Author Topic: Cleveland: East Side Neighborhood Development  (Read 123377 times)

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Offline 327

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Re: Cleveland: East Side Neighborhood Development
« Reply #105 on: May 31, 2012, 02:08:11 PM »
"a retail grocery store is not a permitted use"

Why is this ever a zoning rule in the inner city...ever?



Gross incompetence, that's why.  Cleveland's zoning code represents an overt desire to suburbanize the city.  Suburbs don't have stores within neighborhoods, they have supermarkets with large parking lots that most customers are expected to drive to.  Increasingly, so does Cleveland.
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Offline Hts121

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Re: Cleveland: East Side Neighborhood Development
« Reply #106 on: May 31, 2012, 03:04:37 PM »
"a retail grocery store is not a permitted use"

Why is this ever a zoning rule in the inner city...ever?



What is the city's definition of a "retail" grocery store.  I'm going to assume they are trying to curb building corner stores and bodegas that do not food and veggies but beer, wine, cigs and lotter tickets.



You can't write a code that tells the property owner that they can have some very specific type of retail if the land is zoned for retail.  The ability to control the selection comes through the discretion inherent in granting variances, which are routinely granted for 'desirable' uses which don't conform strictly to the code and which are routinely denied for 'undesirable' uses.  Quite the opposite of incompetence
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Offline StrapHanger

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Re: Cleveland: East Side Neighborhood Development
« Reply #107 on: May 31, 2012, 03:23:05 PM »
In this particular case looks like it's just a crappy bodega begging to reopen after being closed so long that it lost it's right to stay grandfathered in.

Whether or not it makes sense to force a retail business to seek zoning approval to operate in an existing retail storefront is an interesting question, but probably best had on the zoning thread:  http://www.urbanohio.com/forum2/index.php/topic,25222.msg621126.html#new
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Offline 327

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Re: Cleveland: East Side Neighborhood Development
« Reply #108 on: May 31, 2012, 03:31:49 PM »
Whether or not it makes sense to force a retail business to seek zoning approval to operate in an existing retail storefront is an interesting question

Interesting x10

You can't write a code that tells the property owner that they can have some very specific type of retail if the land is zoned for retail.  The ability to control the selection comes through the discretion inherent in granting variances, which are routinely granted for 'desirable' uses which don't conform strictly to the code and which are routinely denied for 'undesirable' uses.  Quite the opposite of incompetence

As a liberal democrat, I find that approach to be outrageously anti-business.  It should end today.  Every single store has to beg to city hall for the right to operate?  Really?  IIRC from the Playhouse Square thread, this also happens whenever someone tries to reopen a shuttered/vacant/decrepit bar or music venue.  Textbook example of what's wrong here.   
« Last Edit: May 31, 2012, 03:43:38 PM by 327 »
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Offline MidwestChamp

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Re: Cleveland: East Side Neighborhood Development
« Reply #109 on: May 31, 2012, 04:40:45 PM »

As a liberal democrat, I find that approach to be outrageously anti-business.  It should end today.  Every single store has to beg to city hall for the right to operate?  Really?  IIRC from the Playhouse Square thread, this also happens whenever someone tries to reopen a shuttered/vacant/decrepit bar or music venue.  Textbook example of what's wrong here.   

As it should if that shuttered/vacant/decrepit bar or music venue is next to residential areas.  I'm all for bars and clubs...I go all the time...but I understand the city's desire to make sure residents, whether they've been there for 10 months or 10+ years, have the right to voice their concerns if a bar wants to open close to them.  Having grown up off of Superior Avenue in Cleveland near a number bars I can tell you every bar owner is a good guy when they want to open.  Some stay true to their word and operate great establishments...but more often than not in the more challenged areas of the city when the crowd thins they begin to play to a younger, drunker, rowdier crowd...and by then it's too late to protect your 2am peace and quiet...there's only years worth of fighting to close a place down.

Offline StrapHanger

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"Cleveland, as you see, is not an apple, but a bunch of grapes each of which has its own particular pattern-some large, others small, some round, others long and narrow, some sweet, others sour, some sound, others rotten throughout."  -Howard Whipple Green, 1932

Offline KJP

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Re: Cleveland: East Side Neighborhood Development
« Reply #111 on: June 04, 2012, 09:45:26 PM »
Two developments......

http://planning.city.cleveland.oh.us/designreview/drcagenda/2012/06012012/index.php

CMHA 1 MW Solar Farm
Project Address: 8120 Kinsman
Project Representative: Mike Shaut, Carbon Vision LLC

No maps or renderings.

