Northeast Ohio Properties, April 2025

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FEATURES

EDITOR-IN-CHIEF

Mark Watt mwatt@propertiesmag.com 216.251.2655

OFFICE MANAGER

Lisa Larissey llarissey@propertiesmag.com 440.429.6153

CONTRIBUTING WRITERS

Doug Bardwell, Scott Esterly, Dan Holland, Christopher Johnston, Alec Pacella

MEDIA CONSULTANTS

Matt Lehnert mlehnert@propertiesmag.com 216.251.6753

Larry Overbey loverbey@propertiesmag.com 216.251.6649

OWNER

Real Estate Publishing Corporation

Jeff Johnson, CEO jeff.johnson@rejournals.com

Cover photo: The Bulkley Residences, by Doug Bardwell info@propertiesmag.com www.propertiesmag.com

9 Engaging Tomorrow’s Workforce Annual ACE Cleveland event introduces high school students to career pathways

Celebrating Excellence in Historic Preservation

CRS, AIA Cleveland recognize outstanding projects at Celebration of Preservation awards

Bulkley’s Next Act

Adaptive reuse project brings creative housing solution to Playhouse Square 37 ‘Listening is Just as Important as Leading’

Incoming AIA Cleveland President Jonathan M. Lusin shares leadership vision 39 Petitti Plants New Roots

Garden center transforms office into vibrant retail space in Bath Township

Fueling Flight for Castle Aviation Freeman Building Systems completes 80,000-square-foot hangar & FBO for local airline

Special Section: Roofing/Building Envelope 48 Considerations for Low-Sloped Roofing: An overview of flat roofing systems for commercial buildings 50 Top Choice: Exploring the advantages of PVC over TPO in roofing systems

Product Spotlight: CertainTeed SMARTCOAT – Restore low-slope roofing to full service without tear-off? Yes, you can

Low Roof to High Wall Interfaces: Ensuring proper detailing for moisture control + long-term building performance

62 Legal Perspectives: Dealing with Tariffs & Executive Orders

Properties (ISSN 033-1287) is published monthly for architects, engineers, building owners and managers, general contractors, home builders, mortgage bankers, savings and loans, real

strictly prohibited. Periodicals postage paid in Cleveland, Ohio and additional offices. Subscription rates: one year $30, single copy $9, back issues $12 when available. Postmaster: send change of address notices to Properties, 8305 Chesterfield Ave., Parma, OH 44129-1813.

DEPARTMENTS

BRAND KIT

Photo by Doug Bardwell

PROPERTIES PEOPLE

1 BOMA Northeast Ohio Office

2 Jill Groszek and Alex Rule (MRI Software)

3 Ryan Reynolds (Legacy Maintenance Services), Michelle Kirda (Belfor Property Restoration), Sara Ibarra (ABM), Tanya Kriz (Schill Landscaping), Rich Matonis (Clearview Cleaning Contractors, LLC), Cassie Brown (Midwest Installation Group) and Tom DeMarco (M. Conley Co.)

73rd

The Cleveland Engineering Society (CES), in partnership with MAGNET and Manufacturing Works, recently put on the 73rd Annual Engineering in Construction & Manufacturing (EC&M) Conference & Trade Show, an evolution of its long-held Design & Construction Conference and Trade Show, at Tri-C’s Corporate College East in Warrensville Heights. With a theme of “Out of the Box,” the event featured keynote speakers, breakout sessions and a trade show.

1 Matt Moran (Moran Innovation)

2 Howard Thompson (Manufacturing Works), Chelsea Treboniak (Critical Ops), Stuart Mendel (Baldwin Wallace) and Ren Camacho (Akron-Canton Airport)

3 Michael O’Donnell (MAGNET) and Rick Beren (Bowden Manufacturing)

4 John Alexander (GPD Group), Matt Moran (Moran Innovation), Jim Volk (Bison Energy), Joshua Davis (Enbridge Gas Ohio) and Mark Henning (Cleveland State University)

5 Cleveland Engineering Society 73rd Annual EC&M Conference & Trade Show

The newly renamed BOMA Northeast Ohio recently held its Office-Warming Happy Hour to show members and nonmembers alike its new office space in Independence. Previously located in downtown Cleveland, BOMA Northeast Ohio relocated to 6480 Rockside Woods Blvd. S., Suite 135, Independence in late January.

Electro Expo 2025

The Electro League of Ohio recently hosted the Electro Expo 2025 Powering Innovation & Technology trade show and conference at Huntington Convention Center of Cleveland. The festivities kicked off with a cocktail reception at Pickwick & Frolic. The trade show had over 3,000 attendees and 220 exhibitors.

1 Gary Pelc (Fields Electrical Sales), Todd Manke (Lighting Dynamics), Darren Mullens (Lighting Dynamics) and John Watson (Lester Sales)

2 Will Sutter and Josh Earley (Milwaukee Tool)

3 Jean Sullivan and Shelli Sedlak (Cooper Lighting Solutions)

4 Cameron Paterson (Southwire), Jared Longtin (Fields Electrical Sales), Mark Lovdahl (Southwire) and Jamie Lawfer (Southwire)

5 Brian Muslusky, John McCormack , Bill Boardley, Pete Rygiel and James Rubel (ABB)

6 Retired professional golfer Ben Curtis

ACE S pring Celebration

Wednesday, May 14, 2025

4:30 - 7:00 p.m.

Windows on the River 2000 Sycamore Street

Cleveland

Join us on Wednesday, May 14 at Windows on the River for the annual ACE Cleveland Spring Celebration! This event unites over 350 ACE volunteers, students, and school staff to honor our community’s achievements.

Celebrate scholarship winners, recognize our dedicated teacher and volunteer of the year, and enjoy inspiring student presentations. Join us for a memorable night of recognition and inspiration.

Exciting Sponsorship Opportunities and Individual Tickets Now Up for Grabs!

Don’t miss your chance to be part of the action! Scan me!

Engaging Tomorrow’s Workforce

Annual ACE Cleveland event introduces high school students to career pathways

By Rhonda Crowder | Photos by Alaina Battle

Each year, the ACE Mentor Program of Cleveland hosts its Trades Day event to introduce high school students with inquiring minds to the wide range of opportunities available in the skilled trades.

The ACE Mentor Program of Cleveland is a nonprofit organization that helps prepare high school students for careers in architecture, construction and engineering. The organization’s mission is to engage and enlighten students while supporting their continued advancement in the field through mentorship by industry professionals and exposure.

ACE Cleveland offers its 260 high school students exposure and hands-on trade activity multiple times throughout the year, and supports two high school trade programs at Cleveland Central Catholic High School and Cleveland Heights High School. It introduces students to competitive salaries, benefits like healthcare and pensions, and clear pathways for career growth. Additionally, the mentorship component offers a deeper experience than traditional career exploration.

Experienced mentors guide students through practical learning experiences, helping them understand the diverse career opportunities in trades, from pipefitting to engineering and superintendency.

During Trades Day, students have an opportunity to rotate between sessions featuring different trades. This year’s ACE Cleveland Trade Day was organized by Emily Lord (Higley Construction), Mike Finley (Building Laborers’ Union Local 310), Joe DiGeronimo (Precision Environmental) and Alaina Battle (ACE Mentor Cleveland), and took place at Cuyahoga Community College’s Advanced Technology Training Center in Cleveland. The represented trades included bricklayers, electricians, pipefitters and insulators, giving students a chance to see and touch building materials in addition to hearing directly from those who work in the field everyday. Additionally, Cleveland-based Precision Environmental provided demonstrations.

Lindell Bryant, 18, an ACE Cleveland alum now working for Precision Environmental, spoke to the students about his experience working in construction.

“It’s important for me to be here because I had this opportunity, just like

“We want

you don’t know how to swing a hammer. They’ll teach you. As long as you show up on time, have a good attitude, are ready to work and willing to learn, they’ll teach you.”

to help these kids figure out what they want to do with their lives. Success doesn’t only come from traditional college paths. There are rewarding careers in the trades that make a real difference.”

Gino Innaggi, superintendent at Ullman Electric & Technologies, led the electricians’ session. Ullman, a first-time Trades Day participant, got involved at the invitation of Higley Construction, a longtime supporter of ACE Cleveland. When asked why it was important for the company to participate, Innaggi highlighted the value of engaging young people early.

Gino Innaggi Ullman Electric & Technologies

they have this opportunity, and took it,” says Bryant, who shares how his work has enabled him to buy a truck and motorcycle in a short time. “Most people I know think it’s a scam but it’s not. People really want to help you and we need minorities. It doesn’t matter if

“We want to help these kids figure out what they want to do with their lives,” he says. “Success doesn’t only come from traditional college paths. There are rewarding careers in the trades that make a real difference.”

Mark Holmes, an instructor at the Joint Apprenticeship Training Committee (JATC), joined Ullman. “We want people to be involved in improving and building their own com-

UP-CLOSE INTRODUCTION During Trades Day, students rotated between sessions with bricklayers, electricians, pipefitters and insulators, giving them a chance to see and touch building materials in addition to hearing directly from those who work in the field everyday.

munities,” Holmes says. “When people feel connected to a project, the results are better.”

He believes, by focusing on students from Cleveland and surrounding areas, the ACE Mentor Program of Cleveland fosters local talent while strengthening the community’s workforce.

Other first-time participants Nicole Ohmer and Joe Harrison, business agents with Bricklayers Local 5, discovered Trades Day is a unique opportunity to introduce students to their craft. They set up a demonstration area with real building materials, offering students the chance to experience the thrill of bricklaying firsthand.

“It’s more than just a job – it’s an art form,” Harrison says.

Ohmer adds, “If more people were passionate about this, all the work would come out beautiful. We love what we do and hope to inspire others to join.”

William Payne, a part-time instructor with Pipefitters Local 120, hopes students see opportunity and take away valuable knowledge and direction.

Jared Ewing, Pipefitters Local 120 fulltime instructor, shares a success story about an ACE Cleveland alum named Chris who is now an apprentice. He not

only learned pipefitting but also helped develop the union’s welding program.

“He loves working with tools and being on job sites,” Ewing says. “It’s not just about teaching a trade. It’s about opening doors to fulfilling careers.”

For students like Monica Guardabo, the ACE Mentor Program of Cleveland has been transformative. A senior at Max Hayes High School and a second-year ACE participant, Guardabo has leveraged ACE to build her network and secure multiple internships, including a position at Precision Environmental, where she works in the safety department.

