Author Topic: Cleveland-Area TOD Discussion  (Read 18174 times)

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Offline KJP

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Re: Cleveland-Area TOD Discussion
« Reply #960 on: July 15, 2017, 07:26:28 PM »
Cleveland transit-oriented development gains traction-Pt 1
https://t.co/0hyjmCnDT2
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Offline clvlndr

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Re: Cleveland-Area TOD Discussion
« Reply #961 on: July 16, 2017, 10:50:02 AM »
Cleveland transit-oriented development gains traction-Pt 1
https://t.co/0hyjmCnDT2

Nice article.  I'm impressed with Grace Gallucci as someone who gets it on TOD and other rail transit issues and is actually focusing on doable TOD projects -- RTA, I have very little such confidence.  The most important statement in the article is that Cleveland needs an education in the value of TOD.  This region needs a serious paradigm shift if TOD and rail transit, generally, are going to progress.  Gallucci is finally the CEO that beast of NOACA needed to finally shake off its lethargy, much like Chris Ronayne did at UCI, which was similarly useless until he arrived.

Offline KJP

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Re: Cleveland-Area TOD Discussion
« Reply #962 on: August 31, 2017, 08:42:07 PM »
I FINALLY finished Part 2 after more than a month of research and writing! Whew...

THURSDAY, AUGUST 31, 2017
Transit station-area development activity paces region-Part 2

https://neo-trans.blogspot.com/2017/08/transit-station-area-development.html
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Offline mack34

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Re: Cleveland-Area TOD Discussion
« Reply #963 on: September 01, 2017, 07:31:06 AM »
This is fantastic!! 

Offline KJP

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Re: Cleveland-Area TOD Discussion
« Reply #964 on: September 01, 2017, 09:24:19 AM »
Thanks!
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Offline clvlndr

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Re: Cleveland-Area TOD Discussion
« Reply #965 on: September 01, 2017, 01:41:36 PM »
^Outstanding report, Ken.

... any progress toward the Settlers Pointe apt tower?  That one's really sexy.

Offline KJP

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Re: Cleveland-Area TOD Discussion
« Reply #966 on: September 01, 2017, 03:08:38 PM »
Haven't heard anything new since it was uncovered a couple of months ago.
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Offline clvlndr

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Re: Cleveland-Area TOD Discussion
« Reply #967 on: September 01, 2017, 03:33:08 PM »
Lots of good stuff.  Don't know if all of it is going to materialize, but I like the thinking and super glad NOACA is been more supportive of mass transit under the Gallucci administration.  In addition to the planned Settlers Landing apartment tower, I'm really hoping the development at the E. 116 and West Blvd stations jumps off.  Both could go a long way toward improving the transitional nature of both these old, walkable neighborhoods.

Offline KJP

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Re: Cleveland-Area TOD Discussion
« Reply #968 on: September 01, 2017, 04:54:31 PM »
Lots of good stuff.  Don't know if all of it is going to materialize, but I like the thinking and super glad NOACA is been more supportive of mass transit under the Gallucci administration.  In addition to the planned Settlers Landing apartment tower, I'm really hoping the development at the E. 116 and West Blvd stations jumps off.  Both could go a long way toward improving the transitional nature of both these old, walkable neighborhoods.

The representative of some investors with very deep pockets reached out to me to put money into Ohio rail/transit projects that could start construction as soon as a year. Since Ohio doesn't very have more than a couple of projects that could fit that criteria, I told them about NOACA's TOD projects and they were VERY interested.
« Last Edit: September 01, 2017, 04:54:55 PM by KJP »
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Offline KJP

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Re: Cleveland-Area TOD Discussion
« Reply #969 on: November 13, 2017, 03:05:14 PM »
Everything you need to know about LAís new transit-oriented development incentives . . .  Read More
https://t.co/DGM1JZJWh3
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Offline KJP

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Re: Cleveland-Area TOD Discussion
« Reply #970 on: December 02, 2017, 05:52:58 PM »
Dear real estate professionals on this website -- I want to run an idea past you. Might it encourage you or your firm to develop or redevelop a parcel if you didn't have to purchase the land (only the building, if any) and never had to pay property tax or insurance on the land?

