Author Topic: Cleveland: Cudell/West Boulevard: Development and News  (Read 34620 times)

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Re: Cleveland: Cudell/West Boulevard Developments
« Reply #105 on: November 20, 2015, 12:49:54 PM »
This?

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Offline KJP

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Re: Cleveland: Cudell/West Boulevard Developments
« Reply #106 on: November 20, 2015, 12:51:03 PM »
No. EDIT: shouldn't we be having this conversation in PM?
« Last Edit: November 20, 2015, 12:51:33 PM by KJP »
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Re: Cleveland: Cudell/West Boulevard Developments
« Reply #107 on: March 15, 2016, 02:11:40 PM »
What an awful location for the new city kennel. Someday, Cleveland is going to institute a planning rule that no developments should be built within 1,000 feet of a rail transit station unless a reputable market analysis shows it can contribute X passengers to that station per day. I'm pretty sure that the following development would fail that test, even if the minimum number of passengers was one....

http://www.sustainablecleveland.org/wp-content/uploads/2015/02/URS-CLE-Kennel-9007-Detroit-Ave-Site4-GG-2-6.pdf

http://planning.city.cleveland.oh.us/designreview/drcagenda/2016/03182016/index.php

FAR WEST DESIGN REVIEW
FW2016-006 – City Kennel New Construction: Seeking Conceptual Approval
Project Address: 9007 Detroit Avenue
Project Representative: Christopher Diehl, City of Cleveland

« Last Edit: March 15, 2016, 02:32:40 PM by KJP »
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Offline andrew0816

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Re: Cleveland: Cudell/West Boulevard Developments
« Reply #108 on: March 15, 2016, 02:50:14 PM »
^Seems like a wasted opportunity, but the walk to the West Blvd Station isn't that great. The location is weird and this area has a weird layout.

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Re: Cleveland: Cudell/West Boulevard Developments
« Reply #109 on: March 15, 2016, 03:02:13 PM »
^Seems like a wasted opportunity, but the walk to the West Blvd Station isn't that great. The location is weird and this area has a weird layout.

It's a straight shot west on Detroit Avenue. A 5-minute walk in a pedestrian-friendly setting. Granted it's at the outer edge of the 5-minute walking range of a station hinterland. But it's such a big parcel in a neighborhood that I had much higher hopes for it than this. Even a retailer/light industry/warehousing site would be preferable to the city kennel. Are there other city kennels or is this it? If so, how is this centrally located?
« Last Edit: March 15, 2016, 03:03:24 PM by KJP »
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Re: Cleveland: Cudell/West Boulevard Developments
« Reply #110 on: March 15, 2016, 03:08:50 PM »
This is the old Trinity site, no?

I know the info is out there, but does anyone know off-hand the current environmental status of the property and whether it's city-owned?
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Re: Cleveland: Cudell/West Boulevard Developments
« Reply #111 on: March 15, 2016, 03:12:41 PM »
^Seems like a wasted opportunity, but the walk to the West Blvd Station isn't that great. The location is weird and this area has a weird layout.

It's a straight shot west on Detroit Avenue. A 5-minute walk in a pedestrian-friendly setting. Granted it's at the outer edge of the 5-minute walking range of a station hinterland. But it's such a big parcel in a neighborhood that I had much higher hopes for it than this. Even a retailer/light industry/warehousing site would be preferable to the city kennel. Are there other city kennels or is this it? If so, how is this centrally located?

KJP, I'm a little surprised that you didn't know about this earlier ;) This site has been floated as the next kennel for a couple years.... The current Kennel is adjacent to Clark Fields, on West 7th - http://umap.openstreetmap.fr/en/map/untitled-map_76353

straphangar, at work atm, but iirc, it is a city site and was remediated.
« Last Edit: March 15, 2016, 03:13:50 PM by skorasaurus »

