighting.

PN-N1104003 671 Columbia Road, #7 HEALTH SCIENCE BUILDING Westlake, Ohio 44145 Ashtabula, OH (Ashtabula Co.) 440-617-9910 ESTIMATED AMOUNT: $12,000,000 www.baywestcg.com CONTRACTING METHOD: Public Bids UPDATE: Bidding to advance shortly. OWNER: KSU - Architect’s Office 334 Lowry Hall Kent, OH 44242 COMMERCIAL • INDUSTRIAL www.kent.edu/facilitiesplanning [email protected] Your Authorized Duro-Last Roofing Contractor: (330) 672-3880 FAX (330) 672-2648 ARCHITECT: CBLH Design Inc. 7550 Lucerne Drive, Suite 207 Middleburg Heights, OH 44130 www.cblhdesign.com [email protected] (440) 243-2000 FAX (440) 243-3305 AGENT: ODAS - State Architect 4200 Surface Road • Easily Installed Columbus, OH 43228 (614) 466-4761 FAX (614) 644-7982 • 87% Reflective Surface DETAILS: KSU - 20323 • 15-Year 100% Non-Prorated 45,000 SF; laboratories; classrooms to Duro-Last's customized Single-Ply Roofing Guarantee include an auditorium-style classroom; System eliminates leaks. It is perfect for new sitework, service drives and 100-150 or replacement flat roofs. Longer lasting. • Best Fire/Wind Ratings parking spaces; brick/masonry; utilities; concrete; glass and glazing; HVAC; electrical; mechanical; plumbing; painting; drywall; insulation; floor coverings; doors and hardware.

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www.propertiesmag.com 69 ADVERTISER INDEX 80 & Out, Inc...... 60 North Coast Concrete, Inc...... 45 Coming in Active Plumbing Supply Company ...... 54 Ohio Concrete Sawing & Drilling ...... 21 AIA ...... 32 Ohio Paving & Construction ...... 66 All Erection Crane ...... 2 Pease Photography ...... 6 Alphonso & Sons, Inc...... 57 Perrin Asphalt Co., Inc...... 64 June Anderson-Bolds, Inc...... 55 Pete & Pete Container Service, Inc...... 10 Atwell-Hicks ...... 72 Power Alarm ...... 20 Baywest Construction Group, Inc...... 69 Precision Environmental Co...... 59 BC Cement, Co ...... 56 ProSource Flooring ...... 42 Belenky Inc...... 33 RAF Building Maintenance ...... 21 Brennan & Associates ...... 57 Rogers Commercial Flooing, Inc ...... 38 Bruder Building Materials, Inc...... 43 S. A. Comunale ...... 56 Buckeye Sweeping, Inc...... 64 Schneider-Dorsey & Rubin ...... 11 Cardinal Window Cleaning Co...... 35 Schulz, Charles Building Company ...... 52 Carney Construction Company ...... 40 Service-Tech Corporation ...... 48 Carron Asphalt Paving, Inc...... 20 SMACNA Cleveland ...... 53 CertaPro Painters ...... 49 SMPS Northeast Ohio ...... 49 Cleveland Granite & Marble Company, Inc...... 44 Sobol Sales Co...... 22 Westside Cleveland Quarries...... 71 Soprema, Inc ...... 7 Cleveland Trinidad Company ...... 28 Space Comfort Co...... 60 Community Clock Electric, Inc...... 21 Stark Group, The ...... 36 CNC Construction News Corp...... 56 Stout, R.B. Inc...... 67 Center Coakley Real Estate Company ...... 38 Sunray Window Films LLC ...... 54 County Fire Protection Inc...... 55 Suntrol Co...... 28 Crowley Group, The ...... 70 Svec, Charles Inc...... 40 Verizon Regional CSU Cabinet Company ...... 28 T C Architects, Inc...... 11 Cunningham Paving Inc...... 71 The Blue Book ...... 9 Cuyahoga Siding, Windows & Gutters ...... 64 Warren Roofing & Insulating Co...... 32 Headquarters Damschroder Construction, LLC ...... 69 Weber Murphy Fox/Arris ...... 46 DAS Construction ...... 50 West Roofing Systems, Inc...... 38 Decorative Surfaces, Inc...... 60 Weston, Inc ...... 15 Avalon Lofts Delta Industrial Services, Inc...... 63 Window Cleaning Specialists ...... 66 Dunlop & Johnston, Inc...... 43 Woodhill Supply, Inc...... 30, 40, 68 Eagle Fabricators ...... 30 Zaverella Brothers Construction ...... 21 Infinity eBlueprint ...... 4 GEM Electric, Inc...... 28 Construction 10th Giambrone Masonry, Inc...... 31 INSERT: FORTNEY & WEYGANDT, INC. Gilbane Building Co...... 48 Givens Geotech ...... 52 All Weather Heating & Cooling ...... FW-13 Anniversary Great Lakes Flooring ...... 29 Art Window Shade & Drapery Co...... FW-5 Greater Cleveland Real Estate Organizations (GCREO)....43 BOMA Greater Cleveland ...... FW-15 H Leff Electric ...... 14 Carey Roofing Corporation ...... FW-15 Environmental Health & Fitness Equipment Centers ...... 13 Century Contractors, Inc...... FW-7 Hoffman Group, The ...... 67 Cipra Excavating & Trucking Services, Inc...... FW-7 Solutions Indy Equipment & Fabricating ...... 18 Clayco Electric ...... FW-4 Infinity Construction ...... 35 Clearview Window & Gutter Cleaning ...... FW-14 J.V. Janitorial Services, Inc...... 66 Cleveland Chemical Pest Control, Inc...... FW-8 & much more... JACCO & Associates Inc...... 63 Columbia Building Products ...... FW-13 Jance Construction, LLC ...... 65 Courtad Inc...... FW-7 KAS Interiors ...... 7 Dougherty Lumber Company, The...... FW-5 Key Bank ...... 27 Flooring International ...... FW-9 Kingsview Landscape Co., Inc...... 51 Fortney & Weygandt, Inc...... FW-16 Interested in advertising? Call Kline Construction, Corp...... 24 Geist Co., The ...... FW-8 Properties today and an account Korfant & Mazzone Construction ...... 45 HMH Restoration Ltd...... FW-9 Krill Company, The ...... 67 Industrial Energy Systems, Inc...... FW-6 representative can help you Kurtz Bros...... 14 Joseph M. Electric, Co...... FW-4 Lake Erie Winnelson ...... 34 Lisco Heating & Cooling, Inc...... FW-12 awddwrewss.p yroourp aedrvteiretisimnga nge.ecdos:m Lorig Mechanical ...... 63 Lucky Sand & Gravel Co...... FW-8 Mason Structural Steel, Inc...... 65 Mid State Restoration, Inc...... FW-11 Visit us online for archived McConnell Excavating, Ltd ...... 49 North Coast Paving ...... FW-2 feature articles, advertising McGraw-Hill Construction Network ...... 12 Oak Lawn Blacktop ...... FW-10 216.251.0035 / 888.641.4241 Mechanical Contractors Association ...... 58 Osmic, Inc...... FW-13 rates, specs and subscription Miller Ornamental ...... 28 Phoenix Retail Group ...... FW-9 information. Mouldings One, Inc...... 32 Ptacek, Jim Photography ...... FW-11 NAIOP ...... 3 Qualified Interiors Inc...... FW-12 Nelson Contracting...... 65 Shank Painting, Inc...... FW-14 Neshkin Construction Company ...... 16 Westland Heating & Air Conditioning, Inc...... FW-10

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