Here's what I'm thinking -- form a nonprofit organization whose mission is to encourage through education and direct support transit-supportive land use at or near public transportation stations, hubs and stops to link more job-seekers to jobs in Northeast Ohio. This would be a 501c3 nonprofit organization, much like LAND studio, which not only does educational programming but also direct property ownership to facilitate the creation of enhanced public spaces.

Through capital grants from private and public sources, this new nonprofit would acquire parcels within a comfortable walk of transit stations. Some of these publicly owned parcels could be sold to the nonprofit at sharply reduced rates, such as $1. Privately owned parcels, some of which already have buildings on them, could also be sold at reduced rates. The private owner, especially if they continue to maintain buildings on the parcel, could have a financial incentive for selling at a reduced rate. The incentive is that the proposed nonprofit would the lease the land to the building's owner at one-fourth the prior year's land-only tax bill. The building owner would continue to be responsible for the building-only tax bill.

If there is no building on the parcel, the nonprofit would market these parcels for development and, in cases where permission is granted, market parcels with buildings already on them for redevelopment. After signing a letter of intent but before signing a final lease agreement, the nonprofit organization would require the developer to submit to the municipality and win approval for a conceptual development plan that meets generally accepted transit-oriented design principles as established by the Federal Transit Administration's TOD Technical Assistance Initiative. If, in the opinion of the nonprofit organization, transit-oriented design principals are not followed, a final lease agreement will not be executed.

The nonprofit organization will be responsible for any land-based liens, brownfield pollutants or other liabilities and, where applicable, securing covenants not to sue in partnership with public agencies and foundations. Lease revenues would be used to pay for administration and insurance costs, as well as for educational programming of the nonprofit organization.

Do you think this might attract the interest of developers and "move the needle" for some station-area developments? Reply to me on private messenger @KJP if you prefer.

EDIT: the federal tax bill will not remove the tax exempt status of 501c3 organizations, but it will remove the deductibility of altruistic contributions. If the bill becomes law in 2018, it is likely that it will not take effect until Jan. 1, 2019. If so, real estate investors will have one year to sell at reduced prices or outright donate parcels to this proposed nonprofit organization and receive some financial benefit in the form of a tax deduction. The amount of that deduction will depend on the extent that the corporation benefits from making the donation.
« Last Edit: December 03, 2017, 12:00:09 PM by KJP »
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Offline KJP

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Re: Cleveland-Area TOD Discussion
« Reply #971 on: May 18, 2018, 12:44:10 PM »
Want GCRTA to generate new revenue, ridership and job accessibility? Here's an idea....

Montreal transit agency ventures into real estate with mixed-use complex. Pairing real estate development with transport system investments makes perfect sense: itís about housing, good density and sustainability. https://t.co/8hwYTnToJX
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Offline Dougal

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Re: Cleveland-Area TOD Discussion
« Reply #972 on: May 18, 2018, 01:52:24 PM »
Dear real estate professionals on this website -- I want to run an idea past you ...

Would the land owned by the non-profit be tax exempt? I'm assuming any improvement placed on it would pay tax.

There's nothing wrong with optimism, as long as you don't get your hopes up.

Offline KJP

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Re: Cleveland-Area TOD Discussion
« Reply #973 on: May 18, 2018, 03:15:10 PM »
Dear real estate professionals on this website -- I want to run an idea past you ...

Would the land owned by the non-profit be tax exempt? I'm assuming any improvement placed on it would pay tax.



