INSIDE : Lakewood YMCA • Chester Road Square • Look Back, Look Forward 2006/2007
JANUARY 2007/$4.95
First Class John Hay High School renovation honors heritage, enhances educational offerings
www.propertiesmag.com | vol. LXI, issue 1 ALL ad2 11/28/06 11:21 AM Page 1
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TM Hanson for over 90 years, is adding an Invitation to Bid process to PlanCycle CONTRIBUTING WRITERS Linda Bloom with availability through the RSA nationwide print network. courtesy
Jeanne Bluffstone
This means The Blue Book customers will now have local access John Elliott Rendering Kiosks available to the plans and specs needed for bidding or construction, Lou Kren for easy online Alec Pacella 10 Bluestone Condos Come to Cleveland Heights access. as well as the ability to upload files and projects. Gordon & Lynn Priemer Multi-unit residential development celebrates grand opening SE Blueprint, The Blue Book and RSA—Teaming up to give you the edge you need! Diane DiPiero Rodio Nancy Loyan Schuemann 12 Mom and Pop are Back Construction of Chester Road Square supports local small business development John Slagter David Woodburn 17 Financial Review & Forecast 2006/2007 ACCOUNT EXECUTIVES 18 Look Back, Look Forward: Examining Greater Cleveland commercial real
SE Blueprint is a Proud Member of: Andrea Keener estate 2006/2007 [email protected] 29 McGraw-Hill Sees Stabilizing, Yet Challenging Building Environment for 2007: 216.251.6649 Forecaster anticipates single-family housing downturn balanced by growth in other sectors David Larkin 32 Top 20s of Residential Building: A look at 2006 leaders in the Cleveland With PlanCycleTM: [email protected] Metropolitan Statistical Areas 216.251.6753 You and your team now have more control and more options than ever. 34 Back to a Billion? • Access for your entire team to all projects 24/7. SALES CONSULTANT 52 Building New Memories • Maintain an audit trail of all project activity. Every markup, every redline, James Pelligrino How the new Lakewood YMCA was constructed with a community focus every revision is saved. MARKETING Assistant 61 First Class • Send and print your documents Same Day anywhere in the U.S. Lisa Larissey John Hay High School renovation honors heritage, enhances educational offerings Cleveland Complete your projects Faster and at a Lower Cost than ever imagined. CIRCULATION DIRECTOR 70 Abraxus Snow Removal, Inc. Offers Safe Passage 2350 Hamilton Ave. • You will now be able to access, distribute and print documents anywhere, anytime. Debbie Boehm Cleveland, Ohio 44114 Voice: 216-241-2250 • Whether your client is in Miami, Seattle or anywhere in between, they can get their Fax: 216-241-2075 blueprints in hand the same day without overnight shipping charges! email: [email protected] It’s time to put the power of PlanCycleTM to work for you! Properties (ISSN 033-1287) is published monthly Akron for architects, engineers, building owners and man- DEPARTMENTS 540 South Main St. Ste. 211 Visit www.seblueprint.com for more information, or to schedule a demo of PlancycleTM. agers, general contractors, home builders, mortgage Akron, Ohio 44311 bankers, savings and loans, real estate agents, 8 Properties People appraisers, servicers and suppliers in Northern Ohio Voice: 330-376-1689 by Properties, Inc., 3826 W. 158th St., Cleveland, 11 BOMA Business Fax: 330-376-2511 Ohio 44111. Copyright © 2007 by Properties, Inc. All rights reserved. Reproduction or use, 40 BILLBOARD email: [email protected] without written permission, of editorial or pictorial content is strictly prohibited. Periodicals postage 46 Legal Perspectives paid in Cleveland, Ohio and additional offices. 50 CABOR CORNER www.Seblueprint.com Subscription rates: one year $19.95, single copy $4.95, back issues $5.50 when available. Postmaster: 72 Construction Progress Report www.Plancycle.com send change of address notices to Properties, P.O. Box 112127, Cleveland, Ohio 44111.
www.propertiesmag.com We are also happy to bring to you a NOTES FROM THE EDITOR feature on the new Lakewood YMCA that recently opened. This is a power- January 2007 ful facility that was designed by Doty & Miller who also worked on the Bainbridge YMCA a few years back. We also take a look at Chester Road Square, a renovation project in Avon led by Baywest Construction, and profile Looking Ahead for 2007 an old friend who is expanding into the appy 2007! As Properties recently Richard Ellis Company for providing landscaping business: Abraxus Inc. celebrated its 60th anniversary insight on the commercial real estate Again, here at Properties we are H last month, we look ahead to a and building markets, Calabrese Racek resolute in helping you make this a tre- prosperous and great new year. & Markos Inc., which has provided us mendous and most prosperous year. We Personally, I brought in the New Year with timely residential information, and value people and our relationships above in China, in a town inland from Hong McGraw-Hill Construction, which has all else. We encourage your feedback as Kong called Liuzhou in the Gaungxi provided us with its national forecast and always throughout 2007 and look forward 4HE PROFESSIONAL SOLUTION TO FIGHTING POOR INDOOR AIR QUALITY province, where I met with members outlook for 2007, as well as Alec Pacella, to promoting and supporting your fine of the Da-Hua Real Estate Company. I of Grubb & Ellis, who contributes finan- work and accomplishments. Know that will be writing a more extensive article cial articles to Properties every month. you can call or email me anytime. While ken Krych on building in China in next month’s Elsewhere in this issue are profiles of a your at it, ask us about our new calendar issue as the country gears up for the 2008 mix of old and new projects. for 2007 and how you can get your own Olympics. Our cover feature is on the vener- free copy! This month is our Look Back, Look able John Hay High School renovation From everyone at Properties, have a Forward issue in which we take status project that took years of planning to Happy New Year! of the region’s building and real estate complete – and is well worth the wait. market in 2006 and estimate where This historic building is stunning both Positively, 2007 should lead us. I want to thank the inside and out and I am sure will provide top firms and individuals that contrib- students with resources to acquire great uted this year. A special thanks to CB skills for many years to come.
Kenneth C. Krych "CMNCH=NCP?"?MCAHM Owner/Publisher 3INCE A POWERFUL FORCE IN (6!# SYSTEM Letters HYGIENE AND COMMERCIALINDUSTRIAL CLEANING
Congratulations on the 60th anniversary /UR PROFESSIONALS of Properties magazine. You must be very proud to have carried on the tradition of u #LEAN AND SANITIZE THE ENTIRE !IR #ONVEYANCE 3YSTEM !#3 INCLUDING this fine publication. You and your staff THE AIR HANDLING EQUIPMENT HEATINGCOOLING COILS GRILLES AND DIFFUSERS are to be commended on preserving the u )F NECESSARY APPLY %0! REGISTERED ANTI MICROBIAL COATINGS TO CONTAMI founding principles of this magazine. NATED DUCTWORK AND COMPONENTS Allan B. Pintner u 3EAL DETERIORATED FIBROUS GLASS DUCT LINER Millenia Housing Management, Ltd. u 0ERFORM FIBEROPTIC !#3 INSPECTIONS AND SUBMIT COMPREHENSIVE WRITTEN 1J?=C;FNS$CFGM@IL5CH>IQ JJFC=;NCIHM • REPORTS Congratulations on your 60th anniver- sary issue! What a beautiful tribute to u 3TRATEGICALLY PLAN EACH JOB SO IT IS DONE EFFICIENTLY THOROUGHLY AND WITH Providing decorative, security & sun control glass coating solutions in the [former publishers] Gene [Bluhm] and OUT INTERRUPTING YOUR BUSINESS commercial & residential marketplace for over 19 years. Jack [Wyse], also the kind words [writer] !DDITIONAL #LEANING 3ERVICES INCLUDE LAB HOOD EXHAUST SYSTEMS COMPUTER Lou [Kren] had to say about Gene. We ROOM SUBFLOORS LAUNDRY EXHAUST SYSTEMS AND KITCHEN HOOD EXHAUST SYSTEMS For a free estimate, call 216.738.7070 or toll free 800.295.TINT enjoyed having Lou work with both of us. Gene and Jack would be so proud and happy to see Properties is still a big success. Flo Bluhm ÜÜÜ°ÃiÀÛViÌiV VÀ«°V 5005 Rockside Road, Suite 600 • Cleveland, Ohio 44131 • www.sunrayfilms.com Gates Mills, Ohio * iÊÕÃÊÌ`>ÞÊ>ÌÊ{{äÇÎx£xäxÊÉÊnääÓÎäÓ
Properties | January 2007 www.propertiesmag.com PROPERTIES PEOPLE Serving Northeast Ohio Builders for over 45 years.
Highlighting notable industry events
1 2 3 Formerly Firelands Floors and Taylor Carpet & Tile Company
17910 Pearl Rd. 32828 Walker Rd. 1508 Rt. 60 STRONGSVILLE AVON LAKE VERMILION 500 ft. south of Drake Rd. In the Avon Lake Towne Center 1/2 mile north of I-90 440-238-0800 440-933-3069 440-967-8775 4 5 6 7 Mon. & Thurs. 10-8; Mon. & Thurs. 9:30-9; Mon. - Fri. 9:30-5:30; Tues., Wed. & Fri. 10-6; Sat. 9-4 Tues., Wed. & Fri. 9:30-5:30; Sat. 9-5 Sat. 9-2 1 Mr. & Mrs. Richard T. Garrett, of Garrett & Associates Engineering and Land Surveyors, enjoy the festivities at the Cleveland Executives Association holi- Cleveland Executives Association day gala at the Lakeside Yacht Club. 2 (From left) Jim Wickert, of Wickert Mechanical Engineering, Inc., and Laurene Holiday Gala E. Smith, CEO, Satellite Data Ohio, Inc. 3 (From left) CEA President Mark Mazzone, of Korfant & Mazzone Construction, The Cleveland Executives Association, a private George J. Tamas, senior vice president at Huntington Bank, and Ronald E. networking organization of business owners represent- Schmidt, CPA, MBA, of D. Curtis Jones Polen & Battles, CPAs, Inc. ing an array of professions, recently met for a holiday !30(!,4 0!6).' 4 George & Louise Post pose in front of the Christmas tree. Louise Post is a new member of CEA and is president of Post Painting, Inc. in Bedford Heights. gala at the Lakeside Yacht Club. The organization, 5 Mr. & Mrs. Scott Altman, of Morgan Stanley, Brokerage, Services, Investments comprised of roughly 30 members, gets together three !30(!,4 2%0!)2 6 Michael Fischbach, marketing director and editor of the Cleveland Executives times a month for Friday lunch meetings. P Association Newsletter, and wife 5 Mr. & Mrs. Edward T. Lauer, of Lauer Enterprises, Inc. 3%!,#/!4).' #2!#+ &),,).' (From left) Enjoying the (From left) Jing liu, Cleveland Independent of Da-Hua Real Estate Practitioners Group holi- Company, and Properties 0!6).' ).# day luncheon are writers Owner/Publisher Ken #/-0,%4% 3)4% Nancy schuemann, of Krych stand outside the #/.3425#4)/. Schuemann Enterprises gates of the Forbidden LLC, Linda Bloom, of City in Beijing, China. s %XCELLENT QUALITY COMPETITIVE PRICING RELIABILITY Bloom Public Relations/ Marketing, Inc. and Anne %8#!6!4)/. 4/ s #UNNINGHAM 0AVING IS A FAMILY OWNED BUSINESS WITH Gallagher, of Gallagher #/-0,%4)/. OVER YEARS OF EXPERIENCE Communications. s ,ICENSED BONDED INSURED s /UR MOTTO h+EEPING OUR CUSTOMERS SATISFIED KEEPS Cleveland IPG Luncheon Properties Visits the Far East THEM COMING BACKv The Cleveland Independent Practitioners Group (IPG), Properties Publisher Ken Krych recently traveled to Liuzhou an organization of nearly 25 public relations professionals in the Gaungxi province of China and met with members and marketing consultants, recently celebrated the holidays of the Da-Hua Real Estate Company (full story coming in * iÊӣȰxn£°nÈää with a luncheon at Sushi Rock in Beachwood. IPG (www. February). His travels also took him to Beijing, where more >ÝÊӣȰxn£°nÈnÎ ipgcleveland.org) holds monthly lunch meetings where than 75 buildings are being built for the 2008 Olympics, and members exchange ideas and network. P the Great Wall. P !URORA 2OAD 7ARRENSVILLE (EIGHTS /(
Properties | January 2007 www.propertiesmag.com Bluestone Condos Come to Cleveland Heights Building Owners Multi-unit residential development celebrates grand opening and Managers BOMA Association BUSINESS new condominium landscaped green space, of Greater Cleveland community in garden walls and private A Cleveland Heights patios. Interior plans include complaints after Jan. 1, but in any event com- was recently unveiled to first floor master suites and Real Estate Taxes: plaints must be filed (received, not mailed) potential buyers seeking a laundries, jetted spa tubs, with the county board of revision by the March sophisticated, urban life- lower level walkouts, high- Your Largest 31, 2007, deadline. It is recommended that you have a copy of your complaint time-stamped for style with a four-day, grand speed Internet cable, security Controllable Expense your own records. opening celebration of wiring, attached two-car After a complaint is filed, the board of revi- Bluestone Condominiums garages, wood floors, luxurious he Cleveland real estate market presents a sion will conduct a hearing during which a in Cleveland Heights. When carpeting and gas fireplaces. “mixed bag” of properties, some suffering complaining property owner will need to submit from high vacancies, while others have evidence to support the request for a decrease in completed, Bluestone will Kitchens feature granite coun- Tbeen successful in finding new and retaining the property tax assessment. consist of six buildings with ters, all-wood maple cabinets, current tenants. The past year has seen new Typically, an attorney from the board of 39 cluster homes and three stainless steel appliances with developments proposed and the acquisition education will oppose the complaint. If a prop- erty owner succeeds in getting the assessment loft buildings with 71 units, Energy-Star® rating, and of several high profile office buildings. The purchases were also a mixture of unusual deals. reduced, the board of education may appeal the all located within minutes ceramic tile flooring. For a Public assistance provided the key to several board of revision decision. of University Circle. closer look, visit online at acquisitions, while others were purchased as An attorney may be needed to file the com- The first building, with www.liveatbluestone.com. tenants-in-common (TIC). plaint and to serve as counsel during the board Such purchase and sale activity is nota- of revision hearing. The Ohio Supreme Court, seven cluster homes, is The vision for Bluestone ble due the fact that this past summer and in Sharon Village Ltd. vs. Licking County completed. The care- is a joint community effort fall Cuyahoga County and 23 other counties Board of Revision, ruled that the preparation fully planned community between the developers, who reassessed its real estate and some of these and filing of a complaint constitutes the prac- features “arts and crafts” are Rysar Properties and The transactions may have been used in establishing tice of law. assessments. Cuyahoga, Lake, Lorain, Stark and A recent Ohio Supreme Court ruling makes architectural design in an BUILDING UP When completed, Bluestone Condominiums will consist Orlean Company, and the City of six buildings with 39 cluster homes and three loft buildings with 71 Portage counties performed its sexennial physi- filing property tax complaints more accessible environmentally pleasing of Cleveland Heights. Rysar cal reappraisal, establishing the property tax but not necessarily easier to understand. The units, all located within minutes of University Circle. setting that boasts ample Properties is a Cleveland- assessments for 2006. This year’s tax assessments Ohio Supreme Court limited its previous deci- affect the 2006-2008 tax years and act as the sion with respect to corporate officers. The Looking green space. The devel- Howard Hanna Smythe Cramer, the real based developer and builder base for statistically adjusting the 2009-2011 Court held in Dayton Supply that a corporate opment is located at 3505 Mayfield estate firm that’s marketing the condo founded in 1991 and experienced in assessments. officer does not engage in the unauthorized Road, on the site of the former Jewish development. “This luxurious develop- complex urban residential projects. The Ohio real estate assessments are set in three- practice of law in preparing and filing a com- Community Center. All town homes ment meets the needs of a growing Orlean Company of Beachwood has year cycles, with the first three-year triennial plaint with the Board of Revision (BOR) and based on a physical reappraisal and the second presenting the claimed value of the property for the and lofts have 10-year tax abatement number of people who want to live near been a leader in multi-family housing triennial determined by a statistical update of before the BOR as long as the officer does and reduced interest rate financing for the amenities of the city of Cleveland, management and development for over the physical reappraisal. Therefore an incor- not make legal arguments, examine witnesses, qualified buyers. in a maintenance-free environment. It’s 50 years. Howard Hanna Real Estate rect assessment not only will carry forward or undertake any other tasks that can be per- “Bluestone is in an ideal location [with on the cutting edge of the latest trend in Services is the fifth largest full service until the next reappraisal, but it also can formed only by an attorney. Previously the have a compounding effect due to the update courts dismissed almost all complaints filed by right a] list of amenities for every stage of life housing.” real estate company and the fourth larg- period. Conversely, a successful reduction in a non-attorney where the complainant and the and lifestyle,” says Richard Block, man- Open floor plans feature two- to est privately held real estate firm in the your property tax assessment will translate into owner were not the same individuals. ager of the Cleveland Heights office of three-bedroom homes with common, United States. P a corresponding reduction in property taxes for All taxpayers can face additional problems many years to come. due to the reappraisal. The school districts Now is the best time to review and con- in Ohio routinely file increase complaints to fit? test your real estate taxes. As the economy raise assessments on properties they believe improves, the commercial values should also to be undervalued or recently purchased. In improve. By reducing an assessment now, it those instances, it is best to seek advice prior to will help with survival during the tough times engaging in any dialogue with the board. Call Weston and assist in controlling future assessments. #LEVELANDS 2EAL %STATE 2ADIO However, it is important to note that filing a BOMA Greater Cleveland is proud to provide this complaint against the property’s valuation is space to our Associate Members so they can inform, Real Estate not something to do with a “nothing ventured, educate and share their knowledge with property 4(% 34!2+ '2/50 ,)6% nothing gained” attitude. management professionals. This article was writ- (440) 349-9000 If your property is under-assessed the board ten by Kieran Jennings, a partner in the law firm of revision may increase the value of your of Siegel, Siegel, Johnson & Jennings Co. L.P.A. www.teamweston.com 4ALKING 2EAL %STATE property. There are various professionals who He can be reached at [email protected].