Last year, during Trades Day, she expressed interest in bricklaying. Fluent in Spanish, she uses her bilingual skills to assist with translating and document filing. Recently accepted into Ohio State University’s Aerospace Engineering program, she credits ACE with helping her lay a strong foundation for her future.

“My involvement with ACE has given me valuable networking opportunities and real-world experience,” she says.

By bringing students, industry professionals and local organizations together, ACE Cleveland aims to not just build

careers for participants, but build their futures. With opportunities like Trades Day, students are gaining the skills, confidence and connections to launch meaningful careers in the trades.

“We’re not just teaching technical skills, we’re showing students the possibilities they may not have considered,” says Joe DiGeronimo, vice president of Precision Environmental and a longtime ACE Cleveland mentor and board member.

ACE Cleveland’s leadership believes that initiatives like Trades Day are a game changer for the local industry as well.

Cindy Leitson, ACE Cleveland’s board chair and vice president of capital, construction and facilities at Cuyahoga Community College, notes how more people are needed in these trades because workers are retiring faster than new ones are joining – and that ACE is the conduit.

“By connecting students with professionals in the industry, ACE creates a direct pipeline to trade careers, offering guidance and support every step of the way,” she says.

LAYING THE FOUNDATION ACE Trades Day instructors included 1) Will Payne, of Pipefitters Local 120; 2) Bruce Fogle, of Precision Environmental Company; 3) Emily Lord, of Higley Construction; 4) Nicole Ohmer, of BAC Local 23 OH-WV-KY-MD, and others, who introduced students to various construction trades. Additional participants and attendees included 5) Joe DiGeronimo and ACE Cleveland alum Lindell Bryant, both with Precision Environmental Company; 6) Rich Weiss, of Neighborhood Media Foundation, and ACE Cleveland Board Chair Cindy Leitson, of Cuyahoga Community College.

Celebrating Excellence in Historic Preservation

CRS, AIA Cleveland recognize outstanding projects at Celebration of Preservation awards

Provided by AIA Cleveland & Cleveland Restoration Society

For nearly 20 years, the Cleveland Restoration Society (CRS) and the American Institute of Architects Cleveland (AIA Cleveland) have joined together to recognize excellence in historic preservation throughout the region and this year is no different. In March, more than 240 members and guests of CRS and AIA Cleveland gathered at the Ariel LaSalle Theatre in Cleveland for the associations’ joint annual Celebration of Preservation Awards.

The program recognizes individuals, organizations and projects they’ve completed, with an emphasis on their outstanding commitment to historic preservation. This year, 13 awards were selected by a jury of historic preservation experts and certified architects.

The event began with opening remarks from CRS Board of Trustees Chair Dione Alexander; AIA Cleveland President-Elect Megan Pros, AIA; and Cleveland Restoration Society Trustee Dominick Durante Jr., AIA, NCARB.

Award-winning projects included:

AWARD OF EXCELLENCE: ADAPTIVE USE OF A HISTORIC ESTATE

Willoughby House

37813-19 Euclid Ave., Willoughby

Located on Euclid Avenue in Willoughby, this Neo-Gothic style mansion was first constructed as a Gilded Age country estate. In spring of 1903, Julia French Boyce, commissioner of the estate, moved into the house with her daughter, Nancy Boyce Van Gorder, son-in-law, Albert H. Van Gorder, and their children. The property remains as a fine example of a country estate despite undergoing changes over the years to become home to a school and later an assisted living facility. In 2022, work began to adapt the estate with the use of both State and Federal Historic Tax Credits. The Tudor/English Revival style design of the mansion embodies distinct architectural motifs that have been restored and celebrated with the new use. Distinctive architectural elements include sandstone and limestone masonry, picturesque projections and recessions, varying fenestration and verandas, plus interior motifs, such as carved woodwork, ornamented plaster ceilings, pocket doors, leaded glass win-

dows, hardwood floors and fireplaces with tile surrounds. The property currently offers lodging in both the mansion and carriage house, now known as Willoughby House, with a fine dining restaurant, Julia’s 1902, named after the original owner.

AWARD OF EXCELLENCE: SENSITIVE REHABILITATION

Madison Branch Library

13229 Madison Ave., Cleveland

Constructed in 1928, the Madison Branch Library building is a testament to the architectural prowess of the era, designed by the esteemed Cleveland architecture firm Walker and Weeks. The building had undergone significant alterations over the years, including an expansion in 1955. A crucial decision was made to reopen the central ceiling area, restoring clerestory windows that had been hidden by a suspended ceiling. This not only reinstated the building’s original design elements but also improved

natural lighting and ventilation. Primary entry doors and windows throughout the building were replaced to match the original wood double-hung windows, including muntin bars. Custom exterior light fixtures were meticulously crafted to replicate the original sconces on the front façade. Small additions were strategically incorporated to enhance functionality and the lower level underwent a complete renovation to optimize space utilization. With upgraded infrastructure, enhanced site amenities, versatile multi-generational spaces and a timeless aesthetic, the Madison Branch is well-equipped to meet

Willoughby House (Julia F. Boyce Country Estate)

Madison Branch Library

Photo courtesy of Naylor Wellman, LLC

Photo by Roger Mastroianni

the evolving needs of its diverse patrons for years to come.

AWARD OF EXCELLENCE: PRESERVATION OF A COMMUNITY BUILDING

Medina War Bond Building

206 N. Elmwood Ave., Medina

The Medina War Bond Building was built in 1942 and placed in Medina Square, where it was used for the sale of war bonds during World War II. Between 1942 and 1945, the building generated over $3 million in war bond sales, setting a record in sales, and rewarded with a visit from famous comedians, Abbott and Costello. The building is a rare surviving example of small structures built to sell war bonds in rural communities in the 1940s. Originally located in the Square, this building was subsequently moved multiple times over the years. In 2022, Medina Hospital donated the building to the Medina County Historical Society to be permanently relocated to their house museum site. The restoration is a story of community partnerships and collaboration. A local concrete contractor donated the material for the concrete pad on which the building now sits. Another local trucking company donated its services to haul the structure to its new site.

Volunteers repaired the original siding, painted the interior and exterior, and local historians donated materials to be displayed for historical interpretation.

AWARD OF EXCELLENCE: STEWARDSHIP OF AN ECCLESIASTICAL BUILDING

The First Congregational Church of Claridon

13942 Mayfield Rd., Huntsburg

This Greek Revival building has served as the spiritual home of the First Congregational Church of Claridon since its construction in 1831. This National Register-listed church is said to be the oldest church in Geauga County, having been in continuous operation for 194 years, aside from the closure during this period of construction. A catastrophic ceiling collapse on a summer evening in 2021 was the impetus for stabilization of the belltower and restoration of the sanctuary (see full story in Properties, July

2024 issue, available at www.propertiesmag.com). The historic configuration of the 1831 ceiling was revealed with the collapse, and the church was committed to finding a solution to reinstate the historic barrel vault, along with the wood ceiling that the congregation had been accustomed to. All framing members in the ceiling were replaced and original circa 1848 framing timbers in the belltower were reinforced. Original historic elements, such as the pews that legend has were made from one mighty white oak, were removed, carefully repaired and reinstalled to keep the historic circulation pattern in the sanctuary.

OUTSTANDING RENOVATION OF A CLEVELAND LANDMARK AWARD Hotel Cleveland

24 Public Square, Cleveland

Constructed in 1918, this landmark building on Cleveland’s Public Square was developed by the Van Sweringen

Medina War Bond Building

The First Congregational Church of Claridon

Photo courtesy of Medina County Historical Society

Photo courtesy of Marous Brothers Construction

brothers and designed by architects Graham, Anderson, Brooks and White.

The 14-story Beaux Arts hotel has operated under many different brands and names through the years, most recently as the Cleveland Renaissance Hotel under Marriott. When first constructed, this was a 1,000-room hotel, but today it functions as a 491-room hotel, meeting and event space, all within its historic building envelope (see full story in Properties, July 2024 issue, available at www.propertiesmag.com).

The exterior of the building underwent masonry repairs, including terra cotta replacement where needed. All new, energy-efficient windows were installed, and the flat roof was replaced. Inside, a large amount of rehabilitation work was done to upgrade the mechanical and fire suppression systems. Historic common areas were elegantly redesigned, keeping all the historic elements while updating finishes and décor.

DISTINGUISHED COMMUNITY

W. 33rd St.,

Once recognized as the site of the largest producer of wool horse blankets and carriage robes in the country, this complex has now been renovated into 60 affordable apartment units with commu nity-minded services and tenants soon to

Photo

Photo by Christian Phillips

occupy retail space on the first floor (see full story in Properties, November 2024 issue, available at www.propertiesmag. com). The Northern Ohio Blanket Mills manufacturing facility was built in phases between 1889 and 1900. The buildings are post-and-beam and load-bearing masonry construction, employing pairs of inverted queen trusses, with turn buckles and cast-iron star-shaped anchor plates at each bay. The project took over 10 years of dedication and persistence to complete. Longtime neglect and water infiltration led to significant construction needs. Restoration work involved extensive masonry rebuilding and structural stabilization, including addressing the challenge of rebuilding the character-defining truss system. The industrial-style loft apartments have nearly 15-foot-tall ceilings with visible structural elements, such as wood trusses and exposed ductwork, and a spacious, open-concept design. Every unit features exposed, white-painted brick walls and large steel-framed windows. The Blanket Mills Apartments project transformed what was the largest vacant site in Cleveland’s Clark-Fulton neighborhood to a fully renovated building on more than two acres of land.

AWARD OF MERIT: REVITALIZATION OF A COMMERCIAL BUILDING

American Savings Bank

828 Huron Rd., Cleveland

The American Savings Bank is a contributing resource to Cleveland’s Lower Prospect/Huron National Register Historic District. The circa 1870 building was used as the Grace Episcopal Church Rectory until its conversion to

commercial restaurant use in 1898. In 1919, the building was again altered with a Neoclassical style terra cotta façade for American Savings Bank, which resided in the building until 1969. Significant architectural elements – such as the terra cotta façade with palladium window, vestibule tile entry floor with American Savings Bank emblem, and vintage light fixture – have been restored. The project used State and Federal Historic Tax Credits to adapt the building for use once again as a restaurant with the addition of upper floor residential use.