Offline andrew0816

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Re: Cleveland: Cudell/West Boulevard Developments
« Reply #112 on: March 15, 2016, 03:17:00 PM »
It's a straight shot west on Detroit Avenue. A 5-minute walk in a pedestrian-friendly setting. Granted it's at the outer edge of the 5-minute walking range of a station hinterland. But it's such a big parcel in a neighborhood that I had much higher hopes for it than this. Even a retailer/light industry/warehousing site would be preferable to the city kennel. Are there other city kennels or is this it? If so, how is this centrally located?
Pedestrian friendly? I disagree. You would have to cross Detroit and West Blvd, and with those generous curb cuts that is not that pleasant. I suppose you could walk down Detroit, past Cudell Rec, cross West Blvd, and then cross the widest section of Detroit, but then you have to walk through a parking lot/bus cul-de-sac. That's not a pleasant walk either.

*Edited to add: Plus the lanes are super wide here and traffic speeds by.
« Last Edit: March 15, 2016, 03:18:15 PM by andrew0816 »

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Re: Cleveland: Cudell/West Boulevard Developments
« Reply #113 on: March 15, 2016, 03:20:36 PM »
It's a straight shot west on Detroit Avenue. A 5-minute walk in a pedestrian-friendly setting. Granted it's at the outer edge of the 5-minute walking range of a station hinterland. But it's such a big parcel in a neighborhood that I had much higher hopes for it than this. Even a retailer/light industry/warehousing site would be preferable to the city kennel. Are there other city kennels or is this it? If so, how is this centrally located?
Pedestrian friendly? I disagree. You would have to cross Detroit and West Blvd, and with those generous curb cuts that is not that pleasant. I suppose you could walk down Detroit, past Cudell Rec, cross West Blvd, and then cross the widest section of Detroit, but then you have to walk through a parking lot/bus cul-de-sac. That's not a pleasant walk either.

*Edited to add: Plus the lanes are super wide here and traffic speeds by.

All easily fixable with some TOD minded planning.
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Re: Cleveland: Cudell/West Boulevard Developments
« Reply #114 on: March 15, 2016, 03:27:24 PM »
All easily fixable with some TOD minded planning.
True, with TOD/FBC minded planning it could be fixed, but I don't have much faith in our traffic engineers.

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Re: Cleveland: Cudell/West Boulevard Developments
« Reply #115 on: March 15, 2016, 03:27:40 PM »
Detroit is an easy, narrow street to cross at West 90th. West Boulevard is a wide crossing but there's a traffic island in the middle. The intersection should be made more angular to slow down traffic regardless.

This is the old Trinity site, no?

I know the info is out there, but does anyone know off-hand the current environmental status of the property and whether it's city-owned?

Correct. The site was cleaned by the city which owns the property. The city advertised it for sale a few years ago on its own website but I've never seen it listed for sale on the commercial sites like loopnet.
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Re: Cleveland: Cudell/West Boulevard Developments
« Reply #116 on: June 02, 2016, 08:00:54 PM »
Well, at least it will be on the street. But what a waste of land so close to a rail station. Very few jobs. No housing. No retail. so no interaction with a high-density transit corridor. Just in case we're wondering why our rail system is so lightly used and will continue to be until we stop doing the following....

FAR WEST DESIGN REVIEW
FW2016-006 – City Kennel New Construction: Seeking Final Approval
Project Address: 9007 Detroit Avenue
Project Representatives: Mike McAndrews, City of Cleveland
Mark Duluk, City of Cleveland
Note: this project received Conceptual Approval on March 18, 2016.





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Re: Cleveland: Cudell/West Boulevard Developments
« Reply #117 on: June 02, 2016, 09:19:41 PM »
^ Where is the Dislike button.

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Re: Cleveland: Cudell/West Boulevard Developments
« Reply #118 on: June 02, 2016, 09:36:59 PM »
What a huge waste of space. Why does the city continue to let Cleveland to be rebuilt in this fashion.

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Re: Cleveland: Cudell/West Boulevard Developments
« Reply #119 on: June 02, 2016, 11:43:13 PM »
A vacant lot is better than this.

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Re: Cleveland: Cudell/West Boulevard Developments
« Reply #120 on: June 03, 2016, 09:36:00 AM »
Well, at least it will be on the street. But what a waste of land so close to a rail station. Very few jobs. No housing. No retail. so no interaction with a high-density transit corridor. Just in case we're wondering why our rail system is so lightly used and will continue to be until we stop doing the following....