specialize in property tax appeals and can help Jennings has been a member of BOMA Greater YourSee Vision To We to determine if an appeal is warranted. Because Cleveland since 2005. ,)34%. s #!,, ). s 7). 02):%3 of nuances in the law, properties that appear to be fairly assessed may be over-assessed; and %8#%,,%.4 '5%343 properties that appear over-assessed may be under-assessed. 3PONSORSHIP /PPORTUNITIES !VAILABLE After determining if a complaint is war- Janice L. Parham ranted, the question becomes when to file for a Executive Vice President 4UNE IN EVERY 4HURSDAY s PM s AMn7%2% reduction in taxes. The board generally accepts
For more info on this article or BOMA Greater Cleveland, contact Janice Parham Real EstateCommercial at 216.575.0305 or [email protected] 10 Properties | January 2007 www.propertiesmag.com 11 Northeast Ohio’s Most Award-Winning General Contractor for Excellence & Safety in Construction
Atlantis Professional Center, Phase 1 Chester Road Square 2003 Award of Merit 2006 Award of Merit
Mom and Pop are Back Construction of Chester Road Square supports local small business development The Cleveland Bop Stop 2003 Award of Excellence By Jessica Nelson I Photos by Ken Krych 2003 Project of the Year Jamestown Professional Building nside Juan Mexicali’s at Avon’s “We stepped up,” he says, estimating connected pipes more than 50 years 2002 Award of Excellence Chester Road Square shopping he saved the owner $400,000 by han- old. The plot, formerly a dumpsite, had 2002 Project of the Year I center, Mike Marron, president of dling the design. transformed over time into a man-made Baywest Construction Group, Inc. and The shopping center’s location at wetland. The land behind the strip mall general contractor for Chester Road 35840 Chester Road location makes it slopes toward it. On top of the slope, a Square, sits back and surveys a job well a strategic place for small businesses to golf course’s fence contributed to block- done. Customers seem pleased to enjoy grow. Near I-90 and directly across the age. Marron raised the land a total of a spicy meal in a well-designed envi- street from a Wal-Mart, the shopping seven feet. He worked in increments Red Tail Golf Course Club House ronment and the staff appears happy center is hard to miss. Construction of a of eight-inch lifts, achieving at least 2001 Award of Excellence about working in such a functional and Lowe’s is planned on adjacent land. 98% compaction on each lift. Once the 2001 Project of the Year efficiently planned space as they bustle The shopping center’s high visibility soil was compacted, Marron brought in through the dining area. is due to more than its proximity to large sheep foot and vibrating rollers for the Juan Mexicali’s is one of the many retail outlets, though. Marron had to next layer. He obtained the proper soil small businesses that has continued to raise the land. and fill from various local excavators. succeed at Chester Road Square thanks “You don’t ever want to put a shop- The strip mall’s design changed from a to the shopping center’s location, ping center in a hole,” Marron says. “If straight run of storefronts to an L shape Baywest thoughtful planning and cost-effective you’re up on a hill or level, it’s the best as Yates acquired more land. construction. thing. I made sure we brought it up to “When you go to an L shape design, Construction Group, Inc. “There was a need for mom and pop the road.” what you have is a lot of square foot- shops instead of the national chains,” In January of 2004, Marron began the age, so what you need is somebody who 671 Columbia Road, #7 • Westlake, Ohio 44145 Marron says. planning process, working closely with doesn’t need a lot of window space but Phone: 440-617-9910 • www.baywestcg.com Marron designed this shopping center Yates, of ADA Architects, and the City needs a lot of room,” Marron says. with the goal of saving money for of Avon to optimize the 7.5-acre plot. Originally, the team planned for 20- Developer Cecil Yates, managing partner First, Marron transformed Chester foot increments of 1,600-square-foot of Vetrone Development, LLC, which in Road from a narrow country lane to spaces, but as tenants moved in, Marron turn saves money for tenants. a wide roadway, and dealt with dis- worked with them to budget for their General Contracting • Design/Build • Construction Management • Commercial & Retail Specialists 12 Properties | January 2007 Basement Waterproofing • Sewer Cleaning & Repair • Plumbing Services • Residential & Commercial
LPHONSO Genesis Interiors, llc & SON, INC. “Building for Today’s Needs” A 42861 Albrecht Rd., Elyria, Ohio Specializing in Preventative Maintenance Phone: 440-322-3799 Fax: 440-322-1747 25057 Broadway Avenue, Cleveland, Ohio 44146 Phone: 440-232-1418 • Fax: (440) 439-2863 • [email protected]
UNDer tHE Big toP In Juan Mexicali’s, Marron installed ceiling lighting and used .'"*. -?< ,BPJ fireproof aviation wire and cable. specific needs for unique spaces and construction materials. + *. ,- -?< %@D@K In Juan Mexicali’s, Marron installed ceiling lighting and used fireproof aviation wire and cable. The lighting / iÊiÃÌÊ «>ÞÊëiV>âiÃÊ highlights the restaurant’s central island, Ê>ÀV ÌiVÌÕÀ>ÞÊ`ÃÌVÌÛiÊà iiÌÊ accented by lamps made of lightning Congratulations! iÌ>ÊÀvÃ]ÊÃ`}]Êv>ÃV>Ã]Ê>`Ê rods. Here, the floor is concrete stain. VÀViðÊ9iÃ]ÊÜi½ÀiÊ}Ài>ÌÊvÀÊÌ iÊ The material changes color slightly to Baywest and Mr. Yates on a great project! every time it is washed or waxed, adding L>ÃVÃ]ÊLÕÌÊÞÕ½ÊLiÊ«ÀiÃÃi`Ê a slightly rustic feel to the restaurant’s LÞÊÜ >ÌÊÜiÊV>Ê`ÊÜÌ ÊÞÕÀÊ clean, smooth lines and bright, warm VÕÃÌÊ«ÀiVÌÃ°Ê colors. Fujiyama, the 8,800-square-foot >ÛiÊ>ÊV >i}iÊvÀÊÕÃÊÊV««iÀ]Ê Japanese steakhouse at the center of }>Û>âi`ÊÃÌii]Ê>ÕÕ]ÊÃÌ> the L shape, was constructed to accom- iÃÃÊÃÌii]ÊÀÊV«ÃÌiöÊÛiÊÕÃÊ modate 14 hibachis. Marron constructed >ÊV>Ê>ÌÊӣȰÇÇ£°ÓÓääÊ>`ÊiÌÊÕÃÊ an open deck patio and Japanese garden behind it. à ÜÊÞÕÊ ÜÊÜiÊV>ÊÌ>iÊÞÕÀÊ Furthermore, there is room to expand. «ÀiVÌÊÌÊiÜÊ i} ÌÃÊÜ iÊ Three spaces are as yet unfinished. ii«}ÊÞÕÀÊLÌÌÊiÊ Marron anticipates a 5,000- to 5,500- «>Ìi`ÊÊÌ iÊ}ÀÕ`° square foot bank going up in the front parking lot island. The unused land behind the shopping center is ideal for B u r n s a banquet hall, recreation center or office space because it is not visible from *OUFSJPS4VQQMZ *OD Chester Road. As for parking, there are 250 total spaces, half in the front and half in the back. Marron designed a hall- way to connect the two for customers’ “Experience the difference!” convenience. £È£xÊ iÀÜÊÛi°ÊUÊ iÛi>`]Ê" Ê{{££Î Apart from the strip mall’s shape, Marron worked closely with the City of Proud supplier for Genesis =8O Proud member of the following organizations ÜÜÜ°}iÃÌV°V Avon to determine how it should look. Interiors on this Baywest project. vJ}iÃÌV°V “The City was good to us,” says Marron. “We saved money by listening to what they had to say.”
14 Properties | January 2007 The City wanted a classic Western NEW ligHT Among the tenants at Reserve look for the strip mall. Chester Road Square is Fujiyama, The Marron explains that ADA was a Wine Room and (left) Light Salon & Spa. natural fit for the project because of its experience working with simi- “With the price of steel going up, lar structures. The style, common I eliminated all those costs,” Marron among many similar shopping cen- says. ters, includes sandstone, cupolas Marron saved money in other ways and neutral colors, and the structure as well. He used economical E.F.I.S. blends nicely with its surroundings. on the exterior and aluminum for
Chester Road square boasts three ountryside Publishing the storefronts. He used frost slab C cupolas, one at each end and one at continuously around the building to ourtesy the crux of the L shape. Red, yellow, C allow for the moving of doors accord- blue and silver awnings accent square foot. Originally, the team planned ing to tenants’ needs. Marron’s use of the exterior’s neutral colors, creating a for a metal stud frame, but Marron did a fire sprinklers instead of a firewall system bright, cheery feel. cost analysis and determined he could saved another estimated $60,000. Construction began in September of save money by using masonry instead. The first tenant moved in September 2004. Yates’s goal was to build and be The structure is masonry load bearing of 2005. Chester Road Square is now able to lease spaces for $20 to $22 per throughout. home to Let’s Get Physical Therapy, Light Salon & Spa, The Wine Room, Proud to work with Baywest Construction on the Chester Road Square Retail Development A Phiner Bistro, Fujiyama, The Chef & Mrs. Cook, Simply Uniforms, Catanzas Christopher J. Dempsey, P.S. Barber Shop and Rush Inn. President Back in Juan Mexicali’s, Marron says 5425 WARNER ROAD, SUITE 1 he’s proud of his work; the total con- CLEVELAND, OH 44125 struction cost $3.5 million and the entire PHONE 216.901.1145 property is now worth an estimated $9 FAX 216.901.1146 million. “Having a place like this, it’s wonder- 2 0 0 6 [email protected] ful,” he says. P FINANCIAL REVIEW & FORECAST
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16 Properties | January 2007 2 0 0 6 FINANCIAL REVIEW & FORECAST 2 0 0 7
finance, high tech, health care Cleveland Outlook for 2007 statistics) substantial growth and international trade. in the suburbs, and re-classi- Look Back, Look Forward Office Industrial Retail The overall Cleveland area fication of the existing CBD Examining Greater Cleveland commercial real estate 2006/2007 office vacancy rate is currently Vacancy Rates inventory, it now accounts for at 17.3%, down from 19.6% last 48%, or 16.5 million square feet, Provided by CB Richard Ellis, Inc. year. That amounts to nearly Inventory of the total 34.6 million square any readers interested in the state of commercial real estate look forward to consensus among six million square feet of vacant feet that constitute the Greater Net Absorption those professionals who carefully observe and analyze their markets of special focus. The office space, which includes Cleveland Market area. This M nearly six hundred thousand ratio still evidences a stalwart continued influence of Wall Street and traditional capital markets, as well as REIT and CMBS square feet of sublease space Quoted Lease Rates downtown when compared to interests, are forcing increased sharing of data, resulting in reduced disparity of market statistics. In that is vacant and currently the rest of the U.S. where 63% addition, several data sources have refined their research techniques resulting in findings that are on the market. The good news Negotiated Lease Rates of the nation’s inventory is in is that in 2002, the amount the suburbs. more consistent with each other, although there are still disparities among the various sources that of sublease space exceeded Sale Prices The vacancy rate in the amount to as much as seven percent in valuation calculations. We are not done yet. 1.2 million square feet. It has Source: CB Richard Ellis CBD, the most telling of all steadily declined to the current multi-tenant office building Factors that continue to resist consen- employees, significantly increased costs recovers after most other elements of the Cleveland Central Business District level. The outlook for the Cleveland The Central Business District, while statistics, is 18.3%, down from 21.8% sus include the basis for measurement, for new construction and anticipated economy, and this time is no exception. area office market is extremely good for more condensed than the suburbs, has a year ago. It has changed direction, geographical boundaries, sizes and kinds increased costs for energy, they are being During 2005, Southern and Central 2007. The dynamics of the CBD and the finally succumbed to suburban sprawl trending downward for the first time of buildings, timing of recording the data asked to create new building structures, Ohio finally began to show moderate various suburban submarkets, however, and growth. Twenty-five years ago, the since 2000. This is due to the 485,000 (when tenants move out, move in) and renovate older stock and design new economic growth and by Labor Day require further explanation because each CBD accounted for nearly 60% of the square feet of absorption, highest since how sublease space affects the statistics. interiors that address solutions to the 2005, the Cleveland area office market geographical area has unique character- area’s inventory. With no new down- 1998. The CBD rate is higher than the Analysts note, as long as the data new challenges. showed evidence of awakening. istics resulting from typical tenants in town construction since 1993, other suburbs, at 16.3%, which is a reversal is professionally gathered and honestly Please read on to ascertain how the The national office vacancy rate con- these areas. than the Federal Courthouse Tower (not from 2002 when the suburban rate was reported, it is the right of the observers CB Richard Ellis market reporters see tinued to improve significantly through considered multi-tenant space in CBRE higher than the CBD rate. to report how they see cause-and-effect last year’s and this year’s conditions. 2006, decreasing to 13% from an relationships or correlations in the indus- unhealthy 17%. This has occurred mainly try. As a result, the practice of reporting The Office Outlook 2007 because of increases in white-collar market statistics, analyses and forecasts is By Robert F. Redmond, SIOR employment in sectors of the economy Next to your windows, we’re the very best. an art as much as it is a science. In answer Senior Vice President, CB Richard Ellis that cause increased absorption, coupled to the question, “How’s commercial real with a decline in construction. Markets estate today?” it depends on the point of It is now evident that that are significantly healthy with the If you want the very best in design & quality for your view held by a tenant, or landlord, buyer the economic recov- lowest vacancy percentages include building and construction needs, come to us for personal or seller, or practitioner such as broker, ery began in 2002. It Florida’s Miami, Tampa and Orlando service. We welcome you to visit our showroom, which lender, lawyer or title person. is also apparent that and California’s Orange County and San is equipped with the latest in motorized shades. Open Most significant for the next few Ohio, West Virginia Francisco. New York, Washington, D.C., Monday- Friday, 9 am to 5 pm. years could be radical change and new and Michigan usually and Seattle continue to be vibrant as are trends in office space design and occu- are a step behind the all 24-hour cities. Major reasons for this • Residential pancy. Architects indicate that with new rest of the country in emerging from are the health of the economic sectors emphasis on “green” environments for recessions. The office market generally that continue their expansion such as • Commercial • Institutional Municipal Engineering • Civil/Municipal Engineering • Land Surveying • Project Management Design, installation, cleaning & repair experts operating with pride since 1922
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18 Properties | January 2007 www.propertiesmag.com 19 2 0 0 6 FINANCIAL REVIEW & FORECAST 2 0 0 7
Class A vacancy has declined for Office Vacancy Rates 2005, none. Total suburban inventory the past two years. Even better news, now accounts for 52% of the Cleveland however, is that the vacancy is gener- 24% market with 18.1 million square feet. ally spread as opposed to existing in The Cleveland suburban office market #ONSTRUCTION -ANAGEMENT s 0ROJECT -ANAGEMENT s $ESIGN "UILD #ONSULTING high concentrations in a small number 18% continues to expand toward Akron in of troubled buildings. Only one Class Hudson, Twinsburg, Streetsboro and s #OMMERCIAL s 2EMODELING s .EW #ONSTRUCTION s "UILDING )NSPECTORS 12% s )NDUSTRIAL s 2ESTORATION s 3PACE 0LANNING s &URNITURE A building, 200 Public Square, has suf- Richfield. ficient space to accommodate a 200,000 6% Suburban vacancy peaked in 2002 and (ANNA "UILDING s #LEVELAND /HIO square foot tenant, such as Baker and 2004 at 18.6% and 19.0% respectively. It Hostetler, who is shopping for new space. 0% changed direction during 2005 decreas- The Diamond Building (now named 1993 1994 1995 1996 1997 1998 1999 2000 2001 2002 2003 2004 2005 2006 ing significantly over the past two years 1100 Superior) leased 200,000 square Source: CB Richard Ellis CBD Suburban to 16.3%. While this is good news to feet and Penton Media already has filled landlords, it must improve. Vacancy rates the vacancy created by Ulmer & Berne’s The Idea Center, which gives the area 500 jobs in the CBD. Quicken Loans in the mid to high teens continue to departure to Tower City in early 2006. an exciting visual look, while provid- established a new office of 31,000 square provide opportunities for tenants wish- It is interesting to note that an unusu- ing centrifugal influence to the City’s feet in MK Ferguson Plaza and Whole ing to expand or relocate to negotiate ally large proportion of the Class B performing arts and broadcast media cul- Health Management took 20,000 square good deals. With 2006 witnessing better Brennanand associates vacancy is concentrated in just a few ture. Most interesting is the Playhouse feet in One Cleveland Center. Many activity in a positive economic environ- Heating & Cooling buildings in that group. Of the 1.9 mil- Square Foundation’s rehabilitation of other tenants who relocated within the ment, there should be increased leasing lion vacant square feet, two-thirds is 1375 Euclid into a sophisticated digital CBD expanded by at least 20%, thus the of space in 2007. Commercial, Industrial & Residential accounted for by seven of 33 build- studio complex that combines the occu- healthy absorption. Average asking lease rates varied ings; namely, Huntington Building, hurt pancy of WVIZ-TV, WCPN-FM, and within the $17.00 per square foot per by the departure of ICI Paints, which provides opportunities for the creative Cleveland suburban office market year range from 2003 to 2005 with now has 304,000 square feet available, community to generate new produc- The suburban office market is com- rates for the highest quality buildings Specializing in Computerized 1717 East Ninth Street (East Ohio), tions. SchoolOne.com just took 41,000 prised of 393 office buildings that CB remaining at $24.00. Last year, the aver- 65-75 Erieview Plaza, Hanna Building, square feet there. Cleveland’s creation of Richard Ellis tracks in Cuyahoga County age settled at $16.88. This is due to the Preventive Maintenance Halle Building, Terminal Tower and The a Special Improvement District as well and selected contiguous municipalities. weighted average of Class A, B and C & Service Contracts Leader Building. The remaining space as the recent incentive program of tax It has continued to grow during the past with the highest mount of vacancy in availability is spread throughout the bal- credits (Job Creation Grant Program) few decades. Since 1997, new construc- lower priced Class B space. ance of those buildings tracked in CB for certain new and expanding tenants tion has amounted to 3.7 million square It is anticipated that lease rates will Richard Ellis’s CBD Class B database. to the CBD have also helped increase feet, although fortunately for market stabilize during 2007 and begin to rise There is new excitement downtown. leasing activity. So far, six companies stability, new construction declined in 2008 as vacancy rates continue to Playhouse Square has experienced have been approved for the grant. It has each of the two years. In 2004, only decrease. new energy with the completion of lead to the creation/relocation of over 184,278 square feet was constructed. In There are six submarkets in the suburbs. The east and south, each close to five million square feet, account for 60% of We would be proud to be part of your team on your next construction project the inventory and historically command the highest lease rates. Their vacancies are 11.3% and 19.2%, respectively. The east vacancy has declined significantly, while the south has decreased slightly. The west suburbs also decreased slightly, but with the completion of new office spaces at Crocker Park, the negative net absorption there of 12,952 square feet Container ServiCe, inC. does not reveal the healthy amount of interest and leasing that has taken place. Most noteworthy were leases signed by “The Leader in Huntington Bank and Realty One at Container Service” • Residential • Industrial • Commercial Westside Plaza for 4,000 square feet and 18,000 square feet respectively. Both will • Radio Dispatched • Family Owned • Wood Pallets Design, Build & Installation occupy the building by August. Morgan 24 Hour Services • Fully Insured • Construction • 20, 30, 40 Yard Stanley and Wachovia Securities both (216) 391-4822 In Business Over 30 Years (216) • Rubbish • Organics Containers relocated to Crocker Park in 2006. More 441-4422 www.brennanhvac.com “Trust Our Professionals” leasing activity is expected in 2007.
