INSIDE : South Pointe Commons • Special Insert: Mike Coates Construction Company
August 2009/$6.95
Expanded Care Addition improves personalized therapy at Sagamore Hills skilled nursing facility Renovation Restoration& Highlighting the renewal of older properties in Northeast Ohio & beyond FEATURING: The Terminal Tower • Residences At Six Six Eight • Cleveland Violins • The Cleveland Museum of Art • Evergreen Cooperative Laundry • and more What goes around comes around.
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5500 Old Brecksville Road Phone: (216) 642-6040 Independence, Ohio 44131 Fax: (216) 642-6041 Website: www.precision-env.com Emergency Response Services Available August 2009, Volume LXIII, Number 8 FEATURES P.O. Box 112127, Cleveland, Ohio phone: 216.251.0035 toll free: 888.641.4241 fax: 216.251.0064 www.propertiesmag.com
EDITOR/PUBLISHER Kenneth C. Krych [email protected]
MANAGING EDITOR/ART DIRECTOR Mark Watt [email protected]
CONTRIBUTING WRITERS Nicole Nashar Andrews, Linda Bloom, Jeanne Bluffstone,
John Elliott, Lou Kren, Jessica Photo by Scott Pease Nelson, Alec Pacella, Gordon & Lynn Priemer, Diane DiPiero Rodio, 10 June Construction Retreats 7% Nancy Loyan Schuemann, John Slagter, David Woodburn 15 A Place to Call Home Newly constructed South Pointe Commons provides innovative supportive housing ACCOUNT EXECUTIVES for needy in Cleveland Andrea Keener [email protected] 21 Expanded Care 216.849.4350 Addition improves personalized therapy at Sagamore Hills skilled nursing facility
David Larkin 41 Special Section: Renovation & Restoration [email protected] 43 Revived Rooming: Doubletree replaces Holiday Inn on Lakeside, adds upgraded 216.251.6753 décor, amenities Patrick Lasby 46 Towering Achievement: Extensive renovation program revives Downtown [email protected] Cleveland landmark 216.671.9244 52 How to Protect Your Woodwork Investment Donna Tomak 55 Opening Doors Downtown: Residences At Six Six Eight transforms historic [email protected] 216.251.2520 Euclid, Prospect buildings into modern lifestyle complex in downtown Cleveland 65 Key Changes: City of Cleveland Heights’ Storefront Renovation Program assists OFFICE MANAGER makeover of Cleveland Violins – with strings attached Lisa Larissey 68 Project Profile: Evergreen Cooperative Laundry Cover photo: Brentwood Health Care Center in Sagamore Hills, by 70 Boosting Business with a Brush: A fresh coat of paint can make a big impression Scott Pease with little expenditure 73 Project Profile: Cleveland Museum of Art – Phase II
Properties (ISSN 033-1287) is published monthly for architects, engineers, building owners and managers, general contractors, home builders, mortgage bankers, savings and loans, real estate DEPARTMENTS agents, appraisers, servicers and suppliers in Northern Ohio by Properties, Inc., 3826 W. 158th St., Cleveland, Ohio 44111. Copyright © 2009 by 8 PROPERTIES PEOPLE Properties, Inc. All rights reserved. Reproduction or use, without written permission, of editorial 26 FINANCIAL STRATEGIES or pictorial content is strictly prohibited. Periodicals postage paid in Cleveland, Ohio 30 LEGAL PERSPECTIVES and additional offices. Subscription rates: one year $24.95, single copy $6.95, back issues $10 34 CABOR CORNER when available. Postmaster: send change of address notices to Properties, P.O. Box 112127, 37 BILLBOARD Cleveland, Ohio 44111. 74 CONSTRUCTION PROGRESS REPORT
www.propertiesmag.com 5 NOTES FROM THE EDITOR
August 2009
Making the Old New Again! he definition of restoration literally means making the old T new again or returning it to its former condition/ making it better. With our buildings aging this is becoming a bigger part of the industry and will only continue, as is the case in much older countries than ours in Europe and Asia. With this in mind, we bring to you A few blocks down Euclid Avenue this month a look at several projects, from the Tower are the Residences at both big and small this month, as part 668 project, which is scheduled to open KEN KRYCH of our Renovation & Restoration spe- in November. It is a massive undertak- cial section. ing by Doug Price and his K&D Group, For almost five years the Terminal and when fully completed will be a Tower has been undergoing a major major and crucial additional improve- restoration project to not only restore ment to the Euclid Corridor. the exterior, but also make it last for Along Lakeside Avenue the future generations. We want to thank Doubletree Hotel has undergone a com- Forest City Enterprises for all their plete makeover into a beautiful, fresh cooperation and help in bringing you facility with subtle Asian overtones in this special story on an important the décor, carpeting and millwork in the Cleveland landmark. public areas. Dreaming of a One Stop Source for Energy Efficient Gas, Electric or Tankless Water Heaters and Solar Panels?
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6 Properties | August 2009 We were in touch with the Cleveland Restoration Society and Cleveland Storefront Program, which aid a great Euclid Glass & door number of small businesses in restoring and renovation of facilities. Our feature CommerCial GlaSS & DoorS for 25 YearS on Cleveland Violins is an example of such a success. Glazing and service contractor specializing in storefronts, We extend thanks to Doty & Miller aluminum and steel doors, glass, hardware, closers, parts and Architects, Gomillion Furniture and repairs, replacement, curtain walls, ribbon walls. Precision Environmental for con- tributing articles and photos for our Renovation & Restoration special sec- 24-Hour EmErGEncy sErvicE & FacilitiEs maintEnancE tion as well. 440.269.1335 www.euclidglass.com n 4560 Glenbrook Rd., Willoughby, OH 44094 Doubling the design Complimenting our special section are stories highlighting two recently The professional solution to fighting poor indoor air quality completed projects, both of which were designed by Herman Gibans Fodor, Inc. – Architects, of Cleveland. We look at the new supportive hous- ing project South Pointe Commons on West 25th Street, which has an inter- esting multi-textured façade and well thought out interior. We also feature Brentwood Health Care Center, one of the better thought out assisted living centers in the area with beautiful gardens at each end.
Special Insert: Mike Coates Construction Company 50th Anniversary Finally, we offer a very special thanks to Mike Coates Sr. and Jr., their family and staff for their cooperation and partnership in helping to create a cel- ebration of their 50th Anniversary as a Since 1960, a powerful force in HVAC system special insert this month. We wish you hygiene and commercial/industrial cleaning 50 more and then some! Our professionals: Looking ahead u Clean and sanitize the entire Air Conveyance System (ACS), including September’s focus is on Green Design. the air handling equipment, heating/cooling coils, grilles and diffusers If you have something you would like to contribute, please feel free to call us at u If necessary, apply EPA registered anti-microbial coatings to contami- 216-251-0035. nated ductwork and components.
Positively, u Seal deteriorated fibrous glass duct liner u Perform fiberoptic ACS inspections and submit comprehensive written reports u Strategically plan each job so it is done efficiently, thoroughly and with- Kenneth C. Krych out interrupting your business Owner-Publisher Additional Cleaning Services include lab hood exhaust systems, computer room subfloors, laundry exhaust systems and kitchen hood exhaust systems. CORRECTIONS In the July issue of Properties, Fred Kramer of Woodrich Furniture, Inc. was incorrectly identified as Fred Woodrich within a Westwood Country Club profile. Separately, www.service-techcorp.com coverage of ASID’s ‘09 award winners incorrectly identified Aris Teleradiology as Aris Technology. Phone us today at 440-735-1505 / 800-992-9302
www.propertiesmag.com 7 PROPERTIES PEOPLE
Highlighting notable industry events
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4 5 6 Photos Photos 4-6 by Misch Photography 1 Jeff Henderson, Claudia Carbon, Mike TDA Architecture’s 20th 2 Herpy and Dale Ann Guidroz (TDA Architecture) Anniversary Open House 2 Robert Fiala and Chris Smith (TDA Architecture) Principals Bob Fiala and Chris Smith 3 Jack and Diane Walsh (TDA Architecture) welcomed guests recently to the offices 4 Bob Fiala (TDA), Bernie Kobak (Third of TDA Architecture in Willoughby Federal Savings), Paul Stefanik (Third for a 20th anniversary rededication Federal Savings) & Kathy Leavenworth (West Geauga School District) open house. It was a chance to cel- 5 Karen Podojil, Dr. Tony Podojil (West ebrate with friends and colleagues, tour Geauga School District) and Karla Osborn the newly expanded and renovated 3 (TDA) space, enjoy live entertainment and 6 Ken Krych (Properties Magazine), Dale Guidroz (JDS Consultants), Jeff sample a host of great foods prepared Henderson (TDA), Claudia Carlson and by eight local top restaurants. P Mike Herpy (TDA)
4 1 David Krone (The Krone Group LLC) 2 Jim Treiber, John Dzurik, Mike Sexton and Michael Kracker 3 Ron Ritner (ABM Family of Services) with charity check for Cleveland Food Bank 1 2 3 4 Timothy W. Luli (PSF Management Company) and Lori Alba (D-A-S Construction) CABOR Charity Golf Outing Recently over 100 real estate professionals 1 Michael P. Maniche, Jack 24th Annual BOMA Greater enjoyed a day of golf, dinner, raffles and prizes Branden (Guardian Title) at the Cleveland Area Board of Realtors’ annual and Norm Fisher (Cowden Humphrey) Cleveland Golf Outing charity golf outing. This year’s event took place A spectacular day of golf was held 2 George Pofok (Cresco Real at Grantwood Golf Course in Solon, with charity Estate), John Stefanek (Cresco recently at Avon Oaks and Red Tail money raised for the American Heart Association. Real Estate), Jon Kasberg (Nook Golf Clubs, in Avon, culminating in Industries) and Ryan Burrows The winning team included George Pofok, John (Cresco Real Estate) a $10,000 Final Put challenge. The Stefanek and Ryan Burrows, all of Cresco Real event included raffles, prizes, trophies, 3 David Iammarion (Lawyers Estate, and Jon Kasberg, of Nook Industries. Title Insurance) and Chris dinner and drinks with a check for Masters of Ceremonies for the event were David Bell (Cleveland Area Board of Realtors) over $2,000 in proceeds going to ben- Iammarion (Lawyers Title Insurance) and Chris efit the Cleveland Food Bank. P Bell (CABOR). P
8 Properties | August 2009 www.propertiesmag.com 9 June Construction Retreats 7% ew construction starts in June dropped 7% to a seasonally adjusted annual rate of $385.4 bil- N lion, according to McGraw-Hill Construction, a division of The McGraw-Hill Companies. Nonresidential building weakened further, and public works construction fell back after its elevated May pace. In contrast, residential building showed improvement in June, continuing to edge upward after the very depressed activity reported at the outset of 2009. The June statistics lowered the Dodge tion sector. On the plus side, the boost detention facilities, fell 47% in June. Index to 82 (2000=100), down from to public works from the federal stimulus Reduced contracting was also reported in May’s 87, and essentially returning the funding has only begun to emerge, with June for churches, down 14%; and trans- Index to April’s level of 81. more gains to come. And, single-family portation terminals, down 38%. “The construction start figures appear housing has seen modest strengthening The nonresidential downturn in to be moving more towards an up-and- during the spring, suggesting that the June was cushioned by a 17% rebound down pattern,” says Robert A. Murray, bottom for this structure type was reached for the educational building category. vice president of economic affairs for earlier in 2009.” June featured the start of several large McGraw-Hill Construction. “The bad medical research facilities, including news is that the overall volume of activ- Nonresidential building a $225 million project in New York, ity remains very weak; the good news is Nonresidential building in June slipped New York and a $111 million project that if an up-and-down pattern is in fact 4% to $151.6 billion (annual rate). The in Salt Lake City, Utah. being established, it marks a shift from commercial categories experienced a fur- In addition, several large high school the steady decline witnessed during the ther loss of momentum, with warehouses projects reached groundbreaking second half of 2008 and into early 2009. down 4%, office buildings down 7%, in June, including two located in Just how this pattern for total construc- stores down 12%, and hotels down 25%. Illinois – an $89 million high school tion evolves during the second half of The public buildings category, which had in DeKalb and an $88 million high 2009 will depend on what’s likely to be been lifted in May by the start of two school addition in Naperville. The a varied performance by major construc- large courthouse projects and two large amusement and recreational category
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10 Properties | August 2009 in June jumped 75% after a weak May, lifted by the start of a $270 million performing arts facility in Las Vegas, CARPET WAREHOUSE Nevada. Healthcare facilities in June improved 100’s of Rolls of CaRpet In stoCk! 4%, helped by a $220 million hospital expansion in Fort Worth, Texas. The v Specialist in Property manufacturing plant category also reg- noBoDY Management/Rental Property istered growth in June, climbing 55%, v Next-Day Installation with the support coming from the start Beats oUR of a $676 million semiconductor plant pRICes! v Quality Service & Workmanship in upstate New York.
Residential building 8109 BRookpaRk RD., ClevelanD v 216-661-6969 Residential building in June advanced 8% to $112.9 billion (annual rate). Single-family housing climbed 9%, continuing to move upward after the very depressed activity reported back in When Quality Counts, January. The single-family pace in June was still 20% below the monthly aver- age for 2008. By region, single-family Count on Delta. housing showed June gains in the South Central, up 18%; the South Atlantic, up 8%; the West, up 6%; and the Midwest, up 5%; while the Northeast settled back 1%. Multifamily hous- ing in June was unchanged from May, holding at a very weak volume that was 63% below the monthly average for
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12 Properties | August 2009 2008. The number of large multifamily manufacturing, down 76%; and insti- in this case the twelve months ending projects has fallen sharply – during the tutional, down 21%. June 2009 versus the twelve months first six months of 2009, there were a Nonbuilding construction in the ending June 2008. On this basis, total total of two multifamily projects valued first six month of 2009 was down 16% construction is down 27%, reflecting at $100 million or greater that reached from a year ago, with public works this performance – residential building, groundbreaking. slipping 6% while electric utilities down 43%; nonresidential building, By comparison, during the first six plunged 49%. down 25%; and nonbuilding construc- months of 2008 there were 18 such proj- By region, total construction during tion, down 6%. ects that reached groundbreaking, and the first six months of 2009 showed this By region, the twelve months ending the first six months of 2007 saw 21 such behavior – the Northeast, down 43%; June 2009 revealed this pattern for total projects reach groundbreaking. the West and South Atlantic, each construction compared to the previous down 37%; the South Central, down twelve months – the South Atlantic, On an unadjusted basis, total con- 34%; and the Midwest, down 31%. down 33%; the West and Northeast, struction during the first six months Added perspective is provided by each down 30%; and the South Central of 2009 came in at $195.4 billion, looking at twelve-month moving totals, and Midwest, each down 20%. P down 36% from the same period a year ago. The year-to-date comparisons are likely to remain sharply negative over the next two months, and then become less severe as the comparison is made against the steep decline in construction activity that took place during the fall of 2008. By major sector, residential building continued to show the largest year-to-date slide, falling 46%. Nonresidential building was not far behind, dropping 41%, as the result of this year-to-date per- formance – commercial, down 55%;
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www.propertiesmag.com 13 Proud to be part of the team at South Pointe Commons with Panzica Construction
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14 Properties | August 2009 A Place to Call Home Newly constructed South Pointe Commons provides innovative supportive housing for needy in Cleveland By Lou Kren | Photos by Scott Pease s its mission statement describes, Emerald Development and Economic Network (EDEN), Inc., Aof Cleveland, exists to develop, provide and encourage the availability of safe, decent, affordable housing and housing-support services for persons who are low-income, mentally ill and/or disabled. In 2003, EDEN made history as it EDEN, with 90 properties Locally, Enterprise Community broke ground for Emerald Commons, a in Cuyahoga County, is part of Partners, Sisters of Charity Foundation, 52-unit supportive-housing project on HousingFirst, an initiative established Office of the Mayor of Cleveland and West 79th Street in Cleveland. The first in April 2002 to provide permanent Cuyahoga County Commissioners took newly constructed project of its kind in housing solutions for the disabled that leadership in introducing and guid- Cuyahoga County, Emerald Commons experience long-term homelessness. ing the development of HousingFirst, opened in December 2006 to serve the The initiative employs the Permanent with EDEN and other agencies such homeless, disabled population. Success Supportive Housing model, designed as Cleveland Housing Network, AIDS there led to two more supportive-hous- to move people into stable housing and Taskforce of Cleveland, Mental Health ing projects and EDEN has just opened then link them with services onsite. Services, Inc., Recovery Resources and a fourth, South Pointe Commons, on HousingFirst has set a goal of develop- U.S. Dept. of Veterans Affairs joining West 25th Street. The 82-unit complex, ing 1,000 units of permanent supportive together to build and operate the proj- 78 in the new four-story building and housing for single adults with histories ects and provide onsite services. four renovated row houses on West 23rd of long-term homelessness and dis- “South Pointe Commons provides Street, is conveniently located just next abilities. More than 400 HousingFirst housing with social services onsite just door to Metro Health Medical Center, apartments were expected to be occu- about 24/7,” explains Terry Grdina, which provides many services to South pied by the end of 2008, with South EDEN manager of development. “This Pointe Commons residents. Pointe Commons adding to that total. is all about life skills. Giving people the
www.propertiesmag.com 15 ability to stay in housing, stay in touch Our staff will assist you in creating with family and develop the skills to stay a quality handmade lampshade to on their own.” compliment any decor. We specialize in Information from Cuyahoga County Commissioners’ Office of Homeless recovering unusual & unique frames. Services shows that this type of INTRODUCING OUR approach works, as preliminary data from Cleveland confirms what national NEW PERSONALIZED studies show: More than 90% of ini- PHOTO LAMPSHADES tial HousingFirst residents remain in Check www.ashadebetter.com for details. their apartments, almost all residents are engaged in services, almost half are WESTLAKE LYNDHURST CLEVELAND participating in volunteer or educational 26333 Center Ridge Rd. 5664 Mayfield Rd. 12890 Berea Rd., Suite 2 440-871-0923 440-446-9442 216-281-0640 activities or are employed, and rates of emergency room visits and hospitaliza- tion have been substantially reduced.