FAR WEST DESIGN REVIEW
FW2016-006 – City Kennel New Construction: Seeking Final Approval
Project Address: 9007 Detroit Avenue
Project Representatives: Mike McAndrews, City of Cleveland
Mark Duluk, City of Cleveland
Note: this project received Conceptual Approval on March 18, 2016.

This is one of the higher-density, old walkable neighborhoods in Cleveland that has struggled, but is in transition for the better.   So why are they putting in a foolish, 1-story City Kennel (surrounded by asphalt parking) in the middle of this type of neighborhood nearby a heavy-rail transit station?  Is RTA's so-called TOD program lip service?  Who is councilman from this district?   We talk of TOD development around the Opportunity Corridor while we build suburban, office-park development around our train stations... Is this some kind of joke?  ... if it is, the laugh's on Cleveland.
« Last Edit: June 03, 2016, 09:36:41 AM by clvlndr »

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Re: Cleveland: Cudell/West Boulevard Developments
« Reply #121 on: June 03, 2016, 12:13:53 PM »
I could be wrong, but I think that residential is prohibited on this site because of possible contamination. Or maybe I'm thinking of the Midland Steel site.

Regardless, even if residential isn't a possibility, they could have gone with a better less-sprawling design. They also could have split this parcel up to allow for future development alongside the kennel. Instead we get a mediocre piece of crap that could just as easily be built in Strongsville. It's too bad they didn't extend the "Urban Frontage Line" along this part of Detroit. That would have made it much harder to build this crappy building.

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Re: Cleveland: Cudell/West Boulevard Developments
« Reply #122 on: June 03, 2016, 12:34:13 PM »
Cleveland is not building for its future it seems...

As KJP pointed out, why not leverage TOD, or at least not impede it?  This is almost a poster child of stunting long term planning and growth for the area. 

« Last Edit: June 03, 2016, 12:44:33 PM by MuRrAy HiLL »
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Re: Cleveland: Cudell/West Boulevard Developments
« Reply #123 on: June 03, 2016, 01:05:41 PM »
I could be wrong, but I think that residential is prohibited on this site because of possible contamination. Or maybe I'm thinking of the Midland Steel site.

Regardless, even if residential isn't a possibility, they could have gone with a better less-sprawling design. They also could have split this parcel up to allow for future development alongside the kennel. Instead we get a mediocre piece of crap that could just as easily be built in Strongsville. It's too bad they didn't extend the "Urban Frontage Line" along this part of Detroit. That would have made it much harder to build this crappy building.

I think you're right about Midland Steel contaminating this site.  I just wonder: a) as with the Opportunity Corridor, do we have to wait for federal highway fund remediation to clean up such a site or are their other remediation funding mechanisms?, or b) couldn't there be a higher employment usage for this site and, at least, some street-level retail away from the contaminated portion that could have been built?  Your terminology of the proposed kennel as "mediocre crap" that could have been built in Strongsville is pretty dead-on in my book.

Not a lot different from the non-TOD recently built adjacent to the urban Rapid E.116 Rapid station: a small, 1-story Social Security Admin office, a relocated public library branch next to a 2-story Harvey Rice Elementary School (sorry kiddies, I appreciate public ed, but your school building out not be next to a rapid transit station!)... note: on the opposite side of Shaker Blvd are 2 filling stations, one of which was rebuilt within the last decade ... ugh!

This kennel is just one more piece of evidence that Cleveland just doesn't get the urban thing or the TOD thing... I wonder if we ever will?
« Last Edit: June 03, 2016, 01:06:50 PM by clvlndr »

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Re: Cleveland: Cudell/West Boulevard Developments
« Reply #124 on: June 03, 2016, 02:03:31 PM »
I could be wrong, but I think that residential is prohibited on this site because of possible contamination. Or maybe I'm thinking of the Midland Steel site.