20 Properties | January 2007 www.propertiesmag.com 21 The east submarket had a few note- Industrial Availability Rates worthy deals that made an impact on 12% the market’s performance, taking Class 10% A vacancy to 8.1%. They include: Nationwide Insurance taking an addi- 8% tional 11,520 square feet in One Harvard 6% Crossing, and University Hospitals 4% moving into 12,000 square feet at Monarch Center. 2% DISCOVER THE The south submarket benefited from 0% St. Paul Travelers leasing 60,000 square 1993 1994 1995 1996 1997 1998 1999 2000 2001 2002 2003 2004 2005 2006 feet at Park Center Plaza II. Other Source: CB Richard Ellis OF POWER rumored deals should render the south the Northeast submarket remains soft, year at an average asking rate of $4.50 BOMA MEMBERSHIP submarket healthy this year. while there are improving lease trends per square foot. Without a great deal of The 2007 Cleveland Outlook bar in the Southeast submarket, currently speculative construction taking place at chart forecasts a positive year for the at a 12.2% availability rate. Companies the moment, there should be upward office market. continue to take advantage of incentives pressure on rates over six to 12 months. in the medium to large sized facilities. All construction activity is in the Conversely, developers have been seek- three southern submarkets, where there BOMA Greater Cleveland The Industrial Outlook 2007 ing large existing facilities to rehabilitate is an abundance of available land, 1228 Euclid Avenue, Suite 850 By Howard A. Lichtig, SIOR and convert to multi-tenant use. highway accessibility and available Cleveland, OH 44115-1846 Vice President, CB Richard Ellis Lease rates have been steadily on the tax incentives. A total of 11 buildings Phone: 216.575.0305 . Fax: 216.575.0233 rise since the fourth quarter of 2004, and are under construction in these areas. www.bomacleveland.org The Cleveland remain a slight improvement from last In the Southeast, five buildings total- Industrial market closed 2006 much more improved over the last year. Over the last 12 months, activity has #1 in commercial reached much healthier levels than prior years, availability has real estate worldwide. declined and lease rates are on the rise. Small and mid-sized building sales are Brokerage Services beginning to increase in the Cleveland JANCE CONSTRUCTION LLC. market as sales in general have been Investment Properties more active. As investors look to contin- Asset Services ually diversify their real estate portfolios, Established 1970 Corporate Services their appetite for fully leased, single- tenant industrial properties is growing. Facilities Management Furthermore, due to relatively low inter- • General Contractor Project Management est rates, privately held companies who CBRE Research occupy industrial properties continue to prefer owning rather than leasing. • Construction Manager Most sale and lease activity in 2006 has Cleveland Akron been in buildings of 100,000 to 250,000 • Design – Build 200 Public Square 75 East Market Street square foot range, resulting in a low Suite 2560 Suite 230 year-end availability rate of 9.1%. The Cleveland, Ohio Akron, Ohio market experienced 7,459,384 square 216.687.1800 330.253.1702 feet of activity, where availability has “Building Confidence” www.cbre.com/cleveland www.cbre.com/akron improved 25 basis points over the course of 2006. A view of the nine geographical 8666 Tyler Boulevard (440) 255-5800 submarkets shows the Southwest to be Mentor, Ohio 44060 (440) 255-1508 Fax the most active, resulting in an avail- Licensed Real Estate Broker ability rate of 6.8%. Leasing activity in www.jance.com
www.propertiesmag.com 23 2 0 0 6 FINANCIAL REVIEW & FORECAST 2 0 0 7 ing 388,529 square feet are underway, should they remain constant for 2007. Whether opening, closing, relocating, including the 130,000-square-foot ware- Companies will continue to expand at expanding or downsizing, 2006 should We work for you house/distribution facility for Technical current locations in order to avoid the be identified as a year of implementation Consumer Products targeted for com- risks associated with moving. Asking and execution for retailers. Municipal pletion in the first quarter of 2007. lease rates will continue to increase as and county governments are actively There are three projects underway in companies look to expand in a tighter taking a role in projects by partnering the Southwest totaling 182,842 square market. Coupled with low vacancy, this with owners and users when a proposed feet. Gill Podiatry Supply & Equipment may fuel developers’ decisions to start development cannot proceed without Company is building a 42,000 square speculative projects. them or when the net benefit of a proj- foot warehouse in Strongsville that is ect provides for a better quality of life. Specialists in Real Estate Insurance Since 1949 expected to be completed in the first Retail Market Outlook Private equity firms are becoming one quarter of 2007. The acquisition of of the most active participants in the By Keith Hamulak Schneider-Dorsey & Rubin insures over two-billion dollars 330 acres of undeveloped land among retail climate on both a national and Senior Associate of Retail Properties, in property values with a single focus in mind... you! four business parks from Duke Realty local level. These firms will purchase CB Richard Ellis to the team of Ross Farro and Spencer high growth retailers, bankrupt retailers, As independent agents, we have the flexibility to provide Pisczak could revive new construction Shopping center profitable shopping centers or foreclosed customized real estate insurance specific to your needs. developments in high growth areas. The owners and users, shopping centers. Private equity is the At Schneider-Dorsey & Rubin, we don’t work for the municipal and county new owners plan to develop several mechanism by which change happens. insurance companies - we work for you. warehouse and industrial-type buildings governments, and pri- This change is the result of identifying on speculation and build others to suit vate equity firms were value when others cannot, taking a cal- potential buyers’ or tenants’ needs. instrumental in shap- culated risk, and making an investment. ing the retail market in Recent new retail developments have Market outlook Northeast Ohio this past year. Shopping made a great impact on the Cleveland The local industrial economy should center owners are maximizing the value area. A significant investment was made 3 Commerce Park Square • 23230 Chagrin Blvd. • Cleveland, OH • (216) 831-7272 • Fax (216) 292-9179 maintain its steady pace of improve- of their assets by returning to one of in the City of Cleveland with First ment, although at a slower rate compared the first steps in any development Interstates’ Steelyard Commons. This to national industrial trends. Vacancy project: site planning. The owners are project should set a precedent for addi- and availability rates should improve revisiting existing site plans in order to tional retail development within the gradually as the supply for reasonably determine the feasibility of developing City of Cleveland. Crocker Park con- Pillars of Success modern buildings continues to shrink. additional retail on a site. The most tinues to grow by adding complimentary Flex product should continue to improve successful owners are creatively balanc- uses to the existing retail mix. Crocker Education Relationships Leadership as niche type businesses continue to ing zoning code regulations and retailer Park sets a high standard for a lifestyle absorb space. Interest rates will continue demand. Users have been especially busy shopping experience. This true mixed- The Society for Marketing Professional Services to have a positive impact on the market in Northeast Ohio over the past year. use development in Cuyahoga County (SMPS) offers A/E/C marketers opportunities to take their careers to a new level. Member benefits include: You Have Many · Marketing/business development educational seminars. · Monthly programs focused on A/E/C industry trends. Project Issues · Certification program. · Access to national online job bank. to Worry About · National marketing conference. · Networking. Networking. Networking. Let us manage the laundry from · Free Subscription to Properties Magazine. start to finish. Get involved. Join today. Contact Jennifer Wahl, Membership Chair (216) 621-4610 SMPS [email protected] NORTHEAST www.smpsneo.org OHIO
24 9130BELEPropMagAd2.indd 1 Properties12/19/06 | January 9:34:58 2007 AM www.propertiesmag.com 25 2 0 0 6 FINANCIAL REVIEW & FORECAST 2 0 0 7
Retail Vacancy Rates like Collinwood, Cudell-Edgewater, gross leasable area (GLA) is north of stretching into billions of dollars or have been very popular with investors. 25% Little Italy and West Park. 2.5 million square feet, so these projects in extremely large acquisitions/mergers Recently investors have been more will- The Greater Cleveland retail market account for almost half of all the GLA in such as the recently announced sale of ing to acquire net leased properties with 20% has surpassed more than 75 million the entire county. Assuming residential Equity Office Properties to Blackstone. less term or years remaining on the lease 15% square feet of retail space accounting for sprawl continues into areas like Geauga Institutional and private equity funds if the real estate is well located and the 10% more than 22 square feet of retail space County and shopping center owners continued to be active buyers. While markets are improving. per person. This amount is slightly higher aggressively market their properties, we foreign capital continued to invest in the With the offering for sale of several 5% than the national average of 20.3 square anticipate the vacancy rates to be signifi- U.S., the private investment market saw downtown office buildings, it brought 0% feet per capita. That being said most of cantly lower next year. more activity from out of state investors new investors to the Cleveland market Cuyahoga Cuyahoga Cleveland Geauga Lake Lorain Medina Portage the counties that comprise Northeast as investors continued to cross state lines that had not previously invested in our East West County County County County County Ohio have very healthy occupancy rates. Equity Market Outlook seeking investments in other markets. market. Sales of suburban office build- Source: CB Richard Ellis The healthiest county is Lake County In Northeast Ohio, this was especially ings resulted in user sales, net leased is a leading model in “getting it right.” branded Kaufmann stores and Chase with a vacancy rate just over 6%, fol- By Vicki Maeder, CCIM true as investors from New York, New building sales and several well leased Greenfield developments in Brimfield, acquired Bank One. lowed by Medina County at 7%. The low Vice President of Investment Properties, Jersey, Illinois, California and Florida office buildings that pushed cap rates Wadsworth, North Ridgeville and, soon Last year, 2006, can be remembered vacancy rates in these counties can be CB Richard Ellis acquired assets at cap rate levels that down to lower levels than in previous to be, Amherst will support the resi- as a year when developers and retail- attributed to above-average absorption, were unheard of in their markets. Solid years. dential sprawl into what were formerly ers made a commitment to investing sustainable developments and the lack The beginning of returns with stability became attractive The retail shopping center sales also bedroom communities. Wal-Mart and back into the City of Cleveland. Total of large functionally obsolete malls like 2007 brings us into an as the markets in their states seemed brought new investors to the area as cap- Target have been diligently opening new new construction accounted for an addi- those found in Cuyahoga and Summit economic climate in to overheat and they looked to protect ital continues to chase solid real estate. locations, relocating to smaller foot- tional 2.6 million square feet of retail Counties. There is one county that has Northeast Ohio that is their equity. The apartment market continued to be prints and solidifying their distribution in Northeast Ohio, more than one mil- an alarming vacancy rate of more than steadily moving forward In Cleveland, the sale of the Duke active as sales of several Class A prop- channels. Organic growth was not the lion of which was built in the City of 20%: Geauga County. However, projects with good momentum. industrial portfolio was one of the more erties changed ownerships with buyers only way retailers expanded in Northeast Cleveland. Our research indicates that in Bainbridge and Chardon have added The commercial real notable transactions and follows along from Illinois and New York acquiring Ohio last year as Giant Eagle acquired this trend will continue and that addi- more than a million square feet of retail estate market is seeing with the trend to package assets together well located properties in solid markets. several former Tops stores, Macy’s re- tional retail will grow in neighborhoods in the last three years. Geauga County’s healthy activity which is the best that to create a larger offering to attract The prognosis for 2007 is the con- we have seen for several years resulting larger capital sources. Duke also placed tinuation of solid investment activity in a drop in vacancy rates, an increase in the first portion of its office portfolio as interest rates continue at current net absorption and an optimistic attitude on the market late in the year with an to slightly higher levels coupled with Ohio Construction News as businesses expand and take advantage expectation of an early 2007 sale. Other renewed investor interest in solid Michigan Construction News of both opportunities in the marketplace industrial sales of significant size con- Midwest markets. P and favorable interest rates. sisted of several net leased assets, which Investors also continue to benefit from favorable interest rates and the willingness of sellers to cash out of cur- rent holdings. Investors are less cautious about the ability to fill vacancies and are more aggressive in their projections resulting in favorable pricing for sell- Construction News Corporation provides timely, valuable and accurate planning, bid and ers. Although interest rates continue bid results information to its customers through a daily online and bi-weekly hard copy to bounce up and down, the swing has trade newspaper with a physical and online plan room with scan capabilities. not been extreme. It has allowed the markets to cool off slightly, resulting in Covering Northeast Ohio, Central Ohio, Northwest Ohio, Southern Ohio and the 41 more qualified investors pursuing assets counties of Southern Michigan, CNC reports private- and public-sector commercial, instead of those who were only control- ▲ #ONSTRUCTION -ANAGEMENT environmental, industrial, institutional and multi-family construction bid information. ling assets while they sought an investor who would pay more on the flip and, ▲ 'ENERAL #ONTRACTING Call us today to subscribe. failing that, frequently walked away from contracts. This practice had created an environment that has been forcing sell- ▲ $ESIGN"UILD 7261 Engle Road, Suite 304 ers to deal with several buyers before Cleveland, Ohio 44130 they were able to close the transaction. phone: 800.969.4700 On a national level, the investment fax: 800.622.8234 market continues to be active across 4HE +RILL #O )NC www.cncnewsonline.com all property types with a trend toward -AIN !VENUE ▲ #LEVELAND /( ▲ ▲ WWWKRILLCOM mega-size portfolio transactions now
26 Properties | January 2007 www.propertiesmag.com 27 2 0 0 6 FINANCIAL REVIEW & FORECAST 2. 4',%5'2&.0'"# 0 0 7 1CH=?Q?_P?CHAIOLL?JON;NCIHDI<
more residential and commercial con- given more federal financing, while 2006. Next year’s contracting will still struction. environmental projects will advance be more than 30% above the 2005 As a result, the 2007 construction 2%. Site work is expected to drop amount, when contracting bottomed market will be a mix of pluses and 2%, affected by reduced single-family out.The heightened volume of trans- minuses, with the net result that the development and the comparison to a mission line work witnessed in recent forecast for total construction is $668 2006 that included the start of several years is expected to continue. P billion, a modest 1% decline. The fol- large outdoor stadiums. lowing are the main points for the 2007 • Electric utilities will settle back 20%, Reprinted with permission from McGraw-Hill construction market: following the huge 65% jump in Construction’s Construction Outlook 2007 • Single-family housing will retreat fur- 0HOTOS BY 3COTT 0EASE ther, as the inventory of unsold homes N\_Xm\X_Xc]$Z\eklipf]\og\i`\eZ\`egifm`[`e^\oZ\cc\ekZc`\ekjXk`j]XZk`fe depresses construction activity. A 5% feZfdd\iZ`Xcgifa\Zkj#`eZcl[`e^YXebj#f]ÔZ\Yl`c[`e^j#`e[ljki`Xc#j_fgg`e^ Z\ek\ijXe[k\eXekYl`c[flkj%N\gifm`[\Zfej`jk\ekhlXc`kpXjjliXeZ\#gifa\Zk drop in dollar volume is expected, gcXee`e^#jZ_\[lc`e^Xe[ZfjkdXeX^\d\ek% corresponding to a 7% decline in the number of dwelling units to 1.275 mil- lion. WWWWOODHILLSUPPLYCOMWWWWOODHILLSUPPLYCOM • Income properties will slip 1% in dollar volume and 4% in square feet. Multifamily housing will see a reduced amount of condominium projects, )S THAT NICE Call today for a free estimate while stores will be pulled down by less derived demand coming from a ++'%+.*%'+/)snnn%ZXie\pfec`e\%Zfd 216.823.0064 or 800.GoCerta weaker residential sector. Hotels will HOT SHOWER (08cg_XGXib#?`^_cXe[?\`^_kj www.certapro.com hold at the enhanced level achieved in 2006, and another year of moderate growth is anticipated for offices and LEAVING YOU warehouses. ™ • Institutional building will advance 7% COLD LATELY in dollar volume and 4% in square feet. The improved fiscal health of states, combined with the money -AYBE ITS YOUR 7ATER (EATERS coming from the large number of WAY OF LETTING YOU KNOW IT SHOULD bond measures passed in recent years, Finally, a faster, easier way will provide school construction with BE REPLACED /R THAT ITS TOO SMALL another year of growth. Moderate TO HANDLE YOUR (OT 7ATER NEEDS increases are expected for most of the to manage bid day other institutional categories, except 7OODHILL CARRIES A COMPLETE LINE healthcare facilities which will ease OF !/ 3MITH #OMMERCIAL AND Introducing the Take control of bid day! back from the record contracting over the past two years. 2ESIDENTIAL 7ATER (EATERS 7HATEVER Network Online Bid Management Service Call 1-800-221-0088 or • Manufacturing building is expected YOUR NEEDS 7OODHILL CAN SUPPLY THE click www.construction.com/ Reduce costs, bid more efficiently and minimize the risk of to rise 14% from a lackluster 2006, RIGHT !/ 3MITH 7ATER (EATER bidmanagement/ today! costly mistakes, right from your Network desktop: as firms more actively replace aging plants. Additional growth is expected Easier bidding. • Streamline plans distribution • Manage bid packages online for ethanol plants and refineries, • Communicate with subcontractors • Access the Network–the largest Bigger profits. pushed by the need to reduce depen- projects and plans database dence on foreign oil and increase refining capacity. The amount of man- ufacturing plant construction in 2007 #ALL 7OODHILL 3UPPLY TODAY FOR MORE INFO will still be well below the 1997 peak. MBMPM1204 • Public works construction will grow 5%, on top of the 10% increase Find us online at www.construction.com expected in 2006. Highway and bridge "EIDLER 2D 7ILLOUGHBY % RD 3T #LEVELAND construction will rise an additional 9%,
www.propertiesmag.com 31 2 0 0 6 FINANCIAL REVIEW & FORECAST 2 0 0 7 Top 20s of Residential Building A look at 2006 leaders in the Cleveland Metropolitan Statistical Areas
Provided by Trista McClelland, CRM Development Research
ortheast Ohio appraisal firm Calabrese, Racek, & Markos has exclusive and proprietary market research specifically designed for analyzing the residential marketplace. This report has been compiled using data obtained directly from QQUUAALLIITTYY N the individual building departments in the eight counties that comprise the Cleveland Metropolitan Statistical Areas (CMSA), including Ashtabula, Cuyahoga, Geauga, Lake, Lorain, Medina, Portage and Summit counties, as well as Stark Craftsmanship and dependability you can count on County. This report covers all housing starts from January 1, 2006 to September 30, 2006. (It does not include any information on apartments.) CRM Development Research ranks cities, builders, and subdivisions strictly in terms of the number of new homes started and built. This numerical ranking should not be misconstrued as CRM’s endorsement of any one particular builder, subdivision or city over another. Quality doesn’t just happen. As further explanation of category headings, “units” denotes the number of units by permits. P It’s part of our culture. CRM Development Research is located at 1110 Euclid Ave. #300 in Cleveland. Trista McClelland can be reached at 216-696-5442 ext. 403 At D-A-S Construction Co., our existence depends on providing reliable service Top 20 Cities for Top 20 Home Builders Top 20 Subdivisions and quality solutions. At Housing Starts by Housing Starts by Housing Starts every level of involvement,
County City Units Builder Units Subdivision City Units you can count on D-A-S Lorain north Ridgeville City 283 Ryan Homes 1112 Meadow Lakes north Ridgeville City 86 Construction Co. to give your Lorain Avon City 201 Oster Homes 148 Sandstone Ridge Berea 68 project the attention Cuyahoga cleveland 183 Efficient/Jaren Homes 106 Autumnwood Brunswick Hills 67 it deserves, resulting in the Lorain Avon Lake City 182 Pulte Homes 104 Riverbend elyria City 58 excellence that keeps our Medina Montville Twp. 170 Kopf Bldrs 86 Tinkers Green Streetsboro City 57 Stark Jackson Township 151 Unmistakably Premier Homes 83 Cobblestone Park Montville Twp. 55 customers coming back, Medina Brunswick Hills Township 132 Schalmo Builders 78 Waterbury north Ridgeville City 51 time and time again. Lorain Lorain City 125 Dutch Heritage Homes 73 Stonebridge Avon City 47 Summit Akron City 123 Drees Homes 70 Meadows Oakwood 41 Summit Green City 114 Gross Bldrs 69 Ridgefield Homes north Ridgeville City 38 Portage Streetsboro City 112 Petros Homes 64 Aqua Marine Avon Lake City 38 Portage Brimfield Township 112 Concept Communities 64 Hunt Club Avon Lake City 37 Stark Lake Township 108 Neighborhood Revit Partners 62 Martin’s Run Lorain City 37 CONSTRUCTION CO. Lorain elyria City 107 Kimball Hill Homes 56 Liberty Greens Painesville City 36 9500 Midwest Avenue • Cleveland, Ohio 44125 Lake concord Township 99 Schumacher Homes 55 Newell Creek Mentor City 33 Summit copley Township 99 Evergreen Homes 55 Danbury Glen hartville Village 33 216+662.5577 Fax: 216+662.1793 Stark Massillon City 84 Parkview Homes 48 The Preserve Westlake 32 E-Mail: [email protected] Lake Willoughby City 83 Wagler Homes 48 Brittany Lakemore Village 32 Trevarrow Living Kitchen Showroom WWW.DASCONSTRUCTION.COM Summit cuyahoga Falls City 81 Wayne Homes 48 Barrington Aurora City 31 Cuyahoga Westlake 79 Dacath Dev 47 Pleasant Lakes Brimfield Township 31 Photograph © 2006 Beth Singer Photographer, Inc. © 2007 D-A-S Construction Co.