So much more than a roof overhead Tax credits – through an application process that began in 2006 – enabled the $8 million project to assume an HERMAN GIBANS FODOR, INC. identity that suggests upscale apartment ARCHITECTURE living rather than institutional housing. That is true for the row houses, designed INTERIOR DESIGN for higher-functioning residents and SUSTAINABLE DESIGN renovated for South Pointe Commons by Phil Davis, president of Renovation HISTORIC PRESERVATION Planners Inc., of Willoughby, and for the new construction.
1939 West 25th Street, Suite 300 Cleveland, Ohio 44113 Tel. (216) 696-3460 www.hgfarchitects.com
16 Properties | August 2009 WARM RECEPTION The use of ceramic tile and highlights in the lobby of South Pointe Commons, along with maple surrounding the mailboxes, provides an inviting entrance for tenants and guests.
“The primary architectural goal for ing the mailboxes, provides an inviting at the main front entrance or from the the new construction was to create entrance for tenants and guests. rear of the building, off of the parking a building that does not look like lot. Both of these entry points lead to supportive housing,” says Anthony Amenities abound the front lobby. The side entrances Hiti, principal in charge of the proj- Besides the 78 single-occupancy are entrance is alarmed and used for ect for Herman Gibans Fodor Inc. efficiency units on four floors, South emergency egress only. Thirty-two cam- – Architects, of Cleveland. “The result Pointe Commons contains a large first- eras monitor all public areas of the is a structure that looks more like floor community room with attached building and the surrounding exterior, an urban hotel or apartment building, kitchen, pantry, exercise room, com- including the secure parking lot. A T1 responding to the character of Metro puter lab, a conference room, laundry line brings communication into South Health to the south and the commer- room, staff offices and offices for Pointe Commons, enabling Internet cial district to the north.” support agencies. A training unit is access in every room. Residents also The L-shaped, 60,000-square-foot available where prospective residents have a direct phone connection to the structure features hybrid construction – can test living arrangements for a night front desk, with outside phone service wood frame with some steel and brick or two. The 24/7 front-desk staff buzzes available if desired. veneer, according to Grdina. It was built in all tenants, who have keys to their The 475-square-foot units feature on several parcels of vacant land under lobby mailboxes and individual apart- large, combined sleeping and living the auspices of Panzica Construction, ments. Two elevators provide access to rooms along with L-shaped kitch- of Mayfield Village, with a one-year upper floors. Tenants and guests enter ens, with countertops and appliances construction process wrapping up by Thanksgiving 2008. The exterior utilizes a broad palette of colors and materials, including three colors of brick and projected alumi- R&M num panels and canopies to break up HEATING & AIR CONDITIONING building mass. The projecting base is Fire Protection c ontractor • c onsultants • Designers made of polished masonry – durable Institutional, Residential, Industrial & Commercial Construction Services and enabling eased graffiti removal. The GARY SABO, PRESIDENT use of ceramic tile and highlights in e M a i l : g a r y S a b o @ r m h t g . c o m 1209 E. 33rd St., Cleveland, OH 44114 the lobby, along with maple surround- c e l l : 216-536-5963 ph 216-621-8780 | fax 216-621-9526
www.propertiesmag.com 17 We are proud to be part of We are proud to have provided the the team at South Pointe electronic security & fire alarm system Commons and Brentwood Healthcare Center for South Point Commons. Call us for your electronic system application needs.
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18 Properties | August 2009 COMMON THEME A primary architectural goal of the design was to create a building that does not look like supportive housing, according to Anthony Hiti, of Herman Gibans Fodor Inc. – Architects. This approach influenced the selection of construction materials, furniture and colors in public spaces (top), meeting areas (middle) and tenant rooms (bottom). included. Another amenity: ceramic-tile walls in bathrooms. For about $400, paid for through donations, Lodging Kit Co., of Boonville, New York, supplies linens, draperies, televisions and bathroom and kitchenware to outfit units for tenants, according to Grdina. Solid-core doors provide additional security and noise suppression. A boiler heating system is located in the partial basement, and individual fan units offer tenant-con- trolled cooling beyond what is provided centrally through rooftop units. This project, unique in and of itself, pushes the envelope by incorporating 2,000 square feet of retail space on the first floor. A tenant, a Middle Eastern restaurant, has just signed and the space is undergoing buildout. When com- pleted, it will provide jobs and enable career-skills training for South Pointe Commons residents. And who is eligible to become a resident? To qualify, appli- cants must be homeless and meet the HUD definition of chronic homeless- ness. This means that the applicant is currently living in an emergency shelter, or is on the streets and has been con- tinuously homeless for one year or more or had at least four episodes of homeless- ness in the past three years. An applicant must have a documented disability, with priority given to applicants with mental illness, drug/alcohol dependencies or HIV/AIDS. In addition, applicants must meet federal Low Income Housing Tax Credit income guidelines. EDEN’s Grdina, in expressing grati- tude to those who helped make South Pointe Commons a reality, considers Councilman Matt Zone, Ward 17, as champion for his efforts to locate the supportive-housing project on its West 25th Street sitemodel in Cleveland, and lauds Councilman Joe Santiago, Ward 14, for his project efforts with the South Pointe Commons project as well. “This was a labor of love for us,” con- cludes Grdina, “and we are very proud of this building.” P
www.propertiesmag.com 19 We are proud to have been the Construction Manager for Brentwood Health Care Center
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P.O. Box 484 t Aurora, Ohio 44202 t (330) 562-2790 t www.gcsincorporated.com Expanded Care Addition improves personalized therapy at Sagamore Hills skilled nursing facility By Lou Kren | Photos by Scott Pease stablished in 1989, Brentwood Health Care Center in Sagamore Hills specializes in short- and E long-term rehabilitation. The family-owned skilled nursing facility was built for Brentwood Hospital and six years ago went independent. Its objective: Heal patients in a safe, independent community environment, focusing on personalized therapy. Should long-term care be neces- sary, Brentwood offers progressive nursing home care, intermediate care, respite care and hospice care. Differences in needs between short-term rehab patients and long-term residents and a goal to separate more-active from less-active patients has led Brentwood to undertake a 20-bed, 13,500-square-foot addition. “Healthier Medicare patients are a Classen’s extensive skilled-nursing-care construction arranged as two wings join- growing demographic,” explains Brent knowledge and experience along with ing at a nurse’s station. Earth-tone colors Classen, Brentwood Health Care Center the longtime nursing-home expertise exude a residential, not institutional owner and administrator, “and their possessed by architect Herman Gibans feel, as do the extensive poplar-stained wants and needs differ from those of Fodor Inc. – Architects, of Cleveland, cherry woodwork, crown molding, chair dementia and Alzheimer’s patients.” and construction manager General rails, carpeting and wood-laminate floor- The $2.5 million addition, completed Construction Service Inc., of Aurora. ing. A fireplace in the sitting area near this past spring following a spring 2008 The single-story, wood-frame- the nurse’s station, along with a large groundbreaking, gives Brentwood a on-slab addition ties to the existing flat-panel television, go far in giving total of 100 beds. This project leveraged 38,700-square-foot facility, with the new residents a taste of home. Common areas
www.propertiesmag.com 21 corridor effect. To ensure proper patient monitoring, all of the private rooms feature pull cords that signal the nurse’s station as well as two-way com- munication systems. Security measures include alarmed doors as well as bracelets that some residents wear to prevent wandering. Porches located at the end of each wing allow resi- dents to relax amidst the lavish garden and surrounding landscap- ing. Windows in each private room also provide garden views. The garden, with a wide concrete path NATURAL ADDITION The garden, with a wide concrete path for eased wheelchair navigation, boasts lush for eased wheelchair greenery and ornamentals as well as a fountain and inlaid Italian mosaics, and a gardening area specially navigation, boasts constructed for wheelchair-bound residents. It complements the existing award-winning garden on the other lush greenery and side of the facility. ornamentals as well as include a television lounge and dining well as a barbershop/beauty salon and a fountain and inlaid room, and most importantly, according state-of-the-art therapy tub. Italian mosaics, and a gardening area to Classen, a fully outfitted vaulted- specially constructed for wheelchair- ceiling therapy room designed to prepare Amenity-rich private rooms bound residents. It complements the existing award-winning garden on the patients for the return home. Included The two new wings house ame- other side of the facility. here: full residential kitchen, washer and nity-rich private rooms, featuring dryer, and bathroom, providing patients heated private bathrooms with show- with proper training in daily household ers, flat-panel TVs with DVD players Addition blends with original tasks. Translucent skylights and nearly and wireless Internet. Other features construction full-wall-length windows provide an include individual climate control, The addition’s exterior blends well abundance of natural light for therapy medicine cabinets, oversized beds and with the existing building and main- sessions, with a porch allowing for ther- space-saving bathroom pocket doors. tains a non-institutional look, thanks apy outdoors. These same natural-light Two enhanced suites offer increased to a newly shingled sloped roof over features can be found in the octagonal square footage. The eight-foot-wide the entire complex – with attic space dining room. The addition also brought hallways widen at the private-room housing HVAC units – and common a new conference room and offices as doorways, eliminating a “bowling alley” use of residential siding, residential- style windows, manufactured stone and trim colors. Congratulations on a Terrific Project! We were pleased to be “We’ve been designing senior-living on the Brentwood Team with General Construction Services! space since the 1960s, and back then most designs were institutional, with a focus on durability and maintainabil- W r i g H t ity,” says Dave DiFrancisco, Herman Gibans Fodor principal in charge for this Heating & Cooling inC. project, as colleague Michael Werner 418 N. Water Street, Kent, OH 44240 served as project architect. “But in the last 15 to 20 years, designs have been www.wrightheating.com more home-like, with residential ele- www.hvac4u.net ments brought in. Private rooms speak to another trend that was incorporated 330-673-3507 on this project.”
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www.propertiesmag.com 23 CONSTRUCTION EMPLOYERS ASSOCIATION MEMBERS
Membership Categories REGULAR MEMBERS Precast Services, Inc. Acme Arsena Company, Inc. Precision Environmental Company Regular Membership AE Steel Erectors, Inc. Precision Company, The T. Allen, Inc. Pro Construction, Inc. Anderson Industrial Construction Co. Project & Construction Services, Inc. Avon Lake Sheet Metal Company, Inc. Regency Construction Services, Inc. Construction Employers Association J. L. Robbins Co. (CEA) is a 501 (c) (6) non-profit trade Baswa Acoustic North America LLC BMI Refractory Services, Inc. Roediger Construction, Inc. association comprised of union Bolton Pratt Company, The Roetzel Construction, Inc. Bur Bros Masonry, Inc. Roth Bros., Inc. contractors and affiliated employer Rudolph/Libbe associations in the construction Burkshire Construction Co. Carroll Glass & Maintenance Ruhlin Company, The industry. Membership is available by Cleveland Cement Contractors, Inc. Schirmer Construction Company employing at least one construction Cleveland Marble Mosaic Company Schnabel Foundation Company Commercial Tile & Stone, Inc. Charles Schulz Building Co., Inc. trade union and making application Coniglio Company, The Shook, Inc. Northern Division through CEA. Construction Managers Corcoran Tile & Marble, Inc. Sibley, Inc. R. G. Smith Company, The who engage with union General Custom Fabricators, Inc. Darden Company Snavely Construction, Inc. Contractors and Subcontractors may D-A-S Construction Co. Standard Contracting & Engineering, Inc. be elected to CEA Membership upon Donley’s Start to Finish, Inc. Stevens Painton Corporation approval of the Board of Directors. Drake Construction Co. Dunlop & Johnston, Inc. Suburban Maintenance & Construction, Inc. CEA Membership dues is based on an Empire Refractory Services of North America Superior Erection Company honor system and calculated on the Engineered Concrete Structures Superior Piping Contractors, Inc. T & F Systems, Inc. previous year’s contract revenues in Farrell & Son, Inc., A. W. F B & S Masonry, Inc. Tesar Industrial Contractors, Inc. Ohio and ranges from $650 to $2,600 Ray Fogg Building Methods, Inc. Turner Construction Company per year. Forest City Erectors, Inc. Union Industrial Contractors, Inc. Franck & Fric, Inc. USA Roofing, Inc. Gem Industrial Vasta Construction Co., Inc. Gilbane Building Co. VIP Affiliate Membership Giorgi Interior Systems, Inc. VJA Systems LLC G.L.A.S.S., Inc. Warren Roofing & Insulating Co. Richard Goettle, Inc. Wheeler Sheet Metal, Inc. Great Lakes Construction Co., The Whitacre Engineering Co. Affiliate Membership is available Willham Roofing Company, Inc. to those individuals, firms or Gundlach Sheet Metal Works, Inc. Herbst Electric Company Zavarella Bros. Construction Co. corporations engaged principally Albert M. Higley Company, The in the manufacture and/or sale of Hohler Furnace & Sheet Metal Co., Inc. AFFILIATE MEMBERS materials and/or equipment and/or M. W. Holmes Construction, Inc. Barnes Wendling CPAs, Inc. Independence Excavating, Inc. BBC&M Engineering, Inc. services used by contractors engaged Industrial Construction Co., Inc. BNY/Mellon Asset Management in construction. Affiliate members or Industrial First, Inc. Boyd Watterson Asset Management, LLC their representatives shall be privileged Infinity Construction Co., Inc. Britton-Gallagher & Associates, Inc. J & B Acoustical, Inc. Builders Exchange, Inc., The to attend all meetings, seminars, Jadco Construction Services Calfee, Halter & Griswold, LLP social activities and conventions of the Jance and Company, Inc. Ciuni & Panichi, Inc. Construction Employers Association JWT&A, LLC Cleveland Barricading Systems OOC Kelley Steel Erectors, Inc. Conant Crane Rental Company and its affiliated associations. Affiliate Norm King Construction, Inc. Corsaro Insurance Group Membership dues are $600 per year. K. Klass Masonry, Inc. CPI-HR H. E. Klefman Company, The Crowe Horwath, LLP Krill Co., Inc., The Cuyahoga Community College If you are interested in membership, Lawler Construction LLC D’Amore Tatman Group, The call John Porada, Executive Vice Lorain Glass Co., Inc. Dawson Companies Luxury Heating Company Deloitte & Touche LLP President or Toni Walker, Executive M. Rivera Construction Eblueprint Assistant at 216.398.9860 for a Marous Brothers Construction, Inc. Frantz Ward LLP membership application. Contractors Masonry Restoration - Maintenance, Inc. Gallagher Sharp Matt Construction Services, Inc. Gates McDonald Company join the Construction Employers McKinney Drilling Company Harris Investment Management, Inc. Association (CEA) because they know Medina Glass Block, Inc. Humana Insurance it’s “good for business.” Meridian Construction Services, Inc. Huntington Insurance D. C. Meyer Masonry LLC Lafarge North America Mid-Continent Construction Co. Lee Testing & Engineering, Inc. Midwest Equipment Company M&I Taft-Hartley Services Mosser Construction, Inc. National City Bank Mr. Excavator, Inc. Net Activity Newman Masonry, Inc. Ohio Contractors Association Norris Brothers Co., Inc. O’Rourke & Associates Co., LPA North American Cement Co., Inc. Oswald Companies North Coast Concrete, Inc. Chas. E. Phipps Co., The Northern Ohio Roofing & Sheet Metal, Inc. Safety Solutions, Inc. Frank Novak & Sons, Inc. Skoda Minotti Construction Employers Association OCP Contractors, Inc. Sommer’s Mobile Leasing, Inc. Olmsted Falls Erecting Co. Speedway Super America LLC 950 Keynote Circle, Suite 10 Onex Construction, Inc. Today’s Business Products Cleveland, OH 44131-1802 Ozanne Construction Company Toshiba Business Solutions Phone: 216.398.9860 D. L. Page, Inc. Travelers Bond & Financial Products Panzica Construction Company Ullico Investment Company Fax: 216.398.9801 Platform Cement, Inc. United Rentals Trench Safety E-mail: [email protected] R. J. Platten Contracting Co. Victory Capital Management, Inc. PM Construction & Engineering, Inc. Website: www.ceacisp.org Wickens, Herzer, Panza, Cook & Batista Co. From Beds toWindows, We Can HelpYou Keep Them Covered.
Mini Blinds: Horizontal blinds are available in 1/2”, 1” or 2” slat widths.
Vertical Blinds: Vertical blinds are manufactured in our own plant in a variety of textures and finishes.