Regardless, even if residential isn't a possibility, they could have gone with a better less-sprawling design. They also could have split this parcel up to allow for future development alongside the kennel. Instead we get a mediocre piece of crap that could just as easily be built in Strongsville. It's too bad they didn't extend the "Urban Frontage Line" along this part of Detroit. That would have made it much harder to build this crappy building.

Residential is a very viable option for this site - in fact I think it's the best option.  Continuing infill and momentum along Detroit is critical.  Battery Park is built on much more contaminated site.  I hated this idea for the Kennel being located here without even considering TOD.  It's really a dumb idea.  Matt Zone or someone really needs to explain why this is being located here

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Re: Cleveland: Cudell/West Boulevard Developments
« Reply #125 on: June 03, 2016, 02:13:34 PM »

Residential is a very viable option for this site - in fact I think it's the best option.  Continuing infill and momentum along Detroit is critical.  Battery Park is built on much more contaminated site.  I hated this idea for the Kennel being located here without even considering TOD.  It's really a dumb idea.  Matt Zone or someone really needs to explain why this is being located here

Really!? ... Then this kennel is even dumber than I thought.  Zone definitely needs to explain this.

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Re: Cleveland: Cudell/West Boulevard Developments
« Reply #126 on: July 08, 2016, 10:39:20 AM »
From the Cudell Snippets e-newsletter.....

WEST 104 REHABS SHAPING UP!
Cudell Properties LLC, a wholly owned subsidiary of Cudell Improvement, Inc, purchased two homes on West 104 near Alcott School  from the Cuyahoga County Land Bank (CCLRC) for the purpose of returning them to productive use and stabilizing the property values of other homes on this lovely street off Clifton Blvd.  While CP LLC is limited in what it can sell the home for (by contract with CCLRC),  the market dictates what the developer can sell the property for when the rehab is complete (and approved by CP LLC).  It is hoped that the rehab of the homes will engender a price point matching, or even exceeding, the existing values on the street.  It looks like that is being accomplished.

1336 West 104 is almost finished. The development group that purchased the home from CP LLC (TJRJ, LLC)  has done a fantastic rehab. No one would believe it is the same house.  It is a gut rehab with a new garage and back deck. Before rehab, the bushes in front hid the character of the home.  Now it has great curb appeal.   Watch for a listing soon. Anticipated price point is around  $200,000.

The other house Cudell sold the same development group at 1326 West 104 is having the foundation rebuilt before the gut rehab begins.  Specs call for a similar level of rehab for 1326 as for 1336.  It will be another fine, family home on West 104. 

Take a slow drive or walk along West 104 in order to appreciate the diverse architecture and loving care the owners give their homes. 
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Re: Cleveland: Cudell/West Boulevard Developments
« Reply #127 on: July 08, 2016, 11:11:20 AM »
^Just Google/street viewed these addresses.  This is good news; looks like a solid area (just from photos)... I just thought this was the Edgewater neighborhood, not Cudell (but obviously Cudell Improvement, Inc. knows where it's neighborhood is).

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Re: Cleveland: Cudell/West Boulevard Developments
« Reply #128 on: July 08, 2016, 01:24:24 PM »

Residential is a very viable option for this site - in fact I think it's the best option.  Continuing infill and momentum along Detroit is critical.  Battery Park is built on much more contaminated site.  I hated this idea for the Kennel being located here without even considering TOD.  It's really a dumb idea.  Matt Zone or someone really needs to explain why this is being located here

Really!? ... Then this kennel is even dumber than I thought.  Zone definitely needs to explain this.

Answer for all these questions:  Someone is directly responsible, they are wrong for the job, and they should be removed from office.  Cleveland needs to start planning like it knows what's going on.  As with any change, the first step is deciding it needs to be done.
« Last Edit: July 08, 2016, 02:45:34 PM by 327 »
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Re: Cleveland: Cudell/West Boulevard Developments
« Reply #129 on: July 08, 2016, 02:08:04 PM »
What the hell are you talking about? Who did anything wrong? Cudell is the CDC responsible for redevelopment in the Edgewater neighborhood. They never said it was the Cudell neighborhood.  Before you call for anyone to lose their jobs know your facts.

