INSIDE : Battery Park • 50 Years of Panzica Construction • Planned Building Maintenance
DECEMBER 2006/$4.95
Celebrating
60Years ALL ad2 11/28/06 11:21 AM Page 1
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Quality doesn’t just happen. It’s part of our culture. At D-A-S Construction Co., our existence depends on providing reliable service and quality solutions. At every level of involvement, you can count on D-A-S Construction Co. to give your project the attention it deserves, resulting in the excellence that keeps our customers coming back, time and time again.
Cleveland has been our home since 1964. strength. We service and maintain our We started with three brothers, a single own fleet so it performs perfectly on your crane, and an unwavering commitment to job. Our in-field technical support makes quality and service. We’ve grown to sure that you have the right equipment become an entire family of companies— on the job and it performs to your expec- 25 and climbing. We’re the largest tations. You stay on schedule and 7809 Old Rockside Road, CONSTRUCTION CO. privately held crane rental and sales minimize downtime. Cleveland, OH 44131 9500 Midwest Avenue • Cleveland, Ohio 44125 operation in North America, headquar- 216-524-6550 216+662.5577 tered right here in Cleveland. Our family values of reliability, hard work, fax: 216-642-7612 Fax: 216+662.1793 and foresight allow us to anticipate and E-Mail: [email protected] www.allcrane.com S. Rose Company We’re proud to be seen on many meet the changing needs of every client WWW.DASCONSTRUCTION.COM Cleveland job sites as our city builds its and every job. May we help build To assist you in your crane needs go to: Photograph © 2006 Oliver Design Group & Dan Cunningham © 2006 D-A-S Construction Co. future. We’re there because service is our Cleveland with your company? www.allcraneloadcharts.com
© ALL Erection and Crane Rental Corp., an Equal Opportunity Employer December 2006, Volume LX, Number 12 FEATURES P.O. Box 112127, Cleveland, Ohio phone: 216.251.0035 toll free: 888.641.4241 fax: 216.251.0064 www.propertiesmag.com
EDITOR/PUBLISHER Architecture Call us to discuss your facility’s WE SPECIALIZE IN: Kenneth C. Krych City [email protected]
environmental concerns or to courtesy • Indoor Air Quality assessments MANAGING EDITOR/ART DIRECTOR Mark Watt arrange an informal site visit. Asbestos and lead-based paint Rendering • [email protected] hazard management 10 2006 IIDA, AIA Cleveland Design Awards CONTRIBUTING WRITERS • Mold assessment and remediation Jeanne Bluffstone 13 Familiar Faces 7118 Industrial Park Blvd. John Elliott BOMA Greater Cleveland honors members at annual celebration Mentor, OH 44060-5314 • Environmental site assessments Lou Kren 14 Created with Care Alec Pacella Brightside Academy facility opens in Cleveland’s Glenville neighborhood (440) 951-3514 Gordon & Lynn Priemer (800) 875-3514 Diane DiPiero Rodio 17 October Construction Drops Four Percent www.eagroup-ohio.com Nancy Loyan Schuemann John Slagter 22 Building Properties David Woodburn A brief history of Northeast Ohio’s realty, construction & architecture magazine
ACCOUNT EXECUTIVES 28 Energizing the Neighborhood Andrea Keener Battery Park development offers rich traditions, lakeview living [email protected] 216.251.6649 41 Whether You Own Or Rent, All Businesses Benefit From Lower Taxes
David Larkin 60 Streamlining the Bidding Process [email protected] Strategic alliance between Blue Book, RSA designed for cost savings, efficiencies 216.251.6753 63 Beachcliff Bounces Back SALES CONSULTANT Renovation project brings new life to specialty retail, dining center James Pelligrino 67 Built on Breaking Barriers MARKETING Assistant Hard Hatted Women offers new approach to workplace diversity Lisa Larissey 70 Planned Building Maintenance CIRCULATION DIRECTOR 70 Controlling Energy Costs Across Multiple Locations This Winter Debbie Boehm 74 Alphonso & Sons, Inc. Offers Sewer System Experience, Expertise
INSERT: 50 + Focused on the Future Panzica Construction Company celebrates five decades of work, eyes road ahead
Properties (ISSN 033-1287) is published monthly for architects, engineers, building owners and man- DEPARTMENTS agers, general contractors, home builders, mortgage 8 Properties People bankers, savings and loans, real estate agents, appraisers, servicers and suppliers in Northern Ohio 21 BOMA Business by Properties, Inc., 3826 W. 158th St., Cleveland, Ohio 44111. Copyright © 2006 by Properties, 43 BILLBOARD Inc. All rights reserved. Reproduction or use, without written permission, of editorial or pictorial 52 Financial Strategies content is strictly prohibited. Periodicals postage paid in Cleveland, Ohio and additional offices. 56 Legal Perspectives Subscription rates: one year $19.95, single copy $4.95, back issues $5.50 when available. Postmaster: 58 CABOR CORNER send change of address notices to Properties, P.O. 76 Construction Progress Report Box 112127, Cleveland, Ohio 44111.
www.propertiesmag.com In going back to the first issues (I NOTES FROM THE EDITOR have all issues from 1946 to now), I was happily surprised to learn that these com- December 2006 panies had advertised in the first issues and are still in Properties after 60 years! That says something to the staying power of these companies and our magazine as well. Some of them are: Art Window Shade Going Strong At 60 ! & Drapery, Roediger Construction, Inc. elcome to the 60th anniversary Bluhm, long-time editor and then pub- W. F Hann, Land America Title And issue of Properties magazine! We lisher when Jack passed on in 1988. Colliers, Ostendorf Morris… All of us at W celebrate the past, present and Enter the ‘90s when I was searching for Properties appreciate their support. future of Properties as a publication with another publishing business when it hit I hope you will enjoy the look back on this edition. (See page 22 for our special me. I should call Properties and perhaps our past as it is really a reflection of the • Guaranteed window cleaning insert.) they are ready to sell and then retire? growth, design, building and real estate People often ask me how I became And that is exactly what happened markets and its many people throughout • Total Building Skin Maintenance publisher of Properties so I thought in this nearly 10 years ago. the last 60 years of Northeast Ohio. • Stain Removal & Pressure Washing issue I would share. My mission in taking over Properties (Someday there may be a book). • Glass, Stone & Metal Cleaning & Restoration I started reading the magazine while was always very clear. It was important ken Krych working for McGraw-Hill right out to me to absolutely keep the core values • of college in 1973. I both liked and and the foundation of the past to build respected it from the very first. In the toward the future, while using the latest We are also proud to salute Panzica CARDINAL 1980s I co-founded a company called state-of-the art technology to enhance Construction Company this month with CNS Construction News Service and the look and feel of each issue. a special section to celebrate their remark- WINDOW CLEANING, CO. wrote for Properties, advertised in it and I’m lucky to have had over 30 years able 50th anniversary. A special thank commercial & residential sent information on a daily basis that experience and many great relationships you to Nacy, Tony and Tim Panzica and 440-835-5535 • Mobile 216-406-7701 became part of the magazine even then. with people in the industry and to have all their staff for their cooperation and It was at that time I got to know Jack been able take over the reins of this ven- help in making this possible. And next Call President david Stearns Today For A Free Estimate Wyse, founder and publisher, and Gene erable publication. month we bring you their latest project completed: the Lakewood YMCA. Also this month, we take a look at the progress of Cleveland’s largest residen- Specializing in commercial carpets and all soft furnishings tial development – Battery Park on the Westside – as well as the renovation and addition to Beachcliff Market Square. We profile Hard Hatted Women, an www.woodhillsupply.com association focused on the empowerment of women in construction. And we col- lect a pair of stories as part of our annual Planned Building Maintenance section. Woodhill Supply, Inc. is Northeast Ohio's Next month is our “Look Back, Look Forward” issue, representing the best largest stocking distributor of Peerless financial information on 2007 with fore- commercial & residential Boilers, including casts for the year ahead, courtesy of local, We use a patented dry foam extraction system to safely and thoroughly clean regional and national experts. carpet. Approved by all major carpet manufacturers, it makes your carpet brighter, cleaner and drier right after cleaning... and it stays that way longer! the HOT SELLING Pinnacle Residential I’m proud to have a great staff of Boiler, 92% Efficient & ASME Rated. people and look forward to celebrating our 75th anniversary. And I thank you Free Maintenance Program for all of your support! If your carpet gets a spill or Call Woodhill today for more information Series 211A Here’s to a Great Holiday Season and a spot on it, we’ll remove it at Prosperous New Year in 2007! and a list of reliable contractors. Commercial Atmospheric Gas Boiler no additional charge. Offer • Packaged, Assembled Block or Individual Sections good for two months after cleaning or throughout the • Natural Draft Venting length of your contract. 440.269.1100 216.229.3900 • 630 to 9,450 MBH Input 4665 Beidler Rd., 1862 E. 123rd St., • Steam or Hot Water Boilers Willoughby 44094 Cleveland 44106 • Natural or LP Gas Kenneth C. Krych Publisher 216-939-8741 | www.deltacarpetclean.com
Properties | December 2006 www.propertiesmag.com PROPERTIES PEOPLE
Highlighting notable industry events
1 2 1 (From left) U.S. Congressman Dennis Kucinich with Properties Publisher Ken Krych Debra J. Mazzola, CIT, president of NAWIC, from Donley’s Inc. of Valley View, and Andrea Keener, 2 Nara ser-od, who is originally from sales associate with Properties Mongolia and now has her own business in Parma Heights, with Jung Jing, PH.D, from Taiwan, who is editor and publisher 3 of Ohio Chinese American News., Inc., of NAWIC’s Joint Associations 1 Columbus 3 (From left) Margaret W. Wong with Ken Holiday Social 1 2 3 Krych Members from 14 associations re- 3 cently enjoyed a holiday social event at the Embassy Suites in Beachwood Margaret W. Wong & Associates Party to celebrate the holiday season. The Margaret W. Wong & Associates, Co., LPA held its annual holiday “Celebration event featured a dinner, entertainment of Friendship” party at its corporate headquarters recently at 3150 Chester Avenue, from comedian Mary Faktor and two in Cleveland. Hundreds of friends, associates and clients enjoyed an afternoon of raffles whose proceeds were donated 2 fine and exotic (some Chinese) cuisine and live music and dance performances at to the Habitat for Humanity-Women 1 Chairperson Dennis check, of Hasenstab the firm’s second floor location. Wong & Associates (www.imwong.com) specializes Build, Susan B. Komen Breast Cancer Architects, Inc., and Todd Westover, of TC 4 5 in immigration law, has more than 4,000 clients and also has offices in New York Foundation and Ronald McDonald Architects. and Philadelphia. P House. P 2 Mr. & Mrs. Jerry Hutchinson, of PSI Inc. 1 (From left) Carla roehl, CEO of CABOR, and Properties Publisher CABOR Holiday Gala Akron AIA Awards Dinner Ken Krych This year, over 200 members of 2 CABOR’S Chris Bell, dressed as a CABOR enjoyed an annual holiday Recently the Akron Chapter of Amer- Christmas elf for the occasion dinner at the Hillside Party Center in ican Institute of Architects (AIA) held 3 Incoming president Mike Fanous, of Classic Realty Group Cuyahoga Heights. The event included its annual awards dinner at the Sheraton 4 (From left) Genevieve Burke and a cocktail party, great food with even a Suites in Cuyahoga Falls. Over 150 at- Rose Wykoff, veteran real estate chocolate fountain, many door prizes WARREN ROOFING tendees enjoyed dinner and the awards agents and entertainment by local singer Scott ceremony which was presided over by 5 (From left) Angela P. giarikos, Brotherton. P AIA President Todd Westover, of TC broker with Russell Real Estate Services, Vincent incorvia, vice & INSULATING CO. Architects, Inc., and Chairperson Den- president of Lake Realty, and nis Check, of Hasenstab Architects, Margaret Massitti, of The Real Akron OH. (See full story in Properties, Estate Center October ‘06). P West Park Station Grand Opening Telephone: 440/439-4404 The West Park Station Restaurant & Bar celebrated its official grand open- ing with a ribbon cutting ceremony recently. Owner Jason Salupo, with Fax: 440/439-7523 partners David Hanna and Brent Lewanski, invested $700,000 to purchase and renovate the building at 17015 Lorain Avenue. The police and firefighter themed restaurant displays historic neighborhood 7015 Krick Road photos throughout. The exterior includes a roll-up glass door that opens to a large patio for outdoor dining enclosed with a decorative black metal Walton Hills, Ohio 44146 fence. Two beige canvas awnings span the storefront windows and doors, and gooseneck lights coupled with arts and crafts style pier lights illuminate (From left) Ward 21 Councilman Michael A. Dolan; the exterior. A red-white, and blue projecting sign in the shape of a badge KCDC’s Steve Lorenz; City of Cleveland Neighborhood Planner Rose Zitiello; KCDC’s Cindy Janis; and West identifies the West Park Station. And, flying from the center of the building, Park Station owners Michelle and Jason Salupo. American, Irish and Italian flags represent the styles of cuisine offered. P Commercial/Industrial Roofing and Sheet Metal
Properties | December 2006 www.propertiesmag.com 2006 IIDA, AIA Cleveland Design Awards Photos courtesy AIA Cleveland he Cleveland chapters of the International Interior Design T Association (IIDA) and the American Institute of Architects (AIA) recently held their joint annual #ONSTRUCTION -ANAGEMENT s 0ROJECT -ANAGEMENT s $ESIGN "UILD #ONSULTING awards ceremony at Huntington Bank Headquarters in downtown Cleveland. s #OMMERCIAL s 2EMODELING s .EW #ONSTRUCTION s "UILDING )NSPECTORS s )NDUSTRIAL s 2ESTORATION s 3PACE 0LANNING s &URNITURE Over 250 architects, engineers and The Townhomes of Ohio City designers gathered for the event, which (ANNA "UILDING s #LEVELAND /HIO included a cocktail reception, a key- Institutional note speech by New York City-based architect Galia Solomonoff, an awards Honorable Mention: Cuyahoga presentation and a post awards party in Corporate College East (URS Corp., the building’s Metropolitan Ballroom /Whitley & Whitley Architects) featuring live music. COURT AIA Cleveland awards winners Hospitality included: Honorable Mention: Parrallax ORDERED SALE Restaurant (Westlake Reed Leskowsky) Renovation John Hay High School Merit Award: Westlake Reed Leskosky Merit Award: Pier W Restaurant (Idea Center Tenant Suite at Playhouse Renovation (Westlake Reed Leskowsky) Square) Interiors Chairman’s Award Honor Award: Robert Maschke Westlake Reed Leskowsky (Maltz Merit Award: Waddell & Associates, Architects, Inc. (Swingos Grand Museum Of Jewish Heritage) Architects (Eaton Learning & Tavern) Technology Center) Merit Award: Robert Maschke IIDA award winners included: Architects, Inc. (6421 Building) Medium Corporate Honorable Mention: Vocon Headquarters (Vocon, Inc.) 12,400 SF / 7 Acre Multi-Tenant Truck Facility 28985 Ambina Drive Solon Ohio
Masonry & Metal Clad Building in Excellent Condition Drive-Thru Bays with Service Pit • Docks • Offices Large / Fenced / Fully Lit Parking Lot • Zoned I-2 $100,000 Annualized Parking Lot Income Easy Access to SR-422 & Northeast Ohio Interstates Swingos Grand Tavern
Small Project Honor Award: Kordalski Architects, Schaefer Middle School Eaton Learning & Technology Center Inc. (Battuto Project) 6421 Building
Built Work Sustainable Design Unbuilt Work Honor Award: City Architecture Large Corporate Honorable Mention: Hospice House Honor Award: Thom Stauffer (Beachwood Municipal Center) Honorable Mention: Brullant (Strollo Architects) Architects (Quincy Avenue Housing Merit Award: Westlake Reed Leskosky( Corporate Headquarters (Vocon, Inc.) Design Competition) Paradise Valley Community College Healthcare Center for the Performing Arts) Merit Award: ICI Paints North Merit Award: Bellvue Hospital Urban Design Merit Award: Lesko Associates (New American Headquarters (KA Replacement Facility (Forum EHLE, MORRISON GROUP, LTD. Honor Award: City Architecture Schaefer Middle School) Architects) PROFESSIONAL REAL ESTATE SERVICES (Garden Valley/Kinsman Neighborhood Architects) Plan) Restoration Retail/Showroom Best of Show + Space (Vocon, Inc.) P Merit Award: City Architecture (The Merit Award: Richard L. Bowen + Merit Award: + Space (Vocon, Inc.) 216/623-3888 Townhomes of Ohio City) Associates (John Hay High School)
10 Properties | December 2006 www.propertiesmag.com 11 Familiar Faces When You Want It Done Right BOMA Greater Cleveland honors members at annual celebration Story and photo by Ken Krych Snow Removal, Too! Dun-Rite also specializes in professional snow he Building Owners and Managers removal for commercial businesses. To assure the Association (BOMA) of Greater safety and accessibility of your property, Dun-Rite’s Cleveland recently announced the professionally maintained fleet of trucks is ready and T staffed 24/7. We use only Dun-Rite equipment and installation of their 2007 officers, BOMI professionally trained drivers, never subcontractors. (SMA, RPA and FMA) 2006 graduates COMMERCIAL SHINGLED ROOFS COMMERCIAL FLAT ROOFS Call today for a FREE estimate. and winners of this year’s prestigious A statement is faxed At Dun-Rite, we have been the established roofing specialists, serving Northeast Ohio since 1989. We have made each time we are in “Members of the Year” award at its 91st roofing our primary business, as two-time winner of the prestigious Weatherhead 100 Award, recognizing continuing your lot to assure Annual Business Meeting Awards held growth and superior service. Promoting safety and integrity, Dun-Rite requires weekly OSHA safety training and accurate billing. participation in the Ohio Bureau of Worker’s Compensation Drug-Free EZ Program by all employees. Refuse to settle at the City Club. for other so-called roofers, who are unlicensed, uninsured, unreliable, and unaccountable. At Dun-Rite, all of our The year’s theme was F.A.C.E.S., which work is completed by our factory trained and certified team of professionals, never subcontractors. We guarantee the stands for Facts, Advocacy, Celebration, highest-quality products, all with manufacturer-backed warranties, thorough jobsite cleanup and individual attention throughout the entire process. Let us take care of the roof over your head. Education and Services. Renee Evans, RPA, BOMA President began the “Facts” portion with an announcement that BOMA had reached an “all time high” in member- • Residential Roofing • Windows, Siding & Gutters ship. Currently, BOMA represents 155 • Commercial Roofing • Electrical Work • New Construction • Snow Removal Since buildings, 62 in the Central Business LEADING THE WAY 2007 officers include (from left) BOMA Greater Cleveland President • Renovation Projects • Visit Our Showroom 1989 District and 93 in the suburbs with 16 Renee Evans, 1st Vice President Mark Boehnlein, 2nd Vice President Brian Capelli, and CONSTRUCTION • Excavating Services • Financing Available new members and 19 new associate • Precision Masonry 1.800.422.RITE Secretary/Treasurer Mike Springer. & Tile Work Condo Associations, Retirement Homes, members totaling 136. Office Complexes & Shopping Malls www.dun-riteconstruction.com Ron Martinez, of Janitorial Services, cial pins in recognition of exceptional 11 2006 graduates and presented Nicole DEPENDABLE / PROFESSIONAL / SAFE / LICENSED / BONDED / INSURED / WORKERS COMP Inc. and associates council committee efforts by a number of members. Janice Deremer, of DBS Communications, with chair told members that 2007 would be Parham, BOMA executive vice presi- the 2006 Associates Member of the Year celebrated as “Peace, Love and BOMA,” dent, presented pins to Allen Shema, award and Don Craven, of 55 Public at its annual May Vendor Show to be RPA, of Weston Inc. in Solon, who is in Square LLC, with a Member of the Year Properties Magazine, Half Page Ad (7” x 4.875”) held at Windows on the River in the charge of purchasing; Lori Alba, of DAS award. Please center in 7” x 4.875” live area.Architectural Flats. Construction in Garfield Hts., for mar- McBride also cited the William J. photographic design Jon Burger, CPM, and governmen- keting; and Bill McCarthy, RPA, FMA, Jennings Scholarship that $1,600 dollars experience since 1978. tal affairs committee chair with Duke SMA IPC, of McDonald Properties LLC has been gathered for 2007. Realty Corporation, of Independence, in Cleveland, who is on four commit- The “Education” and “Services” • helicopter/plane aerials presented the “Advocacy” update. tees. portions of the meeting were presided • construction progress The “Celebration” portion of the Mary McBride, RPA, professional over by Renee Evans, BOMA Greater CLIENT AUTHORIZATION TO PROCEED• restoratioestorationn event included the presentation of spe- development committee chair recognized Cleveland president. P • worldwide assignments • digital services DATE • specializing in larger format view camera • superb hand-enlarged CLIENT: Dun-Rite EDUCATIONAL b/w & color prints DATE: 3.6.06 EQUIPMENT PROJECT: Properties Magazine VERSION: 3 Serving Cleveland and Northeast Ohio Since 1936 Marketing by Design JOB NUMBER:850-0011 We are specialists in: • Operable Panel Partitions • Accordion Doors • Chalk/Marker Boards • Bulletin Boards • Trophy & Display Cases • Signage • Directories SALES INSTALLATION SERVICE
Call Bill Schuemann, President 845 Overholt Rd., P.O. Box 154, Kent, Ohio 44240 — Phone (330) 673-4881 Fax ((330) 673-4915) (216) 382-4409 / Fax: (216) 381-SNAP / www.WESNAP.com
12 Properties | December 2006 www.propertiesmag.com 13 Created with Care Brightside Academy facility opens in Cleveland’s Glenville neighborhood N_fËjNXkZ_`e^Pfli9XZb6