32 Properties | January 2007 2 0 0 6 FINANCIAL REVIEW & FORECAST The BBC Electric 2 0 0 7 Company Inc.
investor Westfield. Big properties, big Tel 216.721.6733 deals, but did it help get us to $1 bil- Fax 216.791.5008 Back to a Billion? lion? Residential / Commercial / MBE lockbuster deals. Surging sales volume. Aggressive cap rates. The new norm? B Record pricing. These were some of the phrases that were used In the old days, 10 CAP deals were in the column that recapped the local market last year. But as that the norm and 8 to 9 CAP deals were an exception. The whole investment We move power. near-famous song goes, “Second verse, same as the first.” world seemed to change about four years ago and it doesn’t seem to be changing Last year, we ended our 2005 Year in portfolio. Each of these transactions back, at least not any time soon. Over Review column by asking the question eclipsed the $100 million mark. Not the past few years, the usual suspects “Will all of this (anticipated) activity to be outdone, 2006 had some block- as to “why” have been historically low be enough to allow Cleveland to have busters of its own. A third downtown interest rates, a surplus of capital and back to back billion dollar years?” For trophy building, Fifth Third Center, was Alec j. pacella poor performance of alternative tradi- the answer to this, as well as many other sold for approximately $64 million. The tional investments. Although interest questions, read on. Dellagnese portfolio, a collection of sub- rates have moderated and the returns urban office buildings in Fairlawn, was associated with alternative traditional More bombshells sold for $75 million. Duke began its liq- investments have improved, CAP rates In 2005, three hallmark deals provided uidation of Cleveland assets, selling the continued their downward progression. the foundation for a blockbuster year, majority of their local industrial assets The new norm seems to be 8 to 9 CAP /N 4IME 0ERFORMANCE including the sale of two downtown to First Industrial for approximately $90 deals with CAPs in the 6s and 7s being trophy office buildings in BP Tower and million. And Midway Mall in Elyria was moderately common. As you all hope- Key Tower as well as the bulk purchase purchased for $98.5 million by Centro fully know by now, lower CAPs mean 1UALITY 7ORKMANSHIP of the Duke multi-tenant industrial Properties Group from fellow Australian higher prices, but was it enough to help get us to $1 billion? #USTOMER 3ATISFACTION Less is more When You Want It Done Right In 2005, there were several very large WWWNORTHCOASTCONCRETECOM deals, with three exceeding $100 million. 0HONE s &AX But there was a noticeable absence of #AREY $RIVE 6ALLEY 6IEW /HIO Snow Removal, Too! transactions in the traditional Cleveland Dun-Rite also specializes in professional snow removal for commercial businesses. To assure the sweet spot of $5 million to $15 million. safety and accessibility of your property, Dun-Rite’s Last year, the size of the blockbuster 216.663-0801 professionally maintained fleet of trucks is ready and 1.800-466-tint (8468) staffed 24/7. 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At Dun-Rite, all of our • Office Cleaning work is completed by our factory trained and certified team of professionals, never subcontractors. We guarantee the • Fully Insured highest-quality products, all with manufacturer-backed warranties, thorough jobsite cleanup and individual attention Suntrol window film prevents fading and throughout the entire process. Let us take care of the roof over your head. • Family Owned & Operated glare, reduces heat loss and reduces air • Residential Cleaning conditioning costs by 55% to 73%. UV rays are reduced 99% while improving aesthetics. Balance your heat/cold spots • Residential Roofing • Windows, Siding & Gutters in your building. • Commercial Roofing • Electrical Work We Provide a 10- to 15-Year Warranty • New Construction • Snow Removal Since Monica Puchan • Renovation Projects • Visit Our Showroom and a Free Energy Savings ROIReport 710 Meadowlark Rd. 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34 Properties | January 2007 www.propertiesmag.com 35 Properties Magazine, Half Page Ad (7” x 4.875”) Please center in 7” x 4.875” live area.
CLIENT AUTHORIZATION TO PROCEED
DATE
CLIENT: Dun-Rite DATE: 3.6.06 PROJECT: Properties Magazine VERSION: 3 Marketing by Design JOB NUMBER:850-0011 deals were lower, with no single transac- tion eclipsing $100 million. However, there were an abundance of deals in the $5 million to $15 million range. Also, • High Performance Energy Management there were fewer multi-market portfolio • High Commitment to Sustainability deals that affected the Cleveland market last year as compared to 2005. So the • High Efficiency HVAC Equipment investment market was more active last • High Integrity Service & Maintenance year, with a deeper sales volume and a greater number of “hometown” deals, but • Guaranteed window cleaning • High Quality Parts was it enough to get us to $1 billion? • Total Building Skin Maintenance The multiplier effect • Stain Removal & Pressure Washing Harkening back to your Econ 101 • Glass, Stone & Metal Cleaning & Restoration days, you may recall the multiplier effect, which estimates the disproportionate www.jacco.com change in aggregate demand created by 330:463-0100 Cleveland a change in spending. Last year, we saw CARDINAL the beginnings of what I will term the 330: 342-9400 Akron Duke multiplier effect. In early 2006, WINDOW CLEANING, CO. Fax: 330-463-0101 Duke Realty announced their intention commercial & residential 61 Milford Drive to withdraw from the Cleveland market. 440-835-5535 • Mobile 216-406-7701 216.662.5200 Although this was certainly a disappoint- Hudson, OH 44236 Call President david Stearns Today For A Free Estimate [email protected] ment, being the eternal optimist, I looked at the silver lining and proclaimed that this would provide great opportunity. Fast forwarding to the end of the year, the industrial portfolio, including build- ings and vacant land, that were owned by a single entity in Duke are now owned by four different entities, with a high likelihood that additional owners will be introduced in the coming year. And the office portfolio is in the early phases of its transition, which will add even more new owners to the market. So a single property owner’s portfolio spurred several deals with numerous owners last year, but was it enough to get us to $1 billion?
Outside looking in The trend of outside investors purchas- ing local properties clearly accelerated last year. Nearly 65% of the overall prop- erties sold were purchased by non-local entities but the percentage jumps up to over 80% when specifically considering the industrial and retail segments. The basic reason continues to be the attrac- tive returns of properties not only in Cleveland but throughout the Midwest as compared to the more aggressive returns of properties located on the higher- priced east and west coasts. However,
36 Properties | January 2007 www.propertiesmag.com 37 Cleveland’s improvement across anticipated growing demand for its office and industrial sectors, as Heard Thru the Grubbvine space. well as the continued torrid pace Farewell to a friend Last month, the real estate community suf- of retail development, has helped fered a great loss with the passing of Todd Gabriel. Todd was one of Re-institutionalized From Site Survey to differentiate it and elevate the In the late 1980s/early 1990s, the truly “good guys” in the business and he will be greatly missed. I interest among national inves- institutional investors were abun- tors. But was it enough to get us have been contacted by many friends and business associates asking dant in Cleveland. But as the to Sealcoat… to $1 billion? if there is anything they can do. An education fund has been set up 1990s gave way to the new cen- for Todd’s 5-year old daughter Meri. I would encourage anyone inter- tury, they were slowly replaced by Although I’ve answered many ested to contact the Woodmere branch of Charter One Bank where entrepreneurial/private investors. questions, so far I have avoided Carron Nathan Nosal can provide all the details. This fund will ensure that That tide appears to again be the big one, that being: “did turning, as exemplified by recent Todd’s legacy can live on through his daughter. Thank you. –AP Cleveland have back-to-back purchases by Wells, Behrenger does it all! billion dollar years?” Cleveland’s properties have a much shorter time Harvard and First Industrial. aggregate investment sale volume in 2006 horizon, so expect to see some of those Considering the lineup of potential was, drum roll please, $1,086,800,000. It owners putting their recent acquisitions sale candidates for 2007 as well as the was obviously another huge year, with e perform every ing your existing ones. right back on the market, especially if continued improvement of Cleveland’s facet of site escalating sale prices and a seemingly image, expect to see the ranks of the See why we have earned the market remains strong. development – endless demand for properties. So this institutional investors bolstered over the W a solid reputation for complex, housing subdivi- begs the question: “what’s in store for Opportunity knocking coming year. from a complete site pack- excellence in the construc- next year?’ I’m glad you asked, as I age including earthwork, sion, commercial, indus- tion industry. believe next year will have three over- storm drainage, curbing, trial, and institutional With the leasing markets expected Enough of playing soothsayer, next Call 440-439-6464 today! riding themes. to continue their improvement, expect asphalt pavement installa- customers throughout month its back to business when we will Our Carron representa- to see more investors focus on proper- talk about different forms of real estate tion and pavement mark- Northeastern Ohio. tives will be happy to Recycling capital ties with an eye toward re-positioning ownership. P ing, to rehabilitation of meet with you to discuss Cleveland has historically been a long- and re-leasing. Examples of languishing existing pavements. Since We’ll keep it in your paving project! term hold market, with owners more properties of all types abound and with 1968 Carron has paved good shape too! interested in retaining ownership rather capital still plentiful and affordable, risk Alec J. Pacella is a vice president of investment sales at Grubb & Ellis. He can be reached at roads, parking lots, run- Depend on us to assist than selling. However, many of the new adverse investors should begin to snap alec.pacella@grubb&ellis or 216.453.3098. ning tracks, tennis courts, investors that have recently acquired these up with the hope of meeting an you in developing a outdoor basketball courts, preventative maintenance bicycle paths, jogging program that makes the tracks, and golf cart paths necessary repair of even for all types of apartment small cracks and minor deterioration before they lead to expensive and possibly hazardous pavement failures. Allow Carron’s expert personnel using the best paving equipment available in the industry to assist you in installing your new pavement or repair-
AIA Cleveland 1001 Huron Road Suite 101 440-439-6464 Cleveland, Ohio 44115 [email protected] (216) 575-1224/FAX (216) 575-1244 www.carronasphalt.com 7615 Bond Street, Solon, OH 44139 ©1990, AIA
38 Properties | January 2007 BILLBOARD BILLBOARD
News about people, products, places & plans News about people, products, places & plans
in Painesville for about 20 the latest technology of low- Urethanes are effective in John Carroll University, Ron years as an escrow officer, title pressure crack injection repair stopping water infiltration was responsible for overseeing Ohio Union Carpenters Collect Tools for Deployed Brother examiner and sales assistant. of leaking walls from Emecole even against actively flow- $120 million of construction Prior to her entry into the is intended to save time and ing water, but may not work during his tenure there. Members of the Ohio and Vicinity title market, she was a mort- money for property managers. if structural reinforcement David Valentine is a 15- Regional Council of Carpenters recently gage lender at a local bank. Emecole’s Crack Injection is required, according to year veteran with expertise boxed up and shipped $1,500 worth of tools “The title industry has Repair system, a low-pressure Farrell. in the area of construction to a deployed member who is in charge of always fascinated me,” injection applied at only 20- For more information, visit safety, having a background Emecole crack injection repair a wood shop in Iraq, after this soldier sent Stefancin says. “First 40 PSI, is suitable for most www.emecole.com. as teaching project safety at a letter to Union officials seeking help. American has done an incred- crack repairs, according to penetrate the wall from the local trade organizations after Executive Secretary-Treasurer Robert M. ible job of leveraging itself as Rob Farrell of Basement outside. Eventually this can having gained invaluable Canstruction Sets Plan to Peto and others helped crate tools for Sgt. a national leader with sophis- Solutions of New England, of cause structural damage. Plus, experience working in vari- Help Stamp Out Hunger Christopher G. Sanders, from Centerburg ticated technological tools Uxbridge, Massachusetts. you’ll get increased humid- ous construction fields over and a member of Carpenters Local #200 out that help build relationships “Often, I am called because ity within the wall and an The Society of Design the years. of Columbus. with clients.” a property manager has tried increase in mold and mildew Administrators is sponsoring Sgt. Sanders is stationed in LSA Anaconda, Stefancin is a certi- to fix a leak, perhaps with a throughout the basement. Canstruction®, an upcoming Balad, Iraq. In his letter to Union officials, KS Associates Wins Golden fied Notary and resides in concrete patch, and found With crack injection repair, design/build competition that he said his leadership had pulled him out of his military expertise to utilize his civilian skills 30 for Sixth Consecutive Year Concord Township. that such a solution didn’t the resin seals the crack from draws attention to hunger in in supervising a wood shop. work,” Farrell says. Most of his front to back.” Cleveland and the U.S., and For the sixth consecu- “We hit ground a little over two weeks ago and have already received work orders for over work involves single-family Epoxies are available in a at the same time brings sig- tive year, KS Associates has Product Simplifies 200 pieces of furniture,” he wrote. “These range from office desks to flag cases for a personal homes, condominium units variety of viscosities in order nificant donations into the been named to The Golden Basement Leak Repairs memory. I have a great opportunity to teach the four other soldiers some of the skills the and apartment buildings. to accommodate cracks of Cleveland Food Bank. 30: Growing Companies union has shown me and some of the benefits the union can give to them upon their return With continued growth in “The problem is that a con- different widths, and to pro- On March 30-31, the Demonstrating World-Class home. I think you will see these young ‘apprentices’ have some great potential.” the construction of basements crete patch will only cover up vide structural strength to the Center Court of Southpark Performance. This annual Sanders went on to explain that the shop had access to wood, but was running short on with poured wall foundations, the leak, and water will still repair. Center Mall in Strongsville the necessary tools. competition, sponsored by In response, the union, as well as Spartan Tool Supply of Columbus, gathered a full The Morning Journal and complement of tools and shipped them off to Sanders in Iraq. Lorain County Community College (LCCC), recognizes the top 30 companies (15 STAR Tilt-Up Wins ity to get jobs done faster and during the World of Concrete established, 15 emerging) in International Award for less money. Additional convention in Las Vegas. Lorain, Erie and Huron coun- criteria include: project com- ties. The EMH Sheffield plexity, how construction Panzica Welcomes New This year, more than 1,500 Medical Center, designed and challenges were overcome, Team Members nominations were sent to constructed by Star Inc., of design attributes and features, businesses and companies Amherst, has been selected and how the project promotes Panzica Companies is throughout the three-county as a winning project for its tilt-up construction. pleased to announce that Ron area. Golden 30 winners are category in the annual Tilt- The EMH building is a Payto and David Valentine determined based on aver- Up Achievement Awards 50,000 square foot, three- have joined the Panzica team age sales and employment Program sponsored by the story medical facility, located effective immediately. Ron growth, business excellence, Northern Ohio’s proud distributor of these Tilt-up Concrete Association on Rte. 254, just west of the will be assuming the role of and their contributions to the commercial wallcovering brands: (TCA.) I-90 interchange. Completed director of design/build ser- success of the region’s eco- The TCA Achievement this past spring, its curvilin- vices and David Valentine is nomic climate. Awards program honors proj- ear glass atrium and corner the new safety supervisor. ects that use site cast tilt-up towers make it a prominent Ronald Payto, AIA has 32 First American Title Hires Koroseal® Vicrtex® Studios Walltalkers® Korogard® concrete to introduce new landmark near the busy inter- years experience in feasibility Senior Escrow Officer building types, advance indus- section. It currently houses studies, programming, proj- try technology and provide the Center for Orthopedics. ect development, design and First American Title unique solutions to build- Other medical groups are in construction administration. recently hired Karen Stefancin ing programs. The winning discussion for future occu- He has had extensive man- as senior escrow officer at its entries illustrate the variety, pancy. agement experience in his Painesville office. A long- beauty and flexibility of the The winning projects will past role as executive direc- time Lake County resident, 800.348.7596 tilt-up construction concept, be highlighted at a special tor of administrative services Stefancin most recently as well as tilt-up’s unique abil- Awards Banquet this month and university architect at worked at another title office decorativesurfacesonline.com
40 Properties | January 2007 www.propertiesmag.com 41 BILLBOARD The Cleveland Plumbing Supply Co. Mid State Proud suPPlier of residential and large commercial News about people, products, places & plans RestoRation, inc. munchkin boilers, which use modulating firing rates Masonry restoration specialists since 1954 to Provide 92% energy saving oPeration efficiency. will be home to Canstruction Cleveland Food Bank and architecture practiced with Specializing in: creativity as architectural, donated back to them after concern for client, context engineering and contracting the event, thus providing a and citizenry can be con- • Brick Repairs firms compete to see who double contribution. sidered community service • Stone Restoration can build the most dazzling The entry deadline for and we spread that mes- and impressive structures Canstruction is February 15, sage throughout our offices. • Building Cleaning made from thousands of cans 2007. For info and to sign Apparently we’re getting the • Concrete Restoration selected not only for their size up for the event, please con- message across because our and color, but also for their tact Maureen McMahon at professional service involve- • Caulking/Tuckpointing nutritional value. mmcmahon@herschmanar- ment is significant.” • Water Repellents This is the fourth time chitects.com or call direct at Chas Schreckenberger AIA leadership roles held Canstruction, a nationwide 216.223.3207. by Braun & Steidl employ- • Total Repairs & architectural philanthropic cipal to fill that leadership ees include two AIA Ohio Replacement of Lintels, event, has taken place in Firm Helps Shape AIA At role for AIA Ohio. associate directors, five AIA Parapet & Terra Cotta Cleveland. This year’s com- Local, State, National Levels Not only have three princi- Akron presidents, one AIA petition is unique because it is pals of Braun & Steidl served Akron president elect (for open to the public for a $125 When Braun & Steidl as AIA Ohio president, Doug 2008), one AIA national Preserving the Past with Pride and entry fee, and awards will be Architects President Chas Steidl, FAIA, served as pres- president, one AIA Ohio Commitment for the future! given at a ceremony held in Schreckenberger, AIA, ident of the national AIA foundation president, two Houlihan’s Restaurant, in takes over as president of organization in 2005. AIA national vice presidents, 2521 Monroe Avenue • ClevelAnd, ohio 44113-4121 the mall, at the close of the the American Institute of “We believe architecture one AIA national treasurer (216) 771-2112 • FAx (216) 771-0508 event. Architects (AIA) Ohio at and community service go and one AIA national chair visit our Web PAge @ www.midstaterestoration.com www.clevelandplumbingsupply.com Cans used in the project the beginning of 2007, he hand-in-hand,” Steidl says. of the jury of fellows. Various will be purchased through the becomes the third firm prin- “Our philosophy is that current commitments at the
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42 Properties | January 2007 www.propertiesmag.com 43 CLEVELAND’S LARGEST INVENTORY OF BRICK Fabrication, Installation & Service BILLBOARD CLAY BRICK • EXPERT BRICK MATCHING • CONCRETE MASONRY News about people, products, places & plans