Probably. Both real estate (structure only) and income tax. And if there's retail activity there, then sales tax too.
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Offline KJP

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Re: Cleveland-Area TOD Discussion
« Reply #974 on: June 11, 2018, 11:59:01 AM »
Is an ethnic grocery store/food distribution business at the entrance to the West Park RTA station a transit-supportive land use? Possibly, depending on how it is designed...

https://www.urbanohio.com/forum/index.php/topic,31159.msg918971.html#msg918971
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Offline KJP

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Re: Cleveland-Area TOD Discussion
« Reply #975 on: June 26, 2018, 03:34:39 PM »
As a public resource, I'm posting these pics after the conversation in the Scranton Peninsula thread about transit and development and which one comes first. There is no right answer. Sometimes transit is built before the neighborhood and other transit-supportive land use is built. Sometimes the neighborhood is built first and then reshaped (ie: densified) by the addition of transit. The capitalist model, fostered by corporate trusts of real estate/utility/transportation firms, was to build transit first (which also included an electricity trunk line and substations) to promote the real estate, then the neighborhood grew up around the transit with the largest, densest, most mixed use buildings closer to the stations. After WWII, the public sector spent decades designing transit to support parallel highways (as congestion relief valves) which meant that transit use was restricted artificially to carrying work trips only. But since the 1990s, transit is increasingly built to or through unpopulated areas that are being designed by the public sector in the same way the private sector did before WWII -- with transit-supportive land use patterns.

This is how the private sector did it in the early 20th century in Greater Cleveland....

A Cleveland Plain Dealer advertisement from a century ago
Cleveland Transit Heights ad by Ken Prendergast, on Flickr

Now surrounded by apartment buildings, the Lynnfield Station on RTA's Blue Line (Van Aken) was out in the countryside in 1922
Shaker_Rapid_Lynnfield_1922 by Ken Prendergast, on Flickr

Also on the Blue Line is this scene from a few years earlier when the Van Aken/South Moreland line was brand new and envisioned to reach booming Youngstown someday as a four-track, high-speed, electrified railway
VanAken-Lee-1919-withtextimbedded by Ken Prendergast, on Flickr

While the days of the electric interurban were waning in 1929, this single tracked interurban (on temporary track at right) along Mayfield to Chardon & Burton was being double-tracked in Cleveland Heights to accommodate future development in that young suburb. This is looking east from Lee.
ClevelandHts-RailExt-Mayfield-Ivydale1929 by Ken Prendergast, on Flickr

The Shaker (Green Line) was still mostly rural in 1936 and would stay that way until the depression and wartime construction restrictions were eased
ShakerRapid-GreenLine-WarrensvilleRd-1936 by Ken Prendergast, on Flickr

On the other side of town, in Lakewood, vineyards were cut in half at the turn of the last century by Clifton Boulevard and its unique, side-of-the-road streetcar/interurban tracks
Clifton1902WestViewL by Ken Prendergast, on Flickr

++++++

We jump ahead to modern times and to a modern boomtown -- Denver, where the new airport line doesn't just run express through open country. It has station stops in anticipation of, and to help shape future development
Denver-40th-airport-station-openland-s by Ken Prendergast, on Flickr

The above station isn't an anomaly. Here's another a little closer into town but still a largely undeveloped area at 61st and Pena
Denver-61st-pena-station-s by Ken Prendergast, on Flickr

Salt Lake City's still-new Red Line travels for miles through open country, but areas that are not expected to stay rural. Stations were added to help influence walkable development patterns rather than more auto-dependent sprawl
Salt Lake City-Red Line-s by Ken Prendergast, on Flickr

Another rural station on Salt Lake City's Red Line. Just as the Cleveland-area transit-rural setting pictures from 100 years ago are a curiosity today, so will these now-rural scenes in Salt Lake City and Denver be 100 years from now
Salt Lake City-Red_line_ParkwaySta-s by Ken Prendergast, on Flickr

Oh, and let me end with this stunning photo of one of South Korea's new 186 mph KTX high-speed rail lines, with a station practically in the middle of nowhere. Check back in a few years to see what this now-tranquil scene looks like.
Korea KTX HSR station1 by Ken Prendergast, on Flickr
« Last Edit: June 26, 2018, 03:56:35 PM by KJP »
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Offline OC17

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Re: Cleveland-Area TOD Discussion
« Reply #976 on: June 26, 2018, 05:26:40 PM »
The Vans were promoting Shaker Hts in that era, complete with the Rapid Transit Lines.  Lots of potential for high-growth in that era, 100 years ago to serve new residents in a massively growing city/county.