DISTINGUISHED RESTORATION OF A CULTURAL LANDMARK AWARD & AIA CRAFTSMANSHIP AWARD

James A. Garfield Memorial

Lake View Cemetery, 12316 Euclid Ave., Cleveland

The James A. Garfield Memorial has been a destination for visitors since its construction was completed in 1890. Designed by architect George Keller, this monumental masonry building serves as the final resting place of the nation’s 20th president and his wife, Lucretia Garfield. Situated at the tallest point within Lake View Cemetery, the imposing monument is built with Berea sandstone and terra cotta bas-relief panels that depict Garfield’s life. Restoration spanned nine years and was divided into three phases. The first phase addressed the structural issues of the lower terrace that was allowing water to seep into the crypt below. Phase two focused on the tower. All of the masonry was fully repointed, and the

stone cleaned, removing years of pollution staining. The original lead glass windows were repaired. Special attention was paid to the many decorative elements, with artisans carving new stone that was quarried from the original source. The third phase remedied water infiltration issues on the terraces, and the large sandstone steps were replaced with new treads and updated iron railings. The restored monument has reopened to welcome visitors to the memorial rotunda and to the top of the tower where the view of Cleveland and Lake Erie can be enjoyed.

AWARD OF MERIT: RECONSTRUCTION OF A RELIGIOUS LANDMARK

Joseph and Emma Smith Home 8980 Chillicothe Rd., Cleveland

This Greek Revival house was first constructed in 1833 for Joseph Smith, founder of The Church of Jesus Christ of Latter-day Saints, and his wife, Emma. Over the years, the house was remodeled and adapted, including the addition of a second story and Victorian-era architec-

American Savings Bank

Joseph and Emma Smith House

James A. Garfield Memorial

Photo by Kevin Reeves

Photo by Jack E. Madsen III

Photo courtesy of Naylor Wellman, LLC

tural adornment. The house remained in private ownership until the church purchased it in 2012. The church was committed to returning the house and landscape to its 1833 period of significance. Reconstruction of the house includes a historically accurate interior that was recreated from historical accounts and physical evidence. The Joseph and Emma Smith House now welcomes visitors as a part of the Historic Kirtland village.

HONORABLE MENTION AWARD: NEIGHBORHOOD IMPACT

Matthias and Mary Stepp House

1408 E. 25th St., Cleveland

Located on E. 25th Street between Superior and St. Clair, this Cleveland landmark was constructed in 1872 and is one of the few remaining historic residential structures on the east side of Cleveland’s downtown neighborhood. Owners Mike and Stefanie English purchased the home in 2019 and poured their heart and soul into its restoration. Work included restoration of many of its Italianate features, including the arch top windows, corbels, box gutter and interior staircase. The building has been restored to its original use as a four-unit apartment, providing a boost in neighborhood morale and new life to a once dormant block.

OUTSTANDING HOME RENOVATION AWARD

3353 Maynard Road

3353 Maynard Rd., Shaker Heights

3353 Maynard Road underwent an extensive restoration that incorporated both the interior and exterior of this Shaker Heights home. On the exterior, the original slate roof was repaired and masonry cleaned. Period-appropriate

Experts In Exterior Masonry Repair & Restoration

McMahon Masonry Restoration

Matthias and Mary Stepp House

Photo courtesy of Michael and Stephanie English

shutters were reinstated, and all the original windows were restored. On the interior, water damage necessitated an all-new HVAC system that was sensitively integrated into the home. The bathrooms and kitchen were updated using inspiration from the original materials that were replicated wherever possible. Hardwood floors were refinished and extant Pewabic tile was saved. The renovation allows the historic architectural elements to take center stage while ensuring the building will remain a comfortable family home for another century.

HERITAGE HOME PROGRAM AWARD

The Stein Robinson Residence Address Withheld

Sara Stein and Donald Robinson have resided in their 1952 ranch home in Pepper Pike since 2016. The couple worked with the Heritage Home Program to complete a bathroom renovation in the fall of 2023 and a kitchen renovation in the fall of 2024. Both the bathroom and kitchen were lacking midcentury elements, and the homeowners had a desire to return these characteristics to the home. They thoughtfully accomplished this in the bathroom with a light blue hexagon floor tile, a freestanding wood vanity with tapered legs and complementary storage to implement a retro feel. In the kitchen, the

mid-century inspiration materialized with warm wood cabinets, a geometric patterned backsplash, cork floors and glossy island cabinets, radiating a vibrant pop of yellow. These streamlined modifications have revived the interior of the home and recall the home’s initial design intentions.

DISTINGUISHED RESTORATION OF A COMMUNITY ANCHOR AWARD

Baldwin-Buss House

53 First St., Hudson

Two local organizations, the BaldwinBuss House Foundation and Peg’s Foundation, came together to raise $1.3 million and save this circa 1825 house, considered the second oldest home in Hudson. Situated in the center of town and within the Hudson Historic District, the Baldwin-Buss house was built by master craftsman Lemuel Porter. Over the years, the house had been altered

and added onto so many times that the original Federal style architecture was all but hidden beneath the layers of history. A historic preservation report followed by investigative openings guided the restoration efforts. Selective demolition removed non-historic additions and revealed important architectural elements. These details were repaired where possible and replicated when necessary. Restoration work included stabilizing the rubble foundation; repair and replacement of rotted timber frames; wood siding renovation; replicated infill at fluted and tapered pilasters; window sash restoration; door restoration; interior plaster stabilization; opening of original fire boxes; and protection of significant period stenciling. The house is now a jewel at the corner of Hudson’s Village Green, serving Peg’s Foundation as a space for guests, events and educational opportunities, while also being open to the community on select days each month.

The Stein Robinson Residence

3353 Maynard Road

Baldwin-Buss House

Photo courtesy of Peninsula Architects

Photo courtesy of Allie and Tam Pendleton; Shayla Dvorak

Photo by Sara Stein

Bulkley’s Next Act

Adaptive reuse project brings creative housing solution to Playhouse Square

Story & photos by Doug Bardwell

Amid the marquees lining Euclid Avenue in Playhouse Square, Cleveland’s newest apartment project encompasses 80,000 square feet, spanning floors three through seven of the historic 1920s Bulkley Building at 1501 Euclid Ave. The Bulkley Residences will feature 84 apartments, ranging from studios to one- and two-bedroom units. A number of the studio units are designated as short-term rentals for the cast and crew of various productions visiting Cleveland to perform in the theaters below.

The Bulkley Residences is part of a $44 million renovation completed in multiple phases by multiple contractors. The total project will see new office space on the top floors for Dix and Eaton, new food and beverage tenants on the ground floor, complete façade cleaning and restoration, new marquees and elevator restoration.

The art of adaptive reuse

After the lease-up of the high-rise apartment building The Lumen (see full story in Properties, November 2020 issue, available at www.propertiesmag.com), Playhouse Square still felt the need for more apartments in the neighborhood. As space opened up in the Bulkley

Building, the project began to take shape quickly.

“This was part of a vision from longtime leaders at Playhouse Square, Art Falco and Tom Einhouse, who led the redevelopment of these magical blocks,” explains Nathan Kelly, president of Playhouse Square Real Estate. “The vision began shortly after the Lumen apartment building’s early success bringing residential living to the Playhouse Square District.”

“We started discussions in early 2022,” says Melissa Spires, project executive at Grandview Heights-based architecture firm Berardi + Partners. “George Berardi, Dru Siley and Tom Kuluris of Liberty Development, and Tom

Einhouse and Art Falco of Playhouse Square, initiated the project, and I later joined as project executive.”

By 2023, John G. Johnson Construction Company (JGJ) was brought on as general contractor. “They did a lot of pre-construction work with us. They were heavily involved in the design process,” adds Spires.

“That’s the strong suit of John G. Johnson – we’re extremely willing to dive in deep for value engineering,” says Ryan Rovniak, project manager with JGJ. “Our electrical and mechanical subs also played a key role in value engineering as well as coordination.”

“We were having biweekly meetings with the owners and developers

INC.

throughout the entire process,” Spires says. “They were very involved. They very much wanted to know what was happening and lend any help that they could. Whether it was answering questions or providing historical drawings, even their maintenance staff was helping answer questions.”

The architects focused first and foremost on fitting the units into the historic footprint of the building. It’s essentially a U-shaped building with classic center corridors. Playhouse Square wanted to have a good percentage of studio units, as well as one- and two-bedroom units.

“The challenging part was honoring that historic corridor you see when you come off the elevator lobby,” explains Spires. “You can still see it on the third floor where there are still existing offices. We kept that for historical purposes and then worked around it.”

The original design had all the amenity spaces in the adjacent Idea Center building, which Playhouse Square also owns. Then, Playhouse Square decided to keep them in the Bulkley Building and utilize an available portion of third-floor space.

Preserving Playhouse Square’s soul

“Redesigning it gave a very different aesthetic when we brought the amenity space into the Bulkley Building,” says Spires. “That placed it under the purview of SHPO (the State Historic Preservation Office) and was regulated

by the historic tax credits, so it changed many things regarding the design of the amenity space.”

The preservation office was adamant about keeping the historic corridors in place, and the plans were developed to carry them up through the rest of the residential floors. All existing historic doors were preserved, and new ones were made to be compatible with the originals. SHPO did make a consideration to allow metal frames for the new door openings.

The team meticulously preserved key architectural elements – such as marble floors, marble wainscoting and historic doors – particularly on the third- and fourth-floor corridors. Many of the original wood and glass doors, though non-functional, were sealed in place to maintain the building’s historic integrity.

“The other thing that was really important to the historic preservation people was the corridor ceilings,” recalls Spires. “We kept those as drywall and we built soffits where the existing structural beams would be. So, you can still read that beam structure as you walk down the hallway, as you would have historically. We had to drop them lower, obviously, because we

had building systems we had to put in the ceiling, but we recreated them to keep the same feel in the corridors.”

Everything needed a finished ceiling. All ductwork and piping had to be concealed. That’s how the building

“This was part of a vision from longtime leaders at Playhouse Square, Art Falco and Tom Einhouse, who led the redevelopment of these magical blocks.”

Nathan

Kelly Playhouse Square Real Estate

would have appeared as a completed office historically.

It’s something that no one notices as they visit the building, but every unit within the floor plate is unique. There is not a standard unit anywhere. With all the column locations and other infrastructure, the designers ended up with 34 different unit types.

“I love a challenge,” says Spires with a smile. “It’s like a puzzle, trying to figure

out how all these things can go together. As a designer, that is what makes a project fun. We were lucky to have such a great team, including Playhouse Square, Liberty Development, John G. Johnson, Historic Preservation Group and our engineers – Denk Associates, I.A. Lewin and Riverstone. With so much input, we all worked really well together, and it was a fun process.”

Precision planning, tight timeframe

If this project could be described in one word – it would be “coordination.”

