After requesting some minor changes, the Architectural Board of Review approved architect Charles McGettrick's preliminary design, above, for 2070 Dowd Ave. in March.

It is back to the drawing board for city officials who had hoped to fund construction of a new single-family house on Dowd Avenue after the project’s lone bid was rejected.

The Board of Control on Monday followed the Division of Purchasing’s recommendation and voted unanimously to reject Executive Construction Co., LLC’s $276,273 bid because it was over the projected budget.

The Board of Control is composed of the mayor, and the directors of finance, law, and public works. It approves all purchases of products and services greater than $7,500 and professional services that exceed $5,000. In reviewing project bids, it chooses the lowest cost and best submission.

Change in architects and design

The Center for Children and Families deeded the property to the city in 2009, and shortly thereafter the long-vacant former daycare building that stood on the site was demolished.

The city originally partnered with Zaremba on the project, but later decided to go in a different direction. Above, Zaremba's board-approved design for the house.

Lakewood-based Zaremba Group received design approval last year from the Architectural Board of Review (ABR) to build a new American with Disabilities Act (ADA) compliant home in its place. (see larger image)

The city decided to go in a different direction earlier this year and brought in Lakewood architect Charles McGettrick to revise the original plan and make it more handicap-accessible.

The ABR reviewed his design plan in March and issued its conditional approval pending minor adjustments.

Last month, the city published a bid notice for construction of the home. The specifications called for a 1,600 square-foot two-story wood-framed structure with a basement on a doublewide lot of 110 feet by 80 feet.

According to McGettrick’s floor plan, the home would have a master bedroom and bathroom on the first floor and a second floor with two bedrooms and another bathroom. The garage would be detached, a departure from Zaremba’s proposal.

$200,000 in federal funding for project; sales price estimated at $120,000

At the July 18 Housing Committee meeting, Dru Siley, director of planning and development, told the City Council the house would be well-constructed, but not luxurious. “We’re not gold-plating it,” he said.

Siley explained the project would cost no more than $200,000, with funding provided by the Cuyahoga County Department of Development via the U.S. Department of Housing and Urban Development’s HOME Investment Partnerships Program.

Originally, the city had planned to expend its own federal funding on the development, but the county offered a portion of its allotment instead, allowing the city to save the money for use on a future project.

Siley told the Council the sales price of the house would be around $120,000. “We want someone in it who is income-qualified,” he said, and added that the city has had initial discussions with a program that helps disabled military veterans find specially adaptive housing.

Lone bid well over expected budget

The bid submitted by Executive Construction was far in excess of the city’s budget, and it didn’t even include the cost of a basement.

The city will revisit the plans for the project to consider revisions and put the project back up for bid.

The new police surveillance cameras at Kauffman Park, above, are less conspicuous than the camera array at Madison Park.

Without any public debate or explanation, the city has quietly expanded its network of police surveillance cameras to include City Center and Kauffman Parks, with Lakewood Park soon expected to follow.

A $20,000 federal Edward Byrne Memorial Grant, approved by the City Council last year and received in March, was used to purchase the new devices.

The Council approved the acceptance of another Byrne Grant for $11,372 at a meeting last week. Police Chief Timothy Malley said in a letter he expected to use the money to fund the inclusion of Lakewood Park in the surveillance camera program.

It can be reasonably argued Kauffman Park will benefit from the 24/7 gaze of Big Brother.

Frequent readers of the Crime Calendar are aware of instances of property damage to the restrooms and facilities at Kauffman Park, as well as the tumult caused by the basketball courts. Prior to a recent Public Works Committee meeting, Ward 2 Councilperson Thomas Bullock complained to a city administrator about finding used prophylactics strewn around the park’s playground area.

The police camera mounted atop a utility pole in front of Rozi's Wine House will monitor City Center Park (previously known as Sinagra Park)

The rational behind sticking a camera at City Center Park is less clear. Outside of the arrests of a few juveniles there for curfew violations, it would seem the camera would be more useful if placed in a high crime area, like the East End or near the rowdy West End bar scene.

City’s Reforestation Fund turns into a deforestation fund

Most of the trees set for removal show clear signs of decline. Two trees near CVS, above, are among those that are scheduled to be cut down.