Denver in 2018 is planning the same thing.  Denver is anticipating continued strong growth.

Offline KJP

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Re: Cleveland-Area TOD Discussion
« Reply #977 on: June 26, 2018, 08:17:34 PM »
Hello MOTO
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Offline MyPhoneDead

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Re: Cleveland-Area TOD Discussion
« Reply #978 on: July 09, 2018, 12:34:16 PM »
Part of me feels as though RTA will have conversations with another rail company to take over rail operations. I just feel as though GCRTA wants to keep rail but knows it isn't feasible for them based of their current financial climate. I noticed as well more and more Red Line trains are being wrapped with ads, which I don't mind. My question is this, I believe @KJP would know the answer to this, did the conversation with Siemens to take over the rail section include them being responsible for rail expansion?

Offline KJP

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Re: Cleveland-Area TOD Discussion
« Reply #979 on: July 09, 2018, 09:03:22 PM »
Part of me feels as though RTA will have conversations with another rail company to take over rail operations. I just feel as though GCRTA wants to keep rail but knows it isn't feasible for them based of their current financial climate. I noticed as well more and more Red Line trains are being wrapped with ads, which I don't mind. My question is this, I believe @KJP would know the answer to this, did the conversation with Siemens to take over the rail section include them being responsible for rail expansion?

I'm pretty sure that rail expansion was not discussed. RTA doesn't consider rail expansion to be realistic and, given their current financial resources, it isn't.
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Offline KJP

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Re: Cleveland-Area TOD Discussion
« Reply #980 on: July 25, 2018, 06:16:28 PM »
FYI:

Just landed in Cleveland for the upcoming @locusdevelopers LINKUP (investors) event featuring 3 TOD sites in #Opportunityzones. Excited to partner with @NOACA​ and the City!  If you're in town, you don't want to miss out!  https://t.co/P82jrzJkRS #LOCUSLinkUp
https://twitter.com/ChristopherCoes/status/1022121519051362304?s=19
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Offline Dougal

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Re: Cleveland-Area TOD Discussion
« Reply #981 on: July 26, 2018, 02:36:45 AM »
FYI:

Just landed in Cleveland for the upcoming @locusdevelopers LINKUP (investors) event featuring 3 TOD sites in #Opportunityzones. Excited to partner with @NOACA​ and the City!  If you're in town, you don't want to miss out!  https://t.co/P82jrzJkRS #LOCUSLinkUp
https://twitter.com/ChristopherCoes/status/1022121519051362304?s=19

Do you know if the Ed Asher who attended this is the president of the Chevy Chase Land Company?  They are doing a big TOD with the Purple Line in Maryland.
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Offline KJP

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Re: Cleveland-Area TOD Discussion
« Reply #982 on: July 26, 2018, 07:52:17 AM »
I don't know that for a fact, but I know that a number of developers from Washington DC came to town as part of this conference/tour. Some were very surprised at what Cleveland had, in terms of rail transit and potential development sites. Some seemed pretty excited about the opportunities here.
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Offline jws

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Re: Cleveland-Area TOD Discussion
« Reply #983 on: July 26, 2018, 08:20:11 AM »
Do we know what the three sites are? West Blvd was being shopped to investors per the NOACA TOD study but as far as I know it isn't in an "opportunity zone."

Offline KJP

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Re: Cleveland-Area TOD Discussion
« Reply #984 on: July 26, 2018, 07:07:38 PM »
Unfortunately I don't know. I'd love to find out.

Some info on Opportunity Zones....