leveland Mayor Frank G. Jackson recently joined Ward 8 C Councilwoman Sabra Pierce Scott, Gi\Z`j`feK\Z_efcf^p8cXid#@eZ%F]]\ijJ\Zli`kp Horace W. Young III, owner of the Young Family Building, Harold Lewis, CEO of Brightside Academy, and commu- Fgk`fejK_Xk>ifnN`k_Pfli:fdgXep nity stakeholders to cut the ribbon and officially open Glenville’s newest day 8dfe^fligif[lZkfgk`fej#n\f]]\iXe\ogXe[XYc\;MI ;`^`kXc care center. The $1 million Brightside M`[\f I\Zfi[\i jpjk\d k_Xk Xccfnj pfl kf Yl`c[ pfli j\Zli`kp Academy Early Care and Education jpjk\dXjpfliZfdgXep^ifnj%=fi\oXdgc\#pfldXpZ_ffj\kf Center, at 10548 St. Clair Ave., was jkXikn`k_X]fli$Z_Xee\c;MIjpjk\dkf[Xp$n`k_k_\befnc\[^\ built to provide a quality education in a safe environment for local residents and k_XkpflZXeYl`c[kfX(-$Z_Xee\cjpjk\dkfdfiifnn`k_flkpfli the greater community seeking quality `e`k`Xc`em\jkd\ekY\Zfd`e^fYjfc\k\% care and education for their children. Brightside Academy, one of the larg- Photo courtesy Brightside Academy BIG FOR KIDS Brightside Academy, one of the largest providers of early care and education 8]k\i Xcc n\ nflc[ c`b\ kf ^ifn Xcfe^ n`k_ pfli ZfdgXep# efk est providers of early care and education services for children between the ages of 6 weeks to 12 years of age and their families, fm\iZ_Xi^\`k% services for children between the ages consists of 39 locations with operations in Pennsylvania, Ohio and New York, which service of 6 weeks to 12 years of age and their more than 5,500 children. families, consists of 39 locations with K_XkËj aljk fe\ dfi\ \oXdgc\ f] Gi\Z`j`fe K\Z_efcf^p 8cXid operations in Pennsylvania, Ohio and tion center – designed to accommodate above new tiled bulkheads, and the addi- f]]\i`e^1 New York, which service more than 191 children – includes all new secure tion of new awnings, signage, fencing 5,500 children. indoor/outdoor playgrounds for the rec- and landscaping. “This new facility will allow parents reation and enjoyment of their students. Funding for the project came in part Gif]\jj`feXcHlXc`kpN`k_8G\ijfeXcKflZ_ in and around the Glenville community Architect Dan Bickerstaff designed from the City of Cleveland’s Storefront to have more choices for providing day the interior space and created the out- Renovation Program. The Storefront care services for their children,” Pierce door playground and drop-off area on Program’s goal is to assist property Scott says. the side of the building. City Design owners and businesses in comprehen- To help combat the problem of Specialist Tim Barrett was responsible sively rehabilitating the exterior surfaces childhood obesity and with the goal to for the exterior look of the building of existing neighborhood retail build- keep children active, this new educa- including new display windows designed ings. This is typically done by installing new display window storefront systems, cleaning or painting the building, land- We help Property Investments scaping and fencing the surrounding site, and designing creative signs for the SOARSOAR business tenants. The objective is to inner & Co. LLP is renowned for our real- estate financial services. In fact, our clients rely improve the economic, marketing and on Zinner & Co. LLP for real-estate expertise aesthetic conditions of the neighbor- Zand know-how and to advise them on the implications hood commercial district, enabling these of any real-estate transaction. retail areas to remain competitive in a regional market. We’re Zinner & Co. LLP, a full-service accounting, tax The City offers Storefront Program and wealth-management consulting firm focused on applicants financial assistance in the form the success of each of our clients of rebates or low interest loans as well as free design and technical assistance from You can trust the professionals at Zinner & Co. LLP the application through the construction to be an essential financial partner for your commercial real-estate investments. phase of the project. The City’s Design Your success is our business. Specialists works in coordination with the neighborhood community develop- ment corporations’ (CDCs) Storefront Program Coordinators to assist applicants through every phase of the program. P 29125 Chagrin Boulevard • Cleveland, OH 44122 (%/--%,/0%+(-, Phone: 216.831.0733 • Fax: 216.765.7118
14 Properties | December 2006 )*--'D`c\jIfX[#9\[]fi[?\`^_kj#F_`f++(*+www.propertiesmag.com 15 CLEVELAND’S LARGEST INVENTORY OF BRICK October Construction Drops Four Percent CLAY BRICK • EXPERT BRICK MATCHING • CONCRETE MASONRY ew construction starts in October “The primary reason for this year’s October nonresidential building and fell 4% to a seasonally adjusted slowing pace of construction starts has public works were not able to provide N annual rate of $601.8 billion, been the sharp pullback by single-family the same support as before, and the according to McGraw-Hill Construction, housing,” stated Robert A. Murray, result was the weakest pace for construc- a division of The McGraw-Hill vice president of economic affairs for tion starts so far in 2006. It’s expected Companies. Moderate declines com- McGraw-Hill Construction. “The slide that nonresidential building and public pared to September were reported for for single-family housing grew pro- works will at least stabilize in the clos- each of the construction industry’s ing months of 2006, which will help three main sectors – nonresidential cushion the retreat still underway for building, residential building, and It’s expected that nonresidential build- total construction activity.” nonbuilding construction (public ing and public works will at least works and electric utilities). Through Nonresidential building the first ten months of 2006, total stabilize in the closing months of 2006, Nonresidential building in October construction on an unadjusted basis decreased 4% to $188.7 billion came to $567.4 billion, up 0.5% rela- which will help cushion the retreat still (annual rate). Reduced contracting tive to the same period a year ago. was reported for the two largest insti- The October statistics produced a underway for total construction activity.” tutional structure types – educational reading of 127 for the Dodge Index buildings, down 12%; and healthcare (2000=100), down from a revised 132 nounced in late spring, and it’s been facilities, down 36%. In both cases, the for September. The pace of construction followed by a further loss of momentum declines were relative to strong activity starts has slowed markedly in recent through October. in September. months – the Dodge Index averaged 146 “Meanwhile, nonresidential build- “The near term prospects for school during the first half of 2006, but over the ing and public works were holding up construction remain positive, given the 9005 Woodland Avenue, Cleveland, Ohio 44104 next four months the Dodge Index has well, partially offsetting the downturn increased funding from numerous bond Phone: 216.791.9800 • Fax: 216.791.5116 averaged 132, a decline of 10%. for single-family housing. However, in measures passed in recent years, and
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16 Properties | December 2006 www.propertiesmag.com 17 hospital construction for 2006 as a whole that reached groundbreaking in October A number of nonresidential structure continues to be brisk,” Murray says. included a $320 million cement plant in types were able to post October gains. The manufacturing plant category West Virginia, a $273 million automo- Office construction grew 15%, as large dropped 31% from a September that tive plant in Indiana, a $145 million projects reached groundbreaking in San was boosted by the start of a $1.5 billion ethanol plant in North Dakota, and a Francisco, California ($232 million), uranium enrichment plant. If this huge $140 million ethanol plant in South Harrisburg, Pennsylvania ($100 mil- project is excluded, the manufacturing Dakota. New construction starts for lion), and Boston, Massachusetts($96 plant category in October would be hotels in October were down 12%, while million). Inundated with Paper up 125%. Large manufacturing projects warehouses slipped 2%. “While still well below the volume present at the end of the 1990s, office construction in 2006 has shown healthy INDUSTRIAL & COMMERCIAL CONSTRUCTION/RENOVATION/REPAIRS growth, with the first ten months up Documents? 31% compared to the same period of 2005,” Murray says. Store construction in October climbed 7%, aided by the start of a $130 mil- lion retail project in Atlanta, Georgia. "UCKET 4RUCK 3ERVICES The smaller institutional structure types showed increased activity, led by a 102% *>À}Ê ÌÊ } Ì} rebound for public buildings from a weak www.clockelectric.com September, reflecting more military and ÝÌiÀÀÊ } Ì}ÊEÊ Õ`}Ê detention facility work. 7>Ê*>VÃ Amusement-related projects advanced *iÊ,iÛ>ÊÊ 55%, due to the start of a $150 mil- >`ÉÀÊÃÌ>>Ì lion casino expansion in Milwaukee, Wisconsin, while transportation termi- >Ìi>ViÊÊ nals grew 37% with groundbreaking for ÌÀ>VÌÃÊÛ>>Li a $122 million renovation of a rail ter- minal in New York, New York. Church -}Ê,i«>ÀÃÊ construction in October registered a 4% ÊEÊ i increase.
Call on us for 24-HOUR EMERGENCY SERVICE: 800.837.9550 Residential building Residential building, at $283.4 billion (annual rate), was down 4% in October. Let eBlueprint create an Online Document Storage solution for you. Single-family housing retreated 4%, and • All files are saved on our website for instant viewing and has now seen weaker activity for nine • ordering 24/7. straight months. On a year-to-date basis, single-family housing during the January- • Drawings are databased by discipline, according to October period of 2006 dropped 11% in dollar volume, reflecting this regional • title block, making it easy to navigate to the drawings pattern – the Midwest, down 19%; the • you need. West, down 18%; the Northeast, down 13%; the South Atlantic, down 9%; • All previous drawing versions remain archived on the while the South Central ran counter • website for future reference. with a 6% gain. The cost of financing has not been the impediment to housing • Call eBlueprint today for your free solutions consultation • demand, as the 30-year fixed mortgage • guaranteed to make your job easier. rate held at 6.4% in October, the same rate as September, and has since dropped Cleveland, OH Akron, OH to 6.2% in November. 4507 Lorain Ave. Cleveland, OH 44102 P: (216) 281-1234 1915 W. Market St. Ste. 200 Akron, OH 44313 P: (330) 865-4800 “Diminished price appreciation has 700 West St.Clair Ave. B25 Cleveland, OH 44113 P: (216) 522-0911 Aurora, CO significantly dampened investment- Beachwood, OH 10733 E. Bethany Dr. Aurora, CO 80014 P: (303) 696-6363 related housing demand,” Murray says. “Furthermore, potential buyers are right 23295 Commerce Park Rd. Beachwood, OH 44122 P: (216) 831-1111 Denver, CO now waiting for home prices to fall Westlake, OH 1408 Wazee St. Ste 100. Denver, CO 80202 P: (720) 974-7444 further, while sellers are still coming to 29225 Center Ridge Rd. Westlake, OH 44145 P: (440) 835-2343 terms with the changed environment.” Multifamily housing in October also retreated 4%, as this structure type Or visit www.eBlueprint.com
18 Properties | December 2006 appears to be settling back from the elevated pace reported earlier in the Building Owners year. At the same time, a number of and Managers large condominium projects reached BOMA groundbreaking in October, located in Association BUSINESS of Greater Cleveland www.1-800-800-Roof.com Sunny Isles Beach, Florida ($126 mil- CLEMSON ROOFING lion); Clearwater, Florida ($118 million); Atlanta, Georgia ($103 million); and St. optional event in January, the much-antici- Your Roofing Specialist Petersburg, Florida ($91 million). Shouldn’t Your pated Office Building & Industry Trade Residential, Commercial & Industrial • Customer Satisfaction is our #1 priority: Show in May, the annual Golf Outing For your protection, employees drug tested & criminal background checked Nonresidential building Buildng Be a Part in July, an activity-packed Clambake Ask about our 17-point roof inspection & financing Nonbuilding construction in October in September and the Annual Business slipped 3% to $129.7 billion (annual of BOMA Too? Meeting, Awards & Installation Luncheon rate). Reduced contracting was reported in November. In addition, general mem- for bridges, down 7%; sewer systems, wning or managing a commercial bership meetings held throughout the year down 14%; and site work and miscel- real estate is a complicated business. focus on timely topics such as Emergency Preparedness, the Ohio Mechanics Lien 4HE PROFESSIONAL SOLUTION TO FIGHTING POOR INDOOR AIR QUALITY laneous public works projects, also down Multi-tasking, problem solving, Okeeping abreast of current conditions and Law and numerous building tours. 14%. October gains were reported for anticipating future needs are just some of As a member, your building can take river/harbor development, up 2%; and the duties that owners and managers must advantage of the BOMA Group Purchasing water supply systems, up 7%, with the handle on an ongoing Program, which offers a push coming from the start of a $90 basis. Did you know that savings from all contracts million water filtration plant project in there is an association of more than $1,000,000 Maryland. The volatile electric utility where you can search total. Choose from pre- category advanced 17%, helped by a for answers, discover qualified vendors who $1.1 billion natural gas plant in Texas resources and meet peers are leaders in their fields. that was included as an October start for who share your successes Everything from air filters this category. and concerns? to office supplies is avail- The slight 0.5% increase for total BOMA Greater able through the Group construction during the first ten months Cleveland serves its Purchasing Program. Looking of 2006 was due to this performance members by being an There are many ways to by major sector – nonresidential build- advocate on industry be active within BOMA ing, up 12%; residential building, down issues at the local, state Greater Cleveland. Committees meet regu- 9%; and nonbuilding construction, up and federal levels. BOMA for the Greater Cleveland offers larly for the Associate’s 17%. By geography, total construction networking, education “There are many Council, Governmental during the first ten months of 2006 was and professional develop- Affairs, Group Purchasing, mixed – the South Central, up 13%; ways to be active 3INCE A POWERFUL FORCE IN (6!# SYSTEM ment opportunities; and a Hospitality, Membership, the Northeast, up 2%; the Midwest and right HYGIENE AND COMMERCIALINDUSTRIAL CLEANING source for group purchas- within BOMA Programs, Professional West, each down 2%; and the South ing and other targeted Development, Safety and Atlantic, down 4%. P services. Greater Cleveland.” Security, Suburban Section, /UR PROFESSIONALS BOMA Greater Cleveland Members Superintendents and u #LEAN AND SANITIZE THE ENTIRE !IR #ONVEYANCE 3YSTEM !#3 INCLUDING know they have a strong ally in BOMA Engineers and the Golf Outing. fit? THE AIR HANDLING EQUIPMENT HEATINGCOOLING COILS GRILLES AND DIFFUSERS International, which defends their interests A one-time, non-refundable fee of $200 before Congress, federal agencies, and code must be included with membership appli- u )F NECESSARY APPLY %0! REGISTERED ANTI MICROBIAL COATINGS TO CONTAMI and standards organizations. For example, cation. Dues are determined by the type Call Weston NATED DUCTWORK AND COMPONENTS BOMA International has continued its of membership and building size, and are efforts to keep the elimination of Capital assessed on an annual basis. u 3EAL DETERIORATED FIBROUS GLASS DUCT LINER Gains tax, the reform of the Endangered The benefits of BOMA membership far Real Estate u 0ERFORM FIBEROPTIC !#3 INSPECTIONS AND SUBMIT COMPREHENSIVE WRITTEN Species Act, Fire Sprinkler Tax incentives, outweigh the cost of joining. From the (440) 349-9000 REPORTS BUILDING and Forced Access at the top of national Group Purchasing Program to network- MAINTENANCE lawmakers’ to-do lists. ing and everything in-between, a BOMA www.teamweston.com u 3TRATEGICALLY PLAN EACH JOB SO IT IS DONE EFFICIENTLY THOROUGHLY AND WITH 1934 St. Clair Ave., On the local front, BOMA Greater Greater Cleveland Membership is a wise
OUT INTERRUPTING YOUR BUSINESS Cleveland, OH 44114 Cleveland is active in the Euclid Corridor investment for you and your building. YourSee Vision To We Transportation Project and the Cleveland !DDITIONAL #LEANING 3ERVICES INCLUDE LAB HOOD EXHAUST SYSTEMS COMPUTER Chemical Cleaning • Caulking Inner Belt Study Scoping Committee. The ROOM SUBFLOORS LAUNDRY EXHAUST SYSTEMS AND KITCHEN HOOD EXHAUST SYSTEMS Brick & Stone Replacement organization is equally active with suburban Waterproofing • Sandblasting members and their specific issues. Tuckpointing • Concrete Repairs Networking opportunities run throughout Janice L. Parham the year. They include a fabulous black-tie Executive Vice President ÜÜÜ°ÃiÀÛViÌiV VÀ«°V CALL RUSTY OR LISA FERGUSON: * iÊÕÃÊÌ`>ÞÊ>ÌÊ{{äÇÎx£xäxÊÉÊnääÓÎäÓ For more info on this article or BOMA Greater Cleveland, contact Janice Parham Real EstateCommercial 216-771-0502 at 216.575.0305 or [email protected] 20 Properties | December 2006 www.propertiesmag.com 21 Building Properties Northeast Ohio’s Changing Landscape A brief history of Northeast Ohio’s monthly realty, construction & architecture magazine Defining construction projects during the Properties By Lou Kren years (December 1946 – December 2006) n 1946, Jack J. Wyse purchased a 12-page publication, Apartment House and Building Management, Compiled by Nancy Loyan Schuemann I and changed the name to Properties magazine. Mr. Real Estate, as he was known, nurtured his baby and for more than 40 years built it, refined it and watched it grow to become the granddaddy During the past 60 years, Properties has profiled the many landmark structures that have been con- of locally published magazines. structed in Northeast Ohio. Included here is a selected assortment of major construction and renovation projects in the area. Wyse, a Clevelander and per,” he wrote in that same 1930 graduate of John Adams statement. More than report Greyhound Bus Terminal • 1465 Chester Avenue (1948) High School, would do more what was going on, Wyse would Designed by architects William A. Arrasmith with Wischmeyer, than just publish a magazine, position Properties to be a voice Arrasmith and Elswick Architects (who also designed terminals in he would be a leader in the for positive change. Washington and in Baltimore), the $1 million terminal was the larg- Northeast Ohio real estate Aiding in that effort was est in the country when dedicated on March 31, 1948. With 400 daily and construction sectors, ral- Gene Bluhm, who signed on buses serving 3 million passengers per year, the building featured a lying the troops and pushing to beginning with the April 1947 FIRST READ The premier issue of Properties, waiting room for 300 with a full restaurant, complete drugstore and keep those sectors strong. As issue. A WWII Army Air at 24 pages long, hit the streets in December of 1946. barbershop. In 2000, the structure underwent extensive renovation. he wrote in a 1946 statement Corps veteran, Bluhm joined introducing the magazine: Properties part-time while Krych. Krych, now with 35 years of con- Illuminating Building • “55 Public Square” (1957) “We in the real estate and attending college on the G.I. struction-information experience under This structure was the first skyscraper constructed since the Terminal construction industries have Bill. Intent on a career in radio his belt, has brought the magazine to Tower in 1930. The 25-story aluminum and glass building was the three-fold job of: one, put- broadcasting, he gradually took the Internet (www.propertiesmag.com), designed by architects Carson and Lundin of NYC and McGeorge and April 1951 ting our own homes in order; on more tasks at Properties while redesigned it and reinvented it to better Associates of Cleveland. It towered 298 feet above Public Square with two, telling the people about switching his radio work from serve its 20,000 monthly readers. 22 floors, plus three mechanical floors on top. The tower is a center the services we perform; and, full- to part-time. (Gene would Wyse operated the magazine out of the core, curtain-walled structure completely sealed and air conditioned three, developing strong united announce news and music on old Kangesser building at 2921 Prospect with four passenger elevators and a two-story lobby. organizational leadership. BREAKING GROUND Properties founder Jack Wyse, a Clevelander Cleveland stations for 22 con- and 1930 graduate of John Adams High School, became a leader Ave. until 1958 when he moved it to the “Properties dedicates itself to secutive years under the name in the Northeast Ohio real estate and construction sectors, allying former WHK building at 5000 Euclid East Ohio Building • 1717 East 9th Street (1959) these principles. It will speak Gene Elwood.) Bluhm served the troops and pushing to keep those sectors strong. Ave. Today it operates out of a Kamm’s This was the first Post-War skyscraper in the E. 9th Street area. out. It will forge an editorial as editor of Properties, then in Corner location on Cleveland’s West Designed by architect Richard Roth of NYC, the structure featured tool to help preserve democratic to regulate the wartime economy. And 1989, after Wyse’s death, he Side. “new” curtain-wall construction. principles in this republic – particularly Wyse attacked it with the vigor of a four- purchased the publication. Bluhm sold Those are the facts, but the people as it affects the industry we live in.” star general. Properties after putting to bed the June behind them are what made the maga- McDonald Investment Center • 800 Superior Avenue, The big issue at the time was rent “Forces are at work to undermine the 1997 (his 602nd) issue. zine work. Wyse and Bluhm had differing Northeast (1968) control, an artifact from World War II sound business principles upon which Since that time, Properties has pros- personalities and styles, but both had a Designed by Charles Luckman Associates and The Austin Company, and the various price controls enacted real estate and construction can pros- pered under the ownership of Ken single-minded purpose to make Properties this 234-story, 305-foot brick veneered steel frame structure took the best it could be. Krych has the for- two years to complete. It rests on a “floating foundation” and pad of October 1958 tune, and the responsibility, to follow concrete over a brick platform base. DESIIGN-BUIILD CONTRACTORS in the footsteps of two giants who com- manded respect and admiration from Central National Bank Building • 800 Superior Avenue, ""BBuuiillddiinngg TTrruusstt SSiinnccee 11995555"" readers, advertisers and the regional Southwest (1969) construction and real-estate community. Architect Charles Luckman designed this 23-story, 305-foot building Those familiar with these men can sum- with 531,000 feet of rental space. The structure rests on a reinforced PROFESSIONAL COMMERCIAL marize them best. five-foot thick concrete mat. The exterior is of bronze-tone brick, *In-House Architectural Team* INDUSTRIAL RETAIL structural steel and exterior wall glass. *Value Engineering* Jack Wyse (1914-1988) Bond Court Office Building • 1300 East 9th Street *Turnkey Services* • “Jack stood like a colossus over the (1971) industry,” wrote Bluhm in a memo- Architects Skidmore, Owings & Merrill out of Chicago designed this rial published after Wyse passed away 20-story, 270-foot office building connected by an atrium for a IIn Ohiio: 800-223-7318 in 1988. “He was a true leader in the 620-car parking garage designed by Cleveland architects Bialosky field, and Properties magazine was his wwwwww..ssttaarriinncc..cccc & Manders. vehicle.” November 1969 • “He was everyone’s friend,” writes Contact STAR Today to Discuss the Growth of YOUR Organization! Gregg Mazurek, then of The Builders Exchange, in a letter to Properties
22 Properties | December 2006 www.propertiesmag.com 23 One Cleveland Center • 1375 East 9th Street (1983) This “silver chisel,” designed by Hugh Stubbins and Associates stands 31 stories and 450-feet tall and features an exterior of reflective metal and glass cladding. At the base is a five-story glass garden atrium.
