Author Topic: Cleveland: Cudell/West Boulevard: Development and News  (Read 33038 times)

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Offline KJP

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Re: Cleveland - Cudell/West Boulevard developments
« Reply #70 on: January 24, 2014, 09:53:32 PM »
From today's Cudell Snippets email newsletter........

Public Meeting Tonight on West Blvd. & Clifton Residential Development

The redevelopment of a vacant plot of land on the southwest corner of West Blvd. and Clifton Blvd. will be discussed tonight at 6:30 PM at Cudell Recreation Center by Councilwoman Dona Brady and developer Mark Kearny.  Located in the Clifton Boulevard and West Boulevard Historic District, the highly desirable location has been the site of several buildings over the years.  The public is invited.

Also, see:
http://www.urbanohio.com/forum2/index.php/topic,4446.0.html
"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 DeanSheen

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Re: Cleveland - Cudell/West Boulevard developments
« Reply #71 on: January 26, 2014, 01:00:13 AM »
So what I heard was:

A conncected building with one entrance facing West Blvd. and one entrance facing Clifton made to look like local housing stock.  Each will have an underground garage.  Need  a zoning variance to combine the two parcels.  They are not presold and the developer is looking to begin construction asap.  2400 sq/ft each expected starting price to be 350k.

Offline KJP

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Re: Cleveland - Cudell/West Boulevard developments
« Reply #72 on: January 27, 2014, 09:53:42 PM »
So what I heard was:

A conncected building with one entrance facing West Blvd. and one entrance facing Clifton made to look like local housing stock.  Each will have an underground garage.  Need  a zoning variance to combine the two parcels.  They are not presold and the developer is looking to begin construction asap.  2400 sq/ft each expected starting price to be 350k.

I assume this be on the NW corner of Clifton/West Blvd, all other corners are "occupied."
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Offline DeanSheen

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Re: Cleveland - Cudell/West Boulevard developments
« Reply #73 on: January 27, 2014, 09:59:15 PM »
SW corner.


Offline KJP

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Re: Cleveland - Cudell/West Boulevard developments
« Reply #74 on: January 27, 2014, 10:02:47 PM »
SW corner.


Yes.  :oops: I meant to say that.
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Offline JMS

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Re: Cleveland - Cudell/West Boulevard developments
« Reply #75 on: January 28, 2014, 06:18:44 PM »
Aren't these townhouses the same style as the ones selling for over $200,000 in the Detroit Shoreway area? They are more energy efficient due to shared walls, have less upkeep than a large lot house.  From what I have been reading, this is the type of home that young adults and empty nesters are looking for.  I think this area around Cudell and West Blvd., will be sought after soon.  There is also supposed  to be some transit oriented development near W.116th and Madison. It will be an apartment building for people 55 and over. It could be the beginning of more development in that area.

Offline KJP

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Re: Cleveland - Cudell/West Boulevard developments
« Reply #76 on: January 28, 2014, 06:31:04 PM »
Aren't these townhouses the same style as the ones selling for over $200,000 in the Detroit Shoreway area? They are more energy efficient due to shared walls, have less upkeep than a large lot house.  From what I have been reading, this is the type of home that young adults and empty nesters are looking for.  I think this area around Cudell and West Blvd., will be sought after soon.  There is also supposed  to be some transit oriented development near W.116th and Madison. It will be an apartment building for people 55 and over. It could be the beginning of more development in that area.

I've heard some noise about that Madison-West 116th. That would be awesome. I think that area offers the best TOD opportunity outside of UC and Ohio City.
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Offline w28th

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Re: Cleveland - Cudell/West Boulevard developments
« Reply #77 on: January 28, 2014, 06:45:16 PM »
What is the obsession with senior housing in that area?
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Offline DeanSheen

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Re: Cleveland - Cudell/West Boulevard developments
« Reply #78 on: January 28, 2014, 07:00:22 PM »
^ My guess?  Easy tax credits.  They are low income qualified and the units cost less to maintain with seniors in them. 

I guess IF the rents supported a Market Rate development they would do it and I'm guessing Lakewood tax rates are one of many other impediments.


Offline KJP

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Re: Cleveland - Cudell/West Boulevard developments
« Reply #79 on: January 28, 2014, 07:00:45 PM »
What is the obsession with senior housing in that area?