The Grand Army of the Republic Highway, also known as Clifton Blvd., will soon be somewhat less grand after the city removes 20 mature trees that have reached the end of their lifespan.

The city awarded the tree removal project to VanCuren Services at a cost of $1,833.85 per tree. A handful of trees on West Clifton Blvd. will also be cut down. A city arborist warned the City Council in November 2010 that all of the trees posed a danger to the public’s safety.

In a damaging myopic move that has thus far escaped any public scrutiny, the decision was made to fund the removal effort entirely through the city’s $59,535 Reforestation Fund.

As a result, Public Works Director Joseph Beno has confirmed, there will be no new tree plantings this year. The city typically plants a couple hundred trees each year. In 2009, for instance, it spent $38,660 on 205 new trees.

Here’s a complete list of the trees on death row. Some of these have already been removed:

Clifton Blvd.:
CVS- Clifton/E. of Hird F-1
CVS- Clifton/E. of Hird F-2
12962 Clifton
12988 Clifton
12994 Clifton
13468 Clifton
13513 Clifton
13983 Clifton
14002 Clifton
14623-25 Clifton F-2
14807 Clifton
14903 Clifton F-1
15409 Clifton F-2
15908 Clifton
15909 Clifton
16101-03 Clifton
16119-21 Clifton
16719 Clifton
17403 Clifton
1170 Summit on Clifton

West Clifton Blvd.:
1455 West Clifton F-1
1437-39 West Clifton F-1
1477 West Clifton F-1
1501 West Clifton F-1
1507 West Clifton

The Board did not find McDonald's preliminary site plan to be neighborhood friendly. Pictured above is an enhanced photograph of the plan presented at Thursday's meeting. Woodward Ave. is at the bottom of the image. Detroit Ave. is on the right-hand side. Traffic would enter off of Detroit Ave. and exit onto Woodward Ave. (see arrows) at two separate points. The green area would be landscaping.

The Architectural Board of Review is not lovin’ McDonald’s preliminary site plan proposal for the property currently occupied by the shuttered Detroit Theatre.

On Thursday a near-capacity audience in the auditorium at City Hall heard the Board offer its first informal public critique of McDonald’s site plan concept.

Proposed site near market oversaturation point

McDonald’s project manager Michael Lewis began the session and explained the fast food behemoth’s desire to relocate from its “somewhat obsolete” location of 47 years on Sloane Avenue to Detroit Avenue, where there is a higher concentration of traffic.

Lewis said the proposed location is 2.25 miles away from the W. 117th McDonald’s, right on the cusp of what is considered market oversaturation.

McDonald’s construction manager Dave Natowski described several of the general efforts made to make the site blend with the neighborhood, such as limiting nighttime light glare, moderating the volume of the drive-thru speaker, concealing the dumpster, etc.

Architect Jim Larson pointed out that the footprint of the proposed new building would be in the same location as the Detroit Theatre – which would be demolished – but smaller.

He described the site plan, which calls for a small outdoor café area in front of the building along Detroit Avenue. The location would be equipped with a double-lane drive-thru and 27 parking spots.

All automobile traffic would enter off of Detroit Avenue and exit at two different points on Woodward Avenue. The entrance off of Detroit Avenue would be more than 100 feet wide.

Board’s biggest worries: traffic congestion and safety

Board members were most concerned about the traffic congestion and safety issues created by the traffic routed onto Woodward Avenue, especially in light of the pending removal of the nearby traffic signal at the intersection of Hall Avenue and Detroit Avenue as part of the resignalization project.

“You’re going to have a logjam in your drive-thru,” said board member John Waddell.

Board member Michael Molinski felt the site design needed to be more welcoming for pedestrians. “You could find yourself a walking destination,” he said.

Another of the Board’s major concerns was the building’s setback from the street and lack of presence along the Detroit Avenue.

The Board has consistently sought to have new construction placed as close as possible to the road in order to continue the commercial district’s streetcar era look and feel.

Board member Jeff Foster cautioned that the loss of building volume on Detroit Avenue contained in the site proposal “gives us some heartburn.”

Carl Orban, a board member who recently traveled to the western United States, said he’s seen McDonald’s structures elsewhere that are very well done and adapted appropriately for their settings.

A McDonald’s representative said the plan could be adjusted to bring the building the closer to the street, but probably not as close as the Board wants.