Eaton Center • 111 Superior Avenue (1983) This 28 story, 614,000 square foot structure of all-reflective glass was designed by Skidmore, Owings & Merrill out of Chicago.
DUAL DEVOTIONS “Properties was the great Cleveland Theatre District/Playhouse Square Historic love of his life, but he did have a heart big District • Euclid Avenue (1980s) enough for both of us,” says Jack Wyse’s The historic Cleveland Theatre District was rescued from the wreck- February 1977 widow Bea. ing ball in the mid-1980s and its luxurious theatres – State Theatre, in 1988. “He knew everyone in the Hanna Theatre, Allen Theatre, Palace Theatre and Ohio Theatre construction industry from the pol- – were restored to their original luster. ished professionals to the subtrades. His quick wit and timely observations Standard Oil (BP) Building • 200 Public Square (1985) served to brighten every meeting he This looming 45-story, 650-foot, 1,508,000 square-foot building ever attended.” impacted the design of Public Square. The structure cost over $200 million to build. Around 76 shafts sunk 230-feet deep to hit • “My brother Jack was my guide, my bedrock support 20,000 tons of structural steel plus the marble teacher, my advisor and my coach for and granite. over 60 years,” says Mark Wyse, of Wyse Advertising. “He was very well Galleria at Erieview • E 9th and St. Clair (1987) liked and was always there to help his This was the city’s newest shopping arcade with its Art Deco customers.” www.careyroofing.com design and tinted glass atriums. • “I always admired him,” says Victor Gleb, of former Victor Gleb Inc. and Tower City Center (Renovation) • Public Square (1990) December 1986 the first sales associate for Properties The landmark Terminal Tower was completed in 1930 and the renovation was a blend of old and new. The old train station was converted into a multi-level shopping mall with the added new con- Next to your windows, we’re the very best. struction of the Ritz-Carlton Hotel and Skylight Office Tower.
If you want the very best in design & quality for your Key Center/Society Center • Public Square (1989) building and construction needs, come to us for personal This 57-story, 1.25 million square-foot, 888-foot tall office building service. We welcome you to visit our showroom, which holds the distinction of being Ohio’s tallest building, overshadowing is equipped with the latest in motorized shades. Open the historic Terminal Tower. Monday- Friday, 9 am to 5 pm. Gateway Complex (1994) CHANGING TIMES In the Properties archives Jacob’s Field – This asymmetrical baseball park of unclad metal is this hand-drawn re-design mock up from • Residential with yellow brick facing and interior catilevered walls features the early 1980s. • Commercial vertical light towers. The architects involved were Hellmuth, Obata during the summer of 1947. “He was & Kassabaum Sports Group out of St. Louis and Robert P. Madison September 1990 • Institutional fun to be with, very creative and a International, Inc. of Cleveland. great sales person.” Quicken Loans Arena/The “Q”/Gund Arena – Designed by Ellerbee- Design, installation, cleaning & repair experts • “In the early days I was involved in Beckett of Minneapolis and Robert P. Madison International, Inc., this operating with pride since 1922 home building,” says Sam Miller, of oval building with circular projections features and arched roof with Forest City Enterprises. “Jack would a secondary roof covering catelevers over an open span. ‘Steal The March’ from The Cleveland Press and The Plain Dealer with early Rock and Roll Hall of Fame and Museum • North Coast Art Window Shade information on building from us and Harbor (1995) he kept the source a secret.” Architects Pei, Cobb Freed and Partners out of NYC with Robert P. Madison International, Inc. of Cleveland created this sentinel on & Drapery Company • “Properties was the great love of his life, the water. It features a glass pyramid, tall white tower faced with but he did have a heart big enough rectangular cladding and an outdoor plaza in front. 3314 Prospect Avenue, Cleveland, OH 44115 for the both of us,” recalls Bea Wyse, Phone 216.361.2330 • Fax 216.361.1080 whom Jack met in 1974 and married www.artwindowshade.com the next year. “I requested copies of September 1995
24 Properties | December 2006 www.propertiesmag.com 25 the 60th Anniversary issue of Properties Great Lakes Science Center • North Coast Harbor so that I can send them out to all the Around the Bluhmin’ Town (1996) children, grandchildren and Jack’s 18 By Judy Bluhm The world of science is encompassed in this 165,000 square-foot great-grandchildren so that they can building with attached Monel metal clad domed, 320 seat, Omnimax see the heritage that they are part of.” hat a difference a day makes my daughters? Why do I tell my grand- theater. Constructed of concrete, metal and glass, it features “hands- – not to mention, 60 years! sons to be honest, treat others fairly and on” exhibits. W My father, Gene Bluhm, former strive to do good deeds? Because I spent editor and publisher of Properties, would a childhood with a man named Gene Taussig Cancer Center, The Cleveland Clinic • Euclid have welcomed with great pride this Bluhm, who through his efforts, taught Avenue (2000) anniversary. Sixty years and one heck of me these virtues and values... and so The region’s largest and most state-of-the-art cancer center created a magazine later, he’d wonder where all much more. a new landmark for The Cleveland Clinic. The sprawling serpentine the years went. He’d also be amazed at For all of you readers of Properties in styled building was designed by Cesar Pelli and Associates, standing how technology changed the world. Cleveland, please look me up if you’re April 1996 four stories featuring sandy-hued granite, linen finish stainless steel My father, who passed away in 1999, ever in Phoenix. I write a weekly panels and accents and high efficiency fretted glass. was editor-in-chief and then publisher of column, “Around the Bluhmin’ Town,” an innovative monthly magazine with- in the Desert Advocate, a weekly news- Weatherhead School of Management at CWRU/Peter B. out the benefit of technology. How did paper in Northern Arizona.” Okay, so I Lewis Building • Ford Drive (2002) Gene Bluhm he do it? Imagine writing articles and shamelessly copied my father’s column This landmark six-level, 152,000 square foot structure of swirling advertisements on a typewriter. My dad that was printed for 50 years. Hey, my metal, brick and glass was designed by world-renowned architect, Gene Bluhm (1920-1999) mastered the art of perfection – how else Dad could write circles around me! But, Frank Gehry with Gehry Partners, LLP. • “Gene took a chance on a college kid could he have put out a magazine every I know he would be proud that I try. with no experience who just wanted month without the help of computers, defined responsibility and excellence. It is simply fantastic to see how Akron Civic Theater • 182 Main Street, Akron (2002) to see if journalism could be his call- email, cell-phones or faxes? Yikes! This He was a talented writer and was the Properties magazine has evolved. I know The historic 1929 Akron Civic Theater was restored to its former glory ing,” recalls Lou Kren, trade-magazine man used an old Smith Corona without master of “multi-tasking” long before we that my father, Gene Bluhm, was an with the addition of modern technology and upgrades. One of only spell-check. Now that’s amazing! integral part of this great publication. editor and Properties contributor since ever heard of the phrase. five surviving atmospheric theaters in the country, it was designed 1989. “Gene showed me the ropes More importantly, my father lived My father was a family man and a Happy Anniversary, Properties! Sixty by architect John Eberson of New York and renovated by Turner and was the one most responsible for in a time where a handshake meant “a loving father to his children, Gary and years and still going strong, let’s blow Construction Company. making this my life’s work. Thanks, deal.” He would sell someone advertising Judy. He was devoted to my mother, out the candles and have a big piece of November 2002 P Gene.” and before the contract was in the mail Florence Bluhm, who often helped out cake. Healthspace • 8911 Euclid Avenue (2003) (remember snail mail?) he’d run the ad. by editing the magazine. Dad understood • “Gene molded both the appearance The former Cleveland Health Education Museum was transformed A handshake or your word meant every- that “making a difference” is not simply and the flavor of the magazine over Judy Bluhm is the daughter of late Publisher and with construction of a new contemporary facility of glass and thing. My father’s business practice was measured by positions, titles or money. the years,” recalls Ken Krych, current Editor Gene Bluhm. She resides in the Phoenix, Brazilian green slate, designed by Bucchieri Architects of Cleveland. mapped out each day in his complete His enduring multigenerational legacy is publisher of Properties. “His efforts won Arizona area, is a real estate agent for Century mastery of the smallest of details, while passed on in a million little ways. Why both national and local awards as well 21 and writes in the local newspaper. You can House of Blues • Euclid at E 4th (2004) never overlooking the big picture. And do I keep my promises? Why did I go to as recognition from a number of trade email Judy Bluhm at [email protected]. The old Woolworth building was converted into a 30,000 square foot what a “big picture” it was. Looking college? Why do I write? Why do I help restaurant and concert venue by MRN, Ltd. associations to which he gave his time back through the archives of Properties, and leadership.” it was a first-rate magazine from incep- Idea Center • 1375 Euclid Avenue (2005) • “I started working with Gene at tion and a visionary concept. Today, it With the creation of ideastream, merging WVIZ-TV with WCPN Properties after he injured his shoulder remains relevant, unique and, as then, radio, the need for a new headquarters grew. Out of that need came in 1970 and we worked there together innovative. Idea Center, a $42 million project designed by URS Corporation and ever since,” recalls Flo Bluhm, Gene’s Who was Gene Bluhm? Each day, he Westlake, Reed, Leskowsky. The existing structure was renovated, widow. Wrote Gene, in his trademark got up for work, dressed in a business March 2005 creating studios, a theater and educational classrooms. Technology folksy manner: “My favorite gal wound suit and went to the office “downtown.” abounds in this contemporary space. up with a 27-year part-time career He worked hard, sought for perfection, which expanded into circulation, held high standards and was supremely Stonebridge • The Flats (2005) paste-up and bookkeeping.” proud of the “copy” that he produced Beginning with one apartment building in 2001, Stonebridge has each month. When he bought the maga- And Properties, built on Jack Wyse’s transformed the west bank of the Flats into a neighborhood with zine and became the publisher, he was ▲ #ONSTRUCTION -ANAGEMENT foundation and Gene Bluhm’s leader- its hub of apartment, condominium and office buildings and res- already at an age when most of us are ship, should maintain its lofty perch. taurants. Partners Bob Corna and Doug Price have transformed the thinking about retirement. He enjoyed “Ken Krych has done a wonderful job ▲ 'ENERAL #ONTRACTING scenic location along the Cuyahoga River into a blend of glass and hard work and loved all things related of keeping the magazine in the limelight steel contemporary residences while maintaining the historical to Properties. And it showed each and and certainly in the public’s eye,” says integrity of the Old Superior Viaduct and surrounding structures. every month. ▲ $ESIGN"UILD Bea Wyse. “It has grown and developed In those days, putting out a monthly and the physical layout of the magazine As 2006 draws to a close, we reflect on Cleveland’s diverse was like giving birth every 30 days. It is really superb. I think Ken has done a construction history and look forward to the future. New buildings, took incredible effort to compile the wonderful job and I think Jack would featuring new construction techniques, materials and design, will pages, proof the galleys and get the be very proud to see that this baby has 4HE +RILL #O )NC grow Northeast Ohio and Properties will continue to document “baby” out by deadline. It wasn’t just a ▲ ▲ ▲ October 2005 survived and is doing well.” P -AIN !VENUE #LEVELAND /( WWWKRILLCOM them. P job – it was a commitment. My father
26 Properties | December 2006 www.propertiesmag.com 27 PropMagAd 12/1/06 8:31 AM Page 1
You’ve made the choice to live in the city. Now it’s a matter of finding just the right place to call home. As the only planned residential community in an urban setting in the Cleveland area, Battery Park is more than merely an address. It’s a neighborhood more and more people are choosing because of its convenient location, choice of home styles, and unexpected value. When you make Battery Park your home, you’ll be able to choose from a wide variety of intelligently-designed floorplans. Then make your home reflect your style by selecting from a generous palette of amenities and options. You’ll be impressed with the level of attention, care and craftsmanship evident in every step along the way of building your new home. Here’s what makes Battery Park desired by so many: all of this is situated on a bluff overlooking the Lake Erie shoreline in the Detroit-Shoreway neighborhood, one of the most metropolitan redevelopment areas in Cleveland. You’ll be adjacent to one of the area’s greatest assets–Lake Erie– while having unique shopping, dining, and entertainment right in your neighborhood. Energizing the Neighborhood Your search is over. You’ve found Battery Park. Battery Park development offers rich traditions, lakeview living
By Nancy Loyan Schuemann | Photos by Frank Salle
new energy is radiating in the hoods, an “urban suburb.” Buyers range Detroit-Shoreway neighbor- from young professionals, empty nesters A hood of Cleveland with the to young families. Some grew up in and new Battery Park development at West around the Detroit-Shoreway neighbor- 73rd and West 76th streets near the hood, others are moving from renting in West Shoreway by Vintage Development the city to home ownership, while others Group. are gravitating toward an urban lifestyle Battery Park sits on a bluff overlook- from the suburbs. ing Edgewater State Park, offering views Battery Park is a neighborhood and of the lake and downtown Cleveland currently the largest housing develop- making it a desirable choice for hous- ment in the City of Cleveland. It is ing. Access to the waterfront adds also the first major housing develop- resort-style ambiance. The Historic ment project to come out of the City’s Detroit-Shoreway neighborhood affords Lakefront Plan. culture, entertainment and dining. A Planned Unit Development, Battery Downtown Cleveland is only a five- Park’s design site plan was created with minute drive. In its location, Battery input from the City of Cleveland, the Park defines “New Urbanism,” the return Detroit-Shoreway community (five of upscale residents to the inner city to community meetings were held) and create new, yet traditional neighbor- community groups.