CREATING COMFORT Throughout the Brentwood Health Care Center addition, earth-tone Shades: Spring colors exude a residential, not institutional feel, as do the extensive poplar-stained cherry roller or clutch roller woodwork, crown molding, chair rails and wood-laminate flooring. shades are available with sunscreen, light Placing the new therapy room at iarity with subcontractors experienced reducing, or blackout the front of the facility was no acci- in the unique requirements of nursing- fabrics. dent, DiFrancisco says, noting that it is home construction. “the first thing you see, which projects “Working on a cost-plus basis, we can Drapery: Window therapy as the primary purpose” of the bring in people that we work well with treatments are made added space. and that know how to do this type of to measure with our flame resistant fab- Classen brought Herman Gibans work as long as construction costs are in rics in a wide array Fodor in at the beginning to help line,” he says. “As it was, this project was of patterns, colors design the addition, with General completed under budget and on time.” and textures. These are available with Construction Service, another com- a blackout lining for total privacy, or our pany specializing in assisted-living Success continues at Brentwood safety lining, to reduce the sun’s harm- facilities, added later to assemble and Success in design and build has con- ful rays. Top treatments are manufac- oversee the various subcontractors and tinued in operations, as Classen reported tured to fit all décor and budgets. self-perform framing, carpentry and 80% occupancy within six weeks of the landscaping work as well. addition grand opening. Bedspreads: “Sixteen years ago we became “We provided the architect with a Bedspreads and involved in a nursing home project lot of feedback from our staff, and that coverlet fabrics pretty much by accident and it has is reflected in the results,” Classen says. coordinate with our since become our niche – it is all we “This new addition, combined with the drapery fabrics. They do,” explains Richard Holden, General growing demographic of people need- are manufactured in Construction Service vice president. ing this type of care, will allow us to a variety of styles and fiberfill weights. “The Brentwood project was straight- stay within Medicaid and Medicare cost forward, with good communication parameters – this facility is Medicaid- Cubicle Curtains: between us, the owner and the archi- and Medicare-certified – while growing Cubicle curtains are tect. With bad weather in the spring revenue through increased volume.” custom made in a of 2008, we thought that construction The new construction should help wide range of fabrics would have to be pushed back a bit but Brentwood Health Care solidify its and colors. we were able to place the foundation well-earned reputation. This past and slab, and were even able to land- March, a nursing home rating system 45 Aurora Industrial Parkway scape before winter set in.” at www.medicare.gov gave Brentwood Aurora, OH 44202 One plus to tapping General the highest rating, five stars, based on 800-322-6555 • Fax: 330-995-9207 Construction Service for this project, assessments of health inspections, staff- www.milldist.com notes Holden, was his company’s famil- ing and quality measures. P e-mail: [email protected]
www.propertiesmag.com 25 FINANCIAL STRATEGIES
Smart use of fiscal planning & action
The ABC’s of Real Estate, Part II few years ago, I wrote an article that gave definitions to some Aof the terminology used in the world of commercial real estate. And the world of commercial real estate is constantly evolving, bringing new terms to the forefront in the process. This month, we are going to discuss funds and current CAP rates. In con- some of the latest investment buzzwords, cept, as CAP rates decrease, the spread providing definitions and examples in becomes smaller, or compressed. And as the process. So move over, Wikipedia, CAP rates increase, the spread becomes there is a new game in town. larger, or decompressed. And while we ALEC J. PACELLA can all argue, er discuss, the merits of CAP rate decompression what really constitutes cost of borrowed During most of the early to mid-2000s, funds or current CAP rates, I think we CAP rates continually decreased, which would all agree that the overall trend in created a phenomenon known as CAP CAP rates as certainly been increasing. rate compression. Now, with CAP rates increasing, the new term is CAP rate Durability of NOI decompression. These terms describe the Net operating income (NOI) is always spread between the cost of borrowed the subject of scrutiny but never more Serving northeaSt ohio for over 46 YearS PLuMBing heating air Conditioning fire ProteCtion ProCeSS PiPing Site utiLitieS an innovative, truSted Partner SeWer Jetting & CALL US FOR YOUR NEXT PROJECT OR FOR A vaCtor ServiCe SERVICE & PREVENTIVE MAINTENANCE PROPOSAL ServiCe Preventive MaintenanCe deSign/BuiLd 440-946-4256 Specializing in 3d Building www.jfGallagherCo.com information technology
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26 Properties | August 2009 than in the current climate. Owners are concerned about their tenants’ abil- ity to meet their rental obligations, a concern which quickly permeates to the underlying lenders. As a result, the Building… underlying NOIs are being adjusted in several ways. Credit loss, which is a hedge against loss of rental income due to tenant insolvency, is being increased. Experience, Vacancy loss, which is a hedge against loss of rental income due to overall Excellence, market vacancy, is also being increased. Finally, the debt service coverage ratio, which is an assurance that NOI exceeds Commitment the current mortgage payment by a pre- Avon Baseball Stadium determined multiple, is being increased. Collectively, these adjustments help to ensure that the actual NOI is sufficient enough to withstand potential stresses . General Specializing in: that the property may incur. Contracting . Educational Global cash flow . Construction 18440 Cranwood Parkway Management A standard requirement among lenders . Healthcare Warrensville Heights, OH 44128 is for an investment property to produce . Consulting 216-663-3777 (phone) enough income to comfortably exceed . Commercial 216-663-3778 (fax) its debt service. However, in addition to www.in nityconstruction.com . Preconstruction . Public Works examining the durability of NOI, lenders Planning are now also considering other proper- ties within an investor’s portfolio. Their evaluation includes the income, expense COMMERCIAL • INDUSTRIAL Your Authorized Duro-Last Roofing Contractor:
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www.propertiesmag.com 27 and debt level associated with these begins to suffer. To me, one of the best assets. The goal is to ensure that the Daus, You Know? local examples of this is City View investor’s collective cash flow is suf- Center. As most of you may know, this STICKY SITUATION At the beginning of the summer, ficient to withstand potential stresses center sold at the height of the market Shurtape purchased the Duck Brands subsidiary from that the portfolio may incur. Some a few years back for $100 million. Henkel, including the 650,000 square foot facility of the items examined include cur- The buyer obtained an $80 million in Avon. Shurtape wasted little time spinning off rent vacancy levels, exposure to large loan and put in $20 million of equity. this real estate via a sale/leaseback and gaining $34 upcoming lease expirations and pend- For a while, everything was fine but million in the process…. W&W I was speaking to an ing loan maturities. then the problems started. The center institutional lender a few weeks ago and he had an began to lose its tenants and the interesting insight. According to their underwriting Defeasance/yield maintenance more tenants that vacated, the worse criteria, the only credit retail tenants are currently its financial condition became. As it These concepts are associated Walgreens and Walmart. They consider all other retail stands today, the property’s income is with Commercial Mortgage Backed tenants to be non-investment grade and subject to not sufficient enough to meet its debt Securities (CMBS) and are specifi- more conservative loan underwriting and terms. –AP cally related to the borrower being service, which has forced the owner to released of the obligation prior to the of the loan and a prepayment penalty. cover the difference out of his pocket. stated expiration. Although many use The penalty is based on the difference He has publicly stated that his ability to these terms interchangeably, they are between face rate of the loan and a spe- do this will be short-lived. This in and actually different in both definition and cific reference index, usually a treasury of itself does not make the asset toxic impact. Defeasance is a substitution of bond with a maturity date that closely but rather a soon-to-be non-performing collateral, whereby a financial instru- matches the maturity of the loan. loan. What will make this loan toxic is ment (typically a US Treasury bond) is when the property is taken back by the purchased to help substitute the cash Toxic assets lender, who happens to be holding an flow from the asset. Any shortfall in Most real estate are encumbered by $80 million loan for the property, and cash flow has to be made up by the loans. Normally, this is a healthy situa- the asset has a current market value that borrower as a part of this substitution tion, as it allows the borrower/investor is significantly less. P and the underlying loan is not retired. to leverage their money and allows lend- Alec Pacella, CCIM, senior vice president Yield maintenance is an actual payoff ers to make money by providing loans. at NAI Daus, can be reached by phone at of the loan and made up of two compo- However, the problems begin to crop up 216.831.3310, ext. 125 or by email at apacella@ nents – the remaining principal balance if the property’s economic performance naidaus.com.
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28 Properties | August 2009 Job Site Banners Signage Posters Trade Show Graphics Vehicle Wraps Window Wraps Fence Wraps Wall Wraps Color Copies Presentation Graphics Floor Graphics Photographic Reproductions Color Plotters (HP, Canon) ... and more
Saying “and more” is an understatement. Come check us out online, or visit one of our shops for your next color project. ® WWW.EBLUEPRINT.COM/Color A division of 216.281.1234 LEGAL PERSPECTIVES
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Purchase Options and Rights of First Refusal: The Devil is in the Details ue to the current uncertain and tumultuous economic climate, D many landlords and tenants are renegotiating their leases and adding new terms or revising old terms. Moreover, given this buyers’ market when it comes to real estate, many buyers are seeking more favorable terms in purchase agreements. In these situations, tenants and buyers may seek two common provisions in leases and pur- chase agreements: options to purchase and/or rights of first refusal. Unfortunately, however, many times the parties consider such pro- DAVID W. WOODBURN visions one in the same. It is important for landlords, tenants, certain time. It is important to insure buyers and sellers to understand that that the provision clearly indicates how the foregoing provisions involve distinct the tenant or buyer may exercise the legal rights. Consequently, the lease or option, the duration of the option, and purchase agreement language regarding the purchase price of the option. such an option or right of first refusal, A right of first refusal, however, does or both, should clearly reflect the inten- not give the holder of the right the tions of the parties. ability to automatically purchase the An option provision gives a tenant subject property. When the property or buyer great flexibility in the future. owner decides to sell the subject prop- Although there are many forms of erty to a third party, the tenant or ANTHONY R. VACANTI purchase options, generally, a tenant buyer holding the right of first refusal granted an option is provided the right, may exercise its right of first refusal and but not the obligation, to purchase the require the owner of the property to sell leased property at a set amount within a the subject property to the first refusal certain time. Similarly, a buyer granted holder at the same price and under the an option is provided the right, but same terms that the owner was willing not the obligation, to purchase the to accept from the third party. A right real property subject to the purchase or of first refusal provides less flexibility option agreement, or the seller’s other to a tenant, however, because it is the real property, at a set amount within a owner of the property that determines
30 Properties | August 2009 when the property may be sold, and it is the owner and the third party that dictate the sale price and terms. Again, it is important to ensure that the right of first refusal provision clearly indicates how the tenant or buyer may exercise the right, including but not limited to how long after receiving notice of the potential sale the holder of the right has Building Company to exercise the right, in addition to the Building Company duration of the right. In Ohio, the determination of whether a particular clause in a lease grants an General Contractor | Commercial & Industrial absolute option to purchase property, or 216-749-0200 | www.cschulzbuilding.com a right of first refusal, depends upon the construction placed on the particular clause in the instrument as a whole, or upon the attendant circumstances (See, e.g. Ohio Jurisprudence Landlord § 194). The art of a job well finished Art Window Coverings, Inc. A recent Ohio caseThe reaffirms art ofthe aimpor job- well finished Art Window Coverings, Inc. tance of understanding the difference The “very best” just got better The “very best” just got better between an option and a right of first Art Window Shades’ slogan has always been “Next to Your Windows, We’re the refusal. In Four Howards, Ltd. v. J&F Very Best.” So how can “the very best” get better? Art Window Shades’ slogan has always been “Next to Your Windows, We’re the With a new location and larger showroom under the experienced management Very Best.” So how can “the very best” get better? Wenz (2008), 179 Ohio App.3d 399, of KEVIN BOLL, Art Window Coverings, Inc. is still the same trusted source for professional commercial window coverings it has been since 1922 but has With a new location and larger showroom under the experienced management an affiliate of gasoline service company, grown to meet today’s need for top quality, style and selection in Ohio. And in addition to great signature brands such as HunterDouglas and of KEVIN BOLL, Art Window Coverings, Inc. is still the same trusted source for Four Howards, obtained an option from Levelor, Art Window Coverings, remains your primary contract dealer of MechoShade Systems. Beautiful and intelligent, MechoShades are the smart professional commercial window coverings it has been since 1922 but has the owner of certain property, J&F Wenz, choice for designers looking for stylish, quality window coverings that make grown to meet today’s need for top quality, style and selection in Ohio. on which a gasoline station and carryout a lasting impression. Call us today to discuss YOUR next work of art. And in addition to great signature brands such as HunterDouglas and business were located, in exchange for MechoShade® Levelor, Art Window Coverings, remains your primary contract dealer of upgrading some improvements on the MechoShade Systems. Beautiful and intelligent, MechoShades are the smart From your authorized contract dealer property. The gasoline station and carry- Art Window Coverings, Inc. choice for designers looking for stylish, quality window coverings that make visit us at our new location a lasting impression. out business owner, “Sav-On,” was leasing 3620 Perkins Ave. Cleveland, OH 44114
1922 Call us today to discuss YOUR next work of art. the property from the owner. Pursuant to P s F since commercial that lease, Sav-On also had aninstitutional option to purchase the property from the owner up ® The art of a job well finished Art WindowArtWindow_Caldwells_DIS_08-ad.indd 1 Coverings, Inc. 3/24/08 2:34:53 PM MechoShade The art of a job well finished to a certain date, and then had a right of Art Window Coverings, Inc. Art Window Coverings, Inc. From your authorized contract dealer The art of a job well finished first refusal thereafter. Sav-On, however, agreed to subordinate its option to the The “very best” just got better Art Window Coverings, Inc. The “very best” just got better visit us at our new location option of Four Howards in a written, The “very Artbest” Window justShades’ gotslogan hasbetter always been “Next to Your Windows, We’re the Art Window Shades’ slogan has always been “Next to Your Windows, We’re the 3620 Perkins Ave. executed and recorded document, which Art Window Shades’Very slogan Best.” has So howalways can been “the “Next very best” to Your get Windows, better? We’re the Cleveland, OH 44114 Art Window Shades’ slogan has always been “Next to Your Windows,Very We’re Best.” the So Very how can “the very best” get better? resulted in Four Howards’ having first 1922 Very Best.” So howWith can a “thenew verylocation best” and get larger better? showroom under the experienced management P s F Best.” So how can “the very best” get better? With a new location and larger showroom priority in exercising its option, despite since With a new location and larger showroom under the experienced management commercial
of KEVINinstitutional BOLL, Art Window Coverings, Inc. is still the same trusted source for Withunder a newthe experienced location and management larger showroom of KEVIN under BOLL, the experienced Art Window management Coverings,of KEVIN Inc. BOLL, is still Art Window Coverings, Inc. is still the same trusted source for being granted an option to purchase the professional commercial window coverings it has been since 1922 but has ofthe KEVIN same BOLL,trusted Art source Window for professionalCoverings, Inc. commercial is still the window same trusted coverings source itprofessional has for been since commercial window coverings it has been since 1922 but has property after Sav-On was granted the grown to meet today’s need for top quality, style and selection in Ohio. professional commercial window coverings it has been since 1922 butgrown has to meet today’s need for top quality, style and selection in Ohio. same option. ArtWindow_Caldwells_DIS_08-ad.indd1922 but has grown 1 to meet today’s need for top quality, style and selection in Ohio. 3/24/08 2:34:53 PM grown to meet today’sAnd inneed addition for top to quality, great style signature and selection brands in such Ohio. as And HunterDouglas in addition and to great signature brands such as HunterDouglas and Thereafter, the business relationship And in addition toLevelor, great signature Art Window brands Coverings, such as HunterDouglas remains your and primary Levelor, contract Art Window dealer of And in addition to great signature brands such as HunterDouglasLevelor, and Art Window Coverings, remains your primary contract dealer of between Four Howards’ affiliate and Coverings remainsMechoShade your primary Systems. contract Beautiful dealer of and MechoShade intelligent, MechoShadesSystems. Beautiful are the and smart Levelor, Art Window Coverings, remains your primary contract dealerMechoShade of Systems. Beautiful and intelligent, MechoShades are the smart Sav-On soured and was eventually ter- intelligent, MechoShadeschoice for are designers the smart looking choice for for stylish, designers quality looking window for coverings stylish, quality that make MechoShade Systems. Beautiful and intelligent, MechoShades are the smartchoice for designers looking for stylish, quality window coverings that make minated. Four Howards presented the window coveringsa thatlasting make impression. a lasting impression. a lasting impression. choice for designers looking for stylish, quality window coverings that make owner with a check for the purchase aCall lasting us today impression. to discussCall us todayYOUR to next discuss work YOUR of art. next work of art. Call us today to discuss YOUR next work of art. of the property pursuant to its option. Subsequently, Sav-On informed Four Call us today to discuss YOUR next work of art. ® ® Howards and the owner that it was MechoShade MechoShade ® exercising its right of first refusal con- From your authorized contract dealer MechoShadeFrom your authorized contract dealer tained in the lease. Thereafter, both Art Window Coverings, Inc. Art Window Coverings, Inc. From your authorized contract dealer Sav-On and Four Howards sued, seeking visit us at our new location to enforce their option and right of first Art Windowvisit Coverings,us at our new location Inc. 3620 Perkins Ave. 3620 Perkins Ave. refusal, respectively. visit us at our newCleveland,location OH 44114 Cleveland, OH 44114 1922 1922 The trial court found in favor of Four 3620 Perkins Ave.P s F P s F since commercial since Howards, and Sav-On appealed. The Cleveland, OH 44114 institutional commercial institutional 1922 P s F www.propertiesmag.com 31 since commercial institutional ArtWindow_Caldwells_DIS_08-ad.indd 1 3/24/08 2:34:53 PM ArtWindow_Caldwells_DIS_08-ad.indd 1 3/24/08 2:34:53 PM
ArtWindow_Caldwells_DIS_08-ad.indd 1 3/24/08 2:34:53 PM court of appeals recognized that rights of first refusal and options to purchase are WE’RE GREEN BUILDING EXPERTS—ASK US! distinct contractual rights and noted that there was no evidence that either party • Roll-off containers 10, 20, 30, 40 & 60 yds intended to extinguish Sav-On’s right of • Construction/demolition recycling first refusal by the instrument subordi- • Accepting comingled materials • Erosion control • Excess soil removal nating Sav-On’s option. Consequently, • LEED materials and resources documentation although Four Howards may have exe- cuted its option, Sav-On still had the • Recycled content, regional materials available for sale: right to exercise its right of first refusal • #411 screenings once it received notice of Four Howards • Compactable fill material exercising its option. • 4 x 8’s, foundry sand • Road base As the foregoing case demonstrates, • Crushed concrete it is important that landlords, tenants, • 100% genuine brick chips Material Reclamation Facility buyers, and sellers recognize the distinct ...and more! differences between options and rights We’re diverting 80-90% from disposal like no other of first refusal. Parties should take great recycling facility in the area! care in drafting these provisions and provisions in other documents that may “LEED” JOBS PROCESSED DAILY WITH OUR MRF! affect such rights to insure that the par- ties intentions are clear. As the old adage Kurtz Bros., Inc. goes, “the devil is in the details.” P Members of: US Green Building Council, This article is meant to provide general informa- Call today! Entrepreneurs for Sustainability, Cleveland tion only and not as a substitute for legal advice. Green Building Coalition, Home Builders Association — Build Green, Earn LEED Points! Readers should seek the advice of their attor- (216) 986-9000 ney or contact David at dwoodburn@bdblaw. KURTZ BROS., INC. • 6415 Granger Road • Independence, OH 44131• www.kurtz-bros.com com or Anthony at [email protected] or To view our Material Reclamation Facility in action, visit: http://youtube.com/watch?v=jHQIL68Wq6U 800.686.2825. This article may not be reprinted without the express permission of Buckingham, Doolittle & Burroughs, LLP © 2009. GO GREEN with ❆ Save energy all year on your exit signange with: ❊ PHOTOLUMINESCENT GLO BRITE EXIT SIGNS u No electricity u No power u No hazardous gas u No maintenance
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www.propertiesmag.com 33 CABOR CORNER
Issues in the real estate industry
Strong Commercial Sector Critical to Economy By Dianna Hosta-Stickney Deteriorating property ur country’s economic growth and development is dependent on a fundamentals, declining O healthy commercial and multi-family real estate sector. According to the National Association of Realtors (NAR), commercial real estate property values and a supports more than 9 million jobs and services. As many as 6.5 million severe tightening of the jobs that have been lost in the economic downturn have come from lending markets are all the office, industrial, retail and multifamily sector. The current liquidity challenge in the which these troubled loans are being factors contributing to commercial financing industry is affect- resolved has been sluggish so far. the current crisis. ing the fundamentals of the industry as It is vital that federal government a whole. strengthen the Term Asset-backed Loan Commercial real estate generates bil- Facility (TALF) by expanding the pro- lions of dollars in federal, state and gram to include commercial mortgage local tax revenue, making it a vital backed securities and the extension of engine to the nation’s economic growth TALF loans to five-year terms. The and prosperity. TALF program must also be extended NAR has cautioned that the ramifi- for another year or two to ensure that cations of a widespread collapse in the this important program remains in place commercial real estate markets would to support liquidity and bring stability to exacerbate the economic crisis and the commercial markets. hinder an economic recovery. Realtors are actively engaging with According to NAR, deteriorating Congress, the financial regulators and property fundamentals, declining prop- the White House in any way possible erty values and a severe tightening of the to quickly find solutions to stabilize the lending markets are all factors contribut- commercial real estate market. P ing to the current crisis. What is alarming to real estate pro- Dianna Hosta-Stickney is the 2009 Chairwoman fessionals is that banks have responded of the Board for Cleveland Area Board of Realtors slowly and inadequately. The rate at (CABOR).