Imagine six construction projects happening simultaneously, with no space on Euclid Avenue to store materials and equipment, making delivery coordination essential. Furthermore, due to Kone’s ongoing elevator modernization, the freight elevator was out of service. Early in the process, it was determined that a buck hoist would be installed on the Euclid Avenue façade. In addition, ground-floor restaurants remained operational, so their customers and delivery people needed access.

“It was a major feat,” explains Rovniak, “safely maintaining the pedestrian flow on the sidewalk.”

ELEVATED LIVING The new apartment project, situated on floors three through seven, is accessible by elevator from the Bulkley Building’s ornate lobby. Tenants can enjoy unique amenities, including access to several first-floor restaurants and the theaters of Playhouse Square.

“I felt a bit overwhelmed when I first saw the plans,” admits Chris Brown, JGJ’s superintendent. “Once I was on-site and familiarized myself with the building, I became confident that we could make it work.”

Weekly multi-project meetings were held with all on-site contractors to discuss updates and delivery requirements. Large whiteboards were set up to schedule each delivery to the project for all five contractors involved in interior and exterior work. Additionally, the contractors

needed to accommodate daily operational deliveries of food and supplies to the retail merchants and the catering company. Materials couldn’t be stacked in a way that would obstruct their deliveries.

When completed, tenants can access Bin 216, Sushi En Downtown, Republic Food & Drink, Parnell’s Irish Pub, The Brasserie, The Bulkley Bar and The Fruit Stand, all conveniently located downstairs.

“That truly was the biggest challenge of this project,” says Brown,

“coordinating all the other projects with ours.”

Reinforcing a century-old icon

A law firm had formerly occupied some of the space, and with so many walls, the team wasn’t exactly sure what could be accommodated until the demo was completed.

Spires explains that they knew the locations of the columns and many other obstacles. Still, due to the challenge of fitting in numerous small units,

COMMUNITY CORNER The Club Room, situated on the third floor, provides tenants with a shared gathering space that features a variety of seating options, a small kitchenette and access to the adjacent mail room.

DIVERSE DWELLINGS

The Bulkley Residences includes 84 apartments, ranging from studios to one- and twobedroom units, with leases presently available in a $1,200 to $2,600 range.

they made initial assumptions but could not confirm any of the spaces until all the old walls were removed.

The installation of a new trash chute was a particularly complex task. Since trash chutes must remain vertically aligned with minimal deviation, extensive planning was required to determine its path. The team drilled pilot holes and conducted detailed measurements to ensure proper alignment from the upper floors to the desired location in the basement compactor area.

“When it came time to do the trash chute, we were opening holes on all the floors, which were about three feet square. Around every single opening, we had structural steel tying it back together, making sure that the hole was sound,” Rovniak says.

While the two existing fire stairwells remained, some interstitial stairs going from floors six to seven needed to be removed, leaving a large hole to fill.

“Aztec Steel came in,” says Rovniak, “and with shoring in necessary places, they patched it with pan decking and structural tie-ins, and then we used concrete to fill the hole.”

Another unexpected situation emerged during the demo phase. A LULA (limited use, limited access) elevator was added in the Dix and Eaton space that serviced only the eighth and ninth floors, but its service pit extended into the seventh-floor space. More changes ensued to work around that obstruction.

The one item that required less work than anticipated was the condition of the existing marble floors and marble wainscoting. Mainly found on the third and fourth floor, every square foot was patched where needed and then repolished to a stunning shine.

From vintage to vital: MEP overhaul

Common area restrooms previously used by office tenants were removed, necessitating the installation of new sanitary risers to accommodate individual bathrooms for each residential unit, explains Rovniak. “You can

Photos courtesy of Playhouse Square

imagine two public bathrooms on each floor, and now we have 21,” he says. “That was a major feat.”

Both HVAC and plumbing systems from floors three to seven were entirely replaced, with only essential elements retained for upper-level office tenants.

Overtime work also became the only option for adding sprinklers to the building’s lobby. Brown explains that the sprinkler heads were designed to be side-mounted to prevent damage to the historic ornate corridor ceiling. This meant working over the ceilings of the food tenants adjacent to the lobby. Crews started at 4:00 a.m. and had to finish before the restaurant staff arrived for their prep work.

The new sprinklers were installed throughout all the residential floors, extending to the eighth floor where Dix and Eaton’s contractors could tie in for their space. Fire protection was also integrated into the trash chute system, which ran through the building up to the roof.

According to Brown, significant mechanical components, including air handler units and the DOAS (direct outdoor air system), needed a crane for installation. This requirement resulted in temporarily shutting down Euclid Avenue. The crane operation was sched-

uled for maximum efficiency, taking place on a Friday evening and completed by Saturday afternoon, even though permits were valid until Sunday.

Along with coordinating all deliveries, managing the above-ceiling utilities in a limited space was also crucial. Leading this effort was Geauga Mechanical, which had the BIM (building information modeling) program and experience

“The lobby of the building is very ornate and traditional, but when you get up to the residential area, it still harkens back to that history. It’s very modern-looking yet has some fun elements and colors.”

Melissa Spires Berardi + Partners

to preplan all the mechanical systems to ensure none interfered with each other.

Geauga then took the responsibility of holding weekly meetings to make sure nothing was installed out of order.

“In the bedrooms and the living rooms of each unit, the ceiling is pretty much the bottom of the structure,” adds Spires. “And then everywhere else, we

dropped the ceiling down only as much as we had to.”

Heart of Playhouse Square living

Prospective tenants will find the new leasing office in the historic first-floor lobby, just past the security desk. Leases are presently available in a $1,200 to $2,600 range. When taking a tour, you might stop first on the third floor, where all the amenity spaces occur.

Behind the elevators is the large Club Room, with communal seating arrangements and a small kitchenette. In the northeast corner is the mail room.

A portion of the Club Room accommodates two co-working spaces, suitable for small collaborative sessions. An upright piano is around the corner for more festive occasions.

A short hallway leads north to a spacious Game Room featuring a regulation-sized billiards table and a ping-pong table. Comfortable seating is provided for those who wish to watch the participants. Brightly colored supergraphics cover feature walls here and in the Club Room.

Both luxury vinyl plank tiles and carpet are utilized in the two social areas, with a splash of teal flooring for accents.

HISTORIC HAVEN Unit 501, once Senator Bulkley’s office, is now a stunning two-bedroom showpiece. The apartment’s living room and kitchen feature vibrant teal and tan wall panels, restored ornamental cornices and a ceiling with geometric wood trim.

PLAY + PERFORMANCE Among amenities available to tenants is a game room, with ping pong and billiards tables (top), a 24-hour fitness area (middle) and a pair of spacious gym restrooms with showers (bottom).

As you enter the 24-hour Fitness Room, you will see two rows of lockers and a private multi-purpose room. The main fitness area features several pieces of Matrix cardio equipment, including treadmills, a stair climber, elliptical machines and exercise bikes. For weight training, there is a multistation unit, a resistance machine, a cable crossover machine and free weights. Not commonly found in apartment fitness rooms is a Smith Machine, designed for individuals to challenge themselves with various weightlifting exercises without the need for a spotter.

Two spacious restrooms featuring walk-in showers enable residents and building tenants to shower without needing to go back to their suites.

On the southern side of the main corridor are a bike storage room and a delivery package storage room.

From offices to apartments

Floors four to seven contain 21 apartments each. “The corridor flooring is a light gray but has a little bit of green in it,” explains Spires. “Then, at every unit entry door, there are three green stripes, which really draw your eye to the unit entry doors. Any door that’s not a unit entry door doesn’t get the stripe. It helps you with wayfinding in the building, and adds a bit of fun.”

“The units themselves have a very neutral color palette – light grays, black pearl quartz countertops and black fixtures,” says Spires. Some suites use dark gray walls and doors for accent, while others use light tan.

In the kitchens, all cabinetry is white with Shaker-style, soft-close door panels. Appliances are stainless steel, and microwaves are built-in above the electric ranges. Full-size washers and dryers are typically in a louvered door closet in each suite.

Unit 501 is the former Senator Bulkley’s office and is now a two-bedroom, two-bath corner showstopper. Looking out to the southeast, you’ll see the rising sun in the morning and the bright lights of the theaters at night.

Photo courtesy of Playhouse Square

The building’s namesake was Senator Robert J. Bulkley, who served in the United States Senate from 1930 to 1939. He was a close friend of Franklin D. Roosevelt, having worked with him on the Harvard Crimson student newspaper during their college years.

The living room/kitchen has an exquisite ornamental cornice almost 24 inches tall, with colorful trim that was carefully restored. The ceiling has geometric patterned wood trim work surrounding a small chandelier. Wall panels are a combination of teal-colored wide wood trim and tan inserts.

four inches per current high-rise building codes.

Restrooms throughout feature similar black quartz vanity tops paired with white Shaker cabinets below. A large, frameless mirror spans the width of the vanity. Each unit boasts a luxuriously spacious, glass-doored, walk-in shower equipped with a waterfall head. Many units with a second bathroom include a bathtub instead of a shower. The flooring showcases a black-and-white, star-patterned ceramic tile.

Roller shades provide comfort and privacy on the four-foot by seven-foot double-hung windows. Windows have been modified to open a maximum of

Parking is available in the attached Playhouse Square parking garage with an enclosed walkway to Bulkley’s lobby.

Team reflections

“The lobby of the building is very ornate and traditional,” reflects Spires, “but when you get up to the residential area, it still harkens back to that history. It’s very modern-looking yet has some fun elements and colors.”

“From the design meetings through all the construction, the architects and stakeholders were all amazing to work with,” says Rovniak. “We kept them abreast of all we were doing, and they were always available when decisions

needed to be made. Their cooperation and interest made this the successful project it turned out to be.”

“I would say I’m most proud of all the historical details we were able to save,” shares Brown, “including Senator Bulkley’s office, historic ceiling and door. Standing in some of the areas, you can feel the history. This has been a great experience. The whole Playhouse Square team were great to work with and became more like family over the past year.”

“Historic preservation is in our DNA,” Kelly says in conclusion. “Bringing a whole new life to the Bulkley Building so that residents can enjoy all that Playhouse Square has to offer is the most exciting part of delivering this project.”

FINANCIAL STRATEGIES

Smart use of fiscal planning & action

Race Day

Afew years ago, in this very column, I introduced a mainstay of my childhood – slot car racing. Expanding on it a bit more, this is usually how things went down. My friend Greg would organize a race day and host it in his basement, setting things up on a large plywood platform that his dad built. He had some track, cars and controllers and we would all bring over our sections of track along with our cars and controllers. On race day, we would build a huge layout that included Frankie’s high-bank curves, Steven’s squeeze track section and my lap counter.