28 Properties | December 2006 www.propertiesmag.com 29 living it uP “We use a higher- end construction product [so] the buyer will have a home with fewer problems,” says Mike Marous, project manager with Vintage Development Group, LLC nearby industrial sites. Large Buildings may have a story or two. windows open to views of the lake and downtown.” Chicago-style single-family townhomes are detached units with four levels of living space. These single-family homes line the perimeter of the site, cre- ating a smooth transition of the new neighborhood into the existing one. Front porches add a sense of community while rooftop decks offer views of the lake and the city. Both contemporary and traditional The $100 million housing develop- “Public meetings were held with the exterior designs are available. ment forms a “U” around a lakefront community and the development corpo- Exteriors are of dimensional shingles park of several acres with quaint, walk- ration. The existing neighborhood was with Alside Low E double-hung vinyl able streets with a mixture of lakeview incorporated in the final plan by protect- windows. Construction is of standard townhomes, loft buildings and Chicago- ing and preserving streets and blending panalized wood framing and floor trusses, style single-family townhomes. The with the fabric of existing homes.” built in a plant, engineered and set up on blend of traditional and contemporary Several design approaches were taken, site, affording a stronger, more structured architecture offers variety yet blends says Matthew Soloman, project manager unit. Insulation is rated R-19 for more with the surrounding neighborhood, the with City Architecture, Inc. energy efficiency. “Little Italy” of the West Side, centered “One was extending the city street “We use a higher-end construc- But neighborhoods have many more. near Mt. Carmel Church. The existing grid, the second was maximizing the tion product [so] the buyer will have a street grid is incorporated into the site, location with the view, and the third home with fewer problems,” says Mike with old and new flowing seamlessly. was maintaining the industrial aesthetic Marous, project manager with Vintage Key Community Development Lending is committed to the growth “It’s always a challenge to build some- of existing surrounding cottage indus- Development Group, LLC, a family- and development of economically challenged communities, and thing new in an old built-out, established tries,” Soloman says. “We used some owned business committed to the City always has been. Our dedication to low- to moderate-income urban neighborhood,” says Matt Zone, the cedar siding, a traditional lakefront of Cleveland. City of Cleveland’s Ward 17 council- material with fun colors to blend with Interior amenities include Merillat development areas is visible in the $250-300 million we invest annually man and a fourth generation resident the existing wood-sided houses, plus we Cabinets, granite countertops in kitch- in affordable housing projects, small business and other urban of the Detroit-Shoreway neighborhood. used sturdy masonry materials, reflecting ens and master baths, ceramic flooring in neighborhood enhancements.
Proud to be part of the team on the Battery Park project Our experienced, dedicated team brings together creativity and a variety of financing sources, including debt and equity financing, public sector loans, foundation grants, government guarantee programs and tax credits to craft specialized financing packages for urban communities.
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30 Properties | December 2006 Pleased to have provided painting & wallpapering at Battery Park Congratulations and continued success to Marous Brothers Construction
BringingBringing Solutions Solutions To Your To Concrete Your Concrete Problems Problems 1100 Evans Ave. TOM WHITETOM WHITE Akron, Ohio 44305
Photo Photo courtesy 2nd Street Advertising 330-633-5104330-633-5104 Fax: 330-633-5150 DOUBle singles Chicago-style single- CELL: 330-352-7618CELL: 330-352-7618 www.ohioconcrete.com family townhomes are detached units with four levels of living space. “We’ve turned painting into a science” kitchens and baths, Maytag appliances, laundry closets, laminate wood flooring, designing new homes pre-wiring for phone, cable, data and security, high-efficiency gas forced air and businesses Suncraft furnace and air conditioning and hot Painting & Decorating, LLC water. Gas fireplaces, basements and third floor studios are options. Homes beautiful streets range from 2,003 to 2,055 square feet Andrew E. Sandor and just 19 are being constructed. Prices and enduring places 26210 Emery Rd. Suite 310 begin in the $280,000’s. Cleveland, OH 44128 “One of the planning principles is that (216) 831-5651 the edge of the development shares the [email protected] existing streets with the neighborhood,” Soloman says. “The first layer of the “One of the planning principles is that the edge of the development shares the existing streets )N 3TOCK .OW «ÕL}ÊÃÕ««ÞÊV°«ÕL}ÊÃÕ««ÞÊV° with the neighborhood.... ÜÜÜ°>VÌÛi«ÕL}°VÜÜÜ°>VÌÛi«ÕL}°V Contemporary ideas and design are in the center 7iÊ >ÛiÊ>ÊLiÌÌiÀÊÃÕÌÊvÀÊÞÕÀÊÜ>ÌiÀÊ i>ÌiÀÊii`Ã of the site.” (IGH EFFICIENCY WATER HEATERS AND BOILERS Matthew Soloman s LOWER OPERATING COSTS s GREATER INSTALLATION FLEXIBILITY City Architecture s HIGHER EFFICIENCY s LONGER LIFE development is in scale with existing homes and shares details. Contemporary s LONGER WARRANTY s EASE OF MAINTENANCE ideas and design are in the center of the s LOWER PURCHASE PRICE s LOWER REPLACEMENT COSTS site.” Marous notes that the biggest chal- lenge of the project was coming up with a design to fit the community and to fit #ALL YOUR LOCAL WATER HEATER SPECIALIST AT with the City of Cleveland. #LEVELAND 3TU “I’m most proud of the way the neigh- 7ILLOUGHBY *OE borhood was laid out, the infrastructure, cityarchitecture 0AINESVILLE 0AT the views of the lake and city and the plan of the community,” Marous says. 3634 Euclid Avenue "AINBRIDGE 3TU Lakeview Townhomes feature scenic Suite 100 !SHTABULA !RT views of Lake Erie in an intimate build- Cleveland, Ohio 44115 ing of four townhomes. With three levels
32 Properties | December 2006 www.propertiesmag.com 33 COOKing in coMFORT Interior amenities include Merillat Cabinets and granite countertops .LIO>NI
air quality for the develop- ment. Every unit will come standard with a Carrier 92% high efficiency furnace and a 13 SEER Carrier air condition- ing unit. The company has found that this equipment has outstanding energy savings and will save homeowners money on their utility bills, according to Brian Friedman, president of Arco. In addition, indoor air quality accessories such as electronic air cleaners, humid- ifiers and programmable states will also be offered. (A one- year parts and labor warranty is of living space, a balcony terrace and brick, Hardi panel and vinyl with Alside offered from the move-in date a roof deck, the spacious suites feature Low E double-hung vinyl windows. All at no extra cost.) flexible floorplans and upscale materi- units have attached garages with two Low-maintenance enhances the easy- als. Townhomes range from 2,425 to openers. There are one eight-unit build- living lifestyle. An association fee covers 2,900 square feet. Prices start in the ing and two nine-unit buildings. Prices landscape maintenance and plowing for $460,000’s. range from $140,000 to $350,000. the entire Battery Park community. Avenue townhomes and ranch-style The primary HVAC contractor for Living at Battery Park is made afford- flats are located in the heart of Battery Battery Park is Arco Heating and Air able through creative financing. In Park. Located on “The Avenue,” a addition to offering new housing at wide street with a median of trees, “We tried to hit every part of the a variety of price points, National the street offers an unobstructed market, with price points that City Bank with its “NCHAMP” view of the park and lake. First mortgage offers reduced interest rate floor, one-story flats with patios touch every part of the market, financing 1.5 points below market range from 775 to 1,255 square not just a specific target.” rate. A 15-year, 90% tax abatement feet. Two-story, second- and third- that stays with the parcel further floor homes with balcony terraces Mike Marous reduces living expenses. range from 1,700 to 2,440 square Vintage Development Group, LLC “We tried to hit every part of feet. One-, two- and three-bed- the market, with price points that room units are also available. touch every part of the market, not Unique features include added commer- Conditioning, of Bedford Heights. Arco just a specific target,” Marous says. cial-grade construction and insulation has custom designed the heating and Battery Park is more than a hous- for soundproofing and sprinklers for fire cooling system for maximum efficiency ing development but a lifestyle, Marous protection. The exteriors are of cedar, while paying special attention to indoor explains.
771 Beta Drive, Suite A The total electrical supplier Cleveland, Ohio 44143 Serving the commercial, industrial and institutional construction Congratulations Marous Brothers 440.449.4005 markets, Mars offers a vast array of products for every budget, Fax 440.449.0883 on the Battery Park Development with a great selection of Ceiling Fans, Cable & Monorail Systems, Track Lighting, Recessed Lighting and more. General Civil and Municipal Engineering • Land Surveying • Land Planning • Project Management
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34 Properties | December 2006 www.mars-electric.com • 7898 Tyler Blvd., Mentor, OH • 440.205.1577 • Toll Free 877.229.7227 #5) WILL CHANGE YOUR MIND ABOUT HOW SERVICE l RMS OPERATE 7E SERVE AS A CONSISTENT RELIABLE PARTNER TO #5) OUR CLIENTS HOURS DAYS A YEAR
9OUR ONE SOURCE FOR s #OMPLETE *ANITORIAL 3ERVICES s ,ANDSCAPING "Tops in Building Services Since \ &AX \ WWW#5)SERVICESCOM VIEW ADVANTAGE Battery Park sits on a 1984" bluff overlooking Edgewater State Park, "ROADWAY 2OAD "LDG " /AKWOOD 6ILLAGE /( offering views of the lake and downtown Cleveland. “This project was planned out with quality subcontractors who pay close attention to detail to create the best possible product for potential buyers,” he says. Lighted sidewalks with on-street park- ing abound in the neighborhood. Its Timeless strategic location near Lake Erie affords 1SPVEUPCFBTVQQMJFS lakeside living with access to Edgewater State Park Beach, via paths and two PGXJOEPXTTJEJOHGPS Hardwood... underground access tunnels. The com- #BUUFSZ1BSL munity’s Lakeside Park allows for outdoor activities like bicycling, walking and jog- ging. About a third of the 13-acre site is Stop in to see us for our public green space. endless design selections Nearby, the historic Eveready Powerhouse, with its landmark smoke- stack, is to be renovated into a possible restaurant, marketplace and community 925 Callendar Blvd., Painsville Twp., OH 44077 center. “The most unique aspect of the project phone: 440-354-9119 • online: www.alside.com is that the developer realized that for over 100 years there was a large manu- facturer [Eveready] in the community and that it was important to preserve the Powerhouse to preserve the history of the existing site and in memorializing manu- McKnight & Associates facturing on the site,” Zone says. Battery Park’s location, just two blocks LANDSCAPE from the thriving Gordon Square Arts District, affords access to a lively urban ARCHITECTURE neighborhood with a mix of restaurants, theaters, galleries and shops. The Detroit-Shoreway neighbor- HELPING to KEEP hood is undergoing revitalization. Plans CLEVELAND for spring 2007 include narrowing the street, burying utility lines, streetscaping, GREEN expanding the sidewalks and creating space for pedestrians and outdoor cafes. Plans call for the West Shoreway to be converted from a freeway into a scenic (216) 771-1800 boulevard in 2009. www.mcknightla.com 1880 Mentor Ave. • Painesville • (440) 639-1990 Currently, $750 million in construction projects are underway in the Detroit- Monday and Thursday 10 a.m. - 8 p.m. • Tuesday, Wednesday, Friday 10 a.m. - 5:30 p.m. • Saturday 10 a.m. - 3 p.m. HARDWOOD36 • CERAMIC • LAMINATE • VINYL • CARPETP ro•perties AREA | December RUGS 2006 www.propertiesmag.com 37 LUCKY SAND & GRAVEL CO. WASHED SAND • LIMESTONE • SLAG PSx, a leading provider of creative SCREENED TOPSOIL • ROOF & LANDSCAPING GRAVEL STONE SLINGER PLACEMENT solutions for parking and security, designs SERVICE AVAILABLE integrated systems that deliver maximum — We Deliver Anywhere — value and best performance for your site. 330-562-6196 12018 FROST ROAD • MANTUA 44255 • 1 to 3,000 door access solutions ALVIN UDELSON & BERNARD UDELSON TOUCH OF STYLE Master baths in some of • CCTV/DVR Facility Management the units include granite countertops and ceramic flooring. • Web based monitoring, reporting, and management and much more… Shoreway neighborhood and with a • Complete parking hardware one-mile radius of Gordon Square. The and software solution Detroit-Shoreway neighborhood and Battery Park are ready to serve the • Web based facility management needs of those seeking an urban living software lifestyle. “I’m most proud that the issues that For more information please contact a PSX office were important to the community were or visit our website at www.psxgroup.com: Philadelphia Pittsburgh Cleveland Tampa important to the developers,” Zone says. 708 Terminal Way 2826 Penn Avenue 2340 Hamilton Avenue 5940 Benjamin Road Kennett Square, PA 19348 Pittsburgh, PA 15222 Cleveland, OH 44114 Tampa, FL 33634 “There is a strong partnership between Toll Free: (800) 562-3286 Phone: (412) 338-4345 Phone: (216) 622-2920 Phone: (813) 880-8600 Phone: (610) 444-8210 Fax: (412) 338-4347 Fax: (216) 622-2921 Fax: (813) 880-8655 existing residents and the new residents. Fax: (610) 444-9646 © 2006 Amano Cincinnati, Inc. Authorized Dealer This is a great project that is going to greatly improve the property values of the existing neighborhood and create more home ownership in the commu- nity.” Soloman says he’s proud of the part- Setting the standard of excellence, from start to finish – since 1910 nerships that were formed with the construction team, development team, with the city and community organiza- u General Contracting tions. “Everyone worked hard to make it as u Construction Management good as it can be,” Soloman says. P u Design/Build u Construction Consulting Quality Cleaning ServiCe • New Construction • Office Cleaning • Fully Insured • Family Owned & Operated • Residential Cleaning
Monica Puchan Dunlop &Johnston, inc. 710 Meadowlark Rd. Painesville, Ohio 44077 5498 Innovation Drive,Valley city,Oh 44280 | www.dunlopandjohnston.com Phone (440) 358-0589 Cell (440) 567-6295 330.220.2700 • 330.220.2771 fax Email [email protected]
38 Properties | December 2006 www.propertiesmag.com 39 Whether You Own Or Rent, All !30(!,4 0!6).' Businesses Benefit From Lower Taxes 2007 2008 !30(!,4 2%0!)2 Five tips to consider when contesting your tax assessment
By Kieran Jennings 3%!,#/!4).' Cleveland mart businesses invest their capital in areas where they get the #2!#+ &),,).' Engineering 0!6).' ).# S greatest return. Real estate taxes provide no return; they are #/-0,%4% 3)4% simply forced expenditures that must be paid regardless of profit. Society #/.3425#4)/. Property taxes are however, a controllable expense. Lower prop- erty taxes positively affect both short-term yields and long-term s %XCELLENT QUALITY COMPETITIVE PRICING RELIABILITY L e a d e r s h i p returns. The short-term impact is the obvious increase in the %8#!6!4)/. 4/ s #UNNINGHAM 0AVING IS A FAMILY OWNED BUSINESS WITH Breakfast Series #/-0,%4)/. OVER YEARS OF EXPERIENCE bottom line due to lower taxes. On a long-term basis decreased s ,ICENSED BONDED INSURED property taxes translates to higher business and/or real estate A dynamic forum featuring distinguished values and stock prices. A small investment of time can ensure speakers from some of Northeast Ohio’s s /UR MOTTO h+EEPING OUR CUSTOMERS SATISFIED KEEPS most successful businesses and offering THEM COMING BACKv that an investment of capital fighting your taxes will reap double- timely exposure to strategic business, digit returns. technological and community issues. * iÊӣȰxn£°nÈää Spend some time educating yourself statistics and ultimately proving a lower Beginning in February 2007, the about the real estate market and how assessed market value an owner may be Cleveland Engineering Society >ÝÊӣȰxn£°nÈnÎ your taxes are determined. Right now able to reduce its real estate taxes. will continue its 31st year of businesses and property owners are deal- Even if the market has weakened, the the Leadership Breakfast !URORA 2OAD 7ARRENSVILLE (EIGHTS /( ing with unprecedented increases in fuel assessment of your property value will Series. CES is planning another and utility costs. Both fixed and variable not likely decrease unless contested. dynamic showcase featuring expenses are increasing, as a result your However, a newly established assessment engineering and technology real estate may not be worth what the may be used as the basis for future assess- impact in business success, taxman says. ments, thus positioning your company jobs creation, and infrastructure In almost all states, real estate is for future years. Reduced real estate taxes improvements. The 2007 line assessed based upon some percentage of have a compounding effect. Even if your up includes: the fair market value of the real estate, assessment in future years steadily climbs and one of the main indicators of value it is true that having started at a lower • April 17, 2007- Cuyahoga is the income that could be produced base you may save money indefinitely. County Commissioner Peter from the property using current rents, Conversely, by missing an opportunity Lawson Jones vacancies and market expenses. to control taxes a company will continue • October 16, 2007- Cleveland Those taxpayers who contest real to spend money on an item that does not Municipal School District CEO, estate taxes now can take advantage of have a return. Dr. Eugene Sanders the current situation. Taxpayers are not the only ones that Because real estate values ultimately keep a close eye on your assessment. • TBD- Rockwell Automation’s are a result of how much occupants are The local school districts are one of marine team discussing their willing to pay for space, and given that the main recipients of your tax dollars. Navy carrier project. in the past several years utility costs have As a result if you are under-assessed the more than doubled, and that those costs district may file an appeal to increase For updates, check the CES cannot be easily passed on to customers, your assessment. Prior to engaging in any website at www.cesnet.org. businesses simply cannot afford to spend correspondence with anyone seeking to Also, series sponsorships and a lot of capital on space. As less people increase your taxes you may want to con- subscriptions are now available. are able to afford a certain type of space, sult a real estate tax professional. For more information, please the demand for that space drops result- contact Tuwhanna Lewis at ing in a decrease in market rents and the Important facts to consider when con- 216-361-3100 or email at value of property drops. testing your assessment [email protected] . Many real estate markets suffer from high vacancies, and higher utility and • Generally, assessment boards have a -!'!:).% ).# insurance expenses. By establishing an certain time when they will accept is a proud media sponsor estimated net income from these market appeals against tax assessments. It is of the CES Leadership Breakfast Series