AIA local level include: (USGBC) Leadership in and indoor environmental Alternative Products, based one member of the AIA Energy and Environmental quality. in Fowler, was launched into Specializing for over 30 years in: Columbus board of directors; Design (LEED) program. To qualify for the LEED operation. one AIA Akron special direc- Those attaining LEED accreditation exam, profes- The company manufactures Packaged rooftop tor; one AIA Akron associate accreditation include: Marla sionals must demonstrate “Creative Rubber Works,” Boilers – steam & hot water director and one AIA Akron Caserta; Mark Cerny; David expertise in green building a rubber mulch which has alternate to the Ohio board. Fellenstein; Todd Hutchinson; and the construction industry become increasingly popu- Sheetmetal fabrication & welding The firm also supports other Richard Kieley; Eileen Nacht; and familiarity with the docu- lar in both landscape usage Plastic fabrication & welding related professional organiza- and David Vinciguerra mentation process for LEED and as a safety surface for Valued engineering tions that make contributions (Cleveland office); and Scott certified projects; knowl- kids playgrounds. The to the built environment. Archer; and Vivian Shapsis. edge of LEED credit intents, company also distributes Full service maintenance department The LEED green build- requirements, submittals, “Curbendables,” a flexible Dorsky Hodgson Parrish ing rating system is widely technologies and strategies and child safe rubber border Yue Architects Attain LEED regarded as the national within their discipline. and rubber safety mats. In Accreditation benchmark for the design, addition, plans are underway construction and operation Garden Alternative Products to distribute a short product Dorsky Hodgson Parrish of high-performance green Launches in Fowler line of landscape lighting and Yue, a leading national buildings. block used for the building of architectural, planning LEED promotes an inte- January marked the offi- retaining walls. and interiors firm, recently grated approach to sustainable cial beginning of the newest For more info and/or sam- 9005 Woodland Avenue, Cleveland, Ohio 44104 440.237.1777 • [email protected] announced that nine of its design by rating performance manufacturer and distribu- ples, contact either Sheri tor of garden, leisure and 12608 State Rd., N. Royalton, OH 44133 architects have attained in sustainable site develop- Bockelman at 330.240.6062 Phone: 216.791.9800 • Fax: 216.791.5116 accreditation in the U.S. ment, water savings, energy recreational products in or Rick Steinberg at Green Building Council’s efficiency, materials selection Northeastern Ohio as Garden 513.560.0502. P Setting the standard of excellence, from start to finish – since 1910
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44 Properties | January 2007 www.propertiesmag.com 45 LEGAL PERSPECTIVES
Navigating property laws & regulations
A Look at OTC’s Impact on Trust-Owned Real Estate Inundated with Paper arlier this year, House Bill 416 was adopted by the Ohio Documents? E Legislature and then signed into law by Governor Taft. This bill marked the culmination of time exhausting efforts among lawyers, bankers, probate judges and trust counsel throughout the state. The new Ohio Trust Code (“OTC”), which is formed by this law, represents a monumental step forward in trust planning and administration. The OTC goes into effect on January Rather, the new law significantly affects DAVID W. WOODBURN 1, 2007, and enacts a uniform set of laws the way in which grantors, trustees and to govern the administration of both beneficiaries deal with trust-owned real irrevocable and revocable living trusts. estate. It provides certain opportunities There is no doubt the OTC will impact and certain changes, which need to be the way individuals prepare and admin- understood and addressed by anyone ister trusts in the future. dealing with trusts in the future. That being said, the OTC is not The OTC places significant duties something that merely affects estate and and obligations on the part of trustees trust planners from a tax perspective. who must deal with trust-owned real
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46 Properties | January 2007 www.propertiesmag.com 47 estate. For example, under the new law, forces a trustee to evaluate trust assets a trustee has certain obligations with not in isolation, but rather in the context respect to informing and reporting on of the whole portfolio and from an over- Know Your Customers’ Customer all matters pertaining to the trust. Ohio all investment strategy. Accordingly, the Revised Code § 5808.13 requires that a trustee must focus on general economic Through identifying, anticipating and servicing their trustee keep all current beneficiaries of a conditions, inflation or deflation, tax customer’s changing needs, on the customer’s terms, 4HE &)234 NAME IN QUALITY ELECTRIC HEATING The Crowley Group is able to deliver projects which trust informed about the administration consequences of investment decisions, 216.231.1100 help their customers grow and thrive. of the trust and material facts necessary total return from income and apprecia- EQUIPMENT 4HE INDUSTRYS REFERENCED STANDARD TELEPHONE + General Contractors + Construction Managers + for them to protect their beneficial inter- tion of capital, needs for liquidity, and 3PECIFY CLEAN QUIET AND DEPENDABLE + Design-Build + Interior Construction + ests. In particular, this section requires any special relationship or special value "ASEBOARD 3ILL LINE #ONVECTORS &AN &ORCED 7ALL + New Facilities + Renovations + a trustee to furnish copies of the trust the property may have to the ben- + Owner Representation + instrument to individuals and send cur- eficiaries. This law will force trustees to (EATERS !ZTEC© 2ADIANT #EILING 0ANELS AND 5NIT
www.crowleygrp.com rent beneficiaries, at least annually, a diversify a portfolio consisting heavily of (EATERS ON YOUR NEXT HEATING PROJECT email: [email protected] report of the trust property, liabilities, real estate or face liability for losses in receipts and disbursements. For trusts value that may result. which own real estate, this could involve All in all, the provisions governing the keeping the beneficiaries informed about OTC are voluminous and quite detailed. rental income, potential environmental Anyone with a trust should consult with liability hazards and other concerns that a trust and estate advisor to determine could impact the value of the property. how the new law will effect the admin- Got Mold? This forces trustees to be much more istration of his or her individual trust. proactive in how they deal with the Considering the significant changes 4HE )NSTALLED (EAT AT 'ATEWAY !RENA Mold found indoors may cause harmful effects like 3OCIETY 4OWER AND THE #LEVELAND ,IBRARY assets and will require careful bookkeep- and the impending potential liability of allergies, bronchitis and asthma. This translates into ing procedures to be implemented. A trustees who manage trust owned real ,OCAL #HROMALOX AND 2EPRESENTATIVE 2EPRESENTATIVE #LEVELAND AREA STOCKING DISTRIBUTORS higher absenteeism, health insurance premiums, trustee can, in turn, expect to be ques- estate, it is critical for individuals who $ON "URGER )NC tioned more than ever about his or her title significant amounts of real estate in #LEVELAND (ERMETIC and Workers’ Compensation claims. actions in administering a trust. their trusts to be aware of the new law #OMMERCE 0ARK #LEVE &AMOUS 3UPPLY #O 0HONE s &AX ,EFF %LECTRIC Section 5808.16 of the OTC gives and how it impacts their planning. The WWWANDERSON BOLDSCOM 7OLFF "ROS 3UPPLY Indoor Air Quality Specialists trustees greater powers with respect to failure to do so can be quite costly. P &OR INFORMATION CALL 'UY -ERCER OR -ARLENE (OLDERMAN real estate owned by a trust. Under this in Mold Remediation and HVAC Systems Cleaning section, trustees are given authority to Aside from practicing in real estate law, David decline to administer property of no Woodburn is the Chair of the Trusts and Estates Practice Group at Buckingham, Doolittle & value or of insufficient value to justify Burroughs. The material appearing in this article 216-281-8700 its collection or continued administra- www.deltawhq.com is meant to provide general information only tion. This helps protect trustees who and not as a substitute for legal advice. Readers 5215 Denison Avenue find themselves dealing with unproduc- should seek the advice of their attorney or Cleveland, OH 44102-5847 tive rental properties. This section also contact David at [email protected] or allows trustees to specifically inspect 800.686.2825. This article may not be reprinted Sitework • Roads • Grading • Underground Utilities • Sewers • Lakes/Ponds • Trucking • GPS Controlled Machines or investigate property that the trustee without the express permission of Buckingham, holds, or has been asked to hold, which Doolittle & Burroughs, LLP © 2006. may otherwise expose the trustee to liability for violation of environmental laws. Under the new OTC, a trustee is now granted express authority to pre- vent, abate or otherwise remedy any potential violation of environmental law and even to decline to accept property if the property may be burdened with BUILDING liability for environmental law viola- MAINTENANCE tions. This helps protect the trustee from 1934 St. Clair Ave., potential liability under CERCLA by Cleveland, OH 44114 giving the trustee other options rather than being saddled with the controver- Chemical Cleaning • Caulking Phone 440-774-4578 sial real estate. Brick & Stone Replacement Finally, from a standard of care per- Waterproofing • Sandblasting Fax 440-774-2604 spective, Ohio Revised Code § 5809.02 Tuckpointing • Concrete Repairs www.earthmovin.com • [email protected] of the OTC requires that the trustee exercise reasonable care, skill and cau- 15804 State Route 58, Oberlin, Ohio 44074 tion in dealing with trust-owned assets. CALL RUSTY OR LISA FERGUSON: Commercial & Residential Development From a real estate perspective, this law 216-771-0502 48 Properties | January 2007 www.propertiesmag.com 49 48% of the transaction volume in all current quarter. Average retail rent is rent is expected to rise 3.9% next year, CABOR CORNER commercial sectors, with more than projected to grow 1.2% next year, after following a 4.3% increase in 2006. $105 billion trading hands in the first 10 contracting 0.4% in 2006. The slowdown in home sales this Issues in the real estate industry months of 2006, a 36% increase over the Much of the lackluster perfor- year has kept some people in the rental same period last year. mance is due to persisting vacancies in market, looking for signs of stabilization regional malls, impacted by the merger or waiting for the right time to purchase Industrial market of Federated Department Stores and a home. At the same time, a growing Trade is continuing to drive ware- the May Company Department Stores. population and household formation is house space, creating a landlord’s Strip centers anchored by a grocery store supporting demand for rental housing. Growth Continues In Commercial Real Estate market in many areas around the coun- seem to be enjoying the best demand Multifamily net absorption is forecast he nation’s commercial real estate to drop to an average of 12.1% in the try. Available space is the tightest the from both a retail rental and investment at 207,400 units in 59 tracked metro markets are continuing to grow fourth quarter of 2007 from an estimated market has seen since 2001. Vacancy perspective. areas in 2007, down from 221,900 this T with record investment and indi- 12.9% currently – the lowest since 2001; rates in the industrial sector are forecast Net absorption of retail space in 54 year but up from 203,300 in 2005. vidual sectors in many areas are seeing at the end of 2005 they were 13.6%. to average 9.0% in the fourth quarter of tracked markets is likely to total 18.1 During the first 10 months of the year, tighter vacancy rates and higher rents, Annual rent growth in the office sector 2007, down from 9.5% in the current million square feet next year, up from 6.8 transaction volume in the multifamily according to the National Association of next year is expected to be 5.2%, after quarter. Annual rent growth should be million in 2006. sector totaled $68.0 billion, down from Realtors (NAR). rising 4.3% in 2006. 3.8% by the end of next year, in contrast Private investors accounted for 64% $70.1 billion in same period of 2005. NAR’s quarterly commercial sector Net absorption of office space in 56 with a 1.7% annual increase in the cur- of retail transaction volume during the The slowdown of conversion activity report, Commercial Real Estate Outlook, markets tracked, which includes the rent quarter. first ten months of 2006, with a total has reduced competition for apartment examines and analyzes various markets leasing of new space coming on the Trade with China in particular retail investment volume of $33.8 bil- complexes, with converters accounting MIKE FANOUS to get a feel for how the industry stands. market as well as space in existing prop- is impacting demand on both coasts. lion – down from $41.1 billion in the for only 12% of transaction volume so Below are the findings of NAR’s most erties, is likely to be 71.7 million square Traffic in Southern California is so con- same period of last year. far in 2006, down from 35% in the first recent report. feet in 2007, compared with 73.7 million gested that ships are traveling through 10 months of 2005. P this year. the Panama Canal to get their cargo to Multifamily market Office market Office building transaction volume East Coast markets, notably in Florida. The apartment rental market – mul- A reduction in speculative construc- in 2006 has been fueled by portfolio Net absorption of industrial space in tifamily housing – should see vacancy Mike Fanous is chairman of the board for the tion of new office space, along with acquisitions, privatization of Real Estate 54 markets tracked will probably total rates at an average of 5.4% in the Cleveland Area Board of Realtors. growth in office jobs, means there are Investment Trusts (REITs) and mergers 231.1 million square feet in 2007, up fourth quarter of 2007, which would be positive fundamentals for most market within commercial real estate. Office from 191.3 million this year. unchanged from the current quarter; it areas. Office vacancy rates are projected buildings this year have accounted for Industrial transaction volume in the was 6.2% at the end of 2005. Average first 10 months of 2006 totaled $32 billion, placing 2006 on track to set a record year. During the same period (5'% ).6%.4/29 in 2005, transaction volume was $28 billion. We offer over 95 selections of stone Retail market Vacancy rates in the retail sector should to choose from! hold at 8.1% through 2007, which would 6ÃÌÊÕÀÊà ÜÀÊ be unchanged from the estimate for the ÌÊÃiiÊ>ÊÌ iÊ«ÃÃLÌið
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50 Properties | January 2007 www.propertiesmag.com 51 Building New Memories How the new Lakewood YMCA was constructed with a community focus By Jessica Nelson | Photos by Willie Dean
his is where the architect’s vision and the owner’s expectations come to fruition,” says Paul “T Stimac, of Panzica Construction Company, the construction manager, standing in the entrance lobby of the company’s latest project, the new Lakewood YMCA. Rebuilt at 16915 Detroit Avenue in Lakewood, it reopened for business on December 1. Much more than that, though, the “Certainly the fact that we had a lot of Planning Lakewood YMCA is an architectural community support in raising our capital Architect William Doty, Jr. of Doty & and structural achievement that is a tes- funds shows that we did the right thing Miller Architects worked closely with tament to the traditions of the YMCA as at the right place at the right time,” says the City of Lakewood throughout the a long-standing community organization Leslie Chamberlin, the Lakewood Y’s planning process. He drew upon other and a monument to the community it executive director. YMCAs and recreational centers in serves. “Not too many health, wellness and Northeastern Ohio and throughout the “There’s a lot of foot traffic in recreation centers are like the YMCA,” Midwest, taking note of those branches Lakewood, so it’s very inviting to pass- says Lakewood YMCA Membership that had closed in the past only to ersby,” says Stimac, who served as project Director Carrie Weiland, who explains rebuild and expand, thereby increasing manager, as families steadily flow in and that this location has already almost met membership and revenue. out of the Y’s main entrance. its membership enrollment goals for the Meeting operational expenses is always Inviting is an understatement. This Y end of 2007. the bottom line, Doty explains. has the largest membership of all of West “It’s just so user friendly, the way it’s “If we could get the construction man- Cleveland’s YMCA facilities. laid out,” adds Stimac. ager on board up front, we could cut out
52 Properties | January 2007 www.propertiesmag.com 53 CLEAR VIEW The pool area, a main attraction at the new, 49,000-square-foot YMCA, is visible from the first floor entrance lobby. some of the time yet include all of the It was the experience of the bid pro- salvaged what it could from the old quality based on the amount of money cess assembled by Panzica Construction building, recycled what was recyclable we had to spend, based on the redrawing stemming from Doty & Miller’s design and reused the cornerstone. or rebidding of things.” excellence that made the project a huge The new 49,000-square-foot building After interviewing six potential con- success. includes two stories and a basement struction managers, Panzica won the “We did it under the budget because of mechanical room, all built from precast project. Because Panzica donated upfront the way we designed it, figured out how concrete and masonry bearing walls. On cost control budgeting services, Doty to do the drawings together as a team, the first floor are the changing rooms, and the Y were able to make decisions and then built it,” Doty says. basketball courts, childcare area and the as a team based on quality, cost, timing “We saved a lot of money and we aquatic center, which includes a pool, and delivery. saved a lot of time,” Stimac says. sauna and whirlpool. A group cycling “Panzica did a wonderful job of bring- room, two community rooms, a gym ing it in, [actually] ahead of schedule,” Interior and an aerobics studio room occupy the Chamberlin says. Construction began in July of 2005 second floor. Carpeted areas are carbon- with a budget of $10 million. The Y neutral throughout. The main attraction is the pool and the special features that come with it. #5) WILL CHANGE YOUR MIND ABOUT HOW SERVICE l RMS The pool is made of cedar and Douglas OPERATE 7E SERVE AS A CONSISTENT RELIABLE PARTNER TO fir wood beams. #5) OUR CLIENTS HOURS DAYS A YEAR “This is an urban YMCA with a lot more kids and a lot more use, so we had to do something that was a lot more 9OUR ONE SOURCE FOR durable,” Doty says. “The Y is looking s #OMPLETE *ANITORIAL 3ERVICES at this from a long-term standpoint, so we want to be energy efficient. We want s ,ANDSCAPING to be very durable so we have way less ACTION VACUUM "Tops in Building maintenance to take care of. The wood in the pool was a part of that.” 26807 Detroit Rd. • Westlake, OH 44145 Services Since \ &AX \ WWW#5)SERVICESCOM 1984" Also energy-efficient is the pool 440-871-5552 • actionvacuum.com "ROADWAY 2OAD "LDG " /AKWOOD 6ILLAGE /( system. Its multi-zone rooftop units
54 Properties | January 2007 www.propertiesmag.com 55 actually recover heat. They Proud to be the mechanical #1 IN SERVICE dehumidify the area by contractor for the Lakewood YMCA using captured waste heat and preheating outside air. The duct on the ceiling of this space can be taken down and washed, which is another “green” sustainable design technique. Family friendly as always, the Y’s pool is designed so that its main entrance descends in a very gradual slope, a design called zero- Waste collection you can depend on! entry, for the convenience Commercial & Industrial • Since 1987 of those who have limited mobility. Apartments Commercial The changing rooms are Municipalities Industrial another especially attractive feature. There are separate rooms for men, women, UNIMECH HEALTH SCREENING In its fitness room, located on the facilty’s second floor, the Lakewood YMCA offers boys, girls and family. This & cardio theater, a system by which visitors can wear headphones and watch TVs that grace the walls while addresses the need for chil- working out. Corporation dren to be with their peers when changing, close to but “You’ve got these incredible loads watch TVs that grace the walls while autonomous from adults. For parents when you’ve got segmented fitness and working out. 440.349.2118 216-441-6300 with little ones not quite so independent free weights per square foot,” Doty says. A more intense sensory theater 36100 Churchill Drive, Solon, Ohio 44139 yet, or for seniors or anyone in need of “You have a lot of live load when you’ve experience awaits cyclists in the group 8123 Jones Rd., Cleveland, Ohio 44105 more privacy, family changing rooms got aerobics and [other activities]. We cycling room, also on the second floor. are available. These are larger individual didn’t want sound transfer, load transfer Nineteen exercise bikes are aligned to rooms complete with baby changing or vibration transfer.” face a TV at the front of the room. Tube stations. All surfaces here are durable Up here, the floor is 12-inch precast lighting aligns the room’s borders. For Proud to be a member of the team on the Lakewood YMCA and washable, and include no plastic with a three-inch topping. classes, instructors dim the main lights laminate. Lockers short and tall line the The fitness room faces north, with and switch on scenes of trails and biking hall outside of the changing rooms for huge windows overlooking McCarthy’s paths. members of all sizes. on Detroit Avenue. The gymnasium is This room and the fitness center are Near the changing rooms is a tem- visible to the east through large win- both completely wired. One of the Y’s perature-controlled parental pool dows, and a glance to the left reveals the services is personal training through a observation area. Here, parents can keep pool to the west. system called FitLinxx. The staff here WARREN ROOFING a protective eye on children out of the In the fitness room, members can will meet with clients to assess fitness humidity, behind the safety of a cool work out on the 40 cardio machines or goals and physical activities a person glass window. on the free weights. The room is deco- likes. Each client is assigned a five-digit & INSULATING CO. The massive steel-framed gymna- rated in purples and greens. The Y offers code which the exercise machines then sium, visible from large hall windows, is cardio theater in this room, a system by interpret to instruct a client on rep- divided into two basketball courts. Twice which visitors can wear headphones and etitions or speed. This system measures as many basketball teams and leagues Telephone: 440/439-4404 now play here than ever before. This space uses a bearing wall system as well, and of course includes extra tough and Fax: 440/439-7523 durable floors. “So many people have commented on 7015 Krick Road how bright and open it is,” Chamberlin www.1-800-800-Roof.com says of the first floor. “They love being CLEMSON ROOFING Walton Hills, Ohio 44146 able to look into the gym and the pool. That just opens it up so much. Even the Your Roofing Specialist surfaces in here are so durable, but very Residential, Commercial & Industrial • Customer Satisfaction is our #1 priority: inviting and good for the YMCA.” For your protection, employees drug tested & criminal background checked The second floor’s exercise rooms Ask about our 17-point roof inspection & financing Commercial/Industrial Roofing and Sheet Metal appeal to more grown-up members.