The next several hours were filled with qualifying heats, race-offs and then ultimately a 100-lap race. The real estate investment industry has its own form of a “race day,” called a syndication. To see how AMX slot cars relate to real estate, read on.

A syndication is formed when a group of investors pool their capital and expertise to acquire, develop, manager, operate and/or market real estate. An immediate advantage is that it allows small investors, or investors interested in only investing smaller amounts of capital, the opportunity to participate in ventures that otherwise may be beyond their financial and

management capabilities. The investors contribute the capital that forms the equity base with which the property is acquired. The syndication is orchestrated and managed by a syndicator, often called a sponsor. This can be a person or an entity and typically has expertise in acquiring and managing similar real estate investments. Syndicators usually do not invest much, if any, of their own capital. Rather, they act as agent-managers and earn fees for acquiring, managing and then selling properties that are owned by the syndication. They are also responsible for all of the financial accounting for the property, including securing and

ALEC J. PACELLA

servicing the debt, collecting the rents, paying the expenses, providing regular reporting and, most importantly to some, making regular distributions to the individual investors.

Syndications are usually associated with specific property types, with multi-family assets being the most common. Syndications can also be a popular vehicle for development projects. The developer will use their knowledge, expertise and relationships to structure a project and then raise the equity needed by forming a syndication and selling interests to individual investors. The syndication may become involved during the development and construction of the project, thus eliminating the need for construction financing. Or it may become involved once the building is completed and stabilized, thus eliminating the need for permanent financing. In either instance, the developer will usually earn a development fee as well as retain a small ownership share in the project. This allows them to focus on finding, developing and stabilizing the project and then moving to the next project.

In cases where there is one or a small number of investments to be syndicated, a limited partnership or a limited liability company (LLC) will often be chosen as the entity to take title to the property or properties. The capital to fund these types of entities will be solicited via a process known as a private placement, where a limited number of investors purchase shares of ownership interest in the limited partnership or LLC. In other cases, a syndicator may desire to raise a large amount of funds to acquire multiple properties. The specific properties to be acquired may or may not be known at the time the funds are raised. If the properties are not known, the offering is referred to as a “blind pool.” This type of offering allows the syndicator to use their discretion for the specific properties that are acquired, subject to broad guidelines contained in an offering prospectus to the investors.

While syndications have many benefits, one of the biggest things to be aware of are the security regulations that govern the formation and operation of a group entity. A landmark

What I C @ PVC

MAKE A RUN FOR THE BORDER A Taco Bell on Aurora Road in Aurora was sold last month for $1,575,000 or $769 psf. Completed earlier this year, the property was subject to a 25-year ground lease and traded at a reported 5% cap rate. –AP

case in 1946 between the Securities and Exchange Commission (SEC) and the W.J. Howey Company helped to establish specific characteristics of an

An immediate advantage [of a syndication] is that it allows small investors, or investors interested in only investing smaller amounts of capital, the opportunity to participate in ventures that otherwise may be beyond their financial and management capabilities.

investment. More importantly, it provides a framework to determine if an entity that is comprised of pooled capital qualifies as an “investment contract” and thus subject to rules and regulation of the securities industry. Known as the Howey test, it looks at four specific characteristics: (1) the investment of money, (2) in a common enterprise, (3) with the expectation

of profit, (4) from the efforts of a third-party promoter. If a syndication is considered to be a security, it will be subject to the rules and regulations of the SEC, which can be costly, complicated and time-consuming. Fortunately, there is a set of rules subsequently established by the SEC known as Regulation D that can exempt private placements. But this is about as far as I want to wade in these legal waters. To learn more, the best advice that I can provide is to find a good attorney that is well-versed in securities law.

After providing hours of entertainment, race day usually ended either when someone’s mom called them home for supper or when Greg’s cat Bandit decided to stop watching the action and start being a part of it. A syndication has many of the same qualities and can provide years of solid returns. But whenever the sponsor decides to sell, it will be time to pack up your things and go home. And hopefully, the cat named the SEC doesn’t ever show up!

Alec Pacella, CCIM, president at NAI Pleasant Valley, can be reached by phone at 216-4550925 or by email at apacella@naipvc.com. You can connect with him at www.linkedin.com/in/ alecpacellaccim or subscribe to his youtube channel; What I C at PVC.

ACAR CORNER

Issues in the real estate industry

Built-for-Rent Housing Remains Elevated

Provided by Drew Gaebelein Keller Williams Living

Entering the housing market remains elusive to many potential first-time buyers. Increasing new housing construction is one solution to this problem, which could alleviate the housing inventory crisis. At the same time, there is a dearth of inventory; home prices have jumped even in a high-interest rate environment, making the dream of homeownership completely out of reach for many. Potential first-time buyers are often also saddled with student debt, childcare costs and rent, which can hold them back from saving for a home.

Today’s first-time home buyers have reached an all-time high median age of 38. To reach homeownership, firsttime buyers need higher incomes. What happens to those who cannot reach homeownership today? Home builders have seen this data and have recognized an opportunity: built-forrent (BFR).

BFR is the concept of new singlefamily homes constructed for the intent of renting. While there has been growth in new home sales and construction activity, multifamily home construction has also grown in recent years. However, an apartment may not have enough square footage for some renters. A yard for a pet, space for a home office and room for a new baby are within reach with this concept. Renting a single-family home in a new housing community may also come with amenities not seen in the typical apartment, such as walking paths, pickleball courts or even shared gardens.

In calculating data from the U.S. Census Bureau’s Survey of Construction Data, one can see that, year over year, BFR singlefamily housing starts grew to 90,000 units in 2024 from 60,000 units in 2021.

5% in 2021 to 9% in 2024. However, the share has declined from 10% in 2023. All regions saw annual growth in BFR housing. When looking at the

increase in the South was smaller, at 9%. The West has the smallest share at 7%.

BFR is the concept of new single-family homes constructed for the intent of renting. While there has been growth in new home sales and construction activity, multifamily home construction has also grown in recent years. However, an apartment may not have enough square footage for some renters.

However, while the number of units rose, the share of all housing starts is an important number to watch. The share of BFR single-family homes grew from

data by region, there was a notable two-year growth in BFR single-family homes in the Northeast – which is now 13% of the market, up from 3% in 2021. The Midwest also saw a rise from 5% in 2021 to 8% in 2024. The

Will the market for this type of construction continue to increase? It is possible, if home buying continues to be out of reach for young adults. They will need a bigger space for growing families or even just a yard for a dog to play in. BFR may be their answer – even as a temporary solution, while they save for their down payment for their first home.

This article was reprinted with from the NAR website (www.nar.realtor) and submitted by Drew Gaebelein (Keller Williams Living), who is 2025 president of Akron Cleveland Association of REALTORS. For more information, visit www.akronclevelandrealtors.com.

BILLBOARD

News about people, products, places & plans

CANstruction Cleveland-Akron Benefits Local Families

The 18th annual CANstruction Cleveland-Akron competition took place at the Akron Art Museum recently, bringing together nine teams of architects, engineers, designers and other professionals to build striking structures – entirely out of canned food.

This year’s theme, “Adventure is Just a Can Away,” inspired teams to craft imaginative designs that remained on display through the first half of March. Beyond the eye-catching creations, the event had a significant impact: 25,979 cans and $5,000 in donations were collected, equating to 34,200 meals for families in Northeast Ohio. The contributions will support The Greater Cleveland Food Bank and The AkronCanton Regional Foodbank in their ongoing efforts to fight hunger.

Founded in 1992 by the Society for Design Administration (SDA), CANstruction is a unique, design-driven food drive that raises awareness of hunger through creative competitions. Now held in over 150 cities worldwide, it has become one of the largest and most consistent sources of canned food donations for food banks globally.

Hahn Loeser Names Partnerin-Charge of Cleveland Office

Hahn Loeser & Parks LLP recently announced it has appointed John Paul Lucci as partner-in-charge of its Cleveland office. In this role, Lucci will oversee day-to-day

operations and work with practice groups to support the continued growth of the firm’s largest office while maintaining his corporate law practice.

Lucci, who joined Hahn Loeser in 2009 and became a partner in 2011, has played a key role in the firm’s Corporate

Transactions Group, co-chairing the practice for eight years. Over the past year, he has led teams through major acquisitions, cross-border joint ventures and business transitions. Recognized by Best Lawyers in America for the past eight years, he was also

ranked in the 2024 edition of Chambers USA for Corporate/ Mergers & Acquisitions.

Sobochan Appointed to The Real Estate Roundtable’s President’s Council

Recently, Cohen & Company announced that Dave Sobochan, tax partner and Real Estate & Construction Group market leader, has been named to The Real Estate Roundtable’s President’s Council. This appointment places him among industry leaders who engage directly

Photo

Perspectus Architecture’s CANstruction Sculpture

John Paul Lucci

with policymakers to shape legislative and regulatory policies affecting the real estate sector.

The Real Estate Roundtable, a Washington, D.C.-based public policy think tank, represents a broad spectrum of the real estate industry. As a member of the President’s Council, Sobochan will contribute to discussions on national policy issues that impact real estate development, investment and economic growth.

With extensive experience in real estate taxation, Sobochan specializes in structuring, planning and investment strategies, including tax incentives such as New Markets Tax Credits, Historic Tax Credits and

Qualified Opportunity Zones. His work spans commercial, retail, industrial and multifamily sectors, as well as REITs and private equity real estate funds. He is also actively involved in legislative advocacy through NAIOP’s Tax and Finance Committee,

providing insight on tax and financial policy.

Singerman, Mills, Desberg & Kauntz Adds Of Counsel

Singerman, Mills, Desberg & Kauntz Co., L.P.A. recently announced that Cynthia K. Port has joined the firm as an of counsel attorney. Port focuses on estate planning, corporate succession and asset protection. She advises clients on wealth transfer strategies, including lifetime and post-death planning, and has extensive experience in estate and trust administration.

Port has served as a trustee for Milestones Autism Resources since 2020. She previously held leadership roles with the Beachwood Schools

Foundation and the Mandel JCC Festival of Jewish Books & Authors.

Stow Approves Amphitheater as Part of Redevelopment

The City of Stow has taken the first step toward

Dave Sobochan

Cynthia K. Port

BILLBOARD

News about people, products, places & plans

constructing a new amphitheater at the Town Centre Shopping Center, following City Council’s recent approval of the property purchase for the project. The outdoor venue will be used for concerts and community events, with officials expecting it to become a key attraction for residents and visitors.