40 Properties | December 2006 www.propertiesmag.com 41 important to find out just when you L e t U s T a k e C a r e o f Y o u r must contest your taxes. Furthermore, BILLBOARD Landscaping a n d it is recommended that you have a G r o u n d s Ma i n t e n a n c e copy of your appeal time stamped by News about people, products, places & plans the board for your own records. CO MMER CIAL LANDSC A P E AR CHITEC TS • Prior to contesting your assessment — S I N C E 1 9 4 8 — you first must determine the assessed Master plans call for retail market value of your property. In KS Awards Akron U. Women in Engineering Scholarship units and 426 upscale housing INC. each state, and in some cases each units along three blocks. R.B.STOUT taxing jurisdiction, you are assessed Heather Parker, a sophomore at The “We are very pleased to LANDSCAPE CONTRACTORS at a percentage of fair market value. University of Akron (UA), is the first once again be recognized Bath, Ohio In some states that percentage can recipient of a $2,500 scholarship funded with Smart Growth Awards,” CarronPavesPropMag.qx4 (330) 7/8/05 666-8811 2:37 PM Page 1 1-800-896-8811 vary from only 4% or 5% of market by KS Associates, an Elyria-based civil says Mandy Barney, Zaremba value to 100% of market value. In engineering and land surveying firm. marketing coordinator. “As a a jurisdiction with a 4% ratio a KS Associates established the schol- company, we strive to use the $100,000 assessment equates to a arship in 2006 in partnership with Smart Growth principles in $2.5 million assessed market value. UA’s Women in Engineering Program all of our developments, from (WIEP) to support women’s pursuits of planning to construction.” • There may be risks to contesting careers in engineering. your assessment. Before filing, it is The annual scholarship is available New Restaurants Arrive at essential to ensure that your property to female civil engineering students of (From left) Halle Jones Capers, director of the East 4th Street in Cleveland is in fact over-assessed as of the tax sophomore status and above who dem- WIEP at University of Akron, with Heather Parker, lien date. If your property is actually onstrate academic excellence and who scholarship recipient, and Lynn Miggins, president of MRN Ltd. recently under assessed, the assessment board have a minimum grade-point-average KS Associates announced that it will wel- may have the ability to increase your (GPA) of 2.75. come three new restaurants assessment rather than decrease it. Parker’s application was selected based on the quality of an essay she submitted and her to East 4th Neighborhood, GPA of 4.0. Applicants were judged by Halle Jones Capers, P.E., director of the WIEP, and joining existing restaurants • You may need a lawyer to contest Lynn S. Miggins, P.E., president of KS Associates. and entertainment venues your assessment. Some states have “The scholarship is testament to KS Associates’ core value of supporting education and Lola, Corner Alley, Jimmy determined that appearing before a WIEP’s mission of developing highly qualified women engineers,” Miggins says. John’s Sub Shop, House of real estate tax appeal board is the Miggins has been a member of the UA WIEP Advisory Council since 2005. Blues, Pickwick & Frolic and practice of law to challenge your The University of Akron established the WIE Program in 1993 to recruit more women Flannery’s Pub. assessment. Ohio appears to have the into engineering disciplines by providing the tools and resources students need to success- Featuring over 250 luxury toughest laws regarding the unau- fully complete their degrees. WIE is committed to increasing the quality and quantity of residential apartments, the thorized practice of law. Ohio has well-educated engineers in the workforce. For more information, visit www.engineering. more than 500,000-square- established precedent in certain cir- uakron.edu/wiep.html. foot East 4th Neighborhood cumstances where the filing by a will be home to three new non-attorney has the effect of the Zaremba Earns Two Smart opments’ land conservation, and single-family homes. restaurants, two of which case being dismissed and losing the Growth Awards environmental sensitivity, WoodHaven utilizes high-effi- are new dining concepts in right to contest the taxes for a three- use of infrastructure, com- ciency standard appliances, Cleveland: La Strada – World year period. Zaremba, Inc. has earned munity character, housing hot water heaters and HVAC Café, Zocalo Cantina and two regional 2006 Smart choices, transportation acces- units, and also features tree- Teresa’s Pizza. • Determine under whose name you Growth Awards from the sibility, economic viability lined landscapes and private La Strada – World Café arron is your full service asphalt paving company. can challenge an assessment when coalition committee of The and overall design. Winners patio spaces throughout the features street food from the C We handle every facet of your project from you rent the property that is taxed. P Smart Growth Education were honored at a banquet units. Mediterranean and occu- assessing your needs to the completed pavement. Foundation. The Foundation recently in Westlake. In addition, Zaremba pies nearly 3,000 square feet We perform site survey, grading, drainage, lighting, recognizes communities and of the historic Woolworth Kieran Jennings is a partner in the law firm of Zaremba’s WoodHaven earned the Silver Award pavement, sealcoating and pavement marking. We can the building industry lead- Building’s first floor. The res- Siegel Siegel Johnson & Jennings Co. L.P.A. Community earned the award for The Avenue District also provide you with an ongoing maintenance pro- ers that follow Smart Growth taurant is being developed by He is a member of The American Property Tax for the top Single-Family Development Proposal in gram to keep your pavement in excellent condition. principles in planning, design, Terry Tarantino, the owner- Counsel and has dedicated nearly all of his efforts Development of 50 Units or Cuyahoga County. The development and construc- operator of La Dolce Vita in Call us today! Our Carron representative will be happy to reducing property taxes for taxpayers in the More in Cleveland/Cuyahoga Avenue District, a $250- tion in both urban and Cleveland’s Little Italy neigh- to meet with you to discuss your paving project needs! continental United States and Canada. Kieran County. WoodHaven, located million-plus residential suburban/exurban locations. borhood and Tarantino Bistro can be reached at 216.763.1004 or by email at next to Beacon Place at development in downtown Zaremba was chosen from in Bratenahl. [email protected]. Church Square in Cleveland’s Cleveland, officially broke 440-439-6464 entries representing an 11- Fairfax Renaissance ground in late September Zocalo Cantina, special- izing in pan-Mexican fare, 7615 Bond Street, Solon, OH 44139 county area of Northeast Community, will consist of 80 2006, with its first phase set [email protected] Ohio. The smart growth prin- homes at its completion, and to include the construction will occupy 4,500 square feet ciples on which organizations features a high-density mix of 50 elegant lofts, eight pent- in the Frederick on Fourth are judged include: the devel- of townhomes, coach homes houses and 15 townhomes. apartment building. 42 Properties | December 2006 www.propertiesmag.com 43 BILLBOARD
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Lastly, Teresa’s Pizza, which receptacle for the disposal of to contemporary, and offers has served Cleveland residents cigarette and other tobacco- a wide variety of color and since 1969, will integrate its related litter in public areas. surface finishes. All products concept into a bistro style set- Through a patent-pending are made to order and can ting within 2,400 square feet process, the new Halo prod- have a logo or other symbol of space on the WT Grant uct is designed to virtually imprinted on them to blend Building’s first floor. eliminate tobacco smoke and in with a site’s other branded Among those involved odors, keeping the surround- furnishings. For more info, in the project team were ing air cleaner and easier to call 949.481.7559. Northern Ohio’s proud distributor of these TerreMark Partners LLC, breathe, while eliminating commercial wallcovering brands: retained for its expertise in the unsightly appearance of Designer Accents Announces retail strategy and execution, partially smoked or spent cig- New Ownership and commercial real estate arette and cigar butts. advisory firm Grubb & Ellis. According to Quick Crete, Designer Accents, a sup- Halo ash receptacle ® ® ® ® reports show that nearly 80 plier of interior products to Koroseal Vicrtex Studios Walltalkers Korogard Quick Crete Introduces percent of smokers will use apartment complexes, com- Smokeless Ash Receptacle ash receptacles if they are smoke inside so it can’t seep mercial buildings, health care made available. out through the top. facilities and general con- Quick Crete Products What differentiates the The new Halo products tracting companies, recently Corporation, a California- Halo from other “smoke- have been designed to blend announced that John Marcus based precast concrete less” products, according to into a wide variety of architec- has acquired the Cleveland- 800.348.7596 products manufacturer, Vice President Rick Crook, tural styles. The product line based company. recently announced its new is the design and special fea- is available in seven different Marcus, a native decorativesurfacesonline.com smokeless cigarette ash tures that effectively trap the styles, ranging from classic Clevelander and veteran
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44 Properties | December 2006 www.propertiesmag.com 45 #1 IN SERVICE BILLBOARD
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owner and manager of com- PCS Names New Director Of Research recently announced mercial properties throughout Business Development that Cleveland issued a total Northeast Ohio, purchased of 183 new for-sale residential the 15-year-old business from Cleveland-based Project permits during the first three its founder, Oscar Berman. and Construction Services, quarters of 2006, the most Moving forward, Marcus Inc. (PCS), a full service in Cuyahoga County. Tied has begun to implement stra- professional construction for second place in Cuyahoga tegic growth initiatives in management firm, recently County were Westlake and Waste collection you can depend on! each channel the company named Robert Stoops, MBA North Royalton with 79, fol- serves with the goal of dou- CPSM, as its new Director lowed by third place Berea bling revenues within two of Business Development. with 73. Apartments Commercial Stoops will work with the years. Robert Stoops “This is further evidence Municipalities Industrial Berman will remain with leadership team to oversee that, together, we can create Designer Accents as its sales planning and implementa- ence and 20 years of sales and neighborhoods of choice manager and will play a key tion of business development management experience to in the City of Cleveland,” role in strengthening exist- activities for PCS’s Cleveland, the position. Cleveland Mayor Frank AIA Cleveland & ing customer relationships Ohio; Phoenix, Arizona; and Jackson says. “Cleveland has a 1001 Huron Road and developing new relation- Wheeling, West Virginia Cleveland Keeps Regional lot to offer. We want to make Suite 101 ships. offices. He previously served Housing Construction Rank sure developers, potential Cleveland, Ohio 44115 For more information as Client Development homebuyers and businesses (216) 575-1224/FAX (216) 575-1244 216-441-6300 on Designer Accents, call Manager for Elford, Inc., City of Cleveland officials know that we are a great City ©1990, AIA 216.360.9255 ext. 120 or a general contractor in working with Calabrese, with quality affordable and 8123 Jones Rd., Cleveland, Ohio 44105 email john@designeraccen- Columbus. Stoops brings over Racek, and Markos, Inc. market-rate housing in our tsinc.com. 15 years construction experi- (CRM) Development neighborhoods.” Construction News Corporation provides timely, valuable and accurate planning, bid and bid results information to its customers through a daily online and bi-weekly hard copy trade newspaper with a physical and online plan room with scan capabilities. 0HOTOS BY 3COTT 0EASE Covering Northeast Ohio, Central Ohio, Northwest Ohio, Southern Ohio and the 41 N\_Xm\X_Xc]$Z\eklipf]\og\i`\eZ\`egifm`[`e^\oZ\cc\ekZc`\ekjXk`j]XZk`fe feZfdd\iZ`Xcgifa\Zkj#`eZcl[`e^YXebj#f]ÔZ\Yl`c[`e^j#`e[ljki`Xc#j_fgg`e^ counties of Southern Michigan, CNC reports private- and public-sector commercial, Z\ek\ijXe[k\eXekYl`c[flkj%N\gifm`[\Zfej`jk\ekhlXc`kpXjjliXeZ\#gifa\Zk environmental, industrial, institutional and multi-family construction bid information. gcXee`e^#jZ_\[lc`e^Xe[ZfjkdXeX^\d\ek% Call us today to subscribe. 7261 Engle Road, Suite 304 Cleveland, Ohio 44130 phone: 800.969.4700 fax: 800.622.8234 www.cncnewsonline.com ++'%+.*%'+/)snnn%ZXie\pfec`e\%Zfd (08cg_XGXib#?`^_cXe[?\`^_kj 46 Properties | December 2006 www.propertiesmag.com 47 BILLBOARD )NSTALLATION &ABRICATION 3ERVICE News about people, products, places & plans Special Offer for Properties readers when you mention this ad! Cleveland also moved The Northern Ohio (NAWIC). The association’s Medeco keys as low as $4 each, up to third place from sixth Chapter of IREM is com- Cleveland Chapter (#156) security door special. Call today for details. place in the seven-county prised of over 150 members has chosen the facility, at region. The first place city from the real estate man- 17250 Hummel Rd., as the (Offer expires 60 days was North Ridgeville City agement industry. IREM’s location for its annual event, after issue.) with 283, followed by Avon mission is to provide top- which introduces youth in Serving Northeast Ohio City with 201. notch education and career grades first through sixth to with commercial & CRM Development opportunities to owners and the construction industry. Research is a subsidiary of managers in Northern Ohio On Saturday, February 3, industrial services Calabrese, Racek, and and across the country. For pre-registered participants for 30 years Markos, Inc., a full service more information on IREM will gather inside the hall at appraisal firm. This division visit www.irem.org or call 11 a.m. Each child will build Safe Bill Stevens monitors market activity for 440.835.1515. his or her project with loaned “B” LOckSmithS new residential development materials of 100 blocks and “B” Safe Locksmiths provides fast, reliable, professional throughout the Northeast Bill Stevens, CPM®, of CB NAWIC Event Introduces three of the other four items, 24-hour emergency lock, key & door service at extremely Ohio region. Richard Ellis; President- Youth To Construction including a rock or stone, competitive pricing. We stand behind our workmanship – 100% Elect Judy Simon, client satisfaction guaranteed. We have a fully equipped a string and a piece of foil machine shop, & we service most major lock brands & IREM Elects New Board Of CPM®, of CB Richard Ellis; The 1250 United Auto or poster board. 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Similar to the owner’s Contractor for Excellence & Safety in Construction policy premium, the escrow fee is typi- cally split evenly between the buyer and GENERAL CONTRACTING, the seller. CONSTRUCTION MANAGEMENT, DESIGN-BUILD, County transfer tax COMMERCIAL AND RETAIL SPECIALISTS Settling Up This is a state tax on the transfer of ast month, we discussed the primary components of a purchase real property and is based on the sale price. In all of the counties in Ohio, the Lagreement. This month, we are going to focus on one of these transfer tax is $4 per $1,000 of value so components, closing costs. Closing costs outline how various again using our $2 million example, the transaction costs are allocated between the buyer and the seller. transfer tax would be $8,000. Transfer tax is sometimes called conveyance fee or tax stamps. The typical custom has One of the most common questions liens, claims or encumbrances against Baywest always been for the seller to pay this in that I am asked concerning closing costs the title of the property. The premium its entirety, as the seller is receiving the Construction Group, Inc. is “Who pays for what?” Hopefully, the amount will vary, depending upon the benefit of the sale proceeds. However, outline below will help to answer this sale price of the property. As a point of lately it has not been uncommon to see Alec j. pacella question and maybe a few others. But reference, the owner’s policy premium on before I dig into this, I need to thank my a $2 million sale would be approximately good friends at Chicago Title for helping $6,300. This cost is typically split evenly The first and last word on all me check the facts in this article. between the buyer and the seller. of these items is the purchase 671 Columbia Road, #7 Owner’s policy premium Escrow fee agreement. It acts almost as an Westlake, Ohio 44145 This is the charge for insurance against This is the charge levied by a title com- 440-617-9910 loss resulting from defects in the proper- pany to prepare the closing statements, instruction manual, spelling out www.baywestcg.com ty’s title. Defects could be items such as record all the necessary documents, specifically who pays for what and when these payments occur. ™ at least a portion of this tax to be pushed off or at least attempted to be pushed off on the buyer, particularly in larger transactions. Finally, a way faster, easier Miscellaneous title costs There are numerous title costs, such to manage bid day as the preparation of the deed, the title examination, various fees, title commit- A full service fire safety company providing: ment, etc. These will usually amount Take control of bid day! Introducing the to less than $1,000 regardless of the • Division 10 fire extinguishers/cabinets/fire safety Network Online Bid Management Service Call 1-800-221-0088 or transaction size and are typically paid for products to the construction trades click www.construction.com/ by the seller, with the exception of the Reduce costs, bid more efficiently and minimize the risk of bidmanagement/ today! title commitment (usually around $75), • Fire protection contracting services to property costly mistakes, right from your Network desktop: which is typically paid for by the buyer. owners/managers • Streamline plans distribution • Manage bid packages online Easier bidding. • Communicate with subcontractors • Access the Network–the largest Bigger profits. Rents projects and plans database If the property is an income-producing property, the tenant rents will need to be pro-rated based on the date of clos- ing. For instance, if a property is closing www. county-fire.com on January 20 and all of the rents are MBMPM1204 888.528.0928 • Cleveland/Akron: 330.633.1014 received by January 1, then the buyer will be due 11 days of rent from the Fax: 330.633.2779 Find us online at www.construction.com seller, since they will own the property 310 Geneva Ave., Tallmadge, OH 44278 52 Properties | December 2006 www.propertiesmag.com 53 for the last 11 days of the month. As we discussed last month, This is typically accomplished by Heard Thru the Grubbvine the first and last word on all crediting the buyer at closing. of these items is the purchase agreement. It acts almost as an Banner year Last year, for the first time ever, the investment sales Real estate taxes instruction manual, spelling out This item can be a little tricky, volume in Cleveland topped $1 billion. Although the tally for this specifically who pays for what mainly because taxes in Ohio year is not yet final, expect to see the volume at least equal if not and when these payments occur. are paid six month in arrears. exceed last year’s number.... Tis the Shopping Season Many It is usually up to the title com- By way of example, suppose of us are finishing up our last minute holiday shopping and real pany to decipher this and they that a property has real estate estate investors are no exception. Cityview Center, the new power ultimately prepare a list called taxes equal to $12,000 per year a settlement statement prior to center in Garfield Heights, has sold for $100 million and Highland Your Powerful Ally in Building Business in Northeast Ohio and the property is sold on closing. The purpose of a settle- September 30, 2006. At closing, Plaza has sold for $40 million. –AP ment statement is for both buyer Subscribe to Properties today and stay informed on the very best in construction and development activity the seller would owe $9,000 for and seller to see exactly what in Northeast Ohio. The longest running publication of its kind in the state, Properties delivers vital news and taxes, including $6,000 for the or will be incurred prior to closing. is being paid and who is doing revealing in-depth features on residential, commercial, industrial and institutional building! first half of 2006 (which wouldn’t oth- Utilities are the most common and, since the paying. One last word on settlement erwise be due until January 2007) and they are usually billed a month behind, statements and that is to be very careful $3,000 for the first three months of the money will typically be held back to when reviewing. If there is an error and second half of 2006. pay for items such as electric, water and an item has been omitted, nothing can gas. But there are any number of other be done once it is finalized and the sale is Brokerage fee items that need to be prorated, such as closed. Next month, we will take a look This represents the fee for yours truly. insurance, landscaping, trash removal, at a very active 2006 and make some In a typical transaction, this fee is borne cleaning services, security services, etc. predictions on 