East2012-002 – Dollar General New Construction
Project Address: 9011 Broadway Avenue
Project Representative: Matt Casey, Zaremba LLC




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Offline McLovin

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Re: Cleveland: East Side Neighborhood Development
« Reply #112 on: June 04, 2012, 10:25:02 PM »
Two developments......

http://planning.city.cleveland.oh.us/designreview/drcagenda/2012/06012012/index.php

CMHA 1 MW Solar Farm
Project Address: 8120 Kinsman
Project Representative: Mike Shaut, Carbon Vision LLC

No maps or renderings.

East2012-002 – Dollar General New Construction
Project Address: 9011 Broadway Avenue
Project Representative: Matt Casey, Zaremba LLC




Yaaaay a Dollar General..... :weird:

Offline KJP

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Re: Cleveland: East Side Neighborhood Development
« Reply #113 on: June 04, 2012, 11:38:39 PM »
Hey, at least they're putting it on the sidewalk. But there's a Family Dollar only a block away. Wow.
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Offline McLovin

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Re: Cleveland: East Side Neighborhood Development
« Reply #114 on: June 05, 2012, 12:41:18 AM »
Hey, at least they're putting it on the sidewalk. But there's a Family Dollar only a block away. Wow.
And that's the exact reason I don't care for this being built I wish something better would be there...

Offline jjames0408

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Re: Cleveland: East Side Neighborhood Development
« Reply #115 on: June 05, 2012, 06:03:13 AM »
Haven't you heard? Dollar stores replaced drug stores as the most plentiful retail establishments sometime last year.

Offline gottaplan

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Re: Cleveland: East Side Neighborhood Development
« Reply #116 on: June 05, 2012, 07:09:04 AM »
Hey, at least they're putting it on the sidewalk. But there's a Family Dollar only a block away. Wow.
And that's the exact reason I don't care for this being built I wish something better would be there...

Like what?  A Starbucks? 

Offline KJP

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Re: Cleveland: East Side Neighborhood Development
« Reply #117 on: June 05, 2012, 09:07:33 AM »
Haven't you heard? Dollar stores replaced drug stores as the most plentiful retail establishments sometime last year.

Yep. I'm sure this makes MTS's blood boil....

Bloomberg News
Why Dollar Stores Are the Growth Engines of Retail
Posted on March 28, 2012

Bloomberg's Scarlet Fu reports that dollar stores are gaining market share from grocery stores and pharmacies and looks at the companies leading the way. She speaks on Bloomberg Television's "InBusiness With Margaret Brennan." (Source: Bloomberg)

MORE AT:
http://www.businessweek.com/news/2012-03-28/dollar-stores-the-growth-story-of-retail
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Offline surfohio

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Re: Cleveland: East Side Neighborhood Development
« Reply #118 on: June 05, 2012, 09:10:51 AM »
^ Huh, should I change my opinion about that "classy" Cash For Gold place that opened in my hood?

Offline KJP

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Re: Cleveland: East Side Neighborhood Development
« Reply #119 on: June 05, 2012, 09:47:46 AM »
You can do whatever you want with that information.
"Greater Cleveland is last in the country in number of jobs accessible in typical commute distance, creating a huge drag on economy and more air & water pollution."-- Vibrant NEO

Offline McLovin

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Re: Cleveland: East Side Neighborhood Development
« Reply #120 on: June 05, 2012, 10:17:01 AM »
Hey, at least they're putting it on the sidewalk. But there's a Family Dollar only a block away. Wow.
And that's the exact reason I don't care for this being built I wish something better would be there...

Like what?  A Starbucks?
No but something that isn't a dollar store because one is a block away but I didn't know dollar stores boomed until I saw the story KJP posted so I guess it makes sense.  :|

Offline KJP

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Re: Cleveland: East Side Neighborhood Development
« Reply #121 on: June 05, 2012, 10:20:13 AM »
Still, I do think the two stores are awfully close to each other. But it's a free country, and if someone wants to start a new business at such a disadvantage and increase the risk of turning one or both of the stores into a vacancy someday, that's their call. Too bad the neighborhood has to suffer for it.
"Greater Cleveland is last in the country in number of jobs accessible in typical commute distance, creating a huge drag on economy and more air & water pollution."-- Vibrant NEO

Offline 327

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Re: Cleveland: East Side Neighborhood Development
« Reply #122 on: June 05, 2012, 10:25:14 AM »
I'm just happy they're building it up to the street.  If all the dollar stores and drugstores did that, I wouldn't find them nearly so objectionable.
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Offline Mov2Ohio

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Re: Cleveland: East Side Neighborhood Development
« Reply #123 on: June 05, 2012, 11:18:13 AM »
I'm just happy they're building it up to the street.  If all the dollar stores and drugstores did that, I wouldn't find them nearly so objectionable.