Designed by Sol Harris Day Architecture, the amphitheater is part of a broader redevelopment plan for the shopping center, located at Norton Road and

Darrow Road. In partnership with Giltz & Associates, the city plans to update the center’s façade and make structural improvements. The redevelopment also includes efforts to attract small restaurants and businesses to the site in an effort to spur economic growth.

Ohio DOD Invests $239K to Support Austintown Project

The Ohio Department of Development recently announced it has approved nearly $239,000 in funding

through the Regional 166 Direct Loan Program to support a business expansion project in Mahoning County. The loan will assist KJ3 Ohio, LLC in purchasing and renovating a 16,540-square-foot building at 5211 Mahoning Ave. in Austintown.

KJ3 Ohio, LLC, a real estate holding company, will lease the property to Advanced Technology Partners, LLC, an IT managed service provider, and Mirkin & Associates, Inc., which operates as Comfort Keepers, providing in-home care for seniors.

The Regional 166 Direct Loan Program offers lowinterest loans to businesses with limited access to private funding, prioritizing projects that support job creation and economic growth.

CBRE Names VP in Cleveland Office

CBRE announced recently that Mark Truesdell has joined the firm’s Cleveland office as vice president. He will focus on the acquisition, disposition

and leasing of industrial properties throughout the region. Previously, Truesdell served as a senior associate at Weston, specializing in assisting clients with market planning, portfolio strategy and transaction delivery. Prior to Weston, he worked in sales with the Cleveland Cavaliers for eight years and has an NBA championship ring from the 2016 season.

WHAT’S NEW? For complimentary coverage in Billboard, send company news & project information to billboard@propertiesmag.com.

Proposed amphitheater for The City of Stow

Mark Truesdell

Rendering courtesy of The City of Stow

‘Listening is Just as Important as Leading’ Incoming AIA Cleveland President Jonathan M. Lusin shares leadership vision

By Properties Staff | Photo courtesy of IKM Architecture

Jonathan M. Lusin, principal at IKM Architecture, was recently named president of AIA Cleveland. Lusin’s path to this leadership wasn’t one he actively pursued; it emerged organically. “I didn’t necessarily pursue the role – it found me,” Lusin reflects. “My engagement with AIA Cleveland started through attending events and discussions with members. I was invited to join the board first as vice president, and from there, my involvement grew.”

As he steps into this new role, Lusin is focused on advancing key initiatives that will enhance member engagement and organizational effectiveness. Under his leadership, AIA Cleveland has identified five core priorities: improving member value and events, reevaluating the chapter office, restructuring staffing and operations, strengthening advocacy efforts and optimizing board functions. These areas reflect Lusin’s intent to create a more responsive, efficient and inclusive organization.

Membership value and advocacy are at the top of his agenda.

“Members often ask, ‘What value do I get from my AIA membership?’ I want to ensure we’re providing clear, tangible benefits,” he says. Advocacy, he adds, is essential. “Architects should have a voice in shaping Northeast Ohio’s development and policies affecting the built environment.”

Lusin sees AIA Cleveland as part of a broader network. “It’s a layered relationship,” he says. “AIA National focuses on broad policy and industry-wide issues, while AIA Ohio handles statelevel advocacy. Our chapter is the local touchpoint for members, making direct impacts in Cleveland and the surrounding region. Collaboration between all levels ensures we address both large-scale challenges and local needs effectively.”

Of course, change comes with challenges. “We have a well-established board, but making structural adjustments can be difficult,” he acknowledges. Still, he views this moment as a unique opportunity to realign the chapter’s structure with its mission and build more impactful programs.

Lusin also believes architects should play a greater role in shaping eco-

nomic development and public policy. “Whether it’s a new airport, urban redevelopment or sustainability initiatives, our expertise is critical. AIA Cleveland must work to get architects more engaged in these discussions,” he says.

Looking ahead, Lusin hopes to champion broader leadership roles for architects and support entrepreneur-

these roles will broaden our influence. Additionally, I want to support entrepreneurship within the profession, helping young professionals access capital and mentorship to start their own firms.”

His leadership at AIA Cleveland directly reflects IKM’s long-term vision. “At IKM, we emphasize making a difference, not just in project work but in the community,” he says. “My leadership at AIA Cleveland reflects that commitment – expanding our influence and fostering growth in Northeast Ohio’s architectural landscape.”

As for what success looks like, Lusin takes the long view: “Success is laying a strong foundation for the future. While we may not see immediate, tangible results, this year is about setting the groundwork for longterm growth and engagement. If we create a more connected, impactful AIA Cleveland, we’ll have done our job well.”

He says leadership is, above all, about listening. “This is a role of service as much as leadership,” Lusin explains.

AIA Cleveland President Jonathan M. Lusin

Petitti Plants New Roots

Garden center transforms office into vibrant retail space in Bath Township

By Dan Holland | Photos by Mark Watt & courtesy of Petitti Garden Centers

Petitti Garden Centers continues to spread its roots in Northeast Ohio, unveiling its 10th retail location last month. Located at 395 Springside Dr. in Bath Township, the newly opened, 30,500-square-foot retail store, housed inside a repurposed office building, maintains the architectural integrity of the 1980s post-modern structure, showcasing its peaked rooflines, original skylights and post-and-beam timber frame construction.

The building, which includes new covered entranceways, offers customers three levels of interior shopping that connects to more than 40,000 square feet of covered outdoor greenhouse shopping space situated on the western section of the six-acre lot.

The chain of family-owned garden centers was first established in Oakwood Village in 1971 by Angelo Petitti. His son, A.J. Petitti, currently serves as company president.

Assembling a team

Petitti’s served as general contractor for the project, enlisting an assembled team of subcontractors that have worked on all of their garden centers over the years, along with the help of Dominic Ferrito. The design team of Mann Parsons Gray (MPG) Architects, of Fairlawn, was brought aboard in summer 2023 to begin developing a scope and vision for the project. Groundbreaking took place in

March 2024, with substantial completion reached one year later.

Beginnings

“It is a large laminated-timber structure with ‘sawtooth’ windows, and the objective was to determine how it could be repurposed as a retail location.”

explains Ian Jones, senior director at MPG Architects. “We were approached by A.J. and Angelo Petitti, who told us they really wanted to be in Bath, and they had an idea of how it could work.”

“From that point on, it was a matter of meeting with them and figuring out what we could do to make it known that the location is no longer an office building, but a retail site; how we could make the site work, and whether we had enough space to include the greenhouse portion.”

A grand vision

The building, which previously served as a location for a number of businesses,

had been divided up with numerous interior walls and partitions throughout. The three building levels, with each grade changing by four feet, follows the downhill slope of Springside Drive.

“Converting an office building into retail isn’t the easiest thing to do, especially with the different levels the building has,” explains A.J. Petitti. “So, we spent weeks walking through the building thinking about how to get it to where it is now. It pretty much came out exactly the way we pictured it.”

The project included a complete gutting and renovation of the interior. “It had a lot of partitions inside, with it being chopped up into different offices; so, there were some demising walls,” says Jones. “You really didn’t get the full effect of the expansiveness of the interior since it was divided up so much.”

“We didn’t have good visibility as far as what we had there, as it was a lot of offices with cubicles and with the levels

Photos courtesy of Petitti Garden Centers

of Petitti Garden Centers

changing,” adds Petitti. “We assumed that it would work, but we didn’t know until we got it all opened up. We are fortunate to have had it work out the way we thought it would.”

A number of decisions were made in live time during the demolition process, explains Tailane Moore, project designer for MPG Architects.

“When we first got involved, they were still using the space; it had not been all emptied yet,” Moore explains. “So, it was a challenge for us to imagine the space open and transforming it from office space to retail. It looks very different from our first walkthroughs. But A.J. and Angelo Petitti had a grand vision of the potential.”

“With many decisions, they waited until we went through the demolition process, and we did submissions in phases because of that,” she continues. “We went through the demo package right away, because they wanted to get in as soon as they could to see the space open to make sure that what we were planning would work. It was a good approach that helped us to better envision the space.”

Making a grand entrance

A major exterior design component included adding a new peaked and covered main entrance at the northeast corner of the building.

“At the main entrance, the owner really wanted to keep the look of a steeppitched roof, which is present throughout the project,” says Moore. “Originally, we

Photo by Mark Watt

were going to reuse some of the wood from the former main entrance along the west side of the building, but we ended up going with all new wood.”

“The idea was to keep the same look of the existing roof and the triangle shapes,” she continues. “With that new main entrance, it redirects the focus of customers so they understand that it’s now a retail business.”

A similar peaked, timber-frame structure entrance, which leads out to the greenhouse area, was extended out from the west entrance.

“We kept part of the structure of that canopy so people could have a covered area to go from the building to the shaded [greenhouse] structure,” adds Moore. “We added an extra extension of the roof, and under it, we added a ramp to maintain accessibility, so people could bring their carts from the inside of the building outside to shop for plants.”

Solid structure

The building had “good bones,” according to Jones, including its wood

framing and original windows. New additions, including the new main entrance area and a section at the west, by the new greenhouses, added approximately 4,600 square feet to the existing building.

“It was all in good shape. It’s a solid building, and we didn’t come across any settling,” says Jones. “As much as it lost some curb appeal over the years, it was still a great building to start from.”

The original, triangular windows along the main floor were kept intact, as

ARCHITECTURAL ADAPTATION The 30,500-square-foot store, situated within a repurposed office building, maintains the architectural integrity of the 1980s structure, showcasing its peaked rooflines, original skylights and post-and-beam timber frame construction.

Photo by Mark Watt

GO WITH THE FLOW Unique architectural design details, such as sawtooth windows (top), skylights (middle) and a multi-level layout (bottom), combine to create a distinctive shopping environment.

were the many rows of skylight windows situated in the roofing structure.

“There was a lot of discussion on whether those [windows] should stay or go, and ultimately we decided they were integral to the architecture,” says Jones. “They are very unique as far as fitting into the diagonal structural frame.”

Interior design considerations

Interior flooring consists of LVT in shopping areas and Nature Stone near checkout and entrance areas. Finishes were selected for their durability and ease of cleaning.

“A.J. [Petitti] did a good job of guiding us through that process of what has been done in their other stores and what would look best,” explains Moore. “They kept it pretty simple as far as the color scheme, which works well in keeping the space very clear, and it helps with the openness of the space and having clear sightlines. The new LED lighting also helps, along with the existing skylights, to bring out the interior colors.”

“With all the wood inside, and the post and beam construction with the windows allowing the natural light to come in, there’s a warmth you feel as you walk in the building,” adds Petitti. “It’s very unique among our stores.”