2007. P by the seller, as the real estate broker These items are individually examined Ow usually is retained by the seller. and a determination is made of how to riBe n Alec J. Pacella is a vice president of investment SuBSC prorate between buyer and seller. Once sales at Grubb & Ellis. He can be reached at St $19.95 a year! ! Expense proration all of the individual prorations are deter- alec.pacella@grubb&ellis or 216.453.3098. FOr ju O yearS These collective items represent mined, a lump sum is then included at FOr tw expenses that have either been prepaid Or $29.95 closing to cover the collective items. Up to 75% off cover price! COMMERCIAL • INDUSTRIAL Are you at RISK? (and do you really know?) Your Authorized Duro-Last Roofing Contractor: Yes, I want to subscribe to Properties now! i When was your last assessment of security and life safety risks by a (Please fill out the form below and mail or fax it back.) certified, credentialed, security pro? Your Name ______Title ______i Are your security-safety procedures and systems fully functioning? Company Name ______Sufficient to avoid liability? Address ______i Incident procedures-documentation up to standards? Can you confident- City ______State ______Zip ______ly take the stand in court and with- • Easily Installed stand an attorney’s examination? Phone ______Fax ______email ______Explore your questions. Make a call to… • 87% Reflective Surface Start my subscription to Properties today & bill me later: Tom Lekan, C.P.P., Senior V.P. 95 95 • 15-Year 100% Non-Prorated One year (12 issues) for $19. Two years (24 issues) for $29. Duro-Last's customized Single-Ply Roofing Security Assessment & Risk Consulting Guarantee 440-717-7050 System eliminates leaks. It is perfect for new How many people does your What is your profession? (Select all that apply.) or replacement flat roofs. Longer lasting. • Best Fire/Wind Ratings company employ? DEVELOPER GENERAL CONTRACTOR LANDSCAPE ARCHITECT 10 or less 100-150 BUILDING OWNER HOME BUILDER ENGINEERING SERVICES 11-25 151-200 PROPERTY MANAGER DESIGN BUILDER MATERIAL SUPPLIER 26-50 201-500 APPRAISER INVESTOR INSURANCE/BONDING 51-100 500+ BANK GOVERNMENT AGENCY BUILDING EQUIPMENT SUPPLIER MORTAGE COMPANY ARCHITECTURAL SERVICES SPECIALTY TRADE What is your company’s gross SAVINGS & LOAN INTERIOR DESIGNER SUBCONTRACTOR (LIST TYPE): annual revenue? TITLE COMPANY STRUCTURAL ENGINEER Less than $500,000 REALTOR MECHANICAL ENGINEER $500,000 to $1,000,000 OTHER: SECURITY MANAGEMENT SERVICES REAL ESTATE LAW ELECTRICAL ENGINEER $1,000,000 to $50,000,000 APARTMENT OWNER CIVIL ENGINEER $50,000,000+ "Building Satisfaction For Over 30 Years" 105 Ken Mar Ind. Pkwy. Cleveland, Ohio 44147 www.AtlantisSecurity.com 888.307.2785 • www.damschroderconstruction.com Approaching our 3rd Decade of Service Fax to 216.251.0064 or mail to Properties, P.O.Box 112127, Cleveland, OH 44111 54 Properties | December 2006 and Urban Development rules for veri- LEGAL PERSPECTIVES fication of occupancy, which include The BBC Electric updating occupancy records at least once Company Inc. Navigating property laws & regulations every two years through surveys or other means of verification. The community must also establish and maintain appro- Tel 216.721.6733 priate procedures to require occupant Fax 216.791.5008 compliance with these rules. The types Residential / Commercial / MBE of communities that may be restricted to Developing an Age-Restricted Community 55 and older occupants include condo- t one unfortunate time in our origin is not permitted, it is not widely miniums, homeowners’ associations and nation’s history, it was not uncom- known that age discrimination is permit- mobile home parks. A mon for property owners to file ted within certain specified parameters. Although it is vital to follow all the We move power. deed restrictions in an attempt to limit The Fair Housing Amendments Act of rules to the letter in order to maintain who could live in their community. 1988 added “familial status” and “handi- the 55 and older exemption, there is These deed restrictions generally were cap” to the list of prohibited grounds for some flexibility within the rules. For designed to prevent people of certain discrimination, but also carved out an example, the community may, if it races and religions from living in a exemption to allow the creation of hous- chooses, prohibit all occupants under 55. particular neighborhood. While such ing that would be limited to persons 55 Alternatively, it may provide that occu- &OCUSING ON CLIENTS lRST restrictions were at first upheld, the years of age and older. pants of any age are permitted so long JOHN P. SLAGTER, ESQ. courts ultimately found that such dis- In order to establish a 55 and over as at least one occupant in 80% of the crimination violated the basic principles housing community, certain guidelines housing units is 55 or older. Other varia- embodied in our Constitution, and must be followed. At least 80% of the tions are possible as well. It is important refused to enforce them. housing units must be occupied by at to remember that qualification for the The rules governing unlawful dis- least one person 55 years of age or 55 and older exemption is based on crimination in housing were eventually older. The community must publish and occupancy — not ownership. As such, codified in Title VIII of the Civil Rights adhere to policies and procedures that the housing unit may be owned by a Act of 1968. While most people now indicate an intent to comply with the person of any age, so long as the person know that housing discrimination based rules. Additionally, the community must or people living there qualify under the on race, color, religion, sex or national comply with the Department of Housing age restrictions. As the baby boom generation grows +3 !SSOCIATES SPECIALIZES IN CIVIL ENGINEERING LAND DEVELOPMENT older, the need and desire for 55 and over TRANSPORTATION AND SURVEYING SERVICES HELPING CLIENTS lND INNOVATIVE housing communities will grow with it. SOLUTIONS TO EVEN THE MOST CHALLENGING PROJECTS Naturally, such housing communities 7E HAVE BEEN SERVING CLIENTS THROUGHOUT .ORTHEAST /HIO FOR MORE :FCFI:FLEKJ are seen more frequently in retirement THAN YEARS DELIVERING PROJECTS ON TIME WITHIN BUDGET AND WITH A destinations such as Florida and Arizona. UNIQUE UNDERSTANDING OF EACH PROJECTS REQUIREMENTS 8]]fi[XYcp`eZi\Xj\pfliX[m\ik`j`e^`dgXZk However, with more and more people being exposed to the benefits of such 7E ATTRIBUTE OUR SUCCESS TO UPHOLDING ETHICAL AND PROFESSIONAL communities in the warm weather states, STANDARDS THE CALIBER OF OUR EMPLOYEES AND MOST OF ALL A FOCUS ON the opportunity to develop such com- CLIENT SATISFACTION munities in other locales may increase as well. Because the rules governing 55 and over housing communities are complex and the exemption can be lost if the #IVIL %NGINEERS 3URVEYORS rules are not followed, it is important to ,!.$ $%6%,/0-%.4 consult with an attorney to ensure that #OMMERCIAL 2ESIDENTIAL 3ITE $ESIGN a 55 and older community is properly set %NVIRONMENTAL 2EGULATORY #OMPLIANCE up and maintained. P !GENCY #OORDINATION !PPROVALS 42!.30/24!4)/. 4RAFFIC 3YSTEMS !NALYSIS $ESIGN The material appearing in this article is meant "RIDGE $ESIGN to provide general information only and not 2OADWAY $ESIGN as a substitute for legal advice. Readers should seek the advice of their attorney or contact 3526%9 John at [email protected] or 800.686.2825. 4OPOGRAPHIC "OUNDARY 3URVEYS "URNS 2OAD 3UITE !,4!!#3- ,AND 4ITLE 3URVEYS %LYRIA /( This article may not be reprinted without the (YDROGRAPHIC 3URVEYS express permission of Buckingham, Doolittle & #ONSTRUCTION 3TAKING CONTACTKS KSASSOCIATESCOM MAGAZINE, INC. When it comes to advertising, color is eight times more effective than black & white. Burroughs, LLP © 2006. Thanks to David J. WWWKSASSOCIATESCOM Contact Properties today to find out how to upgrade your current ad at an affordable rate! Lindner, Esq. for his assistance in preparing this MANAGEMENT • CONSTRUCTION FINANCING • BROKERAGE • MAINTENANCE • APPRAISAL Call us now at 216.251.0035. article. 56 Properties | December 2006 www.propertiesmag.com 57 Properties_COLOR_AD.indd 1 9/8/2005 9:30:45 AM CABOR CORNER Issues in the real estate industry Commercial Index Rises Again leading indicator for the com- Net absorption in the office and indus- mercial real estate market, the trial sectors in the first quarter of 2007 is A Commercial Leading Indicator expected to be 70 million to 90 million for Brokerage Activity, has increased for square feet, with about $315 billion to six consecutive quarters showing that $325 billion in new, completed commer- continued growth is expected in com- cial construction activity, compared with mercial real estate sectors, according to $309 billion of new construction recorded the National Association of Realtors. in the third quarter. Commercial real In the third quarter, the Commercial estate practitioners can anticipate leas- Leading Indicator for Brokerage Activity ing and sales activity in the first quarter JOLYN BROWN rose 0.4% to a reading of 120.1 from an to be approximately 2.9% higher than index of 119.6 in the second quarter, and the first quarter of 2006. is 2.9% higher than the third quarter of The 13 series in the index include 2005 when it stood at 116.7. industrial production, the REIT (real Growth in the index means net estate investment trust) price index, absorption of space in the industrial and NCREIF (National Council of Real office sectors will continue to improve Estate Investment Fiduciaries) total over the next six to nine months, with return, personal income minus transfer rising completions of overall retail, payments, jobs in financial activities, office, warehouse and lodging structures. jobs in professional business service, jobs The indicator is a tool to assess market in temporary help, jobs in retail trade, behavior in the major commercial real jobs in wholesale trade, initial claims for estate sectors. The index incorporates unemployment insurance, manufactur- 13 variables that reflect future com- ers’ durable goods shipment, wholesale mercial real estate activity, weighted merchant sales, and retail sales and food to produce a single indicator of future service. P market performance, and is designed to Since 1913, The Blue Book has been bringing construction buyers provide early signals of turning points Jolyn Brown, ABR, LTG, is chairman of the and sellers together through the industry’s largest information between expansions and slowdowns. board for the Cleveland Area Board of Realtors. network.Whether you’re searching for contractors and suppliers or looking for targeted regional exposure and project leads, The Blue Book is your one source. It’s all right here.Put The Blue Book’s network of information and marketing resources to work for your business today! #LEVELANDS 2EAL %STATE 2ADIO For information on how to receive a free Blue Book, or to learn how a 4(% 34!2+ '2/50 ,)6% Blue Book Targeted Marketing Program can help connect you to more business opportunities, call: 216-447-9959 4ALKING 2EAL %STATE Want to network or 800-431-2584 your local business? ,)34%. s #!,, ). s 7). 02):%3 August 3, 2005 • 4-8pm %8#%,,%.4 '5%343 Independence, Ohio 3PONSORSHIP /PPORTUNITIES !VAILABLE 4UNE IN EVERY 4HURSDAY s PM s AMn7%2% For more information, call Jon Libava @ (216) 513-9193 58 Properties | December 2006 Streamlining the Bidding Process The Right Document to the Right Person, Right Now! Strategic alliance between Blue Book, RSA designed for cost savings, efficiencies By Ken Krych ecently formed alliances between Blue Book’s Invitation to Bid Messaging interact with a network of other RSA TheThe BESTBEST SolutionSolution forfor The Reprographic Services (ITB) service. The Blue Book customers members across the country. R Association (RSA) and The Blue will now have local access to the plans “There are 175 locations and other Book of Building and Construction will and specs needed for bidding and con- printers with which we can partner,” provide the AEC Community a unique struction, as well as the ability to upload Essi says. “This method will eliminate ContractorsContractors justjust gotgot Better!Better! and revolutionary nationwide oppor- files and projects. the need for overnight shipping of plans tunity to easily access information and Locally, Cleveland’s SE Blueprint, Inc., and specifications, cutting the price in TM services provided by each organiza- half…. This system allows a nation- SE Blueprint’s PlanCycle , the most comprehensive tion. “This system allows a nationwide wide expansion that gives team software available for document access and control RSA members provide document expansion that gives team members members the power to design, bid, management, printing and distribu- build and now print literally any- available anywhere, has just gotten better! tion services to 147 locations across the power to design, bid, build and now where in the country.” the country while The Blue Book Contractors and suppliers will be The Blue Book, the construction industry’s premier information source TM serves 35 major markets with an print literally anywhere in the country.” able to view and download their for over 90 years, is adding an Invitation to Bid process to PlanCycle array of free database and messaging specified documents to a printer with availability through the RSA nationwide print network. tools. John Essi across the country. This will have The independent reprographic SE Blueprint, Inc. a benefit of a “Virtual Plan Room” This means The Blue Book customers will now have local access Kiosks companies representing RSA will with full document management and available to the plans and specs needed for bidding or construction, for easy provide Internet kiosks in their brick- an RSA member, will be the source for printing capabilities. online as well as the ability to upload files and projects. and-mortar storefronts. Sub-contractors, plan distribution nationally through the “For example, if there is a job in access. GC’s and other AEC professionals will use of its Plancycle™ software, which Seattle and the plans originate from SE Blueprint, The Blue Book and RSA—Teaming up to give you the edge you need! have immediate access to the RSA is available for free. According to John Cleveland, we will send the plans/speci- National Print Network as well as The Essi, owner, this allows the company to fications using Plancyle to the nearest RSA partner and a subcontractor/sup- plier can easily and quickly access the information to bid,” Essi says. “The Blue Book is excited to be work- SE Blueprint is a Proud Member of: ing with the RSA and its members,” says Rich Johnson, The Blue Book’s general manager. Our industry leading services compliment each other and we are pleased to be able to join forces in With PlanCycleTM: an effort to help streamline the bidding You and your team now have more control and more options than ever. process. Both RSA and Blue Book cus- tomers have the advantage of a national • Access for your entire team to all projects 24/7. print network with local service and • Maintain an audit trail of all project activity. Every markup, every redline, support.” every revision is saved. Mark Beilman, RSA’s executive direc- • Send and print your documents Same Day anywhere in the U.S. tor adds that the partnership between the RSA and The Blue Book “heralds the Cleveland Complete your projects Faster and at a Lower Cost than ever imagined. next step in the evolution and merger 2350 Hamilton Ave. • You will now be able to access, distribute and print documents anywhere, anytime. of online project and collaborative com- Cleveland, Ohio 44114 merce tools for the AEC communities.” Voice: 216-241-2250 • Whether your client is in Miami, Seattle or anywhere in between, they can get their “A single point of contact with 24/7 Fax: 216-241-2075 blueprints in hand the same day without overnight shipping charges! access to online catalogs, a nationwide email: [email protected] database of subcontractors and a national TM Akron It’s time to put the power of PlanCycle to work for you! print network for document distribution 540 South Main St. Ste. 211 Visit www.seblueprint.com for more information, or to schedule a demo of PlancycleTM. will provide process efficiencies that not Akron, Ohio 44311 only improve information access but Voice: 330-376-1689 increase document control and reduce Fax: 330-376-2511 transaction costs,” he says. email: [email protected] Visit thebluebook.com or seblueprint. com For more information. P www.Seblueprint.com www.Plancycle.com 60 Properties | December 2006 www.propertiesmag.com 61 Beachcliff Bounces Back By Lou Kren | Photos by Ken Krych On August 28, 1937, crowds flocked to the Beachcliff Theatre 771 Beta Drive, Suite A Renovation project on Detroit Road in Rocky River. On the grand-opening-night Cleveland, Ohio 44143 schedule: Tony Martin, Leah Ray, Joan Davis and Helen Westley brings new life to in the musical comedy Sing and Be Happy. The plot revolved 440.449.4005 around rival advertising firms competing for a radio show’s pickle- Fax 440.449.0883 specialty retail, manufacturing account. Yikes! Unlike this cinematic trainwreck, the theatre had staying power, hosting films, vaudeville and dining center other live events for the next 39 years. When the projector bulb and stage lights dimmed for the last time in 1976, the space was Congratulations MadisonMarquette on transformed into a specialty retail and dining center, Beachcliff Market Square. the Beachcliff renovation & addition By the early 2000s, patronage declined Realty Services, which owns and leases at the two-level, 50,000-square-foot Beachcliff Market Square. facility, owing to a general downturn in Updating has come in the form of a the economy. And, frankly, Beachcliff $25 million renovation that converts Market Square needed to change. Beachcliff from a fully enclosed to an “It needed some updates while keep- open-air shopping and dining mecca General Civil and Municipal Engineering • Land Surveying • Land Planning • Project Management ing the historical reference to the old while doubling retail space to nearly Beachcliff Theatre,” says Beth Kretschmar, 100,000 square feet. A new 120-space Engineering Solutions For Over 100 Years property manager of MadisonMarquette underground parking garage, with eleva- 62 Properties | December 2006 www.propertiesmag.com 63 TrEE SErvicE • LandScaping • STump rEmOvaL • TrEE Trimming PARRILLA’S TREE SERVICE 440.277.1875 Fax 440.277.1876 1941 E. 34th St., Lorain, OH 44055 Photo Photo by Focus One Photo www.ptsenterprises.us NEW to tHe neigHBORHOOD Incoming tenants include White House/Black Market, Chico’s, Ann Taylor Loft, Liberty Books and News, Aveda Salon and Institute, The Pub and Jos. A. Bank Clothiers, which will join longtime Beachcliff residents, such as (above) Pearl of the Orient Asian Cuisine. Full Service Fire Protection & Mechanical Contractors “Our value-creation strategy was clear: double the size of the property, create a more inviting atmosphere and bring in top-tier tenants,” Jay Lask, managing director of investments at RISING UP The new Beachcliff Market Square boasts an array of new tenants, designed to tap into the increasingly affluent demographics of West Side suburbs. MadisonMarquette officials point out that more than 217,000 people live within five miles of the property and have MadisonMarquette recently told Jennifer average household incomes of more than $67,000 per year. Mitchell of West Life newspaper. New tenants include White House/ tor access to retailers, augments 210 either in the theatre building or in the More Upscale Tenants Black Market, Chico’s, Ann Taylor Loft, parking spaces already located adjacent L-shaped outdoor retail area behind it, The new Beachcliff Market Square Liberty Books and News, Aveda Salon to Beachcliff. boasting Main Street-style facades and a boasts an impressive array of new and Institute, The Pub and Jos. A. Bank As part of the renovation, which began town square feel. tenants, designed to tap into the increas- Clothiers. They and others will join in June 2005, a portion of the complex Duke Construction Management, ingly affluent demographics of West Side longtime Beachcliff residents – including built in the mid-1980s has been razed. Independence, spearheaded renovation suburbs. Pearl of the Orient, Beachcliff Family Tenants — which will number as work based on the designs of MSA MadisonMarquette officials point out Dentistry and Tomorrows Hair Salon many as 30 by year’s end – will reside Architects, Cincinnati. that more than 217,000 people live – that have undergone renovations as the within five miles of the property and final phase of the project. have average household incomes of more “Some merchants have been with than $67,000 per year. Beachcliff for more than 20 years and are staying throughout this redevelopment and into the future,” says Kretschmar. “ Let us refer you to It’s nice to keep ties to the local com- the best people. munity with our longtime tenants while bringing in some national retailers.” Properties is your most Plumbing and heating Co. powerful ally in reaching a Links to the Community highly targeted readership of With all that’s new, Beachcliff Market more than 10,00020,000 in Northern Square still retains the theatre’s historic Specialists in Nationwide Service Fire Protection :aP] $ DPL]^ ZQ 0cNPWWPYNP Ohio who are interested in your character, and that’s no accident. products and services. “We were able to keep the marquis Proud to be the plumbing contractors for (the venerable theatre façade that fronts “Large Enough to Meet Your Needs, on Detroit Road) and renovate the old Small Enough to Care” BeaChCliFF Mall addiTion & RenovaTion theatre building,” says Kretschmar. “This project keeps Beachcliff Market Square industrial • Commercial • institutional intact with its roots but at the same time allows us to bring some new and fresh 23860 Miles Road • Cleveland, ohio 44128 MAGAZINE INC. merchants to the community. 