56 Properties | January 2007 www.propertiesmag.com 57 Parking Living in a walkable town has its upsides INDUSTRIAL & and its downsides, and the Y seems to COMMERCIAL SPECIALIST have improved upon all of it. Memories Patrick ◆ New ◆ Industrial of endless walks along Lakewood blocks Construction Machines LICENSED ELECTRICAL CONTRACTOR Construction Co. ◆ Motor ◆ Computer to access the old Y all but evaporate as INDUSTRIAL • COMMERCIAL Control Work Wiring one beholds 220 smooth, gleaming brand 'SQQIVGMEP 3JGI&YMPHMRKW2I['SRWXVYGXMSR Electrical Service • Construction ◆ Lighting ◆ Security new parking spaces behind the building. Design Lighting BONDED & INSURED This problem has been definitively Proud to have provided acoustical ceiling, drywall ◆ Telephone ◆ Panel Over 25 Years Experience Wiring Upgrades conquered – and you can still walk to the and studs for the Lakewood YMCA FREE ESTIMATES ◆ Circuit ◆ Plant DOUBLE DRIBBLE The massive steel-framed Y from anywhere in Lakewood. Breakers Relocations 216•486•6688 gymnasium, visible from large hall windows, There is room for an anticipated play- 11730 Stone Creek Ln., Painesville, OH 44077 is divided into two basketball courts. ground between the east wall and the Phone 440-352-4464 progress, as well, and any client can Dairy Queen, too. track his or her own progress online. A community project Exterior This community focus was key to the One Company, One Call. The building is just as attractive to fam- successful design and construction of Count on PSI for all of your roofing needs: ilies on the outside as it is on the inside. the new Lakewood Y, which generates Its colors and textures were influenced $300,000 annually in tax revenues. Roof Surveys by the look and feel of Lakewood. The goal is for the facility to continue Roof System Evaluation and Design “We looked at buildings in Lakewood to attract commerce into the community Testing and Inspection WWWWOODHILLSUPPLYCOM and it’s a very traditional, solid, durable- from West Side suburbs and beyond for Consulting and Management Programs looking community,” Doty says. “It’s got many years to come. And thanks to the efficiency, local focus, foresight, durabil- PSI this historical look like it’s been here for 5555 Canal Road Environmental Consulting ● Geotechnical Engineering ity, eco-awareness and thoughtfulness ● a long time. We wanted the building to Cleveland, OH 44125 Construction Materials Testing & Engineering Industrial Hygiene Services look like it belonged in Lakewood.” with which it was designed and built, it 216/447-1335 Facilities & Roof Consulting ● Specialty Engineering & Testing Services should meet that goal, Stimac says. P Masonry and exposed structural steel PLEASED TO BE THE ENVIRONMENTAL AND GEOTECHNICAL CONSULTANTS FOR THE 7E #USTOM NTERNATIONAL OTEL ONFERENCE ENTER PROJECT give the Y a smooth, strong urban I H & C C . feeling. Many of the building’s upper exterior parts are architectural and &ABRICATE polished concrete. Because of the bear- ing, construction cost less and moved e are pleased to have provided porcelain quickly. #AST )RON The roof is a built up, four-ply white W& ceramic tile with Panzica Construction mineral-surfaced roof. It reflects light, reducing heat and saving energy and Company at the new Lakewood YMCA 2ADIATORS money. The old Y was set back from the street, occupying much of the land that would be necessary for accommodating 7OODHILL 3UPPLY IS YOUR /NE 3TOP SOURCE FOR a larger clientele in the new building. Doty tackled the challenge. In reference s 0IPES 6ALVES &ITTINGS s 7ATER (EATERS to the way the new Y blends in with Lakewood’s straight rows of retail shops along Detroit, he says the team tried to s #OMPLETE ,INE OF s 4OOLS n 2IDGID break up and soften up the facade of the Professional installers of Ceramic Tile, (6!# %QUIPMENT -ILWAUKEE AND -ORE street but still bring it forward. Granite/Marble, Pre-Cast Terrazzo & Pavers 0ARTS “The building had to be an urban building and address the street because s +ITCHEN #ABINETS all the buildings in Lakewood are pretty s &ULL 2ANGE OF 0LUMBING much on the street,” Doty says. “It also • Commercial contractors since 1946 &IXTURES 0ARTS s #OUNTERTOPS had to be a walkable building. We put the entrance on the back corner, which • Members of: The Tile Contractors Association of America relates to parking. It is as close to the The Construction Employers Association front street as we could get. That’s how The Marble Institute of America the design came about: to accommodate both the neighborhood and the park- "EIDLER 2D 7ILLOUGHBY % RD 3T #LEVELAND ing.” Phone 216.898.9920 | Fax 216.898.9921 | www.corcorantile.com
58 Properties | January 2007 www.propertiesmag.com 59 Richard L. Bowen + Associates Inc. are proud to have provided Architectural, Structural and Civil Services for the BEFORE renovation of John Hay High School.
RICHARD L. BOWEN + ASSOCIATES INC. 216.491.9300 www. rlba. com AFTER FirstClass John Hay High School renovation honors heritage, enhances educational offerings
By John Elliott | Photos by Hanson Photographic
ohn Hay High School has a great heritage, having graduated many of the city’s civic leaders for J several generations. But being located in University Circle, the cultural center of Cleveland, John Hay has always had the potential to be much more than a public high school. The school has exceptional access to the city’s great art, science and education institutions. This potential is finally being realized, The renovation, which has received area where there are other institutions. thanks to the completion of a $36 million numerous accolades from both the archi- There’s not a neighborhood nearby renovation of the 262,000-square-foot tecture community and the public at where students would walk from.” building. The three-year project entailed large, is part of a district-wide renovation a comprehensive interior and exterior project that was made possible by the restoration. Special attention focused on passage of a bond issue in 2001 that gen- Institutional involvement interior spaces that were fully restored, erated $335 million, according to Alan While the Cleveland Clinic has been including the auditorium, cafeteria and Seifullah, chief communications officer. involved in the school’s curriculum since main lobby. The 12-year renovation project, now 1989, considerable thought was given on A major change was relocating the in its fourth year, includes both the how other nearby institutions would be main entrance to the original, historic building of new schools and renovation involved in the school. In 1989, John front entrance on Stokes Boulevard. of existing ones. There is a two-thirds Hay High School and the Cleveland The school consists of three specialized matching grant from the state. Clinic Foundation formed a partnership schools under one roof. Each of the three The decision to renovate versus build- to provide students with learning oppor- schools has its own space on separate ing a new school was largely based on tunities in preparation for college and a floors, while students share other areas community input. career in the health fields. for elective classes such as choir and “There was a desire from the commu- Some residents wanted to be sure that band. Students also share a grand audi- nity to renovate, as opposed to building the school wouldn’t be overshadowed by torium, a state-of-the-art media center a new school,” Seifullah says, noting the the institutions. and a large dining area. The renovated community also supported the concept “Once that concern was allayed, they auditorium and a new library on the first of three different academic emphases. were [supportive],” he says. floor are accessible to the community “[John Hay] is not in a [typical] com- Cleveland School of Science and from an outside entrance. munity,” Seifullah says. “It’s more in an Medicine at John Hay is a highly com-
60 Properties | January 2007 www.propertiesmag.com 61 mayor, the campus administrator, and the Cleveland schools have received fessional community to develop the We are proud to have been parents of John Hay students. some outside funding for adopting a focus for each small school; and develop the contractor for Sitework Kathleen Freilino, campus adminis- more customized approach. a building organization that promotes trator, says the boards are active in “We take what we learn and apply it interactions between students, teachers, & Exterior Landscaping for setting policy in cooperation with the to real world relevance,” Freilino says. parents and community partners. the John Hay High School Cleveland school board. The individual The school, which had long been in Site issues included securing the main renovation project. boards are involved in hiring teachers need of repair, closed in 2002 as the building entrance; pedestrian circula- and how school funds are used. planning process began. tion; visitor parking proximity to main “It’s really a unique partnership,” she Design objectives were to develop a entrance; gymnasium access; and service says. welcoming, safe and attractive facility for access. The teachers, like the students, At an introductory meeting, rep- were selected on a competitive basis. The renovated and resentatives from Case Western Freilino says the teachers union fully Reserve University (CWRU) asked supported the concept. modernized building the Cleveland school administrators “There was unprecedented agree- reflects a blend of how the university could be of service ment reached with the teachers union as their schools begin their first year of regarding hiring teaches and work con- modern technology and operations. They responded with four ditions,” she says. “[The teachers] are strong tradition. possibilities: access to CWRU, aca- expected to meet very rigorous teach- demic tutoring, coaching in study skills CENTER STAGE The 1,700-seat auditorium has all new seating, lighting and sound system, ing standards and they’re doing it.” the community, students and teachers; and habits, and service learning. none of which detract from its historic grandeur, which is exemplified by an ornate ceiling and railed balcony. develop a state-of-the-art educational The administrators wanted students environment and update the building to spend time on campus – attend- petitive, four-year, rigorous college American Institute of Architects, enrich Focus on individualism to meet current technological standards, ing lectures, visiting the library, getting prep program for science and medi- student learning. Students attending the The division into three separate while honoring the community’s desire acclimated to a university environment. cine. Students have the opportunity to Cleveland School of the Arts across the academic tracts is consistent with a to preserve the historic character of the John Hay students are likely to engage in advanced course work on the street participate in some activities at district-wide mission to focus on more school; convert the building into an need tutorial assistance, especially in campus and at Case Western Reserve John Hay. individual attention for students. Freilino academic campus of three small schools, mathematics and possibly in reading University, and benefit from the school’s Cleveland Early College High School notes that the old, “factory” approach to which included engaging the community comprehension. The school also hopes partnerships with other University Circle at John Hay offers high achieving stu- education has not delivered good results stakeholders and partners to integrate to offer test preparation for prospective institutions. dents the chance to pursue college in urban communities. She noted that the learning environment and the pro- National Merit Scholars. Ralph Horwitz, the dean of the Case course work and earn college credits at School of Medicine, first proposed the no cost to their families while still in idea for the School of Science and high school. The program was previously Medicine; he currently serves on its housed at Cleveland State University “Your Custom board along with representatives of the since its establishment in 2002. It Architectural Metal Courtad Inc. Cleveland Clinic, University Hospitals, recently welcomed a new ninth-grade Specialists” Metro Health and the Cleveland class along with students in grades 10 to #OMMERCIAL s )NDUSTRIAL s )NSTITUTIONAL s 2ETAIL Foundation. 12 already enrolled in the program. Ronn Richard, president and CEO of Ultimately, each of the John Hay 3PECIALIZING IN ENGINEERING FABRICATION INSTALLATION OF the Cleveland Foundation, and Frank schools will serve 400 students. Sullivan, president and CEO of RPM s METAL ROOFING ROLLED ON SITE International in Medina, are co-chair- Enhanced learning capabilities s FLASHING TRIM men of the School of Science and s CUSTOM FASCIAS FRIEZE BOARDS EAVES Medicine’s board of trustees. The school day for John Hay students “It has really provided a great experi- runs from 7:50 a.m. to 3:25 p.m., which s COPPER STAINLESS STEEL SYSTEMS ence for the students,” notes Maggie is longer than most schools, and consist s COMPOSITE METAL WALL SYSTEMS of five, 80-minute block classes. A 30- McGrath, Richard’s chief of staff at s CUSTOM GUTTERS DOWNSPOUTS the Cleveland Foundation. “It’s been minute advisory period is devoted to an incredibly safe environment for stu- teaching 21st-century life skills; the fall s COMMERCIAL GUTTERS ROLLED ON SITE dents.” curriculum began with Stephen Covey’s “We’re very supportive; we want “Seven Habits of Highly Effective 330.425.4261 to create a school that is first class,” Teens.” says Helen Williams, the Cleveland The science and medicine and archi- P.O. Box 530, Twinsburg OH 44087-0404 Foundation’s program director for edu- tecture schools each has its own 20- to 23632 Mercantile Road cation. 22-person board of trustees, whose mis- Beachwood, Ohio 44122 The Cleveland School of Architecture sion involves fund-raising, curriculum at John Hay focuses on commercial and development, and personnel recruit- (216) 464-7233 applied arts. Nearby resources, includ- ment. FAX 464-7642 ing the Cleveland Museum of Art, Board members include the CEO of the Cleveland Institute of Art and the the Cleveland Municipal Schools, the
62 Properties | January 2007 www.propertiesmag.com 63 Service learning is one of the ele- FEAST FOR THE EYES In the restored dining ments of the new advisory curriculum. room, a row of pillars have gold-colored 2BSMM?H)LOJJ#F?P;NIL!ILJIL;NCIH The advisory period can be a time when crowns at the top and a brick designed base. students discuss their volunteer experi- This pillar design is replicated in the wall ences, conduct research on policies and design. The amount of detail in this room, like many others, challenges the mind. We congratulate social conditions affecting the people Panzica Construction Company they serve, and present their findings to colors disappear in the shared spaces. their peers. These include the lobby, the theater and on the John Hay High School project! the dining area, all of which are centrally ContaCt Bryan HaugHt for your elevator needs Design blends new, old located. “Those shared spaces are all over 9200 Market Place • Broadview Heights, Ohio 44147 When John Hay reopened this school this building,” notes J. Paul Romanic, PHONE 440-717-0080 • FAX 440-717-0088 year, it became the first renovated a senior associate at Richard L. Bowen www.thyssenkruppelevator.com Cleveland Municipal School District Associates. “You still get to see what the building that preserves its historic char- other students are doing as you travel acter, meets green building standards Lic. No. 21598 about the school. You see the education and is fully equipped for learning in the in process.” 21st century. All of the main colors are taken from The renovated and modernized build- John Hay’s traditional gold and green as ing reflects a blend of modern technology part of the intention of preserving the The exterior of the sandstone, brick- In addition, the parking lot was reposi- and strong tradition. The restored hard- school’s heritage. based, three-story building does not look tioned to create a more enclosed campus, JMARTIN wood and red quarry tile floors and “There is a blending of the historic much different. It was not necessary to connecting John Hay and the neighbor- plaster walls are complemented by day pallet with a little more of the up-to- add any insulation materials. ing Cleveland School of the Arts. ELECTRICAL CONTRACTING, INC. lighting and a technology infrastructure date,” Bowens says. The windows, however, were replaced The Cleveland Restoration Society capable of supporting high tech demands Typical core areas of each school with thermal panes and security screens. raised funds for some of the renovations ESOP An Company for research, design, communication and include classrooms, a project classroom This is not obvious from the outside. since not all of the work qualified for visual and audio presentation. with centralized student/teacher interac- The windows all had to be replaced, state funding under the Ohio School Commercial Technology / Sound Freilino, who was previously deputy tion, a work preparation area, a small according to funding guidelines. Bowen Facilities Commission Guidelines. chief for secondary education, was Industrial Design Build Electrical / Data administration area, and electives or saw this as an opportunity to improve The heating and air conditioning involved in the architect selection, a common areas. the security and also preserve the his- systems were completely overhauled. Proud to be involved in powering and lighting process that also involved the mayor’s “[Teachers] have the space to collabo- toric façade; mullions were attached to Centralized boilers and zone air han- the renovated office and school supervisors. Richard L. rate,” Romanic says. “We didn’t want to the exterior so that they can be seen dling units have replaced the steam John Hay High School Bowen & Associates Inc., the Cleveland- leave any of that to chance.” from the outside. heating and air conditioning system. A based architect, presented a proposal “It turned out to be a first class facility Brick banding was added to the top of roof cooling tower and air conditioning Your Single Source Solution that met the need for more personalized for the kids, light years ahead of where a 1970s addition to restore the 1929 style chiller have been added. “ instruction. they were before,” says Dana Strizzi, design. (The natatorium and gym were “It’s a very efficient system for the ph: 216-662-7100 www.rjmartin.net “They really understood the small senior project manager for OHGR, built in 1976.) A passageway was added building,” Romanic says. school concept,” Freilino says. “I thought which managed the project on behalf of so that students will not have to walk The entire lighting system was also their presentation was very thorough.” the City of Cleveland. outside to reach the indoor pool. overhauled according to the federal Louise C. Post As an example of how the local institu- president tions support the school, students at the (440) 439-6808 school of science and medicine recently witnessed a neurosurgical operation via video hook-up at The Cleveland Clinic. TRISCO