What other senior housing exists? I can only think of three other large senior apartment buildings nearby -- Fedor Manor at 12400 Madison Ave., Kirby Manor at 11500 Detroit Ave., and Clifton Plaza, 11430 Clifton Blvd. Consider the population density of this area, I'm surprised there aren't more. And considering the increasing retirements of the Baby Boomers, the demand for senior housing is only going to grow more. If it is built next to Rapid stations along with other basic retail/supportive services, then I'm all for it!
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Offline JMS

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Re: Cleveland - Cudell/West Boulevard developments
« Reply #80 on: January 28, 2014, 08:29:29 PM »
At the annual Cudell/Edgewater CDC meeting this month, this project was presented as a T.O.D. I am in this demographic and welcome more of this type of housing. For anyone interested, there is a preview and open house coming up. This is from Cudell Snippets email newsletter:

NRP Group to Share Senior Residential Housing Plans on January 29th

Cudell Improvement, Inc. will host an Open House so interested parties  may view the preliminary plans for a proposed senior housing building at the corner of West 116 and Madison Avenue on Wednesday, January 29 from 11 AM - 1 PM at 9815 Lorain Avenue.  The public is welcome.


Offline X

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Re: Cleveland - Cudell/West Boulevard developments
« Reply #81 on: January 28, 2014, 08:35:13 PM »
Which corner?  They all appear to be built out.

Offline JMS

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Re: Cleveland - Cudell/West Boulevard developments
« Reply #82 on: January 28, 2014, 08:39:20 PM »
I plan to stop by tomorrow and will post when I find out more. 

Offline KJP

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Re: Cleveland - Cudell/West Boulevard developments
« Reply #83 on: January 29, 2014, 03:24:56 AM »
I am guess it's the NE corner. Several properties changed hands here in 2010, acquired by Eyad Al Faleh of 10301 Lake Ave #425, CLEVELAND. He appears to be the owner of a company called Phone Express.  http://efile.mpsc.state.mi.us/efile/docs/14475/0005.pdf

There is also a property at the NE corner, owned by Siranoush Alajajian, which he bought in 2009. It's a small 0.06-acre property for a glass block company zoned for semi-industry but the 2020 Citywide Plan Land Use Plan for this property shows multi-family. Yet it is surrounded by the Eyad Al Faleh properties which are zoned semi-industry and the land use plan proposes to continue that.
"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 JMS

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Re: Cleveland - Cudell/West Boulevard developments
« Reply #84 on: January 29, 2014, 10:49:42 PM »
DeanSheen, you are right about the tax credits. The apartments will be one and two bedroom units going renting for $500 and $700 per month.  Tenants must qualify based on age, income and asset limits. I looked at the drawing at the meeting and it appears the building  will be on the Northwest corner with the entrance facing W.116th with parking in back. The website does say W. 117th and Madison, but the drawing at the meeting showed the front of the building facing W.116th.

The developer thinks there is a market for this type of housing in the area. I'd really like to see more buildings with retail on the first floor and apartments or condos on the upper floors similar to what is being built around Cleveland State University. This development does not include retail.

For pictures and more information:
www.apfuhousing.com

Offline X

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Re: Cleveland - Cudell/West Boulevard developments
« Reply #85 on: January 29, 2014, 10:58:33 PM »
Far from great, but far better than what's there.  As for retail, I think we need to be strategic about where it goes- it needs a lot of traffic, and it needs to be located close enough to other retail to make for critical mass.  I don't know that W. 116th/Madison counts, though W.117th and Madison is a different case.

Offline JMS

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Re: Cleveland - Cudell/West Boulevard developments
« Reply #86 on: January 29, 2014, 11:24:56 PM »
Yes, it is better than nothing.  Has anyone else read "The End of the Suburbs" by Leigh Gallagher? If she is right, I think we will see some more market demand for denser housing near transit soon in Cleveland.

For more information on the developer see:
www.nrpgroup.com

Offline KJP

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Re: Cleveland - Cudell/West Boulevard developments
« Reply #87 on: January 30, 2014, 03:37:55 PM »
Yes, it is better than nothing.  Has anyone else read "The End of the Suburbs" by Leigh Gallagher? If she is right, I think we will see some more market demand for denser housing near transit soon in Cleveland.

For more information on the developer see:
www.nrpgroup.com

Also see this article:
http://www.freshwatercleveland.com/features/urbantransitstations013014.aspx
"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 clvlndr

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Re: Cleveland - Cudell/West Boulevard developments
« Reply #88 on: August 05, 2014, 10:56:08 AM »
I think the city should ask itself if Detroit Ave really needs to be seven (!!) lanes wide ride there.