800-776-7181 (216) 475-9100 • Fax: (216) 475-2996 “It is part of the entire revitalization of MANAGEMENT•CONSTRUCTION FINANCING•BROKERAGE•MAINTENANCE•APPRAISAL www.sacomunale.com downtown Rocky River,” she continues, 64 Properties | December 2006 www.propertiesmag.com 65 We are proud to have furnished/installed Built on Breaking Barriers Exterior Metal Benches, Exterior Metal Ash Hard Hatted Women offers new approach to workplace diversity & Trash Receptacles, Stainless Steel Toilet, By Andrea Keener | Photos courtesy Hard Hatted Women Partitions, Stainless Steel Toilet Room and Photo by Focus One Photo RETAIL REVIVAL Independence-based Duke oo often there are barriers for women or minorities to find employment and become Accessories at Beachcliff Market Square. Construction Management spearheaded the T financially independent enough to support themselves and their families. Enter Hard renovation work. Hatted Women (HHW), a Cleveland based non-profit organization that prepares women for commenting on the potential positive impact of Beachcliff Market Square on high skilled and high-tech non-traditional jobs in the trades. the larger community. That sentiment is shared by Beachcliff HHW empowers women to achieve not available to women. They now have neighbors and local officials. economic independence by creating a chance to benefit fairly and become As Pat Krizansky, executive director of workplace diversity through education, economically independent.” the Rocky River Chamber of Commerce support and advocacy. Providing sup- The organization was founded in 1979 recently told Janet Cho of The Plain port, training and educational programs, by three women – a telephone repair Dealer, “The influx of new businesses is HHW is designed to break down the technician, a steelworker and a truck great for the community.” barriers that prevent women from pursu- driver – and originally functioned as a “I think it’s going to bring new life back ing high skilled careers. support group for tradeswomen. Today, to this area,” Rose Weingard, manager of “The ultimate goal is that women HHW creates equitable work environ- a toy store located across the street from have equal access and opportunity to ments for women and minorities through Beachcliff, told Cho. all jobs in our society, free of gender education, training and resources. Sums up Kretschmar, “I think that stereotypes that steer girls away from Debbi Perkul, executive director for HHW offers women and girls access this project is great for the customers certain careers so that there would be HHW. “Building a foundation and sup- into a holistic multilayer of high wage of Beachcliff, for the city and people of no need for organizations such as Hard porting women in non-traditional jobs and high skilled careers through adult Rocky River, the merchants of Beachcliff Hatted Women in our society” says provide opportunities that were once and youth programs: and surrounding merchants as well.” P We can help you turn complex P.O. Box 26315 P.O. 21300 Lorain Road, Fairview Park, Ohio 44126 Phone: 440/333-3375 Fax: 440/333-3379 E-Mail: [email protected] tax rules and regulations into opportunities for growth. For more information contact Jim Komos in our Real Estate Group [email protected] 216.831.7171. ACTION VACUUM 26807 Detroit Rd. • Westlake, OH 44145 440-871-5552 • actionvacuum.com www.cp-advisors.com 66 Properties | December 2006 www.propertiesmag.com 67 BUILDING BRIDGES Hard Hatted Women’s work is not just in training and preparing women for the worksite, but also preparing the worksite for women. Because research indicates that large Know Your Customers’ Customer numbers of women and people of color Through identifying, anticipating and servicing their have higher rates of attrition in the field customer’s changing needs, on the customer’s terms, than their white, male counterparts, HHW The Crowley Group is able to deliver projects which 216.231.1100 help their customers grow and thrive. has examined this issue closely. TELEPHONE + General Contractors + Construction Managers + + Design-Build + Interior Construction + Education and training + New Facilities + Renovations + The adult programs and services + Owner Representation + include Pre-Apprenticeship Training, www.crowleygrp.com which is a 10-week course that devel- email: [email protected] ops students’ hands-on skills. While doing community construction and rehabilitation projects, they learn how to use a variety of tools, read blueprints and work as a team in a safe and sup- portive environment. to capture more excitement. HHW also In its more traditional efforts of pro- Brennanand associates Career development partners with Max Hayes High School moting and empowering women in DIGGING IN Hard Hatted Women is currently Career Development provides individ- Vocational School and hosts a Role construction, HHW is focusing on two focusing on two new fields: building Heating & Cooling ual or group counseling, job placement Model Speakers series. Future goals will new fields: building deconstruction and deconstruction and sustainable building. assistance and mentoring. “Job Club,” a be to expand educational programming sustainable building. Commercial, Industrial & Residential job search and retention series for work- so there’s a vertical integration for kin- “We are very interested in how build- communities, but it is the right thing for ing tradeswomen, lends graduates an dergarteners, middle school and high ings impact the environment because companies to do for their bottom line. informal setting for sharing information schools girls. a lot of times the negative impact can “Equitable worksites mean lower on job openings and tips for securing a have an effect on the community sur- employee turnover, higher job satisfaction, Specializing in Computerized position and for succeeding in a chal- In addition to these programs, HHW roundings,” Perkul says. “We are aware higher production, more opportunity for lenging work environment. looks forward to implementing new pro- of these issues. There is a huge move- creative problem-solving, and virtually Preventive Maintenance grams and training in the technical areas ment in green building as a whole that no discrimination or sexual harassment & Service Contracts Rosie’s Girls camp of high technology, computer and lab we want to participate in, and at the issues, which result in fewer legal issues Rosie’s Girls camp, a youth education technology, fuel cell field and biotech- same time keep up with the trends of for companies,” Kupcak says. summer camp program, is an opportunity nology. the future. Preparing women for these To this end, HHW offers support ser- for middle school girls from Cleveland to HHW is also exploring ways of part- uniquely challenging fields is vital.” vices for employers, project owners and explore diverse trades. The camp helps nering with institutions like Tri-C, HHW’s work is not just in training apprenticeship programs such as Sexual support girls in building self-esteem, Lakeland Community College and the and preparing women for the work- Harassment Prevention Training and physical fitness and leadership skills Wright Fuel Cell Center due to a grow- site, but also preparing the worksite for Oversight Training. through physically challenging projects ing awareness for a ready work force. women. Because research indicates that Overall, HHW’s work demonstrates in the trades of carpentry, welding and Recently, there have been two new pilot large numbers of women and people of that when women have the skills bike/maintenance. With 24 girls last classes in high tech lab and computer color have higher rates of attrition in and access to high skilled, high wage summer and 48 girls this year, the pro- technology that have both been very the field than their white, male coun- employment, they become economically gram has created a great impact on the successful – and quite separate from terparts, HHW has examined this issue empowered, and their families and com- students and will offer more programs construction. closely. munities benefit. A recent survey of What the association argues is that HHW graduates demonstrated that over the industry has not yet caught up with half of its training graduates increased the rest of corporate America in imple- wages by over 50%, and approximately menting policies and practices, which 40% doubled or even tripled their pre- create equitable work environments. HHW wages. Additionally, 44% of Although some bigger and more progres- graduates receive health care and/or J.V. Janitorial Services, Inc. sive companies have taken important retirement packages in their new jobs. steps to ensure not only opportunities Over a lifetime, the average graduate Provides STEAM CARPET CLEANING to for women and people of color in their increases her tax contribution by 50%, or Commercial and Residential Clients workforce, but retaining those employ- approximately $40,000. ees by implementing such practices, “By providing women with access to Design, Build & Installation Window Cleaning not every company sees the value. The high wage, skilled careers, our region 24 Hour Services 1230 Schaaf Road 216-749-1150 bottom line, according to HHW Policy benefits from reduced reliance on public (216) 391-4822 In Business Over 30 Years Coordinator Kelly Kupcak, is that it is assistance, increased revenue and greater Brooklyn Heights, OH 44131 www.jvjanitorial.com www.brennanhvac.com “Trust Our Professionals” not only the right thing to do for our stability in communities,” Perkul says. P 68 Properties | December 2006 www.propertiesmag.com 69 Planned Building Maintenance SPECIALIZING IN EXTERIOR MASONRY REPAIR & RENOVATION SINCE 1972 Controlling Costs by Comparison • COMPLETE • BRICK & STONE Assessments reduce energy costs across multiple locations, this winter and all year round INSPECTION/ASSESSMENT OF REPAIR/REPLACEMENT FAÇADE CONDITIONS • SEALING/WATERPROOFING By Gregory Frazier • TUCKPOINTING/CAULKING • CLEANING/PRESSURE WASHING 216-881-4142 4408 St. Clair Ave. s winter roars into Northeast Ohio this month, you’re likely bracing yourself for the bite of Fax: 216-881-6557 Cleveland, Ohio 44103 A increased utility bills. These days, effective property management requires managing rising energy costs. Is it possible to contain these spiraling line items in your budget? The answer is yes InnovatIve SolutIonS for SecurIty & fIre ProtectIon — and doing so can help you establish and/or maintain your competitive edge in your market. For us, a real estate investment trust hard-hit by cold winters? Containing to 30% — a cost savings we can then with a geographically and asset-diverse energy costs in multiple real estate pass on to tenants. fire Protection portfolio, operating cost-effectively holdings is a challenge, whether your To rein in costs, we implemented an • fire extinguishers/training is our responsibility to investors. Our holdings are across the country or – in innovative energy management program WIN-Win situATIONS “The goal is to • Smoke Sensitivity energy spending is $60 to $70 million your case – across a region. that combines web-based technology operate our buildings more intelligently in per year, representing 24% of our operat- The good news is these expenses can with on the ground property managers a much more cost-effective manner while • fire alarm Systems ing budget. be easily reduced by developing and to monitor and control energy usage in continuing to provide tenants with the same • exit/emergency lighting How could we manage ever-increasing committing to an energy management select properties throughout our portfo- high level of service they have grown to costs across properties spread through initiative. lio. The goal is to operate our buildings expect,” says Gregory Frazier, vice president of property management for American 39 states and 338 markets nationwide, We did, and are now on track to more intelligently in a much more cost- 440•838•4600 Security Financial Realty Trust. including many in the Midwest, typically reduce our energy consumption by 20% effective manner while continuing to Serving Northeast Ohio • Intrusion alarms provide tenants with the same high level • access control of service they have grown to expect. Commercial, Industrial, Residential Along the way, we learned some excel- Sales, Service, Testing • closed circuit television lent lessons, which you can apply to your Design, Installation, Maintenance • Digital video recording own situation: 24-Hour Central Station Monitoring Know your buildings 99 Ken Mar Industrial Pkwy., Broadview Hts., OH 44147 Your holdings may range from a 30- • Landscape maintenance year-old small suburban office buildings contracts - extraordinary in Canton to newer city high-rises in Cleveland, some with windows that It’s midnight. seasonal color plans Can you really protect your actually open. Get your finger on the • Snow & ice management pulse of your properties and selectively building and the people inside? target a group of similar ones. Since Take control of your properties! • Irrigation installation & repair - larger buildings may already have energy Total system integration allows CONSTRUCTION CLEANING SPECIALISTS certified backflow testing management systems in place, you’ll • Daily/weekly routine property realize the most immediate savings by you to do just that. Secure COMPLETE FINAL CONSTRUCTION inspection & maintenance focusing on those that do not. We devel- your buildings by tracking all oped an energy management program activities of EVERYONE who CLEANING • Retaining walls, pavers, targeting mid-rise, 30- to 40-year-old planting, surface drainage and office properties below 50,000 square enters and exits. Contact us FROM FLOORS TO SKYLIGHTS erosion control feet that were not triple net and lacked today for a free job estimate. WE CAN HANDLE ANY SIZE PROJECTS usage tracking and control technology. 440-526-3257 4067 Erie Street, Willoughby, Ohio 44094 330-239-1995 Understand your mechanical systems, Phone: (440) 946-3700 • Akron Phone: (330) 376-7272 your energy uses and how they Com-One Sound, Inc. Fax: (440) 946-8803 fax 330-239-0265 compare to similar buildings 4843 Ridge Road Is your building in Youngstown far Camera, Card aCCess & InterCom entry systems Wadsworth, Ohio 44281 outperforming a similar-sized property in 216.485.1555 • 4746 State Rd. • Cleveland, Ohio 44109 Akron? Figure out why — so you can get 70 Properties | December 2006 www.propertiesmag.com 71 KAS INTERIORS COMMERCIAL & RESIDENTIAL DESIGN Akron up to speed. What kind of heat- Select energy management systems ing or air conditioning systems are being Remote monitoring can be performed .BUIFS-BOF used across your properties, and which in a variety of ways — from a vendor $IBHSJO'BMMT 0IJP ones are creating the highest utility who provides monitoring services to a bills? For comparable properties, con- customizable Web-based program. First, trast the operation and resulting kilowatt decide what you can do in-house and hour per square foot usage from building how much you want to contract out. *OUFSJPS %FTJHO 4QBDF 1MBOOJOH )JTUPSJD 3FTUPSBUJPO to building. For example, landlords are Then pinpoint what you need to achieve $PMPS 'JOJTI 4FMFDUJPO ,JUDIFO #BUI %FTJHO required to maintain a certain range of your energy management goals. Would temperatures during business hours. The you be satisfied with simply program- set points rise and fall in winter and mable thermostats, or would you benefit summer, as tenants and their employees more from remotely controlled energy change their desire to feel warmer or management system services? You need cooler. You run the risk of paying to to shop the market. have buildings set at a perfect 72 degrees 24/7, when they are largely unoccupied Assign a point of contact within your at night and over the weekend. By organization pinpointing overages, you’ll be able to This individual should be dedicated WWWWOODHILLSUPPLYCOM identify star performing properties. to energy and will take charge of and be held accountable for it. He or she will be Evaluate the information you have responsible for assessing the buildings, How much do you need to save, from setting objectives and quantifying and a kilowatt per hour or dollar per hour validating the results and savings. standpoint? Compare the kilowatts per 7E #USTOM square foot from building to building. Whatever you choose, determine if What you are using should be pretty you have the ability to enter into an consistent — especially since your hold- annual energy supply contract locking &ABRICATE ings are in the same geographic area. you into a certain rate structure, or if you Then, determine how much can be want to stay on a month to month. saved, and other goals and objectives. In our pilot program, we planned on #AST )RON For example, do you want your buildings wiring 115 of our sites for a Web-based to achieve the EPA Energy Star Rating? system using intelligent Internet soft- By uncovering the overages and the star ware, operated from our Jenkintown, 2ADIATORS JANCE CONSTRUCTION LLC. performers, you will be able to pinpoint Pennsylvania headquarters. Within 18 what you are saving overall — which months, we hope to have recovered Established 1970 is more meaningful than individual our investment and reduced our energy savings. Aggregate cost savings among consumption by 20% to 30% — a cost 7OODHILL 3UPPLY IS YOUR /NE 3TOP SOURCE FOR smaller properties can be significant. savings we can then pass on to tenants. For example, by monitoring the usage You can contain your energy costs s 0IPES 6ALVES &ITTINGS s 7ATER (EATERS • General Contractor every month in targeted groups of build- — and increase your profits. Energy is ings, we identified water leaks saving one of the highest cost line items facing s #OMPLETE ,INE OF • Construction Manager $107,000! businesses today. Taking these steps can s 4OOLS n 2IDGID help you achieve both significant savings (6!