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36 Properties | August 2009 BILLBOARD
News about people, products, places & plans
America, Building Owners ALL Erection & Crane Names Scott Russell Dir. of Int’l Operations Management Association, Construction Financial ALL Erection & Crane Rental Corp. recently announced Management Association, the appointment of Scott Russell as director of international OhioLand and Title operations. Russell is based at the company’s headquarters in Association and the Surety Cleveland and in Tampa, Florida. He is charged with devel- Association of Ohio. Roger oping and maintaining high-level customer relationships has served as treasurer for the with global companies to leverage opportunities for business Geauga Children’s Alliance, development. Inc. and is a 2003 graduate of Russell brings 20 years’ experience in the equipment busi- Leadership Geauga County. ness, offering expertise in international logistics assistance, Gingerich’s group offers a which includes creating and utilizing the best methods for variety of industry specific consolidating shipments overseas. His responsibilities also services to clients in the include recommending appropriate equipment for all interna- real estate and construction tional projects. Scott Russell industries. Real estate ser- “[ALL is] an energetic and highly motivated company with vices include CAM audits/ a vision for today’s dynamic and rapidly expanding business opportunities,” Russell says. representation, cost segrega- Since 1964, the ALL Family of Companies has grown to become one of the largest crane tion, development advisory and equipment rental companies in North America. For more information, visit the com- services, escrow title review, pany online at www.allcrane.com. financial statements, HUD compliance, industry bench- Skoda Minotti Names Real Gingerich started with Ohio Society of Certified marking, industry tax issues, Estate and Construction Skoda Minotti as a first-year Public Accountants, the information technology and Group Head as Partner staff member in 1993. He has National Association of lending-advisory relation- achieved the designations of Certified Valuation Analysts, ships. Construction services Skoda Minotti recently Certified Public Accountant, Associated Builders include bonding advisory named Roger T. Gingerich, Certified Valuation Analyst and Contractors, Ohio services, contract cost certi- CPA/ABV, CVA, the head and Accredited Business Contractors Association, fication, DOT compliance, of the firm’s Real Estate and Valuator. Gingerich is a Construction Employers financial services, industry Construction Group, as its professional member of the Association, Associated benchmarking, industry tax newest partner. American Institute and General Contractors of issues, information tech-
cleveland.com users perform over 850,000 job searches* every month - for all types of positions. This means, whether you’re looking for your next construction supervisor, property manager, front office manager, clerk, maintenance or facilities worker, MAKE YOUR your next hire is on cleveland.com. For more information about posting your job on cleveland.com, please contact Beth Warholy at 216.830.7053 or NEXT HIRE FOR [email protected]. AS LOW AS $50 *Source: Advance Internet Monthly Statisitcs, April 2009
www.propertiesmag.com 37 BILLBOARD
News about people, products, places & plans nology, lending-advisory which is produced by Expo rivers, and plants to repre- relationships as well as use Source. Space is still avail- sent all vegetation. tax consulting. able for complete exhibit Plans are in the works for booth packages from $695 more work including detailed Cleveland Facilities to $995. pagoda entryways designed Maintenance Expo Coming For more info, contact by a firm in Hong Kong. September 18 Bill Baumgardner of Expo Source at 513.731.1146, eBlueprint Launches The 2009 Cleveland email [email protected] Remodeled Website Facilities Maintenance or visit www.facilitiesmainte- Asia Plaza Expo – showcasing hundreds nanceexpo.com. eBlueprint, a division of of exhibits of cutting edge Aided by funding through American Reprographics products and services for Asia Plaza Adds Connecting the Cleveland Storefront Company (ARC), recently operating and maintaining Corridor & Garden Renovation program, Hom announced the launch of the commercial buildings, indus- hired Jim McNight, land- new, enhanced version of its trial plants and institutional Recently, Steven Hom scape architect, to accent website homepage at www. facilities – is scheduled to be of Asia Plaza Management the connecting addi- eblueprint.com. held Friday, September 18 at Company completed a tion with a three-element As a division of ARC, LaCentre in Westlake from 1,600-square-foot connecting Chinese garden walkway eBlueprint incorporated 9 AM to 3 PM. Property corridor and multi-purpose complete with fountain and the new look site changes owners, facility managers, area between Asia Plaza and benches. The garden con- as part of a companywide engineers, safety and main- Park To Shop supermarket sists of rocks representing effort to keep the divisional tenance professionals are at E 30th Street and Payne the Earth, a waterfall and websites consistent with a invited to attend the event, Avenue, in Cleveland. pond representing lakes and unified format.
38 Properties | August 2009 A VALUE-ADDED RESOURCE. ADVOCACY ON INDUSTRY ISSUES.
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Turner Celebrates 40th Conference, took place in long-term relationships quality control and technical Anniversary of School of early August in Ohio, where with minority- and women- review related to all con- Mgmt. Training Program the TSCM originated. The owned business enterprises, sulting projects so he was conference took place in generating more than a natural candidate for the Turner Construction Cincinnati where Turner is 48,800 contracts with a LEED AP. Company, the nation’s constructing the $210 mil- value of $17.6 billion. EA Group has expertise in leading general builder, lion Great American Tower indoor air quality manage- recently marked the 40th at Queen City Square. EA Group VP/Technical ment plans, pre-occupancy anniversary of its Turner The Turner School of Director Obtains LEED-AP baseline assessments, asbes- School of Construction Construction Management tos removal or encapsulation Management (TSCM) pro- is a learning program that EA Group recently and polychlorinated biphe- gram. The TSCM provides is offered through each of announced that Timothy nyl removal, and is also minority, women, disadvan- Turner’s offices and has Bowen, vice president/ experienced in site sustain- taged and small-business been held in more than 70 technical director for the ability, water efficiency and owners with courses on cities across the country. environmental consult- materials resources. topics such as green build- Since the program’s estab- ing division since 1987, EA Group recently assisted ings, developing a business lishment in 1969, there has obtained the United in the design and implemen- plan, financial planning, have been 32,000 gradu- States Green Building tation of IAQ management estimating, construction ates of the TSCM program. Council’s LEED Accredited plans during construction of law, bonding and insur- During 2008 alone, 33 pro- Professional (AP) credential. the Cleveland Clinic – East ance. The 40th Anniversary grams were held, graduating EA Group has been a 89th Service Center and celebration, held in con- more than 1,165 people. member of the USGBC Parking Deck, a LEED regis- junction with Turner’s The program has helped since 2007. Bowen is respon- tered project. For more, visit National Community Affairs Turner build successful sible for quality assurance/ www.eagroupohio.com. P
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40 Properties | August 2009 Renovation Restoration& Highlighting the renewal of older properties in Northeast Ohio & beyond FEATURING: The Terminal Tower • Cleveland Violins • The Cleveland Museum of Art • Evergreen Cooperative Laundry • Residences At Six Six Eight • Doubletree Hotel Cleveland Downtown/Lakeside • and more Renovation Restoration& Preservation is not easy ost of us are familiar with the value of saving and restoring older structures – it honors locations of significant historic events, it identifies important M cultural/religious/social institutions, it preserves notable pieces of archi- tecture, and it contributes to the fabric of older towns. Some would argue that older buildings cannot meet current standards for leasability or livability. Also, newer electrical, plumbing, mechanical and technology systems are difficult to adapt to an existing structure. Finally, the ability to accurately identify costs for a renovation project, primarily due to unknown and unforeseen conditions, can be unnerving to a building owner. We faced all of these challenges and more in a $1 million restoration of a 124-year- old building in a historic downtown location for our offices. Throughout the duration of the project, we were reminded that preservation is not easy! But for us, it was exactly the right thing to do. Faced with the decision to build a new facility or remain an active participant in a downtown setting, we chose the more difficult course of action: restoration. Design was not a task completed before construction, but a daily process influenced by what was uncovered behind the next wall. The budget was likewise constantly revised to reflect a new obstacle, or opportunity – all of this happening while the building was occupied. But by the end of the project, something special had occurred. It was the unmistakable sense of pride that the staff, the contractors, the vendors and suppliers, and the city experienced knowing that a very difficult task had been completed successfully. There are important lessons learned by all of us who have undertaken a preser- vation project. The first is to be realistic in assessing a building’s potential worth. Just because a building is old, it does not necessarily mean it is a worthy restoration candidate. Keep in mind, there were as many poorly constructed buildings a century ago as there are today. It is also critical to plan for the unexpected. Certainly this applies when developing the schedule and budget, but is also in play when review- ing a project with local zoning and building officials. Most important, recognize that design and construction for a preservation project is truly a process that may have a beginning and an end, but no discernible phases in between. To effectively execute a project, the designer and contractor must be on the same page. Following are examples of projects where owners, architects and contractors have successfully accomplished the difficult task of preserving older structures. Each of these had their own peculiar hurdles and unforeseen obstacles, but each overcame them, resulting in beautifully restored and significant architectural structures. P
Robert Fiala Managing Partner, TDA Architecture
42 Properties | August 2009 Revived Rooming Doubletree replaces Holiday Inn on Lakeside, adds upgraded décor, amenities By Lou Kren | Photos courtesy of Doubletree Cleveland Downtown/Lakeside ecent years have seen new property after new property on Lakeside Avenue in downtown R Cleveland. WKYC and the FBI building are two recent major construction additions on Lakeside just east of East 9th Street. Well here comes another. For 34 years, East 12th and Lakeside “We bought the property sensing the says Dave Horton, senior vice presi- has been home to the Holiday Inn. potential behind it,” recalls Robert Lee, dent-brand management for Doubletree At one time it was one of the places vice president of The Hotel Group, Hotels. “The outstanding, multi-million to stay or meet downtown. But newer noting that the goal with the hotel’s dollar transformation that has been hotel properties, and an admittedly $15 million transformation was to achieved here in Cleveland reaffirms tiring hotel brand, spelled an end attract a higher level of traveler. His our commitment to work with our new to the glory days. With the Medical company currently manages and/or hotel owners to create a contempo- Mart on its way as well as a tougher owns 24 properties in nine states, rep- rary, comfortable and refreshing relaxed business environment, change was resenting 13 brands. hotel experience.” needed. Sensing an opportunity while With 379 guest rooms in its 18 stories, recognizing the Holiday Inn’s prime the Doubletree is the closest hotel to the Adopting a Cleveland theme location, The Hotel Group, of Seattle, Rock & Roll Hall of Fame and within To renovate the hotel and synch it with Washington, bought the property in walking distance to the area’s finan- the Doubletree brand, The Hotel Group May 2007 and on December 30, 2008, cial and government offices, Cleveland brought in Group West Companies, debuted it as the Doubletree Hotel Browns Stadium, Cleveland Convention also of Seattle, for architectural ser- Cleveland Downtown/Lakeside. Cami Center and Great Lakes Science Center. vices, as the two firms have partnered Hotel Investments, LLC operates the “We are proud that the Doubletree on a number of hotel projects. The hotel, which is managed by The Hotel Hotel Cleveland Downtown/Lakeside renovation encompassed all guestrooms Group under a franchise agreement represents another great city-center and interior spaces as well as exterior with a subsidiary of Hilton Hotels Corp. hotel addition this year for our brand,” paint, signage, new lobby entrance and www.propertiesmag.com 43 Renovation Restoration& landscaping. A tour design and construction reveals a theme, that of challenges, according Cleveland’s past, includ- to Group West’s Paul ing the many bridges Soldwedel, the project spanning the Cuyahoga architect. River. Bringing that “That was tricky, theme home immedi- given that the build- ately is the new entrance ing is a post-tension canopy, calling to concrete structure,” mind steel trusses. And he explains. “The new throughout are framed lounge required that photos documenting we remove three walls downtown’s history. between four existing Clad in earth tones, the guestrooms. But each hotel interior features wall was structural, so steel, stone and wood structural beams were accents throughout DOUBLE TAKE As the face of the new Doubletree, the main lobby underwent placed where the walls with modern furnish- serious restructuring and now features cream-colored marble floors and were removed.” ings. The hotel exterior recessed cove lighting that throws a warm glow onto the ceiling soffits. Recognizing the need was repainted, with new levels were designated executive floors, for upgraded meeting plantings leading from Lakeside to the featuring paneled doors, crown molding, space, The Hotel Group and Group lobby entrance, and a local artist sup- oversized desks, upgraded bath ameni- West set out to revamp the existing plied a large sculptured interpretation of ties and access to the new top-floor meeting and banquet facilities. With the Doubletree logo that resides at the executive lounge. Other guestroom renovation complete, the Doubletree property entrance. amenities: complimentary wireless boasts nearly 10,500 square feet of high-speed Internet access, MP3 player- space for these functions, including a Upgrades galore compatible stereo alarm clocks and main-floor 5,643-square-foot ballroom As mentioned, each guest room was 32-inch, flat-screen televisions. seating as many as 600 in a theater-style remodeled, with multiple floors taken Guest bathrooms feature new marble configuration and 350 for receptions. offline for refurbishment while the hotel vanities, upgraded lighting and curved Upgrades include all-new lighting and remained open. All rooms received new shower rods that allow for 20% more sound system as well as stylish ribbon carpeting and wall coverings, ergonomic space in the showers. The executive carpeting. Six second-floor meeting chairs, bathroom floor tile and tub sur- lounge, with views of Lake Erie and the rooms, with blackout drapery, wired and rounds. As renovated, five guestroom shoreline facing east, posed interesting wireless Internet access, whiteboards,