Building systems

The two open-sided greenhouses feature powered, retractable shade covers as opposed to structural roofing.

“The shade structures don’t have fire suppression systems,” explains Jones. “The solution lies in a number of heat detectors across the structures, where if a heat flare is detected, it automatically opens the roof.”

Careful consideration of area factor increases allowed MPG Architects to maximize the size of the shade structures on the site.

A reconfigured loading area along the south wall includes a new conveyer system that extends into the 10,000-square-foot basement and connects with the retail level.

“It was a matter of cleaning out [the basement] and converting it into retail

Photos by Mark Watt

storage,” explains Jones. “So, we added a conveyer system, and we added the loading docks on the south side of the site, so they could get product up to the retail area.”

Existing HVAC units in the lower level were able to be reutilized.

“We needed to evaluate the existing system and verify that it could be used in this application,” explains Jones. “We determined that we could reuse the HVAC system. It was mainly a matter of extending duct runs and adjusting where the air is going. We didn’t have to supplement it other than in the new additions.”

The original roof structure, with its myriad peaks and valleys, was re-covered with a new standing-seam metal roof and a TPO membrane system in the valleys. Exterior walls were recovered with a combination of metal siding and Hardie Plank.

An exterior backup generator was added, and the main building is fully sprinklered. A newly paved, lighted and landscaped asphalt parking lot was included in the project.

Challenges

Major challenges involved increasing the live load capacity of the main floor and creating ease of flow throughout the structure.

“As an office building, it doesn’t have the same live load that a retail building requires,” explains Jones. “So, we had to design a means for reinforcing the floor below to accept that higher live load. We had [our structural engineer] design how that reinforcing works in the basement and crawl spaces, and they helped out as far as general structural considerations elsewhere. We had some unique scenarios, where we were opening up large parts of the floor to fit the conveyor, and expanding some lintels – just modifying some miscellaneous structural elements to help the store operate in the way the owners want it to.”

“GPD Group was our civil engineer, and they did an unbelievable job, as that outside area was so complex to figure out – there wasn’t a level spot on that whole property,” adds Petitti. “Getting it all to flow between the entrance off Cleveland Massillon Road and our dock area, and getting it to flow from the dock area to our sales floor, was very complicated.”

by

A series of ramps and stairs aids with the flow between differing floor levels.

“By adding a ramp inside, as well as a ramp on the exterior to the shade structure, we had to make it comfortable for people navigating the store with carts going to these different tiers,” says Jones. “The biggest thing Angelo and A.J. were concerned with was how the interior

and exceeded expectations, as Angelo [Petitti] wanted this to be a signature store,” says Jones. “Understanding that, we knew we had to deliver in that respect. And, in working with A.J. through most of it, he made it as easy as possible for us. So, it was a breeze working with them.”

“Bath Township was great to work with; the committees were great, and everyone was excited about the proj ect,” adds Petitti. “In going through the zoning meetings, we had a lot of people from the community come out and advocate for the project, which was exciting to see.

a lot of challenges as we were going through the project, but they got us across the finish line on time.”

PACK CONTAINER SALES

GREENHOUSE GROWTH The renovation and expansion project included the addition of two open-sided greenhouses with powered, retractable shade covers.

Photo

Mark Watt

Fueling Flight for Castle Aviation

Freeman Building Systems completes 80,000-square-foot hangar & FBO for local airline

By Properties Staff | Photos by Ericka Karazsia

Freeman Building Systems is once again delivering premium aviation infrastructure with the completion of its second hanger for Castle Aviation, a private local airline headquartered at Akron Canton Airport in North Canton that provides cargo and private passenger services.

In 2018, Freeman Building Systems constructed a 50,760-square-foot hangar for the airline, providing a state-of-the-art facility to support its expanding aviation operations. Building upon that success, Castle Aviation recently entrusted Freeman with an even more ambitious project – an 80,000-square-foot hangar that not only enhances the airline’s aviation capabilities but also introduces a world-class Fixed Base Operator (FBO) facility and office spaces to the property, offering exceptional amenities for pilots, passengers and clients alike.

Bringing a vision to reality

Michael Grossman, CEO of Castle Aviation, recalls the start of the relationship between the two companies.

“Freeman Building Systems won our business because they were proactive, and of course Butler is the ‘Cadillac’ of building products,” he explains. “They treated us well and built one heck of a building in 2018. The biggest benefit is that they are flexible. In both projects, we could brainstorm and make changes. They aren’t just a company that says, ‘here’s the price’ and then charges for every little additional thing they do. That’s why, when it came time to build our next hangar, there was no question who we were going to work with.”

Dan Freeman, CEO of Freeman Building Systems, notes that the success of the latest hangar project speaks to the power of partnership and the importance of trusted relationships.

“We really are passionate about aviation and the aviation industry, and we’re honored to work once again with Michael Grossman and the Castle Aviation team,” he says.

A pilot himself, Freeman says that he found this project particularly meaningful, leveraging his aviation expertise to ensure the facility meets the highest standards.

Operational efficiency

The new hangar is designed to accommodate Castle Aviation’s growing fleet while ensuring operational efficiency in all seasons. One of its key features is the Butler MR-24® roof system, renowned for its durability and long-term performance.

FLIGHT READY Castle Aviation’s new hangar at Akron Canton Airport (top) incorporates a new Fixed Base Operator facility (middle) with a dedicated pilot lounge (bottom), which includes flight planning areas, showers and rest spaces.

Recognizing the challenges posed by Ohio’s harsh winters, this project included a carefully designed drainage system built into the concrete flooring to prevent snow and ice buildup, ensuring smooth operation year-round.

“The floor is designed to drain all liquids, including snow and rain,” says Freeman Building Systems’ site superintendent Chris Bell. “They flow into a stainless-steel trench drain and then into a 5,000-gallon oil interceptor.”

As an added safety measure, various fireproof steel doors are situated throughout the facility. They feature a fusible link system, which suppresses fire, preventing it from spreading to the rest of the building.

The hangar doors themselves are impressive in their own right. The Freeman team collaborated with Aero Door, of Eustis, Florida, to craft and install both sets of 100-foot-wide by 28-foot-tall hangar doors. Along the tracks of the doors, you will find another aspect of the drainage system, preventing snow and ice from accumulating and impacting the function of the door.

“Working together with Aero Door was a highlight for me,” says Micah Marra, project manager at Freeman Building Systems, emphasizing the camaraderie built between trusted partners. “Their team is impressive. Watching them install the hangar doors and working alongside them to complete that aspect of the project was unique. It was neat to watch it come together. I hope to work with them again on a future project.”

Achieving the ‘wow’ factor

At the heart of the facility is the FBO, which is designed with both passengers and crew in mind.

“My goal was that when someone opens the door and walks into the FBO, they get that ‘Wow’ effect,” Grossman says. “Freeman took all my ideas, from over 40 years of visiting

FBOs all over the country, and brought them to life.”

The thoughtfully arranged layout prioritizes comfort and functionality, offering an exceptional experience for all who pass through its doors. Every detail – from the sleek light fixtures to the high-end flooring and carefully chosen paint colors –was hand-selected by Grossman to not just look exceptional, but also feel exceptional. The result is a thoughtfully curated environment that provides a sense of warmth, elegance and intention.

Key to the design is a dedicated pilot lounge, which is equipped with spaces for flight planning, relaxation and showers, ensuring that crew members can comfortably prepare and unwind before and after flights.

The facility’s passenger area provides a welcoming, premium experience for travelers with a conference room, comfortable seating areas and a coffee bar.

Additionally, the building incorporates brand new, efficiently designed offices, which are arranged to accommodate teamwork and facilitate world-class service.

With its luxurious yet welcoming design, this FBO ensures that once visitors walk through the door, they’ll want to return – not just for the convenience,

“My goal was that when someone opens the door and walks into the FBO, they get that ‘Wow’ effect. Freeman took all my ideas, from over 40 years of visiting FBOs all over the country, and brought them to life.”

Michael Grossman

Castle Aviation

but for the exceptional service and ambiance that set it apart.

Soft landing

Freeman Building Systems takes great pride in delivering projects that exceed expectations, and this latest addition to Castle Aviation’s operations illustrates what can be achieved through expert collaboration, innovative solutions and a shared vision for excellence in aviation infrastructure, Freeman says.

“This project is an excellent example of the power of design-build construction when it meets highquality craftsmanship made possible through Butler® Building products,” adds AJ Lammers, president of Freeman Building Systems.

“The design-build process allows our team at Freeman to collaborate closely with our customer and subcontractors, transforming vision into reality.”

Speaking to the success of the project, Grossman credits a strong team at Freeman Building Systems.

“It’s because of the people Dan [Freeman] hires,” Grossman says.

“Cy Conrad and Chris Bell were the superintendents on our first and second projects respectively. They were excellent to work with.”

Based in Wooster, Freeman Building Systems provides design-build services across a range of industries. With over three decades of experience, the company is committed to delivering quality construction solutions that exceed expectations, ensuring every project adds lasting value to the communities it serves. For more information, visit www.freemanbuilding.com.

SPACE TO UNWIND The facility’s passenger area provides a welcoming, premium experience for travelers, with a conference room, comfortable seating areas and a coffee bar.

Roofing/Building Envelope

Considerations for Low-Sloped Roofing

An overview of flat roofing systems for commercial buildings

By Mike Lemmeyer DunRite Exteriors

When it comes to protecting a commercial property, the roofing system plays a crucial role in ensuring long-term durability, energy efficiency and structural integrity. Low-sloped roofing, commonly found on commercial buildings, presents unique challenges and requires specialized solutions to withstand the elements, prevent leaks and extend its lifespan.

Often referred to as flat roofing, lowsloped roofing is a common design in commercial and industrial structures.

Unlike steep-sloped roofs that naturally facilitate water runoff, low-sloped roofs require efficient drainage systems to prevent ponding water, which can lead to leaks, mold growth and structural damage over time. To combat these issues, high-quality materials and expert installation are essential.

Several roofing systems are commonly used for low-sloped commercial buildings, each offering unique benefits:

EPDM (Ethylene Propylene Diene Monomer) – A highly durable synthetic rubber roofing membrane known for its resistance to extreme weather conditions, UV exposure and thermal expansion

TPO (Thermoplastic Polyolefin) – A single-ply roofing membrane that offers superior energy efficiency by reflecting sunlight, reducing cooling costs, and resisting chemicals and punctures

Modified Bitumen Roofing – A multi-layered asphalt-based system that provides flexibility, durability and excellent waterproofing, making it ideal for hightraffic rooftops

Built-Up Roofing (BUR) – A timetested option consisting of multiple layers of bitumen and reinforcing fabrics, offering superior waterproofing and fire resistance

Why quality matters

Investing in a high-quality low-sloped roofing system not only protects a

commercial property but also offers long-term cost savings. A well-installed and properly maintained roof reduces the risk of leaks, mold growth and structural deterioration.