What Opportunity Zones mean for America's poorest cities https://t.co/3n9HJNZujF

This is where they are in Cuyahoga County (looks like the western edge of the West Blvd TOD site is in a zone).....
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Offline surfohio

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Re: Cleveland-Area TOD Discussion
« Reply #985 on: July 26, 2018, 07:55:32 PM »

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Re: Cleveland-Area TOD Discussion
« Reply #986 on: August 10, 2018, 09:27:52 AM »
RTA needs a pro-TOD/pro-transit nonprofit the way cities set up cdcs and improvement corporations.

I've often considered this too. If you and others want to discuss it more, let's go here:
https://www.urbanohio.com/forum/index.php/topic,1977.0.html

So we know that nonprofits can handle transactions with real property etc with far less red tape than can government agencies and that is the main benefit of doing this. @KJP, is there any precendent in the US for a citywide Transit Oriented Development Corporation?

Offline Enginerd

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Re: Cleveland-Area TOD Discussion
« Reply #987 on: August 10, 2018, 12:56:27 PM »
RTA needs a pro-TOD/pro-transit nonprofit the way cities set up cdcs and improvement corporations.

I've often considered this too. If you and others want to discuss it more, let's go here:
https://www.urbanohio.com/forum/index.php/topic,1977.0.html

So we know that nonprofits can handle transactions with real property etc with far less red tape than can government agencies and that is the main benefit of doing this. @KJP, is there any precendent in the US for a citywide Transit Oriented Development Corporation?

State universities do this kind of thing all over the country with fervor. I wonder if they could follow the same type of organizational model.

Offline KJP

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Re: Cleveland-Area TOD Discussion
« Reply #988 on: August 10, 2018, 04:19:09 PM »

So we know that nonprofits can handle transactions with real property etc with far less red tape than can government agencies and that is the main benefit of doing this. @KJP, is there any precendent in the US for a citywide Transit Oriented Development Corporation?

This is about as close to what you're talking about that I can think of. This is a non-profit organization with a mission that's broader than TOD, but TOD is one of its primary planning and consulting objectives. But it doesn't finance or execute TOD projects....
http://mrsc.org/Home/
http://mrsc.org/Home/Explore-Topics/Planning/Development-Types-and-Land-Uses/Transit-Oriented-Development.aspx

Here's another, but it's a regional government for Greater Portland, so it's not the same thing....
https://www.oregonmetro.gov/
https://www.oregonmetro.gov/tools-partners/grants-and-resources/transit-oriented-development-program

Here's another one. This is actually faith-based, focusing on transit oriented development, day care and workforce development to lift impoverished neighborhoods....
http://www.reimaginerpe.org/node/343
http://bethelnewlife.org/

Here's another one -- and it's a national organization, albeit spread pretty thin. They promote housing development, including near transit, but that's not all it does. It's Ohio office is in Cleveland and will celebrate it's 30-year anniversary here with an event at the LaSalle Theater on Sept. 6....
https://www.enterprisecommunity.org/
https://www.enterprisecommunity.org/where-we-work/ohio
« Last Edit: August 10, 2018, 05:04:17 PM by KJP »
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Offline KJP

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Re: Cleveland-Area TOD Discussion
« Reply #989 on: August 10, 2018, 06:05:40 PM »
I think TOD is starting to find its way to the rail stations and transit nodes in the hot neighborhoods. But to have a more highly utilized transit system that helps address Cleveland's poverty and jobs access problem, a nonprofit could be created or an existing one retasked/expanded to facilitate if not outright develop affordable housing and employment-rich commercial uses within about 1,500 feet of a major transit stop.

The locations identified in the NOACA TOD report are good places to start, but a new nonprofit organization would likely have to start out small by fostering more quickly achievable developments such as infill housing and/or rehabilitation of vacant storefront businesses. And I would brand this nonprofit as a partnership -- something that partners with existing CDCs, foundations, cities, port authorities and private developers to deliver projects. It could initiate developments and carry them from idea through to ribbon cutting, or be an assistance vehicle to others' projects.

And, I just thought of another organization model, even though it has little if anything to do with transit oriented development -- LAND Studio. If you replaced "public spaces" in their mission with "transit oriented development" there wouldn't be much difference between the two organizations. https://www.land-studio.org/
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