Since 1992 A three-in-one concept The task of separating the building SYSTEMS, INC into the different schools fell to Bowen. SpecialiStS in exterior Building reStoration, “It’s hard to do it when the space was HiStoric preServation and renovation created in 1929 for a traditional high Serving tHe eaStern Half of tHe united StateS Since 1936 We are proud to have school,” Bowen says. “The school build- provided the historic ing in how it was originally used and how Proud to be a member of the Restoration Team for painting preservation for it is used today is entirely different.” Each of the three main areas has its JOHN HAY HIGH SCHOOL - CLEVELAND John Hay High School own color identification. The color for the science and medicine area is yellow; 2000 Baty Road LIMA, OHIO 419-339-3906 the lower portions of the walls are For all your commercial painting & wallcovering needs painted yellow. The top of this yellow 24816 AurorA roAd, unit F, BedFord HeigHts, oHio 44146 band is outlined by a darker color. The
64 Properties | January 2007 www.propertiesmag.com 65 government’s Leadership in Energy and rectangular windows is located on the auditorium has long hosted cultural Environmental Design (LEED) Green next level and is parallel to the balcony activities. The Cleveland Museum of Building Rating System™, the nation- overlooking the foyer. Art recently has used it for some perfor- We are proud to have furnished/installed ally accepted benchmark for the design, The second level windows offer a view mances while its own theater was being construction, and operation of high per- of Cleveland to people standing on the renovated. Toilet Partition, Floormats, Flag Pole, formance green buildings. balcony. The 1,700-seat auditorium now has all All rooms now have light sensors that A set of arches on the ground floor of new seating, lighting and sound system, allow the system to automatically turn the foyer allow visitors to enter the main none of which detracts from the historic Cubicle Track & Toilet Room Accessories off the lights after a room is vacated. hallway. Once inside the main hallway, grandeur, which has its ornate ceiling Plans are in store to introduce solar col- visitors can view glass-encased displays intact, as well as the railed balcony. BACK in tiME A set of arches on the foyer’s at John Hay High School. lectors to further enhance the building’s mounted on the walls of newspaper clip- There is also a railed orchestra pit in ground floor allow visitors to enter the main energy efficiency. front of the stage that is about seven hallway. Here they can view wall-mounted, glass- feet wide. encased displays of newspaper clippings about “[The grand entrance events in the school’s impressive history. foyer] just takes your A plaster panel with a detailed design A crown jewel outlines the stage itself. The elements it was done in the summer, when it’s hot. The most impressive part of the breath away” in the design have been painted yellow, The workers had to paint atop a 30-foot building remains the grand entrance grey, gold and tan. scaffold, where the temperatures reached foyer, which retains its historic ele- Kathleen Freilino Sections of the ground floor were 120 degrees Fahrenheit. Since there was gance. The foyer, which extends to the Campus Administrator excavated to make space for modern no central air conditioning, the only top of the building, has the atmosphere performance rooms, including a dance relief came from electric fans. of a royal palace, with its dual stairways pings of events in the school’s impressive studio with a sky lit ceiling. “You don’t see panel schemes and with elegant railings, chandelier-like history. All of the paint in the auditorium had plastic scroll work like what’s in the audi- hanging lamps, ornate ceiling and a pair One exhibit features a certificate of to be removed due to lead contamina- torium,” says Mitch Lapin, senior project of Depression-era industrial murals. recognition from the city. Another fea- tion. The removal of the lead alone manager at Cleveland-based Fortney & The rectangular shaped foyer has four tures a graduation gown. took a month, followed by repainting, Weygandt, Inc., the general contractor. huge decorative urns positioned along Another display features the original which took an additional two and a “It’s really something to behold. The the walls on both sides of the entrance. high school newspaper, “The Ledger,” half months. There were usually three most satisfying thing about the job was The walls and designs in the foyer have along with photos inside the school from to five people working full-time in the those areas.” all the main colors that are carried earlier eras. auditorium. throughout the building – yellow, olive “It just takes your breath away,” says Post Painting Inc. in Bedford Heights green and varying shades of brown. Freilino, the campus administrator. handled lead removal and repainting in Handling antique fixtures The entrance, accessed from Stokes the auditorium. Louise Post, owner, says Several antique lamps in both the Boulevard, has two rows of windows, all loose paint was removed while any auditorium and the foyer were removed including three curved windows with Auditorium upgraded that could not be moved was encapsu- by Bedford Heights-based R.J. Martin leaded glass panels located above the The main auditorium is conveniently lated and painted over. Electrical Contracting Inc., the elec- entrance doors. Another row of five located behind the main hallway. The Post notes that Bowen, the archi- trical contractor, then restored by a tect, wanted to use historic colors, such specialist. Paul Cunningham, president as gold, golf leaf, sage, red and terra of the company, says a lot of care went Box 26315 P.O. 21300 Lorain Road, Fairview Park, Ohio 44126 Phone: 440/333-3375 Fax: 440/333-3379 E-Mail: [email protected] We help Property Investments cotta, to highlight the molded plaster into removing the antique fixtures since areas. Some of these areas were highly no one was sure about the condition. SOARSOAR detailed, such as a round cameo on “Working on a historical renovation inner & Co. LLP is renowned for our real- the ceiling, the archway around the projects like John Hay High School is estate financial services. In fact, our clients rely stage, the balcony facing and the plaster a rare opportunity,” Cunningham says. on Zinner & Co. LLP for real-estate expertise between the window walls. Post notes “R.J. Martin takes pride in helping to Zand know-how and to advise them on the implications the historic designs in all of these ele- bring this architecturally beautiful struc- of any real-estate transaction. ments. ture back to its past glory. A project We’re Zinner & Co. LLP, a full-service accounting, tax “They did have some water damage of this nature also has a lot of unique and wealth-management consulting firm focused on on the ceiling and some of the [mold- construction challenges, which provides the success of each of our clients ings] had deteriorated over the years,” our electricians and project management Post says. team a chance to showcase their tal- You can trust the professionals at Zinner & Co. LLP The five-square-foot diamond-shaped ents and creativity in overcoming them. to be an essential financial partner cameo in the auditorium ceiling bears Additionally, working on a historical for your commercial real-estate investments. the images of a torch, flame and book structure reminds the craftsmen of the Your success is our business. and a laurel wreath. The archway roots of their trade.” around the stage contains a large oval with four-square-foot letters “JH.” “The detail work that we did was just Dining room upgraded outstanding,” Post says. The third floor houses the student 29125 Chagrin Boulevard • Cleveland, OH 44122 Phone: 216.831.0733 • Fax: 216.765.7118 The ceiling painting was especially dining room, which blends modernity challenging, Post notes, in part because with the past. There are several TV
66 Properties | January 2007 www.propertiesmag.com 67 screens and audio speakers. The ceiling Fortunately, this only affected on-site Cleveland’s Finest Architectural was rebuilt to include skylights, enhanc- traffic. No off-site traffic was affected. L e t U s T a k e C a r e o f Y o u r Art Glass Company OUT•STAND•ING ing the sense of warmth. Preserving the Unfunded improvements included: Landscaping a n d ADJ. projecting, prominent, distinguished, noticeable. Custom Frameless Showers history are plaster emblems on the walls auditorium renovations, presenta- G r o u n d s Ma i n t e n a n c e • and a row of olive-colored pillars that tion room seating, enhanced and Stained Glass have gold-colored crowns at the top and historic painting, artwork restoration, CO MMER CIAL • LANDSC A P E AR CHITEC TS Carved & Etched Glass Mirrors a brick designed base. This pillar design, the connecting link, and landscaping • — S I N C E 1 9 4 8 — Rails & Balconies complete with crown and base, is repli- enhancements. The parking lot was • cated in the wall design. moved to allow more green space. Glass Furnishings & Tabletops • The amount of detail in this room, “Those things were added into the Sculptures like many others, challenges the mind. scope of the work,” Bowen says. R.B.STOUTINC. • Custom Mirrors The brick design at the base of the pil- The natatorium brick had expanded LANDSCAPE CONTRACTORS • lars continues in a band that outlines and become brittle, so much of it was Bath, Ohio Carved Entry Doors • the entire perimeter of the room. removed. Complementing the original (330) 666-8811 1-800-896-8811 Designer Services The center of the dining room ceil- red brick are a variety of other colors • Cast Glass ing is set off with a concave shape that that match the building’s color scheme. • protrudes from a flat surface. All of the galvanized sewer pipes were Painted Glass Products The second floor houses the science replaced with copper ones, noted Rick labs, all of which have new cabinets, Mohar, vice president for Cleveland- sinks and computer terminals. One based B. Katz Inc., the plumbing unique aspects of the second floor is a contractor. There were more restrooms hallway that has glass block flooring. added, all with the more efficient 1.5- gallon toilets. Mohar notes that the work was challenging, given that there •I•L•L•U•S•I•O•N•S• Construction challenges were so many different floor levels and www.giambrone.com architectural art glass At Crystal Illusions, our commitment to excellence will “When you start opening up walls, such tight spaces. Visit Our Showroom continue to bring you state-of-the-art products, you find things you didn’t anticipate to “The work was challenging in the top-level service and the 5120 Richmond Rd. at Miles be there,” says Mitch Lapin, senior proj- existing crawl spaces and working with Cleveland (216) 475-1200 216-292-9959 design assistance required to do the job right. ect manager at Cleveland-based Fortney the old structures,” he notes. & Weygandt, Inc., the general contrac- Akron (330) 650-1400 tor. He notes that the construction 1005CrystalIllusions.indd 1 9/8/05 3:47:42 PMmethods used in the original construc- A receptive audience 10000 Aurora-Hudson Rd., Hudson, OH 44236 tion and the earlier renovations were Student response has been positive. Proudly Using Union Craftsmen Since 1977 Kahn Kleinman’s sophisticated different than present methods. The “I think students appreciate the fact company did not know, for instance, the that they have something unique and An Equal Opportunity Employer real estate practice is what sets extent of the asbestos contamination. distinctive,” says Seifullah, the district us apart. Don’t just take our Dana Strizzi, senior project manager communication officer. “[As a student], word for it. Our attorneys are for OHGR, which managed the project you have to apply for admission to the on behalf of the City of Cleveland, says program.” recognized by their peers and the crew did not learn about the extent Students must apply in the eighth Installing A New View clients for numerous honorable of the asbestos contamination until con- grade and have the support of family, ...For Life distinctions, including: struction was underway. teachers and community members. “In order to get back to where we “[The students] are very happy to be 4HE "EST ,AWYERS IN !MERICA started renovation, we ran into prob- here,” Freilino says, as evidenced by lems,” he says. the high attendance rates. “They love #HAMBERS 53! !MERICANS ,EADING "USINESS ,AWYERS A separate company was hired to the academic rigor that enhances their /HIO 3UPER ,AWYERS handle the auditorium asbestos removal. learning. They tend to come early and One discovery that wasn’t anticipated stay late. Parents are also very happy.” /HIO 2ISING 3TARS was the hollow clay tile infill in the In the future, Seifullah says the district ,EADING ,AWYERS IN .ORTHEAST /HIO concrete walls. is considering a reciprocal arrangement “Working in and around the existing between the School of Arts across the Providing creative legal structure was most difficult; clay tile just street and John Hay. isn’t used for walls any more,” Lapin The John Hay project recently received solutions since 1962. says. “You have to patch holes. It’s very the Cleveland Restoration Society
SM irregular.” Preservation Award, based on the sig- YourFirm for Growth There was also a coal vault beneath nificance of architectural beauty and E. R. FLYNN CO the service driveway that required water- the civic importance to the Cleveland www.kahnkleinman.com proofing and additional reinforcements. community. The project complied with Glazing Contractor p. 216.696.3311 “When we had deliveries come in, we the Ohio School Facilities Commission couldn’t drive over it,” Lapin says. Design Manual. P 216.391.4141 • 2051 East 69th St., Cleveland, OH 44124
68 Properties | January 2007 www.propertiesmag.com 69 subcontractors have been with Abraxus Abraxus Snow Removal, Inc. Offers Safe Passage for 20 years. “The purpose of the hard work and By Linda Bloom | Photo courtesy Abraxus Snow Removal/Abraxus Salt, LLC relentless hours that I put into Abraxus s a college student in the late ‘70s, is for any of my family members and those who want to work, so that they Frank Dedon started a remodel- SPECIALIZING IN EXTERIOR MASONRY REPAIR & RENOVATION SINCE 1972 ing business, Abraxus Home will always have a job,” he says. A COMPLETE BRICK STONE Improvement. A recession set in, and Whether it’s family or friends, employ- • • & interest rates skyrocketed. Everything ees or clients, Dedon believes in the INSPECTION/ASSESSMENT OF REPAIR/REPLACEMENT was frozen and the only business that value of building and maintaining posi- FAÇADE CONDITIONS • SEALING/WATERPROOFING continued to prosper was the sidelined tive relationships. • TUCKPOINTING/CAULKING • CLEANING/PRESSURE WASHING “I feel that I have the hardest job in work of snow removal. 216-881-4142 4408 St. Clair Ave. “It just so happened during that leg- the world at times, because I have to sell Fax: 216-881-6557 Cleveland, Ohio 44103 endary winter blizzard of 1977–’78,” to my peer group, people who I have and Dedon says, noting that it was then that would normally compete against in the he realized that snow removal services snow removal business, which I’ve been would be a viable, recession-proof busi- in for 35 years,” Dedon says. “They have /081307*%*/(-"/%4$"1*/(."5&3*"-450140*- -"/%4$"1*/( $&.&/5 %&$03"5*7&450/&803,4611-*&4 .6-$))"6-*/(.03& ness. to trust me with the ‘plasma’ of their NEW! Today, Dedon is president of Abraxus business. If I did not keep my word to Snow Removal and Abraxus Salt, LLC, them, it could ultimately put people out which was established in April 2000 and of business.” 