44 Properties | August 2009 Take your next project in an entirely new direction.
COOL ACCOMMODATIONS Off the main lobby and separated by a colorful new water wall resides the indoor heated swimming pool, reportedly the largest of any downtown hotel. projectors and wireless microphone theme. The lobby features cream-col- systems, seat 25 with an additional ored marble floors and recessed cove The civil engineering component boardroom seating 12. As with the lighting that throws a warm glow onto of a project can be full of twists executive lounge, placing the meet- the ceiling soffits. ing rooms required removal of some “The lobby was designed to be con- and turns. That’s why it is impor- existing guestrooms. Adjacent to the temporary with a nod to Cleveland’s tant to work with consultants who meeting rooms, the 24/7 fitness center heritage,” says Soldweldel, noting the know an efficient, cost-effective was the first interior space to undergo desk trellis and numerous photographs route to your project destination. renovation, in March 2008, and features of Cleveland’s street-scene past hanging high-end cardio and weight equipment. on lobby walls. Also on the second floor, a 24-hour, To open up the lobby, an existing At KS Associates, we offer an self-service business center is new, offer- gift shop to the south of the registra- in-depth understanding of techni- ing built-in laptop stations and the tion desk was replaced by a sitting cal and compliance issues. We ability for guests to print to the business area. And the corridor along the east center printer from their rooms. exterior wall leading north from the know how to avoid roadblocks, Off the main lobby and separated by desk to the restaurant and bar area take safe detours and keep your a colorful water wall resides the indoor boasts a decorative metal screen and projects on course. heated swimming pool – reportedly the metalwork, providing a flowing, vary- largest of any downtown hotel – and ing corridor width, to let natural light whirlpool. The water wall was added into the restaurant. That replaces a during renovation, as the pool entry traditional corridor and doorway. was changed to eliminate views from The restaurant, Stadium 3 Bar and the banquet hallway and lobby into Grill, named for the three sports venues the pool. downtown, features all-American cuisine. It seats 75 in the main restau- Lobby in the limelight rant, with an attached private dining As the face of the new Doubletree, the room seating 25. Fronting the hotel on main lobby underwent serious restruc- Lakeside is the bar portion of the eatery, Let us map a course turing. The revolving door for the main ensconced in rich panel woodwork. for your civil engineering and surveying entrance, formerly in a corner where All that lobby work sends the mes- projects. Contact us: 440-365-4730 the hotel meets its parking garage, was sage that Doubletree is driven to bring relocated 25 feet south, placing it in travelers in. And with the extensive line with the new sloped granite-faced renovation and brand change, the hotel www.ksassociates.com reception desk with floating top. A rightly earns its place among what’s new [email protected] trellis over the desk reflects the bridge and exciting on Lakeside. P
www.propertiesmag.com 45 Renovation Restoration& Towering Achievement Extensive renovation program revives Downtown Cleveland landmark By Lou Kren | Photos by Ken Krych
he best address in the best location in the nation: 50 Public Square. So T it’s been since 1928, when on 50 Public Square and ultimately rising 708 feet above it the Terminal Tower opened its doors. The $179 million price tag for what was originally known as Cleveland Union Terminal is dwarfed by the struc- ture’s value as a Cleveland icon and the city’s most recognizable landmark. The dream of brothers Oris Paxton and Mantis James Van Sweringen was to be only 14 stories, sitting on top of the city’s rail hub. Instead the steel-frame structure, with decorative limestone and terra cotta exterior, topped out at 52 stories – atop 280-foot caissons – and when completed was the world’s second tallest building, behind only the Empire RELIC RENEWED The Terminal Tower has battled the harsh North Coast environment for 80 years, and time has taken its toll. Ongoing repair and restoration work is underway to State Building in New York City. (As prepare the structure for coming decades. the two were built nearly simultaneously, the Terminal Tower reportedly was the for decades, and time has taken its the scaffolding went up from the 37th world’s tallest for a few months prior to toll. From floor 34 on up to the flag floor to the top so engineers could in the topping off of its Gotham counter- pole can be considered the Terminal effect “touch every inch of the façade” part.) Today, as a Forest City Enterprises Tower’s roof. Exposed to the elements to determine the extent of water property, it serves as the centerpiece of for so long, the upper floors bore scars damage, according to Dennis Breiding, mixed-use Tower City Center, with the from water infiltration, including rust- managing the renovation project for the entire Terminal Tower complex compris- ing steel that supported the terra cotta Construction Division of Forest City ing 557,000 square feet on 34 acres. façade. Chunks began loosening and Enterprises. Forest City brought in a falling, with cornices failing and need- structural engineering company, Barber Time took its toll ing to be strapped into place, leading & Hoffman Inc., of Cleveland, to study At 80 years old, the tower has battled Forest City to assess and ultimately the problem, and tapped Provenzale the harsh North Coast environment address the problems. In October 2005, Construction, also of Cleveland, to
Proud to be providing Construction Management for the Terminal Tower Exterior Renovation. Thank You Forest City Enterprises.
A compAny dedicAted to the growth of clevelAnd PROVENZALE CONSTRUCTION COMPANY, INC.
Specialists in Interior completions, renovations & restorations since 1971. 216/281-3700 4529 detroit Ave., clevelAnd, oh 44102
46 Properties | August 2009 KONE Inc. is a proud supporter of the Terminal Tower renovation project.
KONE Inc. 6670 W. Snowville Rd., Ste. 7 Brecksville, OH 44141 Ph: 440-546-1100 Fax: 440-546-1106 www.kone.com
www.propertiesmag.com 47 Renovation Restoration&
CompleTe Fire proTeCTion serviCes
• Fire Extinguishers, 888-528-0928 Fire Alarms, Fire Sprinklers, Exit/Emergency Lighting, Kitchen Fire Suppression, FM-200/Halon/ CO2 Systems • Division 10 fire extinguishers and cabinets to construction trades • Fire protection contracting www.county-fire.com services to property owners/ ALLOWING ACCESS Scaffolding went up managers from the 37th floor to the top so engineers could “touch every inch of the façade” to Akron • ClevelAnd • Columbus • Toledo determine the extent of water damage. handle construction management as an extension of Forest City Construction. cfp ad.indd 3 9/18/08 3:49:24 PM “The original construction had ARCHITECTURAL trapped steel into the mortar,” explains Breiding, discussing the investigation FIBERGLASS, INC. phase prior to renovation work. “Steel Restoration • Reproduction New Construction flanges had rusted and expanded, acting • like a hydraulic jack, and the expansion was tearing the building apart. Anything Cleveland’s hanging would have to be torn off. We Terminal Tower determined that the building was failing exponentially and we had to figure out how to stop that failure.” Unique plan, unique methods At that point, Forest City faced having to spend three years developing drawings and placing work out to bid— an extraordinarily long and expensive proposition. The decision was made, instead, to examine and fix the exterior floor by floor. With a $20 million-plus construction budget, Forest City, Barber At 600 feet above ground level, 42” diameter by 30’ tall fiberglass Corinthian columns & radius dentil cornice replicating terra cotta. & Hoffman and Provenzale teamed to investigate and develop bidding for Architectural Fiberglass, Inc. Manufacturer & Designer 8300 Bessemer Ave, nearly every area, according to Breiding. Custom Fiberglass Cleveland, Ohio 44127, Essential for funding the project were Building Ornamentation 216-641-8300, 216-641-8150 fax historic tax credits. Receiving those www.fiberglass-afi.com credits required a unique presentation to Cornice–Columns–Domes–Cupolas–Balusters– Panels–Moldings–Custom Shapes state officials.
48 Properties | August 2009 “We didn’t have an exact reno- vation plan, but we knew what Terminal Tower: Tackled Floor by Floor methods we would use to achieve The following floor-by-floor summary of exterior work completed or still underway during the renovation of the it,” Breiding recalls. Terminal Tower, from a report compiled by structural engineering firm Barber & Hoffman, attests to the massive scale of Replacing terra cotta with terra this undertaking. cotta was no option, as the steel holding the terra cotta could no 51st to 49th floor: replaced all mortar joints and replaced the 49th floor cornice with fiberglass; replaced deteriorated longer support the weight. The pieces of terra cotta and coated all terra cotta with liquid plastic. alternative: fiberglass cornices, with embedded aluminum exten- 49th to 48th floor: replaced all mortar joints and replaced deteriorated terra cotta on parapet wall while fully restoring sions that would bolt to new steel. the wall; replaced the 48th-floor cornice with fiberglass; coated all terra cotta with liquid plastic; installed new roof and Lighter and easier to manufacture vent. and install, fiberglass pieces would 48th to 46th floor: replaced mortar joints and replaced terra cotta on all 16 columns with fiberglass; restored orna- remain watertight and allow for mental iron on windows and replaced copper at column bases; replaced 46th-floor terra cotta cornice with fiberglass and removal of any heavy, hanging coated all terra cotta and ornamental iron with liquid plastic. material. Architectural Fiberglass Inc., of Cleveland, was awarded 46th to 44th floor: replaced mortar joints and deteriorated terra cotta pieces; replaced walkthrough concrete roofs the contract to supply the cor- and deteriorated walkthrough parapet walls; replaced 44th-floor buttresses with fiberglass and replaced concrete base; nices and other fiberglass shapes replaced buttress roofs; restored 44th-floor parapet wall; installed new roof and coated walls with liquid plastics. for the project. 44th to 41st floor: replaced 43rd-floor cornice; replaced mortar joints; replaced all 16 terra cotta columns with Liquid plastic, a coating often fiberglass; restored ornamental iron on widows and coated with liquid plastic; replaced deteriorated terra cotta pieces; employing a fiberglass mesh com- replaced copper at base of columns and on 41st-floor cornice. ponent, was selected to repair 41st to 37th floor: replaced mortar joints and deteriorated terra cotta pieces; replaced copper on turret walls; replaced terra cotta and waterproof the terra cotta with limestone on turret walls; replaced 37th-floor roof. upper exterior. 37th to 34th floor: replaced cornice stone and replaced steel lintels with stainless lintels; replaced mortar joints and Time to get to work deteriorated terra cotta pieces; replaced 34th-floor roof; replaced 34th-floor cornice with fiberglass; coated 34th-floor With historic tax credits parapet wall with liquid plastic. granted, Provenzale sent out bid 34th to 15th floor: replaced mortar joints; cleaned exterior; replaced caulk and deteriorated stone pieces; coated packages, the first being for scaf- column capitals with liquid plastic; replaced 15th-floor cornice with fiberglass. folding from the 37th to the 52nd floor, erected by January 2006 and 15th to 4th floor: replaced mortar joints and deteriorated stone pieces; replaced caulk; restored deteriorated balconies. becoming a familiar Cleveland 4th floor to ground level: replaced mortar joints and replaced deteriorated stone and terra cotta; replaced caulk joints. skyline sight. Other bid packages included painting, patching and Dave Provenzale, who is handling the a structural engineer with Barber & application of liquid plastic, replace- Terminal Tower project for Provenzale Hoffman, in a project report. ment of 16 upper and 16 lower exterior Construction. “The biggest problem encountered columns with fiberglass, and replace- Though differing in detail from floor was water infiltration into the build- ment of decorative hanging terra cotta to floor, the exterior renovation was ing,” he wrote. “To eliminate the water with fiberglass shapes, according to summarized by Michael Mazzocco, infiltration, mortar joints were cut
www.propertiesmag.com 49 Renovation Restoration&
out and replaced with new mortar [in ABC Professional Services fact, points out Breiding, beginning on Full-Service Residential & Commercial Services floor 37 and continuing to the top of the building, every joint was crowned out], various deteriorated pieces of Painting • Pressure Washing • Wall Repair terra cotta and stone were removed Fire Restoration • Emergency Service and replaced, roofs were removed and replaced, and drains were repaired and/ 330-990-0279 or 330-990-8099 or replaced and cleaned. The upper portion of the tower was coated with liquid plastics. Where the terra cotta was determined to be beyond repair, all material was removed with the underly- ing material, either concrete or steel, being restored. Once the material was removed, the concrete was replaced, steel was cleaned and painted, and new material was installed. Based on the extent of deterioration, it was decided to either use original material, such as stone or terra cotta, or replace with fiberglass replicas duplicated from sal- vaged material.” As one of the first renovation tasks, crews toiled in rarified air, performing extensive repairs on the cast-iron cupola at the base of the flagpole. As origi- nally constructed, the cast iron served as a form for poured concrete. Over the years, the cast iron had cracked and rebar in the concrete had rusted. Workers cleaned and restored ornamen- www.thomarios.com tal iron or replaced it with new steel cornice and coated the iron with liquid plastic, replaced the handrail, cleaned the existing metal deck and coated it with liquid plastics, and replaced all cupola windows. New computer-controlled LED lights ring the exterior at this lofty height. The new system can be programmed for roughly 30 presets and changed remotely for events such as baseball games, football games, holidays and more. The array of colors is almost infinite and there are plans to create one setting to mirror how the building looked in the early 1950s. Great efforts were made to prevent water penetration. Water entry over the years had resulted in damage to interior walls on lower floors. A tour revealed the layers of materials and coatings placed to watertighten the entire exterior. But the work didn’t end
50 Properties | August 2009 with façade renovation. the Kone elevators utilize the During this renovation, Kone EcoDisc hoist machine,” all 2,050 windows in the Clements says. “This perma- tower are being replaced nent-magnet synchronous to provide better insulat- motor is 50% more efficient ing qualities and mimic than traditional two-speed the originals. In addition, traction elevators.” all exterior surfaces will have been cleaned by proj- What’s next? ect’s end. Almost five years in, the Terminal Tower renova- Project gets a lift tion is coming to an end, Renovation has not but Forest City Enterprises been limited to just the hopes to continue building outside. Vertical access on the momentum. The wish was addressed as Kone list includes restoration of the Elevators & Escalators, observation deck to its original of Cleveland, spent more grandeur as well as restoration than three years mod- of the Van Sweringens’ living ernizing 21 elevators, space. But in the meantime a MATERIAL IMPROVEMENTS Fiberglass cornices and other shapes, replacing controllers, pat on the back is warranted. supplied by Architectural Fiberglass Inc., were used to replace damaged hoist machines, hoist terra cotta. “We beat the five-year ropes, door operators, timeline – ahead of sched- fixtures and other compo- “Safety is obviously our number-one ule and under budget,” nents. Cab interiors were remodeled, concern not only for the tenants Provenzale says proudly in describing providing an appearance similar to but for our workers. The old hoist how the principals and subcontrac- previous interiors but with new wood machines weighed in excess of 6,000 tors worked together to tackle this trim and ceilings. pounds. We had to break them down massive project. “The biggest challenge we encoun- to pieces weighing no more than 3,000 And for Forest City’s Breiding, this tered was safely removing the pounds due to floor loads and the fact project represents much more than just 1920s-era DC hoist machines from the that the service elevator had a capac- restoration of the company headquarters. mechanical rooms and out of the occu- ity of only 3,000 pounds. “This project is not only a city icon but pied building,” says Tim Clements, “The existing hoisting equipment is also is our company headquarters,” he Cleveland branch manager for Kone. based on inefficient technology, whereas says, “and we are very proud of it.” P
Cleveland OH Columbus OH Cranberry Twp. PA
BARBER & HOFFMAN, INC. Consulting Engineers
1100 West 9th Street Cleveland, Ohio 44113-1003 216 . 875 . 0100 Fax 875 . 0111 barberhoffman.com
We are Proud to Work With Forest City as the Structural and Restoration Engineers for The Terminal Tower
www.propertiesmag.com 51 Renovation Restoration& How to Protect Your Woodwork Investment By Mike Gomillion t’s always smart to take good care of wood furniture and surfaces, but today, such practices have Ispecial importance. Restoring and maintaining fine woods and furniture saves you money over the cost of new furniture or woodwork; improves the quality of your site for clients and tenants; and befriends the environment. Are you trying to attract new ten- tial costs, including maintenance and • Is this their main business? Painters, ants? A professional appearance—and refinishing. Yet such times are exactly wallcovering contractors, cleaning the knowledge that you work to main- when it makes sense to invest in upkeep. services and others may not know tain the facility—goes a long way with Unmaintained, wood elements deterio- how to work with wood. prospects. Many features of a facility rate. As the damages of time or use go • Is low cost their selling point? benefit from regular maintenance: desks, uncorrected, they become more costly Having furniture or woodwork credenzas, conference tables, built-ins, to fix. A large item that once could have restored or maintained saves you wall units, woodwork and millwork. been touched up on-site may need to be money in the end – but only if it’s Restoration can substantially “rehab” stripped and refinished, or in extreme done properly. the appearance and value of any space. cases, be replaced. Now more than ever, your tenants Maintenance is a fraction of the • Do they offer choices in quality need to make a good impression on cost of replacement. We at Gomillion levels? You should be able to specify their customers and prospects. They recently restored a historic retail and the quality of refinishing so you can need to squeeze every bit of competitive office property in Cleveland – wood- control costs and customize work. advantage from their businesses that work with a value well into six figures, A good furniture restorer will offer they can, and look to you to provide an restored at a cost that was a small frac- you a range of dyes, stains, glazes acceptable setting. tion of that amount. and shading lacquers. There should The right details can make a desirable be choices in any sheen, from matte Restored wood is recycled wood property, so it can be a mistake to cut to gloss and as a hand-rubbed finish. There should be a premier level for Restoring and refinishing wood— aesthetics when faced with a tightening valuable antiques, including restora- rather than throwing it away and buying budget. Your furniture service should tion of inlays and special treatments something new—makes good environ- tailor maintenance to fit your budget. like gilding. mental sense. Why contribute to the cycle of waste, On-site maintenance adds to • Do they provide a variety of ser- of throwing out and replacing functional convenience factor vices? You should have access to materials? It’s more responsible to restore On-site services such as those offered hundreds of wood finishes, man- your office furniture and woodwork. by Gomillion include touch-up, repair ufacturing/remanufacturing for Enhanced by experienced restorers, your and restoration of molding, paneling, structural repairs, antique restora- pieces can look as good as—sometimes staircases, doors, fireplaces and built-in tion, on-site services, restoration better than—new. And on-site mainte- or oversized pieces. Lobbies, conference of oversize pieces and built-ins, nance and repair can be done “green,” rooms, atriums, executive offices and warehousing and shipping services, using materials such as the optional elevator cabs are typical locations for and installation of new or restored water-based, clear stains and dyes used on-site work. furniture. by my company, Gomillion Furniture A good service will use the proper air Respect your investments. Restoring Services. Such documented usage can cleaners, such as a powerful, charcoal- furniture and woodwork sustains their add to your LEEDs points. activated air filtration system, to keep good looks, enhances green behavior, Rehab an old space. Restore a space your site free of dust, fumes and odor. and helps you manage for value. P that’s been heavily used. Make sustain- A good service will also provide min- ability part of your way of doing business. imal-disruption scheduling, including It will have a positive effect on clients, evenings and weekends. Mike Gomillion is founder and president tenants, and your balance sheet. of Gomillion Furniture Services, based in How to select a commercial wood Willoughby. From its 15,000-square-foot build- In a tough economy, maintain! ing, the company serves individuals, residential refinisher and commercial designers, facilities managers, In economic downturns companies Here are some questions you should mills and manufacturers throughout the region. and individuals cut back on non-essen- ask about a service provider. For more info, visit gomillionfurniture.com.