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Re: Cleveland: Cudell/West Boulevard Developments
« Reply #130 on: July 08, 2016, 02:31:32 PM »
My contention is that someone holds a job in which this decision was made at a governmental level.  And that's who I'm talking about.  No need to name names here or call out anyone personally.  But someone had that responsibility.  And that someone should be taken to task for it, at some point, because these decisions matter and the community deserves better.

EDIT:  For clarity, I was talking about the kennel project.  Did not realize at first that it was a story from last month!  June/July they look the same sometimes.  I'm now adding a quote to the original post, which I should have done in the first place.  Sorry.
« Last Edit: July 08, 2016, 02:46:21 PM by 327 »
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Re: Cleveland: Cudell/West Boulevard Developments
« Reply #131 on: July 09, 2016, 10:42:52 AM »
^ The Kennel building is abysmal.

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Re: Cleveland: Cudell/West Boulevard Developments
« Reply #132 on: November 07, 2016, 08:40:32 PM »
Again, a very light agenda. But this one is pretty interesting...

Board of Zoning Appeals
MONDAY, NOVEMBER 21, 2016
9:30
Calendar No. 16-269: 2011 West Boulevard Ward 15
Matt Zone
14 Notices
Pascal Boutros, owner, proposes to renovate and change use of former school building to a 6 unit
apartment in a B1 Two-Family Residential District. The owner appeals for relief from the strict
application of the following sections of the Cleveland Codified Ordinances:
1. Section 337.03 which states that a six unit apartment structure is not permitted in a two family
residential district, first permitted in a multi-family residential district.
2. Section 359.01(a) which states that substitution of nonconforming use to other than a
conforming use requires approval of the Board of Zoning Appeals. Use is not permitted
indistinct as cited above, and building is nonconforming due to a lack of a required rear yard
equal to the height of the building but in no case less than 20 feet per Zoning Code Section
357.08(b)(1).(Filed October 13, 2016)
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Re: Cleveland: Cudell/West Boulevard: Development and News
« Reply #133 on: January 09, 2017, 12:41:54 PM »
Not so much a development in the sense that something is being built, but a development in the sense that something slightly interesting has actually occurred in the neighborhood: looks like this house sold not too long ago for 175k.
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Re: Cleveland: Cudell/West Boulevard Developments
« Reply #134 on: March 15, 2017, 12:18:30 PM »
Again, a very light agenda. But this one is pretty interesting...

Board of Zoning Appeals
MONDAY, NOVEMBER 21, 2016
9:30
Calendar No. 16-269: 2011 West Boulevard Ward 15
Matt Zone
14 Notices
Pascal Boutros, owner, proposes to renovate and change use of former school building to a 6 unit
apartment in a B1 Two-Family Residential District. The owner appeals for relief from the strict
application of the following sections of the Cleveland Codified Ordinances:
1. Section 337.03 which states that a six unit apartment structure is not permitted in a two family
residential district, first permitted in a multi-family residential district.
2. Section 359.01(a) which states that substitution of nonconforming use to other than a
conforming use requires approval of the Board of Zoning Appeals. Use is not permitted
indistinct as cited above, and building is nonconforming due to a lack of a required rear yard
equal to the height of the building but in no case less than 20 feet per Zoning Code Section
357.08(b)(1).(Filed October 13, 2016)

This project still hasn't been approved by BZA -- 4, count 'em, 4 postponements.  The entire zoning process is ridiculous