The physical appearance of the proposed building was not discussed because design revisions are still underway. McDonald’s typically begins a project with a generic-looking structure and negotiates various design changes with the city. The project architect observed: “It’s not easy to get a non-prototypical building approved” by McDonald’s.

Due to the absence of a formal application from McDonald’s seeking board approval, the public was not offered an opportunity to comment on the proposal. Public comment will be permitted during a future design review.

Developer gets approval for proposed Sloane Avenue townhomes

A profile view of the proposed development, above, shows the relative distance between the townhomes.

Andrew Brickman’s 19-townhome proposed Sloane Avenue development, tentatively titled “Le Metro,” received approval from the Board.

They were impressed by the use of quality materials, and sensitivity towards parking demands. “It’s a great looking project,” said one board member.

As part of the approval process, the Board asked Brickman to submit plans detailing how the property will be maintained at each of its various stages of development. The Board made a deliberate attempt to avoid a repeat of the Foran Montlack fiasco that angered the neighborhood.

A Sloane Avenue resident said she liked the project, but wondered if construction would wreck the recently repaved street and if Tax Increment Financing (TIF) would be utilized.

Dru Siley, assistant director of planning and development, said the city did not make TIFs available. He said an approach to minimize the impact of construction on the street would be given consideration at a point later in the project.

West Clifton Boulevard Rick Sicha inquired about the townhomes height. A representative from Dimit Architects said each town home would be 34 feet tall to the top railing and 40 feet tall at the highest point, all within the zoning code limits.

Le Metro will next head to the Planning Commission to gain permission for lot consolidation and to the Board of Zoning Appeals for approval of two or three minor variances.

One side note, the resident who lives directly next to the proposed development walked in late and missed the presentation, which was moved up from the back end of the meeting.

The West Shore Assembly of God church property at 16300 Delaware Avenue.

A ruling made by the Planning Commission on Thursday will help clear the way for a three-person financial services business to acquire and operate out of the West Shore Assembly of God church building located at the intersection of Delaware and Woodward Avenues.

The commissioners followed the city administration’s recommendation and unanimously approved the request to permit AXA Advisors, LLC to operate in the residentially-zoned single-family high-density neighborhood across the street from Hayes Elementary School.

In reaching its decision, the commission determined that the change in land use met two major standards required by the zoning code. First, the business will be “more appropriate and compatible” with the neighborhood than the church. Second, it will reduce any traffic problems caused by the church.

Owner: business will be lower-profile operation than church

Business owner Michael Daso, who signed a purchase agreement for the property last month, told the commission his 11-year-old operation would have a smaller footprint than the church, which has a small congregation.

He has two employees and expects to hire four or five more over the next two years, including a junior partner within the next year.

Despite noticable vacancies in the city's commerical districts, it supported Daso (above) in his request to repurpose the residentally-situated church property.

In terms of traffic, Daso estimated he has four to six daytime client appointments each week, along with an occasional evening session or two.

He would not change the exterior of the building, but would reconfigure the interior to create an office space and an ADA accessible bathroom.

The Edgewater Dr. resident, who also owns properties on Mars and Madison Avenues, indicated he wants to add six to eight on-site parking spots to supplement the limited amount of off-street parking.

Daso said he looked at a half-dozen potential locations over the last six months before deciding to repurpose the church building. “It’s kind of a neat corner lot,” he said.

The property had been on the market for two years, most recently listed at $139,900.

Residents worried about parking issues

Noticeably absent from the proceedings were Ward 2 Councilperson Thomas Bullock and representatives of the West Shore Assembly of God.

The church property, highlighted in red, is directly across the street from an elementary school.

Bullock typically skips this kind of an event, but it was curious that not a single member of the church congregation was present to speak in favor of the request, although its pastor did submit a letter.

A handful of residents who received meeting notices from the city showed up, and based on their pre-meeting chatter, had only a limited awareness of what was transpiring.

One resident voiced a concern about the need to keep curb parking available for parents picking up their children from school. Another resident felt there was ample street parking, and thought a new parking lot would “look terrible.”

Before the commission voted, Dru Siley, the assistant director of planning and development, reminded everyone the design of any future parking lot would be thoroughly reviewed by the Architectural Board of Review.