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Gomillion_PropertiesMag.indd 1 www.propertiesmag.com7/23/09 11:00:24 AM 53 CONTINUING TO REDEVELOP DOWNTOWN CLEVELAND
NOW OPEN! CALL TODAY TO RESERVE YOUR NEW HOME!
owntown’s newest luxury address! The K&D Group is proudD to present The Residences at 668, the premier address for 236 Brand New Luxury downtown luxury living. Located in the center of Cleveland’s hot- Apartments test neighborhood, you are con- 1 & 2 Bedroom Suites veniently situated minutes from the East 4th Street Neighbor- 668 Euclid Ave | Cleveland, OH 44114 hood, Quicken Loans Arena and Progressive Field. No attention to detail has been spared in designing these brand new suites. You 216.579.1668 will enjoy wide open floor plans, contemporary paint colors, and large windows for opulent natural www.668euclidave.com lighting and two magnificent atriums. The Residences at 668 - There is no comparison.
THE RESIDENCES AT STONEBRIDGE he Residences at Stonebridge provide convenience and luxury to suit every lifestyle.T 2020 Center houses a gourmet cofee shop and martini lounge. Enjoy fine dining at Ponte Vecchio Ristorante Italiano located on Cleveland’s historic viaduct and 1237 Detroit Ave. | Cleveland, OH 44113 amazing views of the lake, river or city from every suite in this spectacular community. All that downtown has to offer is just moments away from 216.344.2310 any of the three Stonebridge developments. The exclusive Rent-to-Own Program is also available for www.stonebridgecleveland.com those who wish to build equity toward the purchase of a Stonebridge Plaza condominium.
Great reasons to go out. Even better reasons to stay home. ou will have everything you could ever need right outside your door at Reserve Square Apartments... Ya grocery store, a state-of-the-art fitness center that 1701 E. 12th St. | Cleveland, OH 44114 borders the sparkling indoor swimming pool, a rooftop sundeck and tennis court, business center with internet 216.861.2715 access, on-site dry cleaners, fine dining, and so much more! Reserve Square is also conveniently www.reservesquareapts.com located on the RTA busline allowing you hassle-free transportation to anywhere your heart desires.
THE K&D GROUP IS PROUD TO PARTICIPATE IN e
Th K&D Group, Inc. THE CONTINUED REVITALIZATION OF CLEVELAND. WATCH FOR OUR NEW UPCOMING PROJECT... Opening Doors Downtown Residences At Six Six Eight transforms historic Euclid, Prospect buildings into modern lifestyle complex in downtown Cleveland By John Elliot | Images courtesy of The K&D Group s downtown Cleveland rejuvenates, one of the more compelling features is the restoration of A architectural masterpieces that commemorated the city’s early 20th Century prosperity. The fact that residential buildings are resurrecting much of this elegant architecture has helped renew interest in urban living among prosperous residents. Case in point is the renovation of the open courtyard plaza accessed from Euclid ambitious project from one of Northeast former William Taylor & Sons depart- Avenue borders the Colonial Arcade Ohio’s most prominent residential prop- ment store building at East 6th Street where the arcade meets Euclid Avenue. erty owner and managers. and Euclid and several adjacent spaces Most of the 240 apartment suites face K&D Group owns and manages into a luxury apartment and retail com- one of the main streets and offer views more than 13,000 residential units and plex known as “Residences At Six Six of downtown. This project borders the employs over 400 people throughout Eight.” As Northeast Ohio struggles East Fourth Street entertainment district Northern Ohio. Founded 24 years ago with a recession, Willoughby-based and is the last complex between East 9th by Doug Price and Karen Harrison, the K&D Group is busy bringing downtown Street and Public Square to be revitalized. K&D Group developed the Stonebridge Cleveland back to life to usher in a new Residential/commercial developments, residential complex on the west bank of era of urban living. also known as “lifestyle centers,” have the Flats in downtown Cleveland. The The complex is bordered by East 9th emerged in some of Cleveland’s suburbs company’s other holdings include The Street to the east, the historic Colonial in recent years. The “Residences At Six Embassy Suites Hotel at Reserve Square Arcade to the west, Euclid Avenue to Six Eight” marks the concept’s foray into and Reserve Square Apartments. the north and Prospect Avenue to the downtown, where residents will have K&D Group claims the $68 million south. A 450-car parking garage borders immediate access to first-rate shopping, “Residences At Six Six Eight” construc- the building along East Ninth Street. An entertainment and workspaces. It’s an tion project has the support of National
www.propertiesmag.com 55 Renovation Cleveland’sRestoration& Oldest Elevator Company THE RESIDENCES AT Proud Supplier to the Residences at Six-Six-Eight six six Edmonds Elevator Company stands ready to provide the right service at the right time, and at the right price. We have been providing exemplary service to Cleveland eight and surrounding areas since 1875, and we remain Downtown Cleveland’s only euclid avenue Elevator Company. Call on us for: – New Commercial Construction – Modernization and Upgrades of Current Equipment – Vintage Equipment Maintenance and Consultation – Expert, Timely Maintenance – Residential Elevators, Chair Lifts and Stair Chairs
Certified Small Business Enterprise (Cuyahoga County) (SBE)
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MEMBER OF 2140 Hamilton Avenue | Cleveland, Ohio 44114 Member National v: 216-781-9135 | f: 216-781-9137 Association of Elevator w: www.edmondselevator.com | e: [email protected] Contractors
56 Properties | August 2009
Edmond Ad 4.indd 1 6/25/09 10:57 AM City Bank, Fifth Third Bank property sits on the new and FirstMerit Bank, along RTA line, giving easy access with the City of Cleveland to public transportation. and the Greater Cleveland The central atrium pro- Partnership, a private sector vides ample light throughout economic development group the complex, and three sky- devoted to creating jobs and lights spaced throughout leveraging investments to allow generous access to improve the region’s eco- natural light in all common nomic vitality. areas. There are 740 new The historic, eight-story, windows throughout the steel-frame William Taylor complex, including 120 & Sons building, originally newly cut windows, consist- built in 1909, will include ing of seven different window REAL ESTATE REMADE The William Taylor & Sons department store commercial and service retail types. An electrical climber building at East 6th Street and Euclid and several adjacent spaces space, along with luxury are currently being transformed into a luxury apartment and retail was used to mount the win- apartments. With the demo- complex known as “Residences At Six Six Eight.” dows from the outside. lition of the adjacent Dollar Both buildings have access Bank building on Euclid Cleveland Construction Inc., based to the parking garage. Avenue, the facility will provide green in Mentor was selected as construction space with a pedestrian-friendly urban manager and general contractor. Apartments feature unique floor plans park extending from Euclid Avenue to Jill Gresham, property manager for Six Prospect Avenue. Ideal urban living spaces Six Eight, says the one- and two-bedroom The Prospect building opened August The buildings offer ideal residences for suites range in size from 665 square feet up 15 while the Euclid building will open anyone who appreciates historic archi- to 1,550 square feet. There are 36 differ- in November. A 73-foot atrium will tecture and modern amenities. ent floor plans. Patios are available on the connect the Euclid building to the The immediate neighborhood second floor of the Euclid building while five-story Prospect building, providing includes coffee bars, restaurants, handicap access is available on certain natural light and a feeling of openness Progressive Field, Quicken Loans floors of both buildings. The apartments to residents and tenants. The terracotta Arena, and the newly developed Euclid each have individual electric heating façade of the Euclid building will be corridor to University Circle. The units, hot water tank and furnace. restored to its original appearance and character, in accordance with historic renovation guidelines. Family Owned & Operated Flooring Contractor Since 1954 The process unfolds Bringing the spaces together into a unified structure required the coopera- tion of both public and private players, and the process didn’t happen quickly. The William Taylor & Son building on Euclid Avenue had sat dormant for years while the downtown area under- went a period of decay. Before K&D Group purchased the building from David Goldberg, it had been considered Why did K&D Group & Cleveland Construction choose WCCV as their flooring contractor for the 668 Project? for the new Cuyahoga County adminis- tration building. Goldberg had secured • Superior service & trained • Structured to handle large manpower to handle a scale jobs Ohio historic tax credits before putting project of this size it up for sale. • Massive warehouse & • Member of the largest, inventory for the best Price, seeing a rising demand for most respected network buying power downtown living, set about interior of flooring contractor in • Product & yardage demolition in both buildings as soon as the country integrity the purchase agreement was finalized in April of 2009. 3479 State Rd. n Cuyahoga Falls, OH 44223 n 330-688-0114 n www.wccv.com
www.propertiesmag.com 57 Renovation Restoration&
ROOM TO RELAX One- and two-bedroom suites range in size from 665 square feet up to 1,550 square feet.
New elevators were installed in both buildings in the same places as the old elevators, two in the Euclid building and three in Prospect, and there are five bridges joining the two buildings with views of the central atrium. Brown says K&D Group decided to integrate design elements of the Euclid building with the East 6th Street RTA station, which is right across from the building on Euclid Avenue. “We wanted to encourage people to come into the space,” Brown says. This marks a difference from other Euclid Along with a prime location, the market, retail stores, a courtyard, a Avenue properties that opt to have their residential suites feature stainless steel fitness center (to be called Titan own designs. appliances, granite countertops, maple- Gym), a business center, parking and Brown says the paving design that finished custom cabinets, porcelain and 24/7 security. wraps around the courtyard utilizes the tile floors, washers and dryers, and walk- RTA pavers, replicating the feel of the in closets. The units have light colored A complex project Euclid Corridor project. The pole lights walls, ceilings and carpeting. Most have The site design was a challenge, due in the front courtyard are similar in eight-foot-high windows, in keeping with to the difference in grade height of eight design to the streetlights on Euclid. The the historic window heights. Most of the feet between the two buildings, notes roof on the garage ramp also mimics the kitchens share space with living rooms. Craig Brown, vice president of HWH RTA station design. Some of the walls separating the bed- Architects Inc., which did the site work. rooms from the living room spaces have There needed to be separate garage Modern amenities for residents transoms, adding a design element as entries for the two buildings. A 20,000-square-foot fitness center well as natural light. A cooling tower that once extended will face Prospect Avenue and will Under the same roof will be an array eight feet above the Euclid building and include tanning beds, massage rooms of amenities: a French restaurant and could be seen for miles was removed. and a “health bistro.”
Congratulations to The K&D Group! We are proud to be part of your team!
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58 Properties | August 2009 This is your ad proof Serving the design & construction community Please check it for accuracy and content. By approving this proof, you are approving the content for placement in Sabre Publishing, Group Inc., publications (BXM, Ohio A&E or InScope) only. The payment you have agreed to is for “space only”. — Thank you for choosing Sabre Publishing Group to promote your products & services! Txue Ciig • Ceilings Textured •
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07_080218_SEBlueprint_fullpage.indd 1 8/22/08 11:20:37 AM “We will provide a free [fit- There will be separate ness center] membership to entrances and circulation the people that rent here for a paths for the commercial areas year,” Price says. of the complex, which will be Tim Mulle, president of accessed from both Euclid and the Cleveland-based archi- Prospect avenues. tect firm, Mulle & Associates, K&D Group will have a which designed the commer- management office on the first cial spaces for the project, floor in the commercial space. visited New York City to help The residential sections decide on what type of restau- will have separate lobbies for rant would work best. He says the residents. the restaurant, to be called Zinc, will have high ceilings, LUXURY & LOCATION The development offers first-class living Following historical spaces in the heart of downtown, a short walk away from sports tile floor, wood crown mold- guidelines and entertainment venues. ing, plaster finishes on walls, To comply with the historic all of which will augment a courtyard will be available for special guidelines, the design team sense of old world charm typical of events catered by the restaurant. Glass had to get materials approved by the French bistros. doors will separate the courtyard from National Park Service and the Ohio The restaurant seating area will extend the outdoor plaza. Historical Board. The Euclid building’s to the outdoor plaza in the summer and A market, which will sell takeout façade needed new limestone, which there will be a stage for entertainment. food, will be adjacent to the res- required the state’s approval. Plaster The seating area will also extend into taurant. “Part of what they’re doing inlays throughout had to be remolded. the main courtyard between the two is creating a 24-hour community,” Colors had to be approved before sur- buildingsNetwork Half with Page a skylight Ad-d:Layout overhead. 1 10/16/08 The 11:45Mulle AM says.Page 1 faces could be painted.
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www.propertiesmag.com 61 Renovation Restoration&
Price notes that the exterior of nal hardwood floors in the top five floors of the Euclid build- Euclid building were removed ing were damaged by soot and had and rebuilt. The building will to be resurfaced with a liquid plas- have an intricately decorated tic coating. Damaged pieces were cornice on the membrane roof. remolded and coated. “This [exterior] will all be mono- New home for Wyse Advertising lithic with this coating on, which A 25,000-square-foot office seals and protects it,” he says. space on the first floor of the Stephen Zeik, project man- Euclid building will be the ager for Columbus-based Berardi new headquarters for Wyse Partners, which designed the Advertising, Cleveland’s largest residential spaces and managed advertising agency. Wyse, which the historic preservation for the signed a 10-year lease, will be entire project, says the exteriors the only commercial tenant. will look as they did when they Mulle, the architect who were originally built, thanks designed the commercial spaces, to the extensive research done says the mezzanines give the with the help of National Park building a sense of being a city Service and the Ohio Historical unto itself. “The space really Board. takes on a character like being a “It was really torn up when one small town,” he says. of the previous owners put up the Mulle says the cavernous, [exterior] curtainwall,” Zeik says, arcade-like spaces offered the referring to the Euclid building. AMPLE AMENITIES Residential suites feature stainless steel opportunity to be more abstract Zeik says restoring the original appliances, granite countertops, maple-finished custom than some commercial build- terracotta on the Euclid building cabinets, porcelain and tile floors, washers and dryers, and ings. “This isn’t something was a big task. Thomarios Group, walk-in closets. that is literal; it’s a little more based in Copley, replaced the abstract,” he says. He notes that terracotta. K&D became familiar “We’re cutting all the hammer marks the 17-foot-high ceilings, big with Thomarios from its work restoring off,” Huber says. He credited his com- skylights and the natural light create the Terminal Tower dome. pany’s project manager, Rick Dunne, for conditions not typical for many office Bryan Huber, masonry superintendent much of the work. buildings. This suited Wyse Advertising, for Thomarios Group, says much of the A metal stud frame will be placed on which will relocate from the Landmark terracotta was preserved when a metal the exterior, then acrylic coating will Office Towers behind Tower City. façade was placed over it during a mod- be applied. A key advantage for Wyse will be ernization in the late 1960s. But in the The building’s main lobby, once having its 80 employees on one floor as process, the terracotta was beaten with open retail space, has an arched ceil- opposed to three. hammers, causing some surface damage ing similar to the Colonial Arcade’s, Mulle, who has designed spaces for that needed to be repaired. and a terrazzo tile floor. The origi- Wyse for two decades, says the agency
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PRING ROOFING COMPANY did not want an open office for its Serving Cleveland Building Owners Since 1936 employees, yet it still wanted an envi- ronment conducive to mingling. “We We have experience with all types of commercial now have a much more open communi- roofing systems. Our roofing services include: cative type of environment,” Mulle says. inspection, leak repairs, maintenance, installation The office space has its own roofs, cre- and replacement . ating a sense of privacy. “[Wyse] wanted www.pringroofing.com something unique, different and cre- 216-941-6298 | Fax 216-803-0272 | 15115 Chatfield Ave., Cleveland, OH 44111 ative,” Mulle says. Wyse is expected to move into the new office space in November of 2009.