Now if we could just get them to build residential above! :D
« Last Edit: June 05, 2012, 11:18:31 AM by Mov2Ohio »
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Offline X

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Re: Cleveland: East Side Neighborhood Development
« Reply #124 on: June 05, 2012, 11:35:07 AM »
Still, I do think the two stores are awfully close to each other. But it's a free country, and if someone wants to start a new business at such a disadvantage and increase the risk of turning one or both of the stores into a vacancy someday, that's their call. Too bad the neighborhood has to suffer for it.

Just about every type of store does this for some reason- drug stores, discount superstores, groceries, hardware stores, they all locate as close as possible to the competition.  Makes no sense to anyone but them.

Offline KJP

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Re: Cleveland: East Side Neighborhood Development
« Reply #125 on: June 05, 2012, 12:02:05 PM »
I never understood it either. Must be hubris, with one company thinking they are so much better than the competition that they can push them out of a good location. I for one don't distinguish between CVS and Walgreen's, or Family Dollar and Dollar General. Ultimately a neighborhood can only support one store, so at least one of them is going to close.

The South Broadway neighborhood also probably can't support two Dollar stores. The new Dollar General is probably the better located of the two, but I would have preferred that it be at the corner of Harvard and Broadway, which was once one of those mini-downtowns that Cleveland used to have all over the place at major streetcar intersections. And there was once a busy Pennsylvania Railroad station here too....

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Offline Mov2Ohio

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Re: Cleveland: East Side Neighborhood Development
« Reply #126 on: June 05, 2012, 12:36:08 PM »
Stores like this and drug stores like to congregate at high visibility intersections where they can benefit from the traffic in either direction. They also prefer stand alone stores. Drugstores prefer this because it allows them room for their drive-thru pharmacies.

I think certain neighborhoods can support more than one store. Competition is good right? Maybe not the one the new dollar store is going in, but maybe the passing traffic changes that.
« Last Edit: June 05, 2012, 12:37:25 PM by Mov2Ohio »
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Offline ClevelandOhio

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Re: Cleveland: East Side Neighborhood Development
« Reply #127 on: June 09, 2012, 12:17:10 PM »
Well here it is...

Based on the rendering it looks like it will be a neighborhood hotspot  :-P Even drawing whites from outside the area :roll:

« Last Edit: June 09, 2012, 12:18:33 PM by ClevelandOhio »

Offline jjames0408

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Re: Cleveland: East Side Neighborhood Development
« Reply #128 on: June 09, 2012, 12:53:14 PM »
LOL

Offline 327

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Re: Cleveland: East Side Neighborhood Development
« Reply #129 on: June 09, 2012, 01:01:44 PM »
Is there a rule that all of our main streets have to be fronted with fences?  If so, time to get rid of it.  Can't tell if they're trying to keep wolves out or sheep in.  Or people out or people in.  Either way, it's inappropriate.
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Offline jeremyck01

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Re: Cleveland: East Side Neighborhood Development
« Reply #130 on: June 09, 2012, 09:22:11 PM »
^If you look very, very closely at the rendering, you can see that the fence keeps no one in and it keeps no one out.  It is merely decorative and there is nothing wrong with that, even if it isn't to your taste.

Offline 327

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Re: Cleveland: East Side Neighborhood Development
« Reply #131 on: June 09, 2012, 09:44:45 PM »
Yes, there is something wrong with giving main street pedestrians the fence treatment while the entrance faces a parking lot.  Pedestrian-oriented design is not a matter of taste.  This is better than the typical dollar store, but we're not quite there yet.  The improvement is noted.
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Offline KJP

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Re: Cleveland: East Side Neighborhood Development
« Reply #132 on: June 10, 2012, 08:38:12 AM »
The door is on the sidewalk and the parking is to the side which probably makes people feel more secure in that neighborhood than if the parking lot was in back. So I don't believe the fence deters from pedestrianism here as long as those are real windows facing the street and not decorative. But I am concerned the fence could be function as a net for discarded receipts, bags, wrappers, and other trash.
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Re: Cleveland: East Side Neighborhood Development
« Reply #133 on: June 12, 2012, 10:29:25 PM »
In Collinwood, off East 152nd Street, U.S. Metal Forms and Tubes, Inc. owns one commercial property and three residential properties which it is seeking to demolish.......