723;6)13:%0-2' services Northeast Ohio clients ranging Dedon, who studied psychology in college, says this gets back to his own 7%0800' 7MRGI from private contractors to corporations %&6%<97 and hospitals, as well as the general philosophy that is focused on giving, not receiving. Specialists in Moving Snow Dry Bulk Salt & Bagged Material public. DRY DOME The Abraxus salt storage facility, located in Brooklyn, Ohio and open 24/7, is the Salt is housed in the Abraxus “dome,” “I have my flaw – I am generous to the first privately owned dome of its kind from greater Cleveland to the Atlantic seaboard. • Commercial/Industrial/Healthcare • 10-25 Ton Dry Salt, available 24/7 a 6,000 capacity edifice, with an Ohio point of a flaw,” he says. “I believe that if State-certified 200,000 pound semi- company relies of its distribution rela- large fleet of trucks enhances delivery you do good for people, people will come • Transportation • Pick-up of bulk salt scale. The Abraxus dome keeps salt dry, tionship with North Olmsted-based efficiency. Additionally, the semi-scale is back and do good for you. I am a firm • Building Management • Every order weighed & ticketed and this lends to accuracy in the salt’s Cargill Deicing Technology Products, a a “natural” for this part of the business. believer in that. But, you cannot give to • De-Icing Service • State-approved scales weight. Contractors can come into the national market leader in the production Abraxus’ future plans include central- the point of being a bad businessman.” • Dump Trucking/Hauling • Pick-up/delivery of bagged sales or yard, weigh in, get loaded, and weigh out and distribution of winter snowfighting izing administration staff into an office Dedon recently sponsored benefits • Loading Services de-icing material quickly. This is the first privately owned products and services. Three years ago, building that has warehousing capabili- for two close “warriors,” an employee dome from greater Cleveland to the Dedon signed the largest private con- ties. named Mark who suffered an injury Atlantic seaboard. The dome, located tract with Cargill in the United States Additionally, two nephews, whom and his friend Sam who has a grave ill- 723; 7%08 at 11444 Brookpark Road, in Brooklyn, and so Cargill opens up its stockpile Dedon describes as “college educated ness. Prior to his diagnosis, Sam poured Ohio, is open 24 hours a day, seven days exclusively to Dedon whenever needed. computer geeks,” are presently imple- cement for the dome construction proj- a week. “Cargill Deicing Technology Products menting a computer conversion with ect. Previously an Abraxus driver, Mark 723; JE\ “No one else provides a certified scale – good people,” he notes. “I cannot up-to-date, point-of-sale inventory now works in Abraxus dispatch, along- where clients can weigh in and out, say enough good things about them. control, including tracking capabilities. side Dedon. paying just for the product used, and no They are scrupulous. In our fifth year (Dedon, a self-trained computer enthu- These days, Dedon is “back on the one provides bulk salt in the volume of of business, we have become one of the siast, has written his own programs. “I road again” and making a concerted 24 hours a day, seven days a week, com- leading distributors of Cargill Deicing can maneuver around computers quite effort to meet with his clients in order to parable to Abraxus,” Dedon says. Technology products in the tri-state well,” he states. He has pulled all-night- get a “consensus of what they want.” During any snow or ice event, 250 area.” ers to tweak the company’s cutting-edge Frank Dedon is determined and trucks can flow through Abraxus head- Cargill Deicing Technology Products technology.) dedicated to “adding a tone of profes- quarters to pick up bulk salt and/or is currently performing a demographic Looking ahead, Dedon believes that sionalism” to the snow removal industry. bagged deicing products, lining up along study for Abraxus to determine a site for more family members and other knowl- He feels that his “nuisance business” is Brookpark Road. Abraxus employees get yet additional domes. Dedon is envision- edgeable people will be brought into as essential as a 911 or fire emergency up in the middle of the night, leave their ing new domes to house Cargill’s new the fold; the Abraxus team currently service. families, the warmth of their homes, and product, Clearlane® Enhanced Deicer. includes his sister and brother-in-law “We are in a recession-proof business, go out in the absolute harshest condi- In addition to the company’s tradi- Gina and Jeff Latina, who have become because no matter how the economy dips, we are still viable,” Dedon says. tions to be available for clients. tional services of snow removal and partners in the business, his brother Russ First Privately Owned Salt Dome Between “We are in a business that has no tech- The company’s territory has a wide salt distribution, the company has more Didonna is the operations manager, and Cleveland and the Atlantic Seaboard! radius. recently expanded its business to pro- Dan Kamorowski, CFO, rounds out the nology on the horizon that will replace “We ship to Columbus, and our clients viding additional essential materials to picture with both law and accounting our current core methods. Salt is the gather to pick up salt from as far away as Dedon’s “peer group” of landscaping and acumen. oldest form of barter in the world. There Akron,” Dedon says. cement contractors. Abraxus supplies Sixteen employees, eight family mem- is nothing on the horizon to eliminate Now Serving All of Northeastern Ohio! To accommodate Abraxus when the basic landscaping materials, including bers and over 200 subcontractors keep snow, besides salt. This raw mineral P.O. Box 30550, Cleveland, Ohio 44130 • www.abraxussnow.com need arises to restock products, the decorative stone and rock. The Abraxus this finely tuned machine in gear. Some offers safe passage.” P
70 Properties | January 2007 www.propertiesmag.com 71 (440) 232-3320 CONSTRUCTION PROGRESS REPORT ARCHITECT: Doty & Miller Architects 600 Broadway Avenue Updated info on important projects in the region Bedford, OH 44146 www.dotyandmiller.com (440) 399-4100 FAX (440) 399-4111 DETAILS: 90,000 SF; concrete; masonry; metals; wood PN-R1102006 plastics; drywall; insulation; doors and columbus, OH 43228 and plastics; doors and windows; glass and ART BUILDING hardware; roofing; glass and glazing; www.state.oh.us/das/gsd/sao/sao.html glazing; drywall; painting; carpeting; HVAC; Cleveland, OH (Cuyahoga Co.) metals; masonry. [email protected] fire protection; plumbing; lighting. ESTIMATED AMOUNT: $25,000,000 (614) 466-4761 FAX (614) 644-7982 CONTRACTING METHOD: G.C. Bids (By Invitation PN-N1104003 DETAILS: kSU - 20323 PN-R0515008 Only) HEALTH SCIENCE BUILDING 45,000 SF; laboratories; classrooms to NEW HOSPITAL STATUS: Drawings are in design phase; owner is Ashtabula, OH (Ashtabula Co.) include an auditorium-style classroom; Beachwood, OH (Cuyahoga Co.) Solon Road fundraising. ESTIMATED AMOUNT: $12,000,000 sitework, service drives and 100-150 CONTRACTING METHOD: G.C. Bids (By Invitation OWNER: Museum of Contemporary Art Cleveland CONTRACTING METHOD: Public Bids parking spaces; brick/masonry; utilities; Only) 8501 Carnegie Avenue UPDATE: Announcing adjusted estimated amount; concrete; glass and glazing; HVAC; elec- UPDATE: Owner received a $30,000,000 private cleveland, OH 44106 bidding possible summer 2007; owner is trical; mechanical; plumbing; painting; donation; construction schedule has not (216) 421-8671 conducting fundraising. drywall; insulation; floor coverings; doors been released. ARCHITECT: Foreign Office Architects OWNER: KSU - Architect’s Office and hardware. OWNER: University Hospitals Health System 55 Curtain Road 334 Lowry Hall 11100 Euclid Avenue ecZA 3PT kent, OH 44242 PN-R1129053 cleveland, OH 44106 London, UK www.kent.edu/facilitiesplanning BEN VENUE LABORATORY (216) 844-1000 (207) 033-9600 FAX (207) 033-9801 [email protected] Bedford, OH (Cuyahoga Co.) 300 Northfield Rd. DETAILS: 53 acres; new 200-bed facility to be con- ARCHITECT: Westlake Reed Leskosky (330) 672-3880 FAX (330) 672-2648 ESTIMATED AMOUNT: $15,000,000 structed in Chagrin Highlands; six stories; 925 Euclid Avenue, Suite 1900 ARCHITECT: CBLH Design Inc. CONTRACTING METHOD: G.C. Bids (By Invitation structural and misc. steel; metal studs; cleveland, OH 44115 7550 Lucerne Drive, Suite 207 Only) or Negotiated G.C. wood and plastics; elevators; doors and www.wrldesign.com Middleburg Heights, OH 44130 UPDATE: Announcing estimated amount and loca- hardware; glass and glazing; acoustical (216) 522-1350 FAX (216) 522-1357 www.cblhdesign.com tion; construction possible early 2007; a ceilings; spinklers; drywall; painting; elec- DETAILS: 35,000 SF building to be constructed in [email protected] bid schedule has not been released. trical; mechanical; plumbing; lighting; vinyl University Circle; sitework; concrete; HVAC; (440) 243-2000 FAX (440) 243-3305 OWNER: Ben Venue, Inc. floor coverings; finishes. mechanical; electrical; plumbing; paint- AGENT: ODAS - State Architect 300 Northfield Road ing; lighting; floor coverings; wood and 4200 Surface Road Bedford, OH 44146 COMMERCIAL • INDUSTRIAL Your Authorized Duro-Last Roofing Contractor: SPECIAL NOTICE:
• Landscape maintenance Beachwood contracts - extraordinary seasonal color plans • Snow & ice management • Easily Installed Subdivision • 87% Reflective Surface • Irrigation installation & repair - certified backflow testing • 15-Year 100% Non-Prorated CONSTRUCTION CLEANING SPECIALISTS Duro-Last's customized Single-Ply Roofing Guarantee • Daily/weekly routine property Six Lots For Sale System eliminates leaks. It is perfect for new inspection & maintenance COMPLETE FINAL CONSTRUCTION or replacement flat roofs. Longer lasting. • Best Fire/Wind Ratings • Retaining walls, pavers, CLEANING planting, surface drainage and (Last Remaining Lots erosion control In Beachwood) FROM FLOORS TO SKYLIGHTS WE CAN HANDLE ANY SIZE PROJECTS 440-526-3257 330-239-1995 Call Sue 4067 Erie Street, Willoughby, Ohio 44094 fax 330-239-0265 Phone: (440) 946-3700 • Akron Phone: (330) 376-7272 Fax: (440) 946-8803 "Building Satisfaction For Over 30 Years" 4843 Ridge Road 440-725-6799 888.307.2785 • www.damschroderconstruction.com Wadsworth, Ohio 44281
72 Properties | January 2007 www.propertiesmag.com 73 TrEE SErvicE • LandScaping • STump rEmOvaL • TrEE Trimming PN-R0710011 (212) 869-3000 FAX (212) 869-3989 NEW FIRE STATION D/B: Marshall-Erdman Associates Barberton, OH (Summit Co.) P.O. Box 5649 ESTIMATED AMOUNT: $850,000 Madison, WI 43705 RRILLA CONTRACTING METHOD: Public Bids (608) 238-4230 FAX (608) 238-6535 PA ’S UPDATE: Owner seeking a tax levy on the February DETAILS: 34,000 SF, two-story medical arts building; 2007 ballot. seven acres; granite, glass and stainless TREE SERVICE OWNER: City of Barberton steel-paneled exterior; sitework; concrete; 576 W. Park Avenue masonry; steel; glass and glazing; plumb- Barberton, OH 44203 ing; electrical; mechanical; HVAC; drywall; 440.277.1875 www.cityofbarberton.com acoustical ceilings; painting; interior fin- Fax 440.277.1876 (330) 753-6611 ishes. Phase I: 34,000 SF. Phase II: 36,000 ARCHITECT: Kohanski, Arnold & Chin Architects, Inc. SF. 1941 E. 34th St., Lorain, OH 44055 257 S. Court Street A full service fire safety company providing: www.ptsenterprises.us Medina, OH 44256 PN-R1201025 (330) 725-0628 FAX (330) 725-8130 CHURCH EXPANSION - Phase I • Division 10 fire extinguishers/cabinets/fire safety DETAILS: Fire station to replace the current North Bay Village, OH (Cuyahoga Co.) products to the construction trades End fire station on West State Street; pos- ESTIMATED AMOUNT: $5,000,000-6,000,000 sible locations include East State Street CONTRACTING METHOD: G.C. Bids (By Invitation • Fire protection contracting services to property and Fifth Street Northeast and East State Only) owners/managers Street and Franklin Avenue; 5,400 SF; two STATUS: Owner will begin fundraising; a summer stories with second-floor living quarters; 2007 construction start is planned. three bays totaling 1,200 SF; concrete; OWNER: St. Raphael Catholic Church masonry; doors and hardware; glass and 525 Dover Center Road glazing; HVAC; drywall; plumbing; paint- Bay Village, OH 44140 ing; electrical; mechanical; various floor (440) 871-1100 coverings; metal overhead doors; thermal ARCHITECT: Zarzycki/Malik Architects www. county-fire.com and moisture protection; fire protection. 7500 Pearl Road 888.528.0928 • Cleveland/Akron: 330.633.1014 Middleburg Hts., OH 44130 PN-R1205010 www.zmarchitects.com Fax: 330.633.2779 FACILITY EXPANSION [email protected] 310 Geneva Ave., Tallmadge, OH 44278 Valley City, OH (Medina Co.) Wegman Drive (440) 816-2111 FAX (440) 816-2114 ESTIMATED AMOUNT: $3,000,000 CONTRACTING METHOD: D/B Subcontracts UPDATE: Announcing D/B; bidding to advance shortly. OWNER: Superior Roll Forming Company 5535 Wegman Drive Valley City, OH 44280 Building… (330) 225-2500 D/B: Telamon Construction 5505 Milan Rd. Experience, Sandusky, OH 44870 (419) 626-1111 FAX (419) 626-8817 DETAILS: 81,000 SF addition to existing 90,000 SF J.V. Janitorial Excellence, manufacturing plant; sitework; paving; concrete; masonry; structural steel; wood Services, Inc. and plastics; miscellaneous metal; roofing; Commitment. painting; doors/hardware; HVAC; electrical; • Commercial Buildings lighting. • Construction Sites PN-N0619005 • Special Event Clean-Up FAMILY HEALTH CENTER • Concrete Cleaning • General Contracting Brunswick Town Center • Carpet Cleaning • Construction Management Brunswick, OH (Medina Co.) Center Road • Window Cleaning ESTIMATED AMOUNT: $7,500,000 • Consulting CONTRACTING METHOD: D/B Subcontracts • Wall Washing UPDATE: Bidding possible February 2007 for steel • Acoustical Ceilings • Specializing in: and foundation packages. 18440 Cranwood Parkway OWNER: Cleveland Clinic Foundation • Commercial Warrensville Heights, Ohio 44128 10465 Carnegie Ave. 1230 East Schaaf Road • Healthcare cleveland, OH 44105 216-663-3777 Brooklyn Heights, OH 44131 • Institutional/Educational Fax 216-663-3778 (216) 444-2200 • Technology DEVELOPER: New Plan Excel Realty Trust Inc. 216-749-1150 InfinityConstruction.com 1120 Avenue of the Americas new York, NY 10036 www.jvjanitorial.com
74 Properties | January 2007 www.propertiesmag.com 75 DETAILS: Expansion of parking lot from 167 spaces to wood and plastics; drywall; insulation; DETAILS: Nine acres; 40,000 SF L-shaped retail strip hardware; various floor coverings; fin- 315; 3,100 SF rectory to include a bedroom metals; floor coverings; painting; plumb- building with a second-story 8,000 SF ishes. and private study for three priests and ing; electrical; lighting; structural and office; 5,000 SF commercial building; pos- common living areas; new activity center misc. steel; HVAC; toilet and bathroom sible bank, dentist’s office, coffee shop and Construction Progress Reports are provided to to include a gym, meeting hall, stage, full accessories; fire suppression; finishes. restaurant; sitework; masonry; drywall; Properties by CNCNewsOnline.com. For kitchen, basketball court, restrooms, and wood and plastics; concrete; insulation; more comprehensive and up-to-date building storage space; SF to be determined; new PN-R0726029 metals; electrical; HVAC; plumbing; paint- and bidding information, call Construction News Corporation at 800.969.4700 or visit the entrance to church; concrete; masonry; POLICE STATION ing; glass and glazing; steel doors and website at www.CNCNewsOnline.com. glass and glazing; doors and hardware; Russell Township, OH (Geauga Co.) Chillicothe Road wood and plastics; drywall; insulation; ESTIMATED AMOUNT: $1,200,000 - 1,750,000 metals; floor coverings; painting; plumb- CONTRACTING METHOD: Public Bids ing; electrical; lighting; structural and misc. UPDATE: Owner has selected site; planning is LUCKY SAND & GRAVEL CO. steel; HVAC; toilet and bathroom acces- underway. sories; fire suppression; finishes. OWNER: Russell Township - Geauga Co. WASHED SAND • LIMESTONE • SLAG 8501 Kinsman Road SCREENED TOPSOIL • ROOF & LANDSCAPING GRAVEL PN-R1201029 novelty, OH 44072 STONE SLINGER PLACEMENT CHURCH EXPANSION - Phase II (440) 338-8912 SERVICE AVAILABLE Bay Village, OH (Cuyahoga Co.) ARCHITECT: Larsen Architects Inc. CONTRACTING METHOD: G.C. Bids (By Invitation 12506 Edgewater Drive, Suite 10 — We Deliver Anywhere — Only) Lakewood, OH 44107-1679 STATUS: Owner will begin fundraising. www.larsenarchitects.com 330-562-6196 KAS INTERIORS OWNER: St. Raphael Catholic Church (216) 221-2350 FAX (216) 221-5670 12018 FROST ROAD MANTUA 44255 COMMERCIAL & RESIDENTIAL DESIGN 525 Dover Center Road DETAILS: 5,500 SF new police station with a 1,400 • Bay Village, OH 44140 SF, four-bay garage; sitework; demolition; ALVIN UDELSON & BERNARD UDELSON .BUIFS-BOF (440) 871-1100 landscaping; concrete; masonry; glass and $IBHSJO'BMMT 0IJP ARCHITECT: Zarzycki/Malik Architects glazing; wood & plastics; steel doors/hard- 7500 Pearl Road ware; drywall; painting; plumbing; HVAC; Middleburg Hts., OH 44130 electrical; lighting. www.zmarchitects.com Charles Schulz [email protected] PN-R0519089 *OUFSJPS %FTJHO 4QBDF 1MBOOJOH )JTUPSJD 3FTUPSBUJPO (440) 816-2111 FAX (440) 816-2114 BUILDING RENOVATIONS Building Company $PMPS 'JOJTI 4FMFDUJPO ,JUDIFO #BUI %FTJHO DETAILS: SF to be determined; concrete; masonry; Health/Physical Education/Recreation glass and glazing; doors and hardware; Lorain, OH (Lorain Co.) ESTIMATED AMOUNT: $4,500,000 General Contractor CONTRACTING METHOD: Public Bids N]¿j]ÛFmlÛKgÛ STATUS: Owner is interviewing architects; award to Commercial - Industrial be made January/February 2007. 216-749-0200 :d]YfÛLhÛK`akÛKgofÛÛÛÛ:d]YfÛLhÛK`akÛKgofÛÛÛÛ OWNER: Lorain County Community College 1005 North Abbe Rd. www.cschulzbuilding.com elyria, OH 44035 UÊ-Üii«} UÊ*>À}Ê>À>}ià www.lorainccc.edu UÊ-Ìi>Ê i>} UÊ ÃÌÀÕVÌÊ-Ìià (440) 365-5222 UÊ i}Ài>Ã} UÊ-Ü«Ü} ARCHITECT: To Be Determined Building & Property Management UÊ*>À}Ê Ìà UÊ->Ì} DETAILS: Addition and renovation for aerobic exer- UÊ-ÌÀiiÌà cise, weight lifting, circuit training and general classroom use; office renovation UÊ7>Ài ÕÃià • and technology upgrades. PN-R0828004 • RETAIL DEVELOPMENT Chillicothe Commons Aurora, OH (Portage Co.) Route 306 • ESTIMATED AMOUNT: $10,000,000 CONTRACTING METHOD: G.C. Bids (By Invitation Only) STATUS: Several variances have been approved; developer may seek tax abatements. GE Lighting DEVELOPER: Ironwood Development 4212 W. Streetsboro Road 1163 East 40th Street • Cleveland, Ohio 44114 richfield, OH 44286 (330) 659-4404 Phone 216-432-3000 • Fax 216-432-3311 ARCHITECT: Paul Yoe Architect 547 E. Washington Street ¤ ¤ chagrin Falls, OH 44022 ÜÜÜ°LÕViÞiÃÜii«}°V (440) 893-9480
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78 Properties | January 2007