Prospect building rejuvenates The exterior of the Prospect building was removed and replaced with lime- stone. When the extended ceilings of the entry hallway in the Prospect build- ing were removed, a wide vaulted hall with plaster ornamentation roping edges was revealed, Zeik says. “Once you’ve gutted the inside of everything that isn’t historic, you find all kinds of things,” Zeik says. There were some finishes from previous renovations that had to be removed. The arched ceiling inside the arcade was restored by Cleveland Heights- based Lee Construction & Properties Inc. Angel Maldonado Sr., company owner, says there were 11 plaster col- umns with ornamental leaves between them in the ceiling and ornamental www.thomarios.com ropes around the arches, all of which were either rebuilt or replaced. He says there were about 20 plaster medallions that were also remolded using the origi- nal plaster. “When you’re dealing with old stuff and you have to duplicate it and you don’t know how they did it, you have to figure out what material they used,” Maldonado says. “It was not an easy task.” “It was a total make up of historical medallions,” Hounshell says. “It turned out beautiful.” Also central to the project were Geoff Coyle with Colliers Ostendorf- Morris and George Hutchinson with Allegro Realty. “I’m quite honored to be involved in the project,” notes Huber of the Thomarios Group. P
64 Properties | August 2009 Key Changes City of Cleveland Heights’ Storefront Renovation Program assists makeover of Cleveland Violins – with strings attached Story and photos by Mark Watt
hen Yanbing Chen moved his busi- W ness, Cleveland Violins, into a former furniture store at 2917 Mayfield Road in Cleveland Heights last year, he knew work would be needed to make it feel like home. He expected the type of interior remodeling efforts that were even- tually performed to make the space suitable for his company, which specializes in stringed-instrument con- struction, repair, servicing and sales. This included refinishing floors, resur- facing walls, painting and even building a pair of studio rooms. What he didn’t fully expect was the HITTING HARMONY As part of the storefront renovation project, new custom-designed level of support he received from a and built signs were installed, complimenting the new paint job and window treatments. pair of Storefront Renovation Program experts who helped transform the build- Smith, who handled paperwork for the lighter color,” Barrett says. “By ing’s exterior into an inviting and lively the project, explains that the City of going with a darker brick color and destination for its musically inclined Cleveland Heights provided Chen with allowing the stone elements to stand customer base. two financial assistance products: a out, all of a sudden the building had As Chen explains, his real estate attor- $25,000 loan with a graduated five-year a playfulness to it that was lost over ney connected him with officials from repayment plan (0% in the first year, all these years. The building offered the City of Cleveland Heights, includ- 10% in year two and so on) as well as things. We just exposed them and pol- ing Architect/Director of Planning and a $25,000 grant for eligible storefront ished them.” Development Richard Wong, to discuss work. An extra $1,000 (subsequently Emblazoned with graphics created by the Storefront Renovation Program in boosted to $2,000 by city council) was Barrett to symbolize the familiar shape 2007. The program, which directs funds provided for signage. of a violin, six rigid shed-style awnings from the U.S. Department of Housing Working with Chen, Barrett devised with rigid valances were custom manu- and Urban Development’s Community a design that would bring the build- factured and installed on the south side Development Block Grant (CDBG) ing back to life while keeping costs of building, facing Mayfield Road. At to eligible improvement projects on a down. The brick buildings, originally the southeast corner of the building, a local level, seemed a good fit for Chen’s constructed as an appliance store and custom fabricated aluminum sign with new shop. adjoining auto garage, had been painted a digital print 3M overlay was installed. Cleveland Heights’ Storefront a drab tan monotone and was easily And installed on the east side of the Program utilizes consultants to admin- overlooked by passersby, Barrett says. To building, above the main entrance of ister the design aspect of the program make the structure pop out, the build- the shop, is another custom designed and to assist the applicant with the ing was tuckpointed and then painted and fabricated sign, reading “Cleveland federal and locally required paperwork a deep maroon brick color with cream Violins,” that is constructed of alumi- associated with the program. Consultant trim and green downspouts and rain num, stainless steel aircraft cable and Design Specialist Tim Barrett and catch. Sandstone caps were painted to PVC with vinyl overlays. Consultant Carolyn Smith joined Chen match existing sandstone columns on “The sign includes what appears to be to form the Cleveland Violins proj- the south end of the building. a set of strings stretched between two ect team, working after regular business “When we started, the building was violin tail pieces,” Barrett says. hours or on weekends with him to pro- a light color and it had stone appoint- Additional work included the instal- vide Storefront Program assistance. ments in it, but they were all lost in lation of special window film, completed
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66 Properties | August 2009 With this knowledge we can apply our expertise and attention to detail to deliver the results our clients know they can count on. The only thing we love more than STALE TO START The brick buildings, windows is earning the trust of each originally constructed as an appliance store and every one of our clients. and adjoining auto garage, were a drab tan – Gordon M. Priemer monotone before the renovation. Principal by Suntrol of Cleveland, to prevent UV rays from damaging the interior and assist in temperature control. “Controlling humidity and tempera- ture is vital in this business,” Chen says. Now that the project is completed, the staff and customers are pleased with Solution Driven Since 1969 the new design, Chen says. 40thAnniversary “We’re thrilled,” Chen says. “I love 1969‑2009 the design. We’ve had so much help from the city. We certainly couldn’t 2800 Euclid Avenue | Cleveland, OH 44115 | (216) 621-4277 | Fax: (216) 621-7665 have done all of this ourselves.” www.jamiesonricca.com Barrett says the project was enjoyable and that the process was smooth. “In order to have success with a project like this, it always helps to have an open- minded client like Mr. Chen,” he says. Wong says he’s excited about the success of the project – and what it means for similar Storefront Renovation Program efforts in the future. “One of the issues about receiving the money for projects like this is that there are all sorts of strings attached, from prevailing wage to historic reviews, and there’s a lot of paperwork,” Wong says. “So instead of Mr. Chen having to worry about the construction details and keeping the CLOSED CIRCUIT SURVEILLANCE & ACCESS project on track or having our department deal with all of the administrative duties, CONTROL FOR YOUR COMMERCIAL PROPERTY we turned it over to [Smith and Barrett] • Security & Fire Alarm Systems • Telephone & Voicemail Systems and it was handled beautifully. This was a • 24-Hr U.L. Listed Monitoring Service • Intercoms & Paging Systems perfect case of leaving it to the experts to • Surveillance Cameras & Access Control • Whole Building Sound & Music Systems provide that assistance to our applicants. • Whole Building Vacuum Systems • Data & Video Cabling Systems People keep saying to us, ‘we want to do something like we saw at Cleveland • Commercial, Industrial & Institutional • New & Existing Construction Violins.’ I’d say that makes it a successful project for all involved.” P Serving Northeast Ohio since 1990 For more information about the City of Cleveland 1-800-860-7413 Heights’ Storefront Renovation Program, call Kara O’Donnell at the Department of Planning www.securitec1.com and Development (216.291.4885).
www.propertiesmag.com 67 Renovation Restoration&
Project Profile: Evergreen Cooperative Laundry (Doty and Miller Architects and Planners) By Jerimiah Luckett | Image courtesy of Doty and Miller Architects and Planners here are many neighborhoods in the Cleveland area that are currently underserved and in need of revi- T talization efforts to strengthen and improve the quality of life while increasing the value and tax base of the community. One such area is located in the Glenville neighborhood on the northeastern edge of Cleveland. This neighborhood is now the location of one of Cleveland’s newest community revitalization efforts and also one of the city’s newest LEED projects, the Evergreen Cooperative Laundry. The project in mention – which tainability in the Cleveland region and stands is to achieve a minimum of LEED is being sponsored and endorsed beyond. Both organizations are actively Silver certification but we are aiming for by The Cleveland Foundation – is a promoting development, job growth and LEED Gold certification, if possible. 13,000-square-foot, “green” laundry that sustainability in our community and The laundry will be located at East will fittingly be located just next to two region and likewise, so too will the 105th and Elk Avenue, in an existing of Cleveland’s many non-profit organiza- Evergreen Cooperative Laundry. building that will be renovated to meet tions that specialize in community and When my firm, Doty and Miller the specific needs of the laundry. The sustainable development. Shorebank Architects & Planners, first began work- building has been through many rein- Enterprise focuses on business devel- ing with the client and developer of the carnations over its 95-year life and to opment for the Northeast Ohio area project, Kent State University’s Ohio continue our goal of sustainability the and provides term debt financing to Employee Ownership Center (OEOC), building will again be adaptively repur- companies with similar mission goals they went to great lengths to express posed. The building was originally owned and objectives and that have a high how adamant they were that this new by the Royal Vacuum Cleaner Company, potential for job growth. Shorebank project be the “greenest” laundry to date. which has twice evolved into first the also offers affordable lease and rental For that reason, as well as for funding Dirt Devil Company and now TTI Floor space to fledgling organizations. E4S or purposes and to secure a niche in the Care North America. During World War “Entrepreneurs for Sustainability” also market, this building will be certified II the building was converted into a claims residence in the same complex, in by the U.S. Green Building Councils torpedo manufacturing facility and since fact utilizing some of Shorebank’s afford- LEED Rating system and more spe- that time has entertained many other able lease space, neighbors the laundry, cifically under LEED for Commercial come-and-go operations that have each and is a networking group aimed at sus- Interiors or LEED CI. The goal as it left their individual mark on the building. The Evergreen laundry will not only be reusing existing building stock but it will also be implementing many other “green” features in the building and the site, as well as using state-of-the-art, energy efficient laundry equipment and SPECIALIZING IN EXTERIOR MASONRY REPAIR & RENOVATION SINCE 1972 processes. We will be utilizing the entire shell and roof of the building and at least • COMPLETE • BRICK & STONE 50% or more of the existing slab floor. We INSPECTION/ASSESSMENT OF REPAIR/REPLACEMENT will also be installing several daylighting FAÇADE CONDITIONS • SEALING/WATERPROOFING systems over the primary working areas • TUCKPOINTING/CAULKING • CLEANING/PRESSURE WASHING to introduce natural daylight into the 216-881-4142 4408 St. Clair Ave. space, as the building currently has no Fax: 216-881-6557 Cleveland, Ohio 44103 windows. This improvement will serve multiple purposes, as it will reduce the
68 Properties | August 2009 energy use of the installed lighting on Organic Compounds). We will also be first year, and intends to increase to 40 most days through the use of daylighting using Forest Stewardship Council (FSC) or more employees in subsequent years. sensors. These sensors will automatically certified lumber wherever possible. Not only is this project focused on the dim the new energy efficient overhead The commercial laundry equipment environmental and sustainability aspects lights to reduce energy use. As the laun- we will be using is energy- and water- of the operation and building, but it will dry will be servicing the hospital and efficient equipment. That’s not to say also play a key role in the future devel- nursing home sectors where extreme that the laundry will not use substantial opment of the community. By providing cleanliness is imperative, the daylighting water, gas and electric, but in compari- local jobs and through the benefits of systems (light diffusing skylights) will son to other laundries will have a much the employee ownership aspect of the provide a more efficient natural light for smaller carbon footprint. We will be operation, the Evergreen Cooperative inspecting the laundry before it leaves installing equipment that is specifically Laundry will effectively address social the facility. designed to recover and reuse substantial justice concerns of the community both Other green improvements to the quantities of waste heat and wastewater now and in the future. As the develop- site include general repair of the aging for other processes in the building. The ment of the Greater University Circle structure to extend its life, planting of very hot waste heat and water from slowly expands its boundaries outward, native and local species after removal the laundry equipment will be used to the Glenville area will be primed to of the existing turf grass, installation of preheat the incoming cold air and water experience a re-growth and regeneration bike racks and showers and the installa- to reduce the amount of energy needed that will greatly enhance the aesthetic tion of low emitting vehicle and carpool to raise their temperatures to the level and value, and in turn the prospect for parking spaces. We will also be utiliz- required. It takes far less energy to do other businesses to enter the market in ing green construction materials for all this than to heat all fresh air and cold the community as well. P renovations and will take care in select- water to the levels required. ing materials that are local/regional, The Evergreen Cooperative Laundry Jerimiah Luckett is a LEED project specialist with that have a high recycled content and is to be entirely employee-owned and is Doty and Miller Architects. For more informa- that have low or no VOC’s (Volatile targeted to employ 24 individuals in the tion, visit www.dotyandmiller.com.
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Boosting Business with a Brush A fresh coat of paint can make a big impression with little expenditure By Christina Wetzel | Photo courtesy of The Final Coat Inc. f your business is surviving the recession, than you are most likely making decisions on where to I best invest your money. Business owners everywhere are implementing strategies to keep busi- ness thriving, increase employee morale and satisfy customers during the inevitable rebound. But are your customers and employees getting the right impression? Are you sending them the message that business is “alive and well?” While it may not be the right time color or lighting can give employees located in Westfield Center, near Lodi, to add new capacity or floor space, it the impression that management is has kept an “Early American” themed is arguably the perfect time to spruce concerned about them, thus leading to décor for decades. The attention to up, informing customers and employ- increased workplace productivity. (See detail at the facility reflects the com- ees that the economy is not delaying “A Brief Background on the Hawthorne pany’s dedication to providing insurance your business’ commitment to continu- Effect” below.) to customers with the same exactness ous improvement. From landscaping to Pete Battista, general manager at and care. installing new carpet or flooring, there ComDoc in Akron, a leading servicing “The Westfield look is part of the are many maintenance improvements distributor of office copiers, realized it Westfield business philosophy – sort of that can be expensive for businesses. was time to improve and update the like the old adage, if there are coffee When it comes to first impressions, interior office space. “We keep a clean stains on the drop down airline trays, perhaps the biggest “bang for your buck” headquarters and our team runs a tight then you sort of wonder how well can be found by investing in paint and ship, but the décor was outdated. What they are maintaining the engines,” says wall coverings. message does that send?” Battista says. Tom McDermott, manager of property A change or addition of color for the ComDoc invested specifically in adding operations with The Westfield Group. backdrop of an office or building will the corporate colors – red, black and “Sure our capital improvement budget certainly grab the attention of customers gray paint – to the walls. “Since these was trimmed, but there was no way we and allow your business to stay within are such bold colors, the combination were going to let up on maintaining our budget. It can also improve employee and mix had to be right. We really love crisp look.” morale – and productivity. A famous to have our customers into our facility to Updating and maintaining the décor and still referenced engineering study have them experience firsthand who we of an office or building is an invest- conducted in the 1930s revealed what is are and why we are different.” ment that both ComDoc and Westfield now known as the “Hawthorne Effect,” Battista and ComDoc are not alone. Insurance see as vital to keeping their which shows that simple changes in The Westfield Insurance headquarters, businesses alive, especially in this rough
A Brief Background on the Hawthorne Effect Hawthorne Works was a massive manufacturing complex in Illinois that was built in the early 1900s by AT&T-affiliated electrical engineering company Western Electric. The company’s production of a range of innovative products, from vacuum cleaners and refrigerators to typewriters and telephone equipment, required a lot of manpower: aside from employing 40,000 people to assemble and work telecommunications equipment like switchboards, relays and cables, Hawthorne Works hired 5,000 to perform continuous quality control and inspection tests for manufacturing production lines. From 1927 to 1932, the Hawthorne Works conducted a series of revolutionary studies that focused on human behavior and workplace productivity. The study was carried out in different phases and evaluated by Professor Elton Mayo and associates F.J. Roethlisberger and William J. Dickson. Employees were observed in test rooms to analyze individual and group productivity and concerns while changes in the workplace were implemented. Factors such as tem- perature, lighting, cleanliness of workspace, and rest breaks were all varied – all together 23 changes to the work environment were made. Mayo’s conclusion, known as the Hawthorne Effect, suggested that any physical change to the work environment increased productivity and that by asking employees to participate they felt a greater connection to the company and sensed that their opinions were valued by upper-management. By including the concerns of employees and creating a sense of belonging, Mayo believed employees were more motivated to complete job responsibilities. Mayo also concluded that individual employees are not only motivated by self-interest but strive to work cooperatively in groups. The Hawthorne Effect has changed management techniques greatly. Today, if managers do not pay attention to people and the culture that their work environment provides, they are often less successful than the businesses that do. Upward communication in a company is essential and can help create a positive outlook for the organization. –CW