In other news, the commission approved a request to allow the newly expanded Pet Supplies Plus in the Lakewood City Center Shopping Plaza to offer dog-grooming services. A request from Bottoms Up Tavern on W. 117th St. for renewal of permission to use the front patio for outdoor dinning was denied because the applicant was not present.

On an unrelated note, some citizens making their way to City Hall for the Planning Commission meeting may have noticed an imposing armada of Lakewood police cars led by an armored SWAT vehicle cruise southbound on Alameda Avenue, across Franklin Boulevard.

They executed a search warrant in Cleveland near Triskett Road and W. 140th Street. A male was arrested for drug trafficking and a Lakewood animal control officer was called to the scene to impound two pit bulls.

Developer Andrew Brickman unveils preliminary renderings of his proposed project on Sloane Ave.

Developer Andrew Brickman, who three months ago dropped plans to demolish an Edgewater Dr. estate to make way for upscale residential housing, is back with a new plan to construct 19 townhomes overlooking the Rocky River on Sloane Ave.

A group of about 40 residents gathered Wednesday evening at St. Peter’s Episcopal Church on Detroit Ave. to hear the latest details about the project from Brickman and city officials.

Three homes would be demolished to make way for the new development.

Although still in the “very, very beginning phase,” according to Mayor Michael Summers, the tentatively named Metro Luxury Townhomes designed by Lakewood-based Dimit Architects would range in size from between 1,600 to 3,000 square feet with two to four bedrooms and two-and-a-half bathrooms.

The three-story units – 32 feet tall – would each have attached two-car garages and rooftop decks with views of the river and lake. List price for the smaller townhomes would begin at around $300,000. Brickman could not provide an estimated price for the other homes because certain acquisition and improvement costs remain unknown.

The townhomes furthest down the cliff would be 75 feet away from the river. Only two boat docks are planned, but that number could expand.

If everything falls into place, Brickman said the homes would be built in different phases beginning in the spring. The project would take about 18 months to complete.

The preliminary site plan has been reviewed three or four times by the city’s Architectural Board of Review in informal work sessions and is continually being revised, Brickman said.

The initial site plan calls for access to the townhomes via Sloane Ave. and Sloan Subway, the short winding road off of Clifton Rd. In the image above, the Rocky River is on the left and Sloane Ave. is on the right. Sloane Subway is located at the top of the image.

Financing not finalized

Summers indicated Brickman has informal purchase agreements with the owners of the three existing houses that must be demolished to make way for the townhomes, but cautioned that the arrangements are “not done deals.”

When asked by an audience member if he had secured financing for the project, Brickman replied, “I don’t really know if that’s your concern.”

Touching on the topic later, he remarked, “I’m fortunate in that I’m wealthy enough that I don’t need financing.” Brickman almost immediately realized the haughty tone of his words and tried to soften them. He acknowledged he has a commitment from one lender and is looking for additional funding sources.

Cliff stability a concern

A more pressing concern for Brickman is the stability of the cliff he wants to build upon.

A Sloane Ave. property owner who lives adjacent to the proposed project location noted he has lost about one-third of the hillside along the river due to erosion and cannot get help from the Army Corp of Engineers.

“It’s worrisome for us right now,” Brickman admitted. He had a team of experts examine the condition of the cliff and is awaiting the results of their study. The unknown cost of shoring up the cliff could significantly affect the project’s overall viability.

A preliminary rendering of the view on Sloane Subway looking towards Sloane Ave. (Click the image for a larger view)

Minor zoning variances needed

One major reason Brickman’s Edgewater proposal failed was because he tried to shoehorn more houses onto the property than were permitted by the zoning code. Nearby residents objected to it, and provided city officials with a convenient reason to reject the project.

Brickman won’t have the same problem this time around.

Assistant Director of Planning and Development Dru Siley said the development would only require two relatively minor variances.

One variance would be needed for the law that prohibits the building structure from covering more than 20% of the lot area. The building structures of Metro Luxury Townhomes would cover 30% of the lot area.

The other variance would concern the proximity of the development to its western property boundary. Normally, the development would require a greater setback. In this instance, there’s no other property adjacent in the west, just the river, so the setback requirement is virtually irrelevant.