http://planning.city.cleveland.oh.us/bza/agenda/2017/crr03-27-2017.pdf

Calendar No. 16-269: 2011 West Boulevard Ward 15
Pascal Boutros, owner, proposes to renovate and change use of former school building to a 6 unit
apartment in a B1 Two-Family Residential District. The owner appeals for relief from the strict
application of the following sections of the Cleveland Codified Ordinances:
1. Section 337.03 which states that a six unit apartment structure is not permitted in a two family
residential district, first permitted in a multi-family residential district.
2. Section 359.01(a) which states that substitution of nonconforming use to other than a
conforming use requires approval of the Board of Zoning Appeals. Use is not permitted
indistinct as cited above, and building is nonconforming due to a lack of a required rear yard
2 | P a g e
equal to the height of the building but in no case less than 20 feet per Zoning Code Section
357.08(b)(1).(Filed October 13, 2016- Testimony Taken) FOURTH POSTPONEMENT MADE AT
THE REQUEST OF THE COUNCILMAN TO ALLOW FOR TIME FOR A COMMUNITY MEETING.
THIRD POSTPONEMENT MADE AT THE REQUEST OF THE BOARD IN ORDER TO ALLOW FOR
TIME FOR THE PLANS TO BE REVISED TO SHOW FENCING AND PATIO. SECOND
POSTPONEMENT MADE AT THE REQUEST OF THE APPELLANT. FIRST POSTPONEMENT MADE
AT THE REQUEST OF THE COUNCILMAN FOR FURTHER REVIEW

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Re: Cleveland: Cudell/West Boulevard: Development and News
« Reply #135 on: March 15, 2017, 01:08:22 PM »
^Yeah, the zoning process is antiquated and needs to be streamlined.  Yes property uses need to conform to neighborhood needs and desires, but when a neighborhood so totally changes and is attempting to upgrade, especially bringing in new residents ...

... Cudell is one of Cleveland's neighborhoods waiting to happen.  Lots of potential and solid old housing, much of it multi-unit with lakefront access and quality transit connections.  This location, in particular is just a block from the Red Line Rapid Station on Detroit.  Cudell could/should be the next Detroit-Shoreway.
« Last Edit: March 15, 2017, 01:08:58 PM by clvlndr »

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Re: Cleveland: Cudell/West Boulevard: Development and News
« Reply #136 on: March 15, 2017, 05:45:48 PM »
I'm interested to know about this community meeting. I very much plan to attend it.

I really feel that a lot of what's holding back Cudell is the lack of concentrated development efforts from the CDC. They allocate almost all of their resources to Edgewater.

That being said, tomorrow is a NOACA meeting regarding a TOD study for the West Boulevard station. Supposedly the abandoned apartment building across from the station is also about to be purchased soon.

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Re: Cleveland: Cudell/West Boulevard: Development and News
« Reply #137 on: March 15, 2017, 07:20:56 PM »
I'm interested to know about this community meeting. I very much plan to attend it.

I really feel that a lot of what's holding back Cudell is the lack of concentrated development efforts from the CDC. They allocate almost all of their resources to Edgewater.

That being said, tomorrow is a NOACA meeting regarding a TOD study for the West Boulevard station. Supposedly the abandoned apartment building across from the station is also about to be purchased soon.

Cudell doesn't allocate any resources to Edgewater.  Cudell is a bunch of well-meaning old ladies who collect their salaries (grant money) and react to things.   They are not visionary by any definition.   It certainly would help to infuse some new blood in the organization willing to think outside the box and push TOD and other modern initiatives.
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Re: Cleveland: Cudell/West Boulevard: Development and News
« Reply #138 on: March 15, 2017, 07:34:16 PM »
Reactionary is a good description.

Honestly, they hardly have any resources to allocate. I just have issue with how, when they do put in some effort, it's only for something in Edgewater; more specifically Clifton which they keep calling a commercial corridor even though it really isn't, at least in the sense they want it to be.

Offline Cleburger

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  • Posts: 3688
Re: Cleveland: Cudell/West Boulevard: Development and News
« Reply #139 on: March 15, 2017, 07:50:33 PM »
Reactionary is a good description.

Honestly, they hardly have any resources to allocate. I just have issue with how, when they do put in some effort, it's only for something in Edgewater; more specifically Clifton which they keep calling a commercial corridor even though it really isn't, at least in the sense they want it to be.

Clifton and Edgewater are both great, but Detroit/West Blvd should be their focus. 

The director has been there for 30+ years and hasn't changed her mindset.  I think she's collecting nearly $100K/year to rehash and go through the motions.

I got some records from World War II
I play 'em just like me grand dad do
He was a rocker and I am too....Now Cleveland rocks....

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