This area is unfortunately a huge cut through at rush hour. Because the innerbelt backs up daily, many commuters take I-90 to 2 and then go up West Blvd and reconnect to 90 West and vice versa for the opposite commute. You've got a turn lane for West Blvd (that regularly is so long that it takes up the second lane), and then another turn lane for Berea Road, then two through lanes that immediately go to one at the Chicle building.

Sadly Cleveland just recently EXPANDED West Blvd northbound to 2 lanes a few weeks ago north of Detroit. They did this by removing street parking, shrinking a turn lane, and repainting stripes.

The increased cut through traffic the past 2 years has been unreal. But there's always been problem for pedestrians trying to cross at both West Blvd/Detroit intersections to get to the rapid stop. Anytime you've got a pedestrian walkway crossing a multi-lane turn you're going to get safety issues. Currently, you can only cross Detroit on the west side of West Blvd from the rapid stop, but many people will still try to cross on the east side where there are no markings.

The terrace rowhouse rehabs look really great, but I wonder how long the facades will be kept up. I'm hoping some attractive landscaping in the spring time will help. This neighborhood anywhere else would be insanely different. You have direct rail access to downtown Cleveland (11 mins) Direct access to Hopkins Airport (15 mins) direct access to Lake Erie and Edgewater Park, yes that's just 5 blocks to the north without any impediments! You have a ton of medium to high density apartments (half vacant) surrounding a rapid stop. You have a historic commercial strip. You have gorgeous tree lined streets with beautiful homes. Any 5 story or taller apartment building would have Lake Erie views here as it sits just on the secondary lake edge bluff.

Theoretically this should be one of the most desirable neighborhoods in Cleveland and if this were any other large city it would be. Yet it blows my mind how this is arguably the worst section of Detroit Avenue, and the neighborhood is not on Cleveland's long list of up an coming areas.

However, I would say that if we were to have a sudden energy crisis, that could be a huge game changer for the neighborhood. It has all the elements needed that make a neighborhood successful, it's just severely lacking investment. A sudden jolt in the price of oil and rest assured, this will be one of the first areas in Cleveland to see development, rehabs, and an influx of new residents as a sound infrastructure is already in place.

Just happened going through the older posts, and feel this one bears repeating... Just recently drove around the Cuddel neighborhood during the 4th holiday and was pleased to see it's slow but steady improvement.  Marous Bros' rehab of the old 1890s-built Oppmann Terraces along West Blvd (with 116 total units!!) has lifted those sagging, but amazing buildings considerably (I noted a laundromat in the Detroit facade of the buildings) and, at the south end, a new-ish CVS (I hadn't noticed before) a block away on Madison Ave, seems to have kinda pumped a little life in this sadly blighted, yet still beautiful (architecturally), dense neighborhood... note: there's a really cool old Philly style short row house directly across from the CVS.  I share WestBlvd's sentiment that this area seems to have a ton going for it as an urban, walkable, transit friendly (and hell, BEACH friendly) neighborhood.  I just hope and pray it'll get there.
« Last Edit: August 05, 2014, 11:50:59 AM by clvlndr »

Offline jjames0408

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Re: Cleveland - Cudell/West Boulevard developments
« Reply #89 on: August 05, 2014, 11:41:02 AM »
I think the city should ask itself if Detroit Ave really needs to be seven (!!) lanes wide ride there.

This area is unfortunately a huge cut through at rush hour. Because the innerbelt backs up daily, many commuters take I-90 to 2 and then go up West Blvd and reconnect to 90 West and vice versa for the opposite commute. You've got a turn lane for West Blvd (that regularly is so long that it takes up the second lane), and then another turn lane for Berea Road, then two through lanes that immediately go to one at the Chicle building.

Sadly Cleveland just recently EXPANDED West Blvd northbound to 2 lanes a few weeks ago north of Detroit. They did this by removing street parking, shrinking a turn lane, and repainting stripes.

The increased cut through traffic the past 2 years has been unreal. But there's always been problem for pedestrians trying to cross at both West Blvd/Detroit intersections to get to the rapid stop. Anytime you've got a pedestrian walkway crossing a multi-lane turn you're going to get safety issues. Currently, you can only cross Detroit on the west side of West Blvd from the rapid stop, but many people will still try to cross on the east side where there are no markings.