A preliminary rendering of the view on Sloane Subway looking towards Clifton Rd. (Click the image for a larger view)

Stalled Foran Montlack development still riles residents

Some Sloane Ave. residents are leery about any real estate developer who promises good things. They know what can happen when a deal goes bad.

To the south of Brickman’s proposed development sit a couple of long-vacant lots that were supposed to be home to a 60-unit riverfront luxury condominium.

Foran Montlack, a development partnership, demolished the houses that stood there and then lost access to financing when the real estate and financial markets crashed.

The group was very slow to maintain and landscape the empty lots and engendered scorn from the neighborhood.

Brickman’s presentation was interrupted a couple of different times by cagey residents who wanted to know how his project would be different from the Foran Montlack failure and if he was interested in acquiring those lots.

Brickman confirmed he’s had several conversations with them and is intrigued by their property, but they have not responded to his interest.

Mayor Summers said Foran Montlack is still waiting for the economy to improve. “They have no plans to take action, currently,” he said. “There’s nothing happening.”

Brickman said it is “impossible” to get financing for the kind of project Foran Montlack originally proposed. His project is smaller and would be financed, in real estate lingo,  as a fee simple non-condo rather than a traditional condominium.

A preliminary rendering of southeast view of the development. It would be 20 feet off of the property line. (Click the image for a larger view)

Tax abatement process in motion

The proposed development will likely receive some kind of property tax abatement.

Summers said the Board of Education is the city’s partner in making the decision and must continue to receive the same level of property tax as it is now receiving from the owners of the houses that will be demolished.

Incidentally, the City Council on Tuesday had the first reading of an ordinance that would create a Community Reinvestment Area (CRA) for 13 parcels of property on the southwest side of Sloane Ave, along the Rocky River, including the parcels Brickman is interested in.

The CRA would provide the city the ability to hand out tax abatement as an incentive for new development.

Neighborhood reaction to plans generally positive

Compared to the sharp negative reaction Brickman got from the community on his Edgewater Dr. proposal, the Sloane Ave. crowd was fairly positive.

“I kind of like what I see so far,” one man said. Another man commented: “It’s gorgeous. I love the contemporary architecture.”

There was some concern about the apparent lack of visitor parking within the development. Brickman explained they were still fiddling with the site plan to try and wring out more space. Someone suggested he should buy the nearby bank-owned Irish cottage and use it as a parking lot.

A woman raised a concern about the safety of having an exit onto Sloane Subway, a steep, narrow, and winding side road. “That’s just nuts,” she said.

Dru Siley, the assistant director of planning and development, said only four units would empty onto the road and it wouldn’t create a ton of additional traffic.

A couple of residents complained about the disturbances in the area when Foran Montlack performed home demolitions. Summers said extra precautions would be taken to minimize disruptions this time around.

It will be decided on a case-by-case basis, but the townhomes will probably have deed restrictions prohibiting them from being leased.

A preliminary rendering of the view of the townhouses closest to the river's edge. Sloane Subway is seen on the left. (Click the image for a larger view)

Next steps: more public meetings

The properties haven’t changed hands yet, and Brickman is still waiting on the results of the cliff stabilization study. Nevertheless, the development process will move forward.

Siley told the audience that the project would be up for discussion at several public meetings over the next couple of months, including with the Planning Commission and the Architectural Board of Review.

He and Councilperson David Anderson (Ward 1) said they would make an extra effort to make sure the meeting dates were properly publicized. Siley said he sent out 150 notices to affected residences about Wednesday’s meeting.

Miscellaneous

- Brickman is the developer of the townhomes on the Rocky River side of the river. He said there are 6 more units available in the neighborhood of $739,000 each. He added that he had been approached by a “big budget Hollywood film” to shoot in the property.

- Councilperson Mary Louise Madigan (Ward 4) who is frequently absent from important non-City Council meetings was in attendance Wednesday evening.

- The name of the development is likely to change. A long-time resident of the area suggested High Bridge Park, the original name of the properties.

- Mayor Summers said discussions continue with McDonald’s about the future of their Sloane Ave. location.

Representatives from the fast food giant last month said the building would likely be demolished if the business relocated to Detroit Ave.

Summers said yesterday some “creative” proposals are being considered that would repurpose the property, although not as a restaurant. He did not provide additional details.