14607 Velour Avenue
14610 Ingalton Avenue
14612 Ingalton Avenue
14614 Ingalton Avenue

The company's properties were condemned by the city and the owner cited, which the company is appealing to get more time to be able to demolish the structures. See:

http://planning.city.cleveland.oh.us/bza/bbs/agenda/2012/AGENDA06062012.pdf

It appears that U.S. Metal Forms and Tubes, Inc. is seeking to develop a former industrial site at or near 1145 Galewood Ave. This structure has housed multiple users recently as the Collinwood Enterprise Center, a business incubator. I am not able to find more details about this project or the company, except that it is based in Beltsville, MD.
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Re: Cleveland: East Side Neighborhood Development
« Reply #134 on: June 17, 2012, 01:02:58 PM »
I was driving down east 55th street and saw some people building a "natural gas" gas station. Anybody know anything about that or was that talked about before and I just missed it?

Offline jjames0408

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Re: Cleveland: East Side Neighborhood Development
« Reply #135 on: July 21, 2012, 09:33:52 AM »
From the choice neighborhoods section at CMHA website.  Hopefully the demolition and redevelopment of the rest of the older project style buildings will come out of this.  The Central neighborhood has had quite a transformation and actually grew last census. With the new focus on the Forgotten Triangle area hopefully we will see the same in that area as well.

"The Cuyahoga Metropolitan Housing Authority (CMHA) has been awarded a $300,000 Choice Neighborhoods Planning Grant from the Department of Housing and Urban Development (HUD). The planning grant will focus on the Central neighborhood adjacent to Cleveland’s downtown....Once completed, the plan will become the guiding document for the revitalization of the public housing units in the Cedar/Central Community, while simultaneously directing the transformation of the surrounding neighborhood and positive outcomes for families. The goal of this Choice Neighborhoods Planning Grant is to employ a comprehensive approach to neighborhood transformation."

Offline jjames0408

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Re: Cleveland: East Side Neighborhood Development
« Reply #136 on: August 05, 2012, 10:12:40 AM »
I was driving down Woodland yesterday and saw a sign saying E 115 and Woodland townhomes coming soon.  I searched CMHA website and found nothing...same with google. It was dark so I didn't really see the renderings or who was building it.

Offline McLovin

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Re: Cleveland: East Side Neighborhood Development
« Reply #137 on: August 05, 2012, 11:30:25 AM »
This link mentions that the Town-homes will be a CMHA project..... :-(

Councilwoman Mitchell is also supporting and focusing on community and economic development in ward 6 in order to enhance the neighborhood to its full potential. She is fulfilling this objective by partnering to create economic benefits for Ward 6 and city residents by supporting projects such as the St. Luke’s Manor, Doubletree Hotel and Cleveland Metropolitan Housing Association’s East 115th-Woodland Townhome and Woodhill Homes Community Center projects.

http://www.clevelandcitycouncil.org/ward-6.aspx

Offline jjames0408

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Re: Cleveland: East Side Neighborhood Development
« Reply #138 on: August 05, 2012, 12:03:20 PM »
Thanks!

Offline KJP

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Re: Cleveland: East Side Neighborhood Development
« Reply #139 on: August 08, 2012, 10:30:48 PM »
http://planning.city.cleveland.oh.us/bza/agenda/2012/crr08-06-2012.pdf

Board of Zoning Appeals
August 6, 2012
9:30
Ward 6
Calendar No. 12-120:
11525-29 Buckeye Road
Mamie Mitchel
19 Notices

Cleveland Housing Network, owner, appeals to construct a four-story apartment building on a 240’ x 187.90’ corner parcel in a C1 Local Retail Business District; contrary to Sec-tion 355.04(b) a maximum gross floor area of 40,290 square feet is proposed and 20,234 is allowed; and by the provisions under Section 349.04(a) one accessory off-street parking space is required per dwelling and 23 spaces are provided contrary to the requirement for 65; and subject to Sections 352.08 through 352.11, a landscape plan/schedule is re-quired with a minimum 6 feet wide landscaping strip that provides fifty percent year-round opacity where the parking lot fronts on East 116th Street; and a building height of 40 feet is proposed contrary to Section 353.01(b) that limits the height to 35 feet; and a front yard of 25 feet is required where 10 feet is proposed contrary to Section 357.04 in the Cleveland Codified Ordinances. (Filed 7-12-12)
"Greater Cleveland is last in the country in number of jobs accessible in typical commute distance, creating a huge drag on economy and more air & water pollution."-- Vibrant NEO

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