The terrace rowhouse rehabs look really great, but I wonder how long the facades will be kept up. I'm hoping some attractive landscaping in the spring time will help. This neighborhood anywhere else would be insanely different. You have direct rail access to downtown Cleveland (11 mins) Direct access to Hopkins Airport (15 mins) direct access to Lake Erie and Edgewater Park, yes that's just 5 blocks to the north without any impediments! You have a ton of medium to high density apartments (half vacant) surrounding a rapid stop. You have a historic commercial strip. You have gorgeous tree lined streets with beautiful homes. Any 5 story or taller apartment building would have Lake Erie views here as it sits just on the secondary lake edge bluff.

Theoretically this should be one of the most desirable neighborhoods in Cleveland and if this were any other large city it would be. Yet it blows my mind how this is arguably the worst section of Detroit Avenue, and the neighborhood is not on Cleveland's long list of up an coming areas.

However, I would say that if we were to have a sudden energy crisis, that could be a huge game changer for the neighborhood. It has all the elements needed that make a neighborhood successful, it's just severely lacking investment. A sudden jolt in the price of oil and rest assured, this will be one of the first areas in Cleveland to see development, rehabs, and an influx of new residents as a sound infrastructure is already in place.

Just happened going through the older posts, and feel this one bears repeating... Was just recently drove around the Cuddel neighborhood during the 4th holiday and was pleased to see it's slow but steady improvement.  Marous Bros' rehab of the old 1890s-built Oppmann Terraces along West Blvd (with 116 total units!!) has lifted those sagging, but amazing buildings considerably (I noted a laundromat in the Detroit facade of the buildings) and, at the south end, a new-ish CVS (I hadn't noticed before) a block away on Madison Ave, seems to have kinda pumped a little life in this sadly blighted, yet still beautiful (architecturally), dense neighborhood... note: there's a really cool old Philly style short row house directly across from the CVS.  I share WestBlvd's sentiment that this area seems to have a ton going for it as an urban, walkable, transit friendly (and hell, BEACH friendly) neighborhood.  I just hope and pray it'll get there.
If things continue for the city the way they have been the last couple of years, I completely see that happening. The lower price-point neighborhoods will be the next rehabs as it gets more expensive in DS and OC. Cudell has as much (or more) potential as Clark-Fulton and Brooklyn Center.

Offline clvlndr

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Re: Cleveland - Cudell/West Boulevard developments
« Reply #90 on: August 05, 2014, 11:55:22 AM »
^That gives me hope JJames... and again, I think little things (my term), like that CVS on Madison are actually big things, for they pump life into a decayed area.  That stretch of Madison, which really has some of Cleveland's most unique and beautiful high-density/residential and mixed use architecture, for too long has had that 'badlands' moniker attached to it.

Offline jjames0408

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Re: Cleveland - Cudell/West Boulevard developments
« Reply #91 on: August 05, 2014, 11:57:58 AM »
I agree. I plan to focus on redeveloping properties around the city so I've been trying to do as much research as I can to actually make money doing it as well haha.

Offline DeanSheen

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Re: Cleveland - Cudell/West Boulevard developments
« Reply #92 on: August 05, 2014, 12:02:25 PM »
I'd love to see the WestBlvd, Desmond, Lake, Detroit area get gentrified.


Offline surfohio

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Re: Cleveland - Cudell/West Boulevard developments
« Reply #93 on: August 05, 2014, 12:04:25 PM »
I guess I'm just not as hopeful for the area. There are still hundreds of acres of industrial land just sitting idle.

Offline KJP

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Re: Cleveland - Cudell/West Boulevard Developments
« Reply #94 on: December 09, 2014, 03:07:24 PM »
This new house is proposed to be built on the vacant parcel at the SW corner of Clifton and West Boulevard.....

http://planning.city.cleveland.oh.us/landmark/agenda/2014/12112014/index.php

Cleveland Landmarks Commission    
CITY HALL - ROOM 514 - 9:00 AM
AGENDA - December 11, 2014

Clifton-West Boulevard Historic District: Case 14-052
10111 Clifton Boulevard
New house construction

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Offline Cleburger

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Re: Cleveland - Cudell/West Boulevard Developments
« Reply #95 on: December 09, 2014, 05:20:13 PM »
Interesting--I thought it was supposed to be town homes there.
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Offline KJP

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Re: Cleveland - Cudell/West Boulevard Developments
« Reply #96 on: December 09, 2014, 05:28:28 PM »
Interesting--I thought it was supposed to be town homes there.