70 Properties | August 2009 Faux Finishes • Wall-coverings • High Pressure Cleaning
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CREATIVE COATING New paint or wall- covering can freshen up any space. For a unique look, a company’s logo can be “sprayed” onto a wall using a special concrete-like mixture. economic time. What else do they share in common? The Final Coat Inc., a professional painting company serves both com- panies as they cover the Akron and Cleveland area. Ted Wetzel, president of The Final Coat, notes that “of course a fresh coat of paint will never replace a strong business strategy, but fortu- nately a small investment in paint is like frosting on the cake. Many businesses recognize the impact that décor can have on employee pride, and the impact it can have on a customer’s perception. These businesses pay attention to details and we like helping them get that mes- sage on the walls.” Whether a company has 1500 or 10 employees, it still has an opportunity to leave a lasting impression on anyone walking through the door. As customers continually shop around, if they are not For Quality Asphalt Paving, impressed, they can easily move on to the next available option. Moreover, Count On Carron! any improvements to the workplace can Carron’s expertise covers every phase of asphalt paving, result in employees feeling better appre- from site planning to ongoing maintenance programs: ciated and included. Lisa Longo, owner of Finestra Gallery, • Excavation & grading • Storm drainage an art and gift shop in downtown • Asphalt paving & recycling • Rehabilitation & maintenance Willoughby, believes investing in a fresh • Pavement marking • Concrete & curbing coat of paint is a sign of a business’ com- Whenever your needs call for asphalt paving or maintenance, mitment to its image and dedication to offering quality products or services. call Carron Asphalt Paving, Inc. at 440-439-6464, “We put a ton of effort into finding or e-mail us at [email protected]! unique gifts and the walls are just a back- ground for our displayed items,” Longo 440-439-6464 says. “But I have these walls painted 7615 Bond Street, Solon, OH 44139 every year or every other year, just to [email protected] keep a fresh image. Haven’t we all seen www.carronasphalt.com workplaces that are scuffed up and un-
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tidy? Doesn’t it make you wonder what 24-Hour direction they are heading?” Ency All companies strive to build a com- EmErg munity and a work environment that E employees are proud to be a part of. SErvic RESTORATION SERVICES A new coat of paint might not be the SINCE 1945 improvement your company needs, toll Free: 877-347-3390 but installing a company logo on the www.farrowgroup.com wall or floor can add excitement to the backdrop. “We realize that each situation differs and a fresh coat of paint will not be the solution for every project,” says Wetzel, of The Final Coat. “We work with com- mercial and residential customers to find the best way to improve the exterior or interior look of their building or home. From choosing color schemes, to wall paper and logo installation, we can help create any desired look.” A logo can be put on easily with a decal, it can be custom laser printed TOTAL RESTORATION SERVICES onto wall paper, or it can be set in con- SINCE 1945 crete – well, not literally concrete, but a rather special concrete-like mixture sprayed onto any wall. If you are trying to send the message to your employees and customers that you’re in business for the long haul, putting your logo on the wall in concrete is a far cry from a magnetic logo on your car. “The sky is the limit, and we work with several good architectural firms and interior designers that can help [clients] reach new heights,” Wetzel says. P
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CALL RUSTY OR LISA FERGUSON: 216-771-0502 72 Properties | August 2009 Project Profile: Cleveland Museum of Art – Phase II Precision Environmental provides abatement, salvage, demolition & excavation services at cultural institution
hase II of the Cleveland Museum of Art’s five year, $350 million renovation and expansion project is underway. The second phase consists Pof asbestos abatement and demolition of the 1958 and 1983 buildings along with the construction of a new glass roofed atrium mirroring the newly open galleries of the East Wing. Working with the joint venture construction managers, Panzica Construction Company of Mayfield Village, Ohio and Gilbane Building Company of Cleveland, and the museum’s representative, RISE Group, located in Chicago, Illinois and environ- mental engineer TSI, Inc. of Eastlake, the project was divided into four segments. The segments entailed asbestos abatement of the buildings, salvage of selected building components, demolition of the 1958 and 1983 buildings, and excavation of the demolished work site for new construction was awarded to Precision Environmental Company. Asbestos abatement, the first of the four steps to separate level by level, bay by bay the 1958 to be completed in the 1958 and 1983 buildings, building which was being demolished from the began with the removal of all asbestos contain- recently renovated 1971 and 1916 buildings. ing materials as well as hazardous materials. This work consisted of removing a section of Asbestos was found to be present in the building’s the building 25 feet wide by 250 feet long and thermal system insulation, sprayed on fire proof- three stories wide by hand to minimize the risk of ing, floor tile and mastic, and window caulking all inflicting damage to the remaining buildings. The very typical according to specifications prepared degree of difficulty of this was extremely high at by Wayne Ingram, of TSI. Other environmen- the connection between the 1958 building and tal concerns consisted of fluorescent light bulbs the 1971 building since they shared a common and ballasts, oils from various equipment, and wall at the demolition limits. Precision had to fuel from a back-up generator. In addition to demolish that shared wall which was part of the multiple full-containment areas, hundreds of library and lobby, and open to the public without asbestos “glove bag” operations were performed. allowing any debris to fall into the 1971 build- All environmental work was conducted in close ing, possibly causing extensive damage. Also, proximity to the CMA facilities while maintain- since the 1971 building did not have its own ing full time schedule of work and art activities. exterior wall, after the demolition, a temporary Ingram reported that the coordination of tasks plywood exterior wall was constructed by Giorgi between asbestos abatement and demolition Interiors, of Bedford Heights for protection and activities were refreshingly seamless for a job of weather proofing. After these separations were this magnitude resulting in efficient, timely, and made, the building was demolished by Precisions safe execution of project goals. EXHIBITING EXPERTISE The latest phase of work at subcontractor Independence Excavating, Inc. of “This was one of the smoothest running the Cleveland Museum of Art (top) is wrapping up Independence, Ohio. projects I’ve had the privilege of managing,” as Precision Environmental completes abatement, Independence Excavating also performed Ingram says. salvage, demolition and excavation services. As part the excavation work for the new west addi- After the completion of the asbestos abate- of the project, granite panels were salvaged and tions as our subcontractor. The highlight of await reuse for new construction. ment and prior to beginning demolition, certain this partition of the work was the earth reten- building components were scheduled to be sal- components was one of several challenges faced by tion system, which was installed by Geotech vaged. Precision tapped Renaissance Restoration, Ltd., Precision Environmental Co., perhaps the most dif- Services, Inc., of Cleveland, a subcontractor. The of Twinsburg, for this particular portion of work. The ficult obstacle was the site access conditions. The earth retention system was necessary to protect the ornate marble and stone railings, balustrades, and work site layout was such that it prohibited the use workers and adjacent structures; the system secured fountain from the west porch which included 477 of manlifts or cranes to assist in the granite faced and prevented the earth from caving in at all levels, pieces, had to be carefully disassembled, cataloged, wall panel removal; the machines could not get close especially at the deep subbasement excavation. The crated, transported and stored for future reconstruc- enough to the actual work to be of any use. In order system consisted of soil nails drilled and grouted tion as part of the west addition. Along with the to complete the work, Precision utilized a swingstage back into the earth being retained and a sprayed on fountain, approximately 300 granite faced, precast suspended scaffold perform to work from and a cable mortar or “shotcrete” applied to the face of wall that concrete wall panels were painstakingly salvaged hoist mounted on the roof to lower pieces of granite resulted in a neatly cut excavation with vertical walls from the east face of the 1958 building. These also to the ground. ready for new construction. were cataloged, crated, transported and stored for After completing the asbestos abatement and the This portion of work will be complete in the future use on the new west wing addition. Although salvage segments of the project, it was demolition summer of 2009 to allow for the next phase of con-
Photos Photos courtesy of Environmental Precision the salvage and storage of these historic architectural time. The first step of the building demolition was struction at the Cleveland Museum of Art. P
www.propertiesmag.com 73 CONSTRUCTION PROGRESS REPORT
Updated info on important projects in the region
PN-U0717049 DETAILS: SF to be announced; possible three-story UPDATE: Professional Design Services for MEDICAL ARTS BUILDING II building; sitework; concrete; masonry; Commissioning Agent(s) due Wednesday, Middleburg Heights, OH (Cuyahoga Co.) 6900 framing; thermal and moisture protec- March 25, 2009 at 2:00 PM (To Owner); Pearl Road tion; plumbing; electrical; HVAC; drywall; Construction Management Consultant CONTRACTING METHOD: Developer Subcontracts fire suppression; acoustical ceilings; doors OWNER: Cuyahoga Community College STATUS: Planning is preliminary; owner seeking and hardware; windows; finishes. 700 Carnegie Avenue tenants; no construction timeline has Cleveland, OH 44115 been released. PN-R0912039 www.tri-c.edu DEVELOPER: TS Acquisition - Seville BRUNSWICK HIGHER EDUCATION CENTER (216) 987-4781 FAX (216) 987-4758 6438 Summons Drive Brunswick Town Center ARCHITECT: Robert Maschke Architects Inc. Seville, OH 44273 Brunswick, OH (Medina Co.) 4095 Center Road 6421 Detroit Avenue (330) 887-3500 FAX (330) 887-1430 ESTIMATED AMOUNT: $9,760,000 Cleveland, OH 44102 CONTRACTING METHOD: Public Bids www.robertmaschke.com (216) 281-6421 FAX (216) 281-9200 DETAILS: Project No. 20083069 5 acres; 30,000 SF, two-story, state-of- Givens Geotech the-art facility; to be located adjacent to the existing Community Center to Jerry B. Givens, P.E. house new specialized workforce devel- Geotechnical Engineer opment programs, computer labs, dry and wet labs, classrooms, offices and 1745 Richmond Road Lyndhurst, Ohio 44124 other student support areas; sitework; Phone (216) 297-9950 Fax (216) 297-9951 landscaping; paving; concrete; masonry; structural steel; wood and plastics; Geotechnical Explorations roofing; various doors and windows;
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74 Properties | August 2009 painting; finishes; HVAC; plumbing; elec- CONTRACTING METHOD: To Be Announced trical; lighting; LEED Silver Certification. STATUS: Owner has received preliminary approval and is trying to secure financing; bid PN-U0717057 schedule to be announced. NEW FIRE STATION NO. 12 OWNER: Sportsland Ohio Akron, OH (Summit Co.) 35430 Spicebush Ln ESTIMATED AMOUNT: $6,213,328 Solon, OH 44139 CONTRACTING METHOD: Public Bids (440) 349-3383 STATUS: Owner is seeking grant funding; project is DETAILS: 80,000 SF complex will be an indoors preliminary. facility for all seasons, including tourna- OWNER: City of Akron ment-sized volleyball courts, regulation 166 South High Street basketball courts, boarded and open soccer Cleveland Akron, OH 44308 fields and four baseball batting cages, www.ci.akron.oh.us indoor driving range; sitework; thermal Engineering (330) 375-2345 FAX (330) 375-2468 and moisture protection; windows and Fire Administration, 330-375-2411 doors; wood and plastics; metals; concrete; ARCHITECT: Caruso Architecture, Inc. foundation; finishes; flooring; painting; Society 3460 Ridgewood Road electrical; plumbing; mechanical; specific Akron, OH 44333 details to be announced. Leadership (330) 665-3432 FAX (330) 665-3433 DETAILS: Station No. 12 is currently located at PN-U0204046 Breakfast Series 1852 W. Market, owner is considering MIXED-USE DEVELOPMENT moving station across from Acme No. 1 to Spillway "Engineering & Technology: city property on South Hawkins Avenue; Chagrin Falls, OH (Cuyahoga Co.) Growing Your Own property is vacant and wooded; specific ESTIMATED AMOUNT: $7,000,000 details to be determined. CONTRACTING METHOD: G.C. Subcontracts Best Workforce" UPDATE: Planning is underway; bidding to PN-U0122038 advance late summer/early fall 2009. September 16, 2009 RECREATIONAL FACILITY ARCHITECT: Kaczmar Architects, Inc. Ann H. Womer Benjamin Tyler Building 400 Western Reserve Building Executive Director, Northeast Ohio Mentor, OH (Lake Co.) Tyler Rd. 1468 West 9th Street Council on Higher Education CONTRACTING METHOD: G.C. Subcontracts Suite 400 UPDATE: Bidding to advance shortly; announcing Cleveland, OH 44113 adjusted details. (216) 687-1555 FAX (216) 687-1558 OctOber 20, 2009 OWNER: The Total Athlete G.C.: The Darden Company Dr. Roy A. Church Willougby, OH 5055 Corbin Drive President, Lorain County (440) 205-2031 Bedford Heights, OH 44128 Community College G.C.: Ralph Victor Construction www.thedardencompany.com 9590 Johnnycake Ridge Rd [email protected] Mentor, OH 44060 (216) 475-2020 FAX (216) 475-2704 NOvember 17, 2009 (440) 357-9242 DETAILS: Former Ivex paper mill site; 80,000 SF; Jack H. Schron DETAILS: Interior renovations to existing facility; to include a restaurant, microbrewery, President, Jergens Inc. finishes; electrical; painting; flooring; movie theater, hotel, business center, specific details to be announced shortly. offices and retail shops. Registration begins at 7:00 a.m. PN-T1229070 PN-U0127030 Breakfast served at 7:30 a.m. SPORTSLAND OHIO INDOOR COMPLEX GAS STATION/CONVENIENCE STORE Program: 8:00 a.m. - 9:00 a.m. Glenwillow, OH (Cuyahoga Co.) Pettibone Road Sheffield Village, OH (Lorain Co.) Detroit and Abbe ESTIMATED AMOUNT: $6,000,000 Roads earn 1 continuing professional Development hour. Basement Waterproofing • Sewer Cleaning & Repair • Plumbing Services • Residential & Commercial Registration: CES members: $35 Nonmembers: $45 Students: $25 Sponsorships, Subscriptions and Tables LPHONSO available, call 216-361-3100 for more info. Hilton Garden Inn Cleveland Downtown & SON, INC. 1100 Carnegie Avenue A Cleveland, OH 44115 Specializing in Preventative Maintenance
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www.propertiesmag.com 75 CONTRACTING METHOD: G.C. Bids (By Invitation Altoona, PA 16602 DETAILS: Approx. 5,000 SF; gas station, car Only) (814) 946-3611 wash and convenience store; site- UPDATE: Owner seeking approvals; owner hopes ARCHITECT: GPD Group - Akron work; concrete; pump islands; to start construction in 2009; no addi- 520 S. Main Street #2531 masonry; paving; plumbing; electri- tional information has been released. Akron, OH 44311 cal; HVAC; misc. metals; storefront; OWNER: Sheetz, Inc. www.gpdco.com security; floor tile; finishes. 5700 6th Avenue (330) 572-2100 FAX (330) 572-2101 PN-U0227106 DISTRICT IMPROVEMENTS Building Green • LEED Rocky River, OH (Cuyahoga Co.) Daylighting • Lower Energy Cost CONTRACTING METHOD: Public Bids UPDATE: Architectural/Engineering and C.M. Services SOQs have been received; awards to be made shortly. OWNER: Rocky River School District 21600 Center Ridge Rd. Rocky River, OH 44116 www.rrcs.org (440) 333-6000 Specialty Films for Window Applications DETAILS: Demolition, alteration, repair and/or reconstruction of the Rocky River High Providing decorative, security & energy-saving sun School, Goldwood Primary School, control glass coating solutions in the commercial & Kensington Intermediate School, Rocky residential marketplace for over 19 years. River Middle School, Wooster School, Beach Education Center and/or the Board For a free estimate, call 216.738.7070 or toll free of Education; additional details to be 800.295.TINT determined.
PPN-U0619035 PSYCHIATRIC HOSPITAL Cleveland, OH (Cuyahoga Co.) Euclid Avenue, between East 55th and East 63rd streets 5005 Rockside Road, Suite 600 • Cleveland, Ohio 44131 • www.sunrayfilms.com
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76 Properties | August 2009 6Dª"@Mª!THKCª 8NTQª!TRHMDRRæ 6Dª"@Mª!THKCª 8NTQª!TRHMDRRæ ESTIMATED AMOUNT: $84,000,000 6Dª"@Mª!THKCª CONTRACTING METHOD: Public Bids UPDATE: Announcing location, estimated 6Dª"@Mª!THKCª 8NTQª!TRHMDRRæ amount, and additional details; design and construction of the facility could 8NTQª!TRHMDRRæ take four years. qªª"NMRSQTBSHNMª,@M@FDLDMS/QNIDBSª,@M@FDQROWNER: Ohio Dept. of Mental Health qªª"NMRSQTBSHNMª,@M@FDLDMS/QNIDBSª,@M@FDQR qª#DRHFMª!THKC 30 East Broad Street, Suite 1160 qª#DRHFMª!THKC qªª"NLLDQBH@Kª@MCª(MCTRSQH@Kª"NMSQ@BSNQR Columbus, OH 43215 qªª"NLLDQBH@Kª@MCª(MCTRSQH@Kª"NMSQ@BSNQR Now located in our building www.mh.state.oh.us at 1148 Prospect Avenue! qª!THKCHMFª(MRODBSHNMR qª!THKCHMFª(MRODBSHNMR (614) 466-5060 FAX (614) 644-5621 qªª"NMRSQTBSHNMª,@M@FDLDMS/QNIDBSª,@M@FDQR ARCHITECT: Hasenstab Architects, Inc. "NMFQ@STK@SHNMRªSNª#NMª,DRRHMFDQ ªª qª#DRHFMª!THKC 190 N. Union Street, Suite 400 "NMFQ@STK@SHNMRªSNª#NMª,DRRHMFDQ ªª QDBHOHDMSªNEªSGDª#@MHDKª# ª#@TAXª V@QCæ qªª"NLLDQBH@Kª@MCª(MCTRSQH@Kª"NMSQ@BSNQR Akron, OH 44304 qª!THKCHMFª(MRODBSHNMR QDBHOHDMSªNEªSGDª#@MHDKª# ª#@TAXª www.hainc.cc V@QCæ qªª"NMRSQTBSHNMª,@M@FDLDMS/QNIDBSª,@M@FDQR1148ª'@MM@ª!THKCHMF ª"KDUDK@MC ª.'ªªª Prospect Avenue, Cleveland, OH 44115 216-696-3494ªªVVV JNQE@MSL@YYNMD BNL www.korfantmazzone.com (330)qª#DRHFMª!THKC 434-4464 FAX (330) 434-8546 "NMFQ@STK@SHNMRªSNª#NMª,DRRHMFDQ ªª ª'@MM@ª!THKCHMF ª"KDUDK@MC ª.'ªªªAGENT: Midtownqªª"NLLDQBH@Kª@MCª(MCTRSQH@Kª"NMSQ@BSNQR Cleveland Inc. ªªVVV JNQE@MSL@YYNMD BNL QDBHOHDMSªNEªSGDª#@MHDKª# ª#@TAXª V@QCæ 4614 Prospect Ave. #322 qª!THKCHMFª(MRODBSHNMR Cleveland, OH 44103 ª'@MM@ª!THKCHMF ª"KDUDK@MC ª.'ªªª ªªVVV JNQE@MSL@YYNMD BNL (216) 391-5080 FAX (216) 391-6285 DETAILS: "NMFQ@STK@SHNMRªSNª#NMª,DRRHMFDQ ª Approx. 400,000 SF with about 300 ª , LLC QDBHOHDMSªNEªSGDª#@MHDKª# ª#@TAXªbeds; new facility will provide a secure V@QCæ SALT, environment for residential patient units, recovery/treatment space, full ª'@MM@ª!THKCHMF ª"KDUDK@MC ª.'ªªª ªªVVV JNQE@MSL@YYNMD BNL kitchen and dining facilities, out- Snow and Ice Dry Bulk Salt and door recreation and required support Management Bagged Material operations consisting of administra- tive offices, food and bulk storage • Commercial/Industrial/Healthcare • 10-25 Ton Dry Bulk White Salt facilities and maintenance operations; • Transportation Orders Delivered 24/7 construction will consist of building • Building Management • Pick-Up of Dry Bulk White Salt materials and fixtures suitable for their • Sidewalk Services • Every Order Weighed & Ticketed clientele; 14 acres. • De-Icing Service • 24/7 Pick-Up/Delivery of Bagged • Dump Trucking/Hauling De-Icing Materials Construction Progress Reports are provided to • Loading Services • Also Available: Bulk ClearLane® Properties by CNCNewsOnline.com. For Enhanced Deicer more comprehensive and up-to-date building and bidding information, call Construction News Corporation at 800.969.4700 or visit the website at www.CNCNewsOnline.com. 216.321.SNOW 866.666.SALT 440.322.SNOW fax 440.888.7905 mighty Ducts air Duct cleaning “The Air Duct Cleaning Specialists”
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78 Properties | August 2009 develop Connecting Our Real Estate World to You.
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