Additionally, modern roofing materials improve insulation and energy efficiency, leading to lower heating and cooling expenses for businesses.

Preventative maintenance is key

Routine maintenance is vital to extending the life of a commercial roof. Neglecting routine upkeep can lead to costly repairs or premature replacements, while regular care ensures peak performance and longevity.

To keep a low-sloped roof in top condition, property owners and managers should inspect regularly, watching for

cracks, blisters and areas of ponding water that could indicate an underlying issue, and keep drainage systems clear, by cleaning gutters, downspouts and drains to prevent blockages that could cause water buildup.

In addition, your roofing contractor can assist you in setting up a comprehensive preventative maintenance program to ensure your roof reaches its maximum lifespan.

Key considerations

When selecting a low-sloped roofing system for a commercial building, several factors should be taken into account:

Material selection

The choice of an appropriate roofing material, such as TPO, EPDM or modi-

STAYING ON TOP Routine maintenance is vital to extending the life of a commercial roof. Neglecting routine upkeep can lead to costly repairs or premature replacements, while regular care ensures peak performance and longevity.

Photo courtesy of DunRite Exteriors

fied bitumen, may be guided by climate conditions, durability needs and budget.

Regular maintenance

Routine inspections and upkeep can extend the lifespan of a roof and help identify potential issues before they become costly problems.

Energy efficiency

Modern roofing solutions are designed to improve insulation, reduce heat absorption and lower energy costs.

Expert installation

Working with experienced roofing professionals ensures proper installation, which is essential for maximizing the longevity and performance of the roofing system.

A well-installed and properly maintained roof reduces the risk of leaks, mold growth and structural deterioration. Additionally, modern roofing materials improve insulation and energy efficiency, leading to lower heating and cooling expenses for businesses.

Choosing the right low-sloped roofing system is an investment in the long-term protection and efficiency of a commercial property. By prioritizing high-quality materials, expert installation and proactive maintenance, business owners and managers can safeguard their buildings against costly damage while optimizing energy savings. A well-maintained roof doesn’t just provide shelter. It also enhances a property’s overall value and ensures its resilience for years to come.

Mike Lemmeyer is president of DunRite Exteriors featuring K-Guard (8601 Freeway Dr., Macedonia, OH 44056) and can be reached by phone at 440.290.5838. For more information, visit www.calldunrite.com.

Roofing/Building Envelope

Top Choice

Exploring the advantages of PVC over TPO in roofing systems

By Firman Mast

DCA Commercial Roofing

When it comes to roofing material for commercial buildings, two of the most commonly debated options are polyvinyl chloride (PVC) and thermoplastic olefin (TPO). Both are synthetic roofing membranes frequently used in flat or low-slope roof systems, but each offers distinct advantages and disadvantages.

Understanding the differences between PVC and TPO is essential for making an informed choice for longlasting and durable roofing solutions.

Durability + performance

One of the primary considerations in choosing between PVC and TPO is the durability of the material. PVC roofing systems are known for their excellent resistance to extreme weather conditions. This includes their ability to withstand intense UV rays, high temperatures and harsh environmental factors. PVC has a proven track record in resisting issues like cracking, fading and degradation caused by sun exposure, which is especially important in regions with long hot summers.

after years of exposure. While TPO has improved over time, it still lags behind PVC in terms of long-term performance in some areas, especially when it comes to resilience to extreme weather conditions such as heavy rains, high winds and snow.

Chemical resistance + waterproofing

Chemical exposure is another key consideration in roofing systems. PVC

TPO, in contrast, has comparatively weaker chemical resistance, which could lead to deterioration when exposed to certain chemicals over time. This is especially a concern for buildings dealing with industrial operations, where exposure to oils or harsh cleaners could degrade the membrane’s integrity.

While PVC’s initial installation cost is typically higher, its longer lifespan, reduced maintenance needs and better performance can result in lower total costs over time.

On the other hand, TPO, while highly popular due to its relatively lower upfront cost, can be prone to wear and tear over time. Its resistance to UV rays and heat is somewhat limited compared to PVC, leading to possible material degradation

roofing excels in this regard due to its strong resistance to a wide variety of chemicals, including oils, fats and various industrial chemicals. This makes it an excellent choice for commercial buildings, such as restaurants, factories or warehouses, where there is a higher likelihood of spills or contamination.

When it comes to waterproofing, PVC membranes provide superior sealing capabilities. The seams on PVC roofs are heat-welded, creating a continuous, airtight bond that is less prone to leaks and punctures than TPO’s chemically welded seams. This makes PVC particularly wellsuited for ensuring long-term water resistance, reducing the chances of costly repairs or water damage.

Energy efficiency

Energy efficiency is an increasingly important factor in commercial roofing, especially as businesses seek to reduce their environmental impact. Both PVC and TPO membranes are highly

Photo

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SEAM STRENGTH Seams on PVC roofs are heat-welded, creating a continuous, airtight bond that is less prone to leaks and punctures than TPO’s chemically welded seams.

reflective, which can help reduce heat absorption and improve energy efficiency in a building. However, PVC typically offers superior reflectivity, leading to better cooling performance, which can be a significant factor in reducing HVAC costs during summer months.

PVC’s reflective nature also helps in meeting green building standards, such as LEED, which adds another layer of appeal for those looking to enhance their build ing’s sustainability.

Cost considerations

Cost is often a determining factor when selecting roofing materials, and TPO generally comes with a lower upfront cost than PVC. However, the potential for higher long-term mainte nance and replacement costs associated with TPO’s reduced durability should be factored in.

Restoration Contractors

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While both PVC and TPO roofing membranes have their respective advan tages, PVC generally outperforms TPO in terms of durability, chemical resistance, waterproofing and energy efficiency. For building owners and facility managers seeking a roofing solution that offers long-term reliability and minimal mainte nance, PVC remains the superior choice. Despite its higher initial cost, the perfor mance and lifespan of PVC roofs justify the investment in most commercial and industrial applications.

Firman Mast is the founder of DCA Commercial Roofing, based out of Millersburg. For more info, visit www.dcaroofing.com or call 330.359.2030.

Photo courtesy of DCA Commercial

Roofing/Building Envelope

Product Spotlight: CertainTeed SMARTCOAT™

Restore low-slope roofing to full service without tear-off? Yes, you can

By Kevin Campopiano Campo Roof

Why tear off when you can restore? The answer to that question is why liquid-applied roof restoration has become the fastest-growing segment in commercial low-slope roofing. Given the 20-year average lifespan of low-slope roofing (depending on so many factors, including our Northeast Ohio weather, roof design, etc.), restoration can bring an aging roof back to full service for many additional years without the expense and waste of a tear-off and complete membrane replacement –in other words, delivering far higher ROI from the original roofing job and restoration.

In 2021, for example, the total estimated cost per 100 square feet of roofing was as much as $2,040 for tear-off/replacement versus just $552 for restoration – almost four times higher. In addition, restoration may be eligible for a 100% tax write-off in year one, since the process is classified as “maintenance” rather than a capital expense.

Properly formulated and applied, today’s liquid roof restoration products improve roof performance and extend life by slowing the inevitable degradation of the original multi-layered roofing system beneath. This is, of course, also the determining factor in choosing liquid restoration over a more comprehensive – and costly – reroofing project. The roof should be structurally sound to begin with, showing only such age-related issues as cracking, weathering or suspect flashing/sealing.

BACK INTO ACTION Properly formulated and applied, today’s liquid roof restoration products are designed to improve roof performance and extend life by slowing the inevitable degradation of the original multi-layered roofing system beneath.

Once it’s determined that a given roof is a good candidate for liquid roof restoration, look for a comprehensive product line based on mature technologies and formulations, so as to assure that each element in the process – washing, priming, sealing and coating – are both effective and mutually compatible. Most importantly, the products selected must be specifically formulated for the specific roof materials over which they will be applied – a choice of silicone- or acrylic-based coatings, for example. That’s because,

for commercial roofing, one size does not fit all.

A look at CertainTeed SMARTCOAT™

CertainTeed’s SMARTCOAT™ roof coating system is one solution that offers extended life for existing asphaltic, TPO, PVC, EPDM and metal roofing with several important advantages, including direct-bond formulations that actually eliminate the need for primer on many roofing substrates, as well as mastics and sealants that are UV stable with high elasticity. Both acrylic and silicone formulations are available, with silicone being re-

coatable. Additionally, more than a dozen specific products are available to meet specific requirements on a wide variety of substrates.

The restoration process with this product line reflects the simplicity of the entire approach. Depending on the condition of the specific low-slope roof to be addressed, it includes:

Roof wash

“Nothing sticks to dirt,” as the saying goes. Use of a non-toxic, non-abrasive, non-corrosive cleaner/degreaser prior to power washing will lift dirt and foreign materials from the roofing surface to

Photo courtesy of Campo Roof

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assure proper adhesion of sealants and coatings to follow.

Surface priming/prep

Where needed, an asphalt “bleed blocker” will prevent bituminous oil exudate from bleeding up and staining the finish coatings. And, while those SMARTCOAT™ coatings do not generally require primer for adhesion to built-up roofing (BUR) or modified asphalt, its use does enhance that adhesion as well as application yield and finished surface uniformity.

Sealing

To seal leaking seams, fasteners, penetrations and/or any splits, tears or deficiencies in the roof’s surface prior

In 2021, the total estimated cost per 100 square feet of roofing was as much as $2,040 for tearoff/replacement vs. just $552 for restoration – almost 4x higher. In addition, restoration may be eligible for a 100% tax write-off in year one, since the process is classified as “maintenance” rather than a capital expense.

to coating, a 100% acrylic elastomeric, water-based, fiber-fortified UV-stable roof mastic is available and suitable for application to metal, asphalt, modified bitumen, concrete and most single-ply roofs. While maintaining elasticity, the addition of reinforcing fibers increases strength and delivers superior crackbridging performance.

Coating

This final step must produce a tough, durable finish with extremely high thermal and IR resistance. A reflective white pigmentation plus biocides will remain bright even after weathering. Excellent bond strength and high elastomeric properties are critical to prolong service

life in Northeast Ohio’s admittedly wild climate and to reduce interior temperatures (as well as cooling costs).

So, when the maintenance conversation begins (as it inevitably