# %QUIPMENT -ILWAUKEE AND -ORE Quantify what you’ve achieved and an energy-efficient, environmentally 0ARTS • Design – Build Without that validation, the numbers conscious reputation. P are meaningless. Focus not on the dol- s +ITCHEN #ABINETS lars, but rather the percentages — which Gregory Frazier is the vice president of prop- s &ULL 2ANGE OF 0LUMBING are more significant than dollars saved. erty management for American Financial Realty &IXTURES 0ARTS s #OUNTERTOPS “Building Confidence” For example, year to date, we have saved Trust, a Pennsylvania-based real estate invest- 4.3% of our energy related operating ment trust specializing in acquiring proper- 8666 Tyler Boulevard (440) 255-5800 budget. Our ultimate goal is 10%. Set ties from, and leasing properties to, regulated financial institutions. He can be contacted at Mentor, Ohio 44060 (440) 255-1508 Fax up internal benchmarks or decide if you want to use an outside consultant to 215.887.2280 or [email protected]. You may www.jance.com benchmark your savings. visit the company online at www.afrt.com. "EIDLER 2D 7ILLOUGHBY % RD 3T #LEVELAND 72 Properties | December 2006 www.propertiesmag.com 73 Planned Building Maintenance Basement Waterproofing • Sewer Cleaning & Repair • Plumbing Services • Residential & Commercial Alphonso & Sons, Inc. Offers Sewer System Experience, Expertise your sewer system and most importantly, maintain your sewer system with a spe- LPHONSO Maintenance plans protect, extend lives of plumbing systems, V.P. says cific preventative maintenance program customized for your system.” ewer system cleaning and maintenance is probably the least understood and the most neglected Preventative maintenance minimizes & SON, INC. future system problems and failures and A Specializing in Preventative Maintenance aspect of any residential, commercial or industrial dwelling. This area of maintenance and is essential to maintaining the proper sewer cleaning almost always goes unnoticed for a long time and the end result is always a water flow throughout your system 25057 Broadway Avenue, Cleveland, Ohio 44146 S whether it’s your business or residence, Phone: 440-232-1418 • Fax: (440) 439-2863 • [email protected] blockage or even worse severe damage throughout the sewer system. Sewer problems occur from he adds. a wide variety of offenders such as tree roots, dirt, leaves, grease, sludge, waste and more. Proper “One of our representatives would Night or Day We’re On Our Way! preventative maintenance and cleaning of your sewer system virtually ensures that the system will welcome the opportunity to meet with remain fully functional and will maximize its lifespan. you and customize a maintenance plan for your specific sewer system, whether Since 1971, Alphonso & Son, Inc. has The company utilizes state-of-the-art Proper attachments and proper equip- it is for your residence or commercial played an important role in Northern equipment such as hand held electronic ment is vital as sewer problems and or industrial business,” DelPrete says. Ohio’s residential, commercial and snaking units, industrial electronic snak- blockages occur from a wide variety of “Our planned preventative maintenance industrial community for sewer system ing units, sewer jets, vacuum jets and offenders, DelPrete notes. programs are cost effective and highly needs. The full service company focuses combination jets to maintain sewer lines “We are equipped with advanced successful in maintaining proper water on cost effective sewer system problem and to alleviate all blockages in sewer equipment and technology that is flow through your sewer pipes.” P solving and preventative maintenance. lines, manholes and catch basins. The matched with professionally trained “We have the right equipment to get company also carries a variety of attach- personnel producing a winning combi- any sewer problem back to function- ments on its jet flushing units such as nation for your service needs,” DelPrete For more information, call the Alphonso & Son, ing properly,” says Vice President Vince dirt, sludge, debris, sand blasters, root says. “This combination makes it pos- Inc. office at 440.232.1418. DelPrete. cutters and various jet nozzles. sible for us to inspect, clean and repair You won't believe W.F. Hann & Sons/HAVSCO how good we can provides comprehensive, make you look! single source contracting for commerical HVAC services. When you need help, we’re there! • COMMERCIAL AIR CONDITIONING • HEATING • UPGRADES AND RENOVATIONS • PLUMBING SERVICES & INSTALLATION • FULL-SERVICE MAINTENANCE AND REPLACEMENT PLANS • COMMERCIAL PROPERTIES • SCHOOLS • CHURCHES BUCKEYE SWEEPING, INC. 330.798.9200 5108 Richmond Road • Bedford Heights, Ohio www.buckeyesweeping.com PHONE (216) 831-4200 FAX (216) 464-2523 74 Properties | December 2006 www.propertiesmag.com 75 PN-K1229015 CONSTRUCTION PROGRESS REPORT RETIREMENT HOUSING COMPLEX Massillon, OH (Stark Co.) Lincoln Way West Updated info on important projects in the region ESTIMATED AMOUNT: $20,000,000 CONTRACTING METHOD: G.C. Bids (By Invitation Only) UPDATE: Drawings are in design phase; bidding pos- PN-R1030008 into one four-bed dormitory with semi- Lorain, OH 44053 sible late spring/summer 2007. FIRE STATION EXPANSION/RENOVATION private sleeping areas; expanded unisex www.clarkandpost.com OWNER: St. Luke Lutheran Home Oberlin, OH (Lorain Co.) 430 S. Main Street bathroom; laundry; exercise facility; office (440) 233-8487 FAX (440) 233-8658 220 Applegrove N.E. CONTRACTING METHOD: Public Bids reconfiguration. DETAILS: 1.79 acres; 28,000 SF new headquarters; n. Canton, OH 44720 Building & Property Management UPDATE: Professional design services RFPs have two stories; sitework; landscaping; con- (330) 499-8341 been received; owner is reviewing propos- PN-P1004079 crete; masonry; structural steel; roofing; ARCHITECT: Bricker & Associates als. CREDIT UNION HEADQUARTERS various doors/hardware; flooring; carpet; 8118 Corporate Way • OWNER: City of Oberlin Amherst, OH (Lorain Co.) Cooper Foster Park Drive painting; drywall; HVAC; plumbing; elec- Suite 105 85 S. Main Street CONTRACTING METHOD: G.C. Bids (By Invitation trical; lighting. Mason, OH 450409560 Oberlin, OH 44074 Only) (513) 398-6916 FAX (513) 398-5194 • (440) 775-1531 FAX (440) 775-7208 UPDATE: Bidding possible December 2006. PN-Q0324012 DETAILS: 100,000 SF; 44 acres; 65-bed assisted living DETAILS: Renovation of existing single-story facility OWNER: LorMet Community Federal Credit Union MUNICIPAL COMPLEX quarters, 35-bed nursing home including and addition to include a new fourth bay 1825 East 28th Street Avon, OH (Lorain Co.) Detroit Road Alzheimer’s unit, future independent living • with a 14-foot overhead door; conversion Lorain, OH 44055 ESTIMATED AMOUNT: $5,200,000 facility; sitework; plumbing; electrical; of a partial day room into a community/ (440) 277-8265 CONTRACTING METHOD: Public Bids HVAC; wood frame; shingle roof; insulation; training area and a small kitchenette/ ARCHITECT: Clark & Post Architects, Inc. UPDATE: Announcing estimated amount; planning drywall; painting; ADA fixtures. sink; reconfiguration of 252 SF dormitory 6125 South Broadway is underway; construction possible in the GE Lighting spring of 2007. PN-R0515008 OWNER: City of Avon NEW HOSPITAL 36080 Chester Road Beachwood, OH (Cuyahoga Co.) Solon Road 1163 East 40th Street • Cleveland, Ohio 44114 PRING ROOFING COMPANY Avon, OH 44011 CONTRACTING METHOD: G.C. Bids (By Invitation Phone 216-432-3000 • Fax 216-432-3311 Serving Cleveland Building Owners Since 1936 www.cityofavon.com/ Only) (440) 937-7800 UPDATE: Conceptual plans have been approved; no ARCHITECT: RWL Architects - Elyria formal plans have been submitted. We have experience with all types of commercial 5320 Hoag Drive #C OWNER: University Hospitals Health System roofing systems. Our roofing services include: elyria, OH 44035 11100 Euclid Avenue (440) 322-7616 FAX (440) 934-1111 inspection, leak repairs, maintenance, installation DETAILS: 16,000 SF; police station, city hall and and replacement. possible post office; former Our Lady of the Wayside property; concrete; masonry; Proudly serving Cleveland structural steel; various wood and plastics; for 100 years www.pringroofing.com shingle roof; insulation; steel doors/hard- Complete Pest Control Services Building… 216-941-6298 | Fax 216-803-0272 | 15115 Chatfield Ave., Cleveland, OH 44111 ware; glass and glazing; caulking; drywall; FHA/VA/HUD Termite painting; plumbing; electrical; lighting; Inspections/Pretreatments HVAC; landscaping. Experience, Sitework • Roads • Grading • Underground Utilities • Sewers • Lakes/Ponds • Trucking • GPS Controlled Machines Residential - Commercial Industrial PN-R1114009 Integrated Pest Management Excellence, CREDIT UNION Programs Hudson, OH (Cuyahoga Co.) 5714 Darrow Road Wild Animal/Bat Removal CONTRACTING METHOD: G.C. Bids (By Invitation Pre-Construction Animal Exclusion Commitment. Only) Consulting STATUS: Owner seeking preliminary approval. Industrial Weed Control OWNER: BFG Federal Credit Union Sentricon™ Termite Colony 445 S. Main Street Elimination System Akron, OH 44311 • General Contracting (330) 374-2990 Cleveland Chemical Pest ARCHITECT: James Douglas Evans Architect, LLC • Construction Management 417 Commerce Street Control, Inc. • Consulting Tallmadge, OH 44278 Quality Pest Control Service (330) 633-9225 FAX (330) 633-9211 Since 1903 DETAILS: 5,000 SF single-story building with • Specializing in: 18400 S. Waterloo Road a 1,800 SF basement; brick over block • Commercial 18440 Cranwood Parkway Phone 440-774-4578 Cleveland cavity wall construction and wood truss • Healthcare Warrensville Heights, Ohio 44128 Fax 440-774-2604 roof system; concrete; sitework; glass and 216-663-3777 glazing; drywall; insulation; doors and 216-481-8400 • Institutional/Educational Fax 216-663-3778 www.earthmovin.com • [email protected] hardware; floor coverings; finishes; paint- Free Telephone Consultation • Technology InfinityConstruction.com 15804 State Route 58, Oberlin, Ohio 44074 ing; plumbing; electrical; HVAC; lighting; landscaping; paving; wood and plastics. ™-Trademark of Dow AgroSciences Commercial & Residential Development 76 Properties | December 2006 www.propertiesmag.com 77 cleveland, OH 44106 CONTRACTING METHOD: To Be Announced (216) 844-1000 STATUS: Planning is preliminary; developer will INDUSTRIAL & DETAILS: 53 acres; new 200-bed facility to be con- seek site plan approval shortly. COMMERCIAL SPECIALIST structed in Chagrin Highlands; six stories; DEVELOPER: Ken Young Charles Schulz structural and misc. steel; metal studs; 27300 Miles Road ◆ New ◆ Industrial Construction Machines wood and plastics; elevators; doors and Solon, OH 44139 Building Company LICENSED ELECTRICAL CONTRACTOR ◆ Motor ◆ Computer hardware; glass and glazing; acoustical (440) 498-8880 FAX (440) 498-9960 INDUSTRIAL • COMMERCIAL Control Work Wiring ceilings; spinklers; drywall; painting; elec- ARCHITECT: Dorsky Hodgson Parrish Yue Architects Electrical Service • Construction ◆ Lighting ◆ Security trical; mechanical; plumbing; lighting; vinyl 23240 Chagrin Boulevard, Suite 300 General Contractor Design Lighting BONDED & INSURED floor coverings; finishes. cleveland, OH 44122 Commercial - Industrial ◆ Telephone ◆ Panel www.dorskyhodgson.com Over 25 Years Experience Wiring Upgrades FREE ESTIMATES ◆ Circuit ◆ Plant PN-R1102006 (216) 464-8600 FAX (216) 464-8608 216-749-0200 Breakers Relocations ART BUILDING DETAILS: 80 acres; number of units to be deter- 216•486•6688 Cleveland, OH (Cuyahoga Co.) mined; sitework; site utilities; concrete; www.cschulzbuilding.com ESTIMATED AMOUNT: $25,000,000 masonry; shingle roof; plumbing; electrical; CONTRACTING METHOD: G.C. Bids (By Invitation HVAC; drywall; painting; fire suppression Only) equipment; interior finishes. STATUS: Drawings are in design phase; owner is fund- raising. PN-L0627001 Is Your Building Protected? OWNER: Museum of Contemporary Art Cleveland WORSHIP AND RECREATIONAL CAMPUS 8501 Carnegie Avenue Twinsburg, OH (Summit Co.) 8265 Darrow Road cleveland, OH 44106 CONTRACTING METHOD: D/B Subcontracts (216) 421-8671 UPDATE: Conditional use permit has been approved; Got Mold? ARCHITECT: Foreign Office Architects owner will seek site plan approval. 55 Curtain Road OWNER: Olivet Institute Baptist Church Mold found indoors may cause harmful effects like ecZA 3PT 8712 Quincy Avenue allergies, bronchitis and asthma. This translates into London, UK cleveland, OH 44106 (207) 033-9600 FAX (207) 033-9801 (216) 721-3585 higher absenteeism, health insurance premiums, ARCHITECT: Westlake Reed Leskosky ARCHITECT: Moody/Nolan - Columbus 925 Euclid Avenue, Suite 1900 300 Spruce Street, Suite 300 and Workers’ Compensation claims. cleveland, OH 44115 columbus, OH 43215 www.wrldesign.com www.moodynolan.com/ (216) 522-1350 FAX (216) 522-1357 (614) 461-4664 FAX (614) 280-8881 Indoor Air Quality Specialists DETAILS: 35,000 SF building to be constructed in D/B: American Church Builders in Mold Remediation and HVAC Systems Cleaning University Circle; sitework; concrete; HVAC; 875 E. Broad Street #100 mechanical; electrical; plumbing; paint- columbus, OH 43205 ing; lighting; floor coverings; wood and (614) 857-2240 FAX (614) 251-6153 plastics; drywall; insulation; doors and DETAILS: 3,000-seat church to include space for 340- 216-281-8700 hardware; roofing; glass and glazing; member choir and a 40-member orchestra; www.deltawhq.com metals; masonry. upscale condominiums, child care center, 5215 Denison Avenue gymnasium and outdoor basketball and Cleveland, OH 44102-5847 PN-R1102008 tennis court; 54 acres; 79,000 SF worship NEW FACILITY center, 92,553 SF family life center and Lakewood, OH (Cuyahoga Co.) Detroit Road a 76,100 SF community center; sitework; ESTIMATED AMOUNT: $20,000,000 concrete slab; wood frame; plumbing; elec- CONTRACTING METHOD: G.C. Bids (By Invitation trical; HVAC. %F;MM Only) STATUS: Owner is working out details on how to PN-R1016001 fund project; planning is very preliminary. MEDICAL FACILITY OWNER: Beck Center for the Cultural Arts Bedford, OH (Cuyahoga Co.) Rockside Road and 17801 Detroit Avenue Bartlett Road Lakewood, OH 44107 ESTIMATED AMOUNT: $18,300,000 www.giambrone.com Providing security, sun control & decorative glass coating solutions (216) 521-2540 FAX (216) 283-9052 CONTRACTING METHOD: G.C. Subcontracts in the commercial & residential marketplace for over 19 years. DETAILS: SF to be determined; sitework; landscap- UPDATE: Announcing owner and estimated amount; For a free estimate, call 216.738.7070 or toll free 800.295.TINT ing; demolition and clearing; concrete; building plans are in design phase; site masonry; structural steel; wood and plas- preparation could begin November 2006. Cleveland (216) 475-1200 tics; roofing; insulation; light gauge metal OWNER: Psychiatric Solutions Inc. studs; drywall; painting; doors/hardware; 840 Crescent Centre Drive Akron (330) 650-1400 caulking; glass and glazing; floor cover- Suite 460 ings; toilet and bath accessories; plumbing; Franklin & Jackson Twp., TN 37067 10000 Aurora-Hudson Rd., Hudson, OH 44236 HVAC; electrical. (615) 312-5700 FAX (615) 312-5711 LOCAL OWNER: Windsor Hospital Proudly Using Union Craftsmen Since 1977 PN-R1102053 115 E. Summit Street An Equal Opportunity Employer SENIOR HOUSING chagrin Falls, OH 44022 5005 Rockside Road, Suite 600 • Cleveland, Ohio 44131 • www.sunrayfilms.com Middlefield, OH (Geauga Co.) (440) 247-5300 78 Properties | December 2006 www.propertiesmag.com 79 ARCHITECT: Stengel Hill Architecture sitework; concrete; masonry; structural One Company, One Call. 764 Frankfort Avenue steel; wood and plastics; doors/hardware; Louisville, KY 40206 painting; caulking; glass and glazing; Count on PSI for all of your roofing needs: (502) 893-1875 tile; carpeting; acoustical ceilings; HVAC; G.C.: Panzica Construction Co. plumbing; electrical; lighting. Roof Surveys 735 Beta Drive Roof System Evaluation and Design Mayfield Village, OH 44143 PN-R0913002 Testing and Inspection www.panzica.com TRANSIT STATION Consulting and Management Programs (440) 442-4300 FAX (440) 442-4179 Cleveland, OH (Cuyahoga Co.) East 120th Street DETAILS: Approx. 70,000 SF, one story; sitework; site CONTRACTING METHOD: Public Bids PSI utilities; concrete; brick exterior; flat roof; UPDATE: Architectural RFPs received October 5, 5555 Canal Road Environmental Consulting ● Geotechnical Engineering ● rooftop HVAC units; screening; thermal & 2006; award to be made shortly. Cleveland, OH 44125 Construction Materials Testing & Engineering Industrial Hygiene Services 216/447-1335 Facilities & Roof Consulting ● Specialty Engineering & Testing Services moisture protection; approx. 234 parling OWNER: Greater Cleveland Regional Transit spaces; plumbing; electrical; mechanical; Authority PLEASED TO BE THE ENVIRONMENTAL AND GEOTECHNICAL CONSULTANTS FOR THE drywall ; painting; interior finishes; various 1240 West 6th Street, 5th Floor INTERNATIONAL HOTEL & CONFERENCE CENTER PROJECT. floor coverings; various furniture; acousti- cleveland, OH 44113 cal ceilings; fire suppression equipment; www.riderta.com landscaping; 12 acres. (216) 781-4546 FAX (216) 781-4480 ARCHITECT: To Be Determined PN-R1026005 DETAILS: SF to be determined; transit station shell, WATER TREATMENT PLANT bus loop, and parking area; ADA accessible; Westfield Township, OH (Medina Co.) concrete; masonry; paving; structural steel; WWWWOODHILLSUPPLYCOMWWWWOODHILLSUPPLYCOM CONTRACTING METHOD: Public Bids roofing; metal doors/hardware; painting; STATUS: Owner is reviewing SOQs from engineering HVAC; plumbing; electrical; lighting. Note: firms and will make a selection shortly. Specific details to be determined. OWNER: Medina County Commissioners )S THAT NICE 144 N. Broadway PN-Q1213030 Medina, OH 44256 RECREATION CENTER www.co.medina.oh.us Cleveland, OH (Cuyahoga Co.) 16300 Lake Shore /N 4IME 0ERFORMANCE HOT SHOWER (330) 722-9208 FAX (330) 722-9206 Boulevard PRELIMINARY ENGINEER: Medina County Sanitary ESTIMATED AMOUNT: $15,000,000 Engineer CONTRACTING METHOD: Public Bids 1UALITY 7ORKMANSHIP 791 W. Smith Road UPDATE: Announcing estimated amount; owner LEAVING YOU Medina, OH 44256 seeking resident input. www.sanitaryengineer.co.medina.oh.us/ OWNER: City of Cleveland #USTOMER 3ATISFACTION (330) 723-9574 FAX (330) 723-9661 601 Lakeside Avenue, Room 128 COLD LATELY DETAILS: 400 GPM water treament plant; sitework; cleveland, OH 44114 excavation; concrete; masonry; structural www.city.cleveland.oh.us WWWNORTHCOASTCONCRETECOM steel; miscellaneous metal; roofing; steel (216) 664-2628 FAX (216) 664-2177 0HONE s &AX -AYBE ITS YOUR 7ATER (EATERS doors/hardware; mechanical; painting; ARCHITECT: City Architecture Inc. #AREY $RIVE 6ALLEY 6IEW /HIO WAY OF LETTING YOU KNOW IT SHOULD electrical; lighting. 3634 Euclid Avenue, Suite 100 cleveland, OH 44115 BE REPLACED /R THAT ITS TOO SMALL PN-R1023003 www.cityarch.com 216.663-0801 GREENVIEW UPPER ELEMENTARY SCHOOL (216) 881-2444 FAX (216) 881-6713 1.800-466-tint (8468) TO HANDLE YOUR (OT 7ATER NEEDS IMPROVEMENTS DETAILS: New recreation center to be constructed 5060 Taylor Road, Unit 1 7OODHILL CARRIES A COMPLETE LINE South Euclid, OH (Cuyahoga Co.) on the former Big Lots site; 66,000 SF; Cleveland, Ohio 44128 ESTIMATED AMOUNT: $4,800,000 possible running track, fitness center, www.suntrol.com OF !/ 3MITH #OMMERCIAL AND CONTRACTING METHOD: Public Bids amphitheater, meeting rooms and full- 2ESIDENTIAL 7ATER (EATERS 7HATEVER STATUS: Bidding to advance February 2007; con- service kitchen; wood and plastics; glass struction expected to begin in the summer and glazing; steel doors and hardware; YOUR NEEDS 7OODHILL CAN SUPPLY THE of 2007. various floor coverings; metals; sitework; RIGHT !/ 3MITH 7ATER (EATER OWNER: South Euclid-Lyndhurst Board of masonry; landscaping; lighting; plumbing; Education electrical; HVAC; roofing. Suntrol window film prevents fading and 5044 Mayfield Road glare, reduces heat loss and reduces air Lyndhurst, OH 44124 conditioning costs by 55% to 73%. UV www.sel.k12.oh.us rays are reduced 99% while improving (216) 691-2000 Construction Progress Reports are provided to aesthetics. Balance your heat/cold spots ARCHITECT: Lesko Associates, Inc. Properties by CNCNewsOnline.com. For in your building. #ALL 7OODHILL 3UPPLY TODAY FOR MORE INFO 2001 Crocker Road more comprehensive and up-to-date building and Gemini Towers II, Suite 200 bidding information, call Construction News We Provide a 10- to 15-Year Warranty Corporation at 800.969.4700 or visit the website and a Free Energy Savings ROIReport cleveland, OH 44145-1954 at www.CNCNewsOnline.com. www.lesko-associates.com Residential, Commercial & Institutional (440) 835-0850 FAX (440) 835-8483 "EIDLER 2D 7ILLOUGHBY % RD 3T #LEVELAND DETAILS: 19,750 SF addition to existing building; 16 classrooms, a multi-purpose room; Helping Northern Ohio Since 1975 80 Properties | December 2006 www.propertiesmag.com 81 Coming in ADVERTISER INDEX Achuff Architectural Products, Inc...... 66 McGraw-Hill Construction Network...... 52 Action Vacuum...... 67 McKnight & Associates...... 37 Active Plumbing Supply Company...... 32 Mid State Restoration, Inc...... 44 January AIA...... 46 MSA Architects, Steven Scaefer Associates...... 62 Ajax Commercial Cleaning, Inc...... 16 Nelson Contracting...... 70 All Erection Crane...... 2 Neptune Plumbing & Heating Co...... 64 Alphonso & Sons, Inc...... 75 North Coast Concrete, Inc...... 81 Alside Supply Center...... 37 North Coast Paving...... 51 Art Window Shade & Drapery Co...... 24 Ohio Concrete Sawing & Drilling...... 33 Atlantis Company...... 54 Parrilla’s Tree Service...... 65 Atwell-Hicks...... 84 Patriot Security Systems, Inc...... 32 Bashian, John Photography...... 45 Pease Photography...... 74 Baywest Construction Group, Inc...... 53 Pete & Pete Container Service...... 30 BBC Electric Company...... 57 PlanCycle.com/SE Blueprint, Inc...... 61 BFI/Karas Rubbish Removal...... 46 Power Alarm...... 81 Look Back/ Blue Book, The...... 59 Precision Environmental Co...... 16 BOMA Greater Cleveland...... 45 Precision Technology Alarm...... 15 Look Forward Brennan & Associates...... 69 Pring Roofing ...... 76 Brilliant Electric Sign Co...... 40 PSI Engineering, Consulting & Testing...... 80 2006/2007 Britton Gallagher & Associates Inc...... 49 PSX Creative Solutions For Parking...... 39 Bruder Building Materials, Inc...... 16 Quality Cleaning...... 38 B-Safe Locksmiths...... 49 RAF Building Maintenance...... 20 Embassy Park Buckeye Sweeping, Inc...... 75 S. 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