So did I.
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Offline DeanSheen

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Re: Cleveland: Cudell/West Boulevard Developments
« Reply #97 on: December 10, 2014, 11:31:18 AM »
Interesting--I thought it was supposed to be town homes there.

So did I.

There was a public meeting at Alcott months ago about this.

Never were going to be townhomes.

They require a variance so that they dont have to build 2 homes on that lot.  The proposal is to have 2 homes, one facing each street, with a common wall.


Offline Cleburger

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Re: Cleveland: Cudell/West Boulevard Developments
« Reply #98 on: December 10, 2014, 11:32:16 AM »
Interesting--I thought it was supposed to be town homes there.

So did I.

There was a public meeting at Alcott months ago about this.

Never were going to be townhomes.

They require a variance so that they dont have to build 2 homes on that lot.  The proposal is to have 2 homes, one facing each street, with a common wall.

Thanks for the update Dean!
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Offline KJP

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Re: Cleveland: Cudell/West Boulevard Developments
« Reply #99 on: December 10, 2014, 11:32:59 AM »
So that drawing above is for two residential units? If so and they're connected by a common wall, sounds like townhouses to me!
« Last Edit: December 10, 2014, 11:33:26 AM by KJP »
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Offline DeanSheen

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Re: Cleveland: Cudell/West Boulevard Developments
« Reply #100 on: December 10, 2014, 12:06:29 PM »
So that drawing above is for two residential units? If so and they're connected by a common wall, sounds like townhouses to me!

I'm just telling you what was reported. I forget what the terminology for the structure was.

Offline KJP

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Re: Cleveland: Cudell/West Boulevard Developments
« Reply #101 on: March 17, 2015, 12:27:11 PM »
See above for a graphic of this development. They are moving forward....

http://planning.city.cleveland.oh.us/bza/agenda/2015/crr04-06-2015.pdf

Board of Zoning Appeals
APRIL 6, 2015

9:30

Calendar No. 15-048: 1262 West Boulevard Ward 11
Dona Brady
10 Notice
F.W. Pinard Building Co., owner, proposes to erect a 55x42 frame fee simple single family residence
with attached garage in an A1 One-Family Residential District. The owner appeals for relief from the
strict application of the following sections of the Cleveland Codified Ordinances:
1. Section 357.06(a) which states that the required front yard setback is 45 feet and 30 feet are
proposed.
2. Section 357.09(2)(B) which states that no building shall be erected less than 10 feet from a
main building on an adjoining lot within a Residence District; 0 and 33-3 are proposed.
Interior side yard shall not be less than one fourth the height of the main building on the same
premises of 8-6; the appellant is proposing 33-3 and 0. The total width of the side yards
on the same premises shall not be less than 10 and 0 and 33-3 are proposed. (Filed March
4, 2015)
9:30
Calendar No. 15-049: 10011 Clifton Boulevard Ward 11
Dona Brady
10 Notices
F.W. Pinard Building Co., owner, proposes to erect a 55x42 frame fee simple single family residence
with attached garage in an A1 One-Family Residential District. The owner appeals for relief from the
strict application of the following sections of the Cleveland Codified Ordinances:
3. Section 357.06(a) which states that the required front yard setback is 45 feet and 30 feet are
proposed.
4. Section 357.09(2)(B) which states that no building shall be erected less than 10 feet from a
main building on an adjoining lot within a Residence District; 0 and 37-11 are proposed.
Interior side yard shall not be less than one fourth the height of the main building on the same
premises of 8-6; the appellant is proposing 37-3 and 0. The total width of the side yards
on the same premises shall not be less than 10 and 0 and 33-3 are proposed. (Filed March
4, 2015)

Read more: http://www.urbanohio.com/forum2/index.php/topic,925.1050.html#ixzz3UfHmsic7
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Offline KJP

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Re: Cleveland: Cudell/West Boulevard Developments
« Reply #102 on: November 20, 2015, 11:08:45 AM »
How Cudell park has changed in the year since the shooting of Tamir Rice: https://t.co/WbZ9k5WU7X https://t.co/83vw2ATkvb
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Offline X

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Re: Cleveland: Cudell/West Boulevard Developments
« Reply #103 on: November 20, 2015, 12:41:05 PM »
I don't see how this is development news?

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Re: Cleveland: Cudell/West Boulevard Developments
« Reply #104 on: November 20, 2015, 12:44:38 PM »
The article notes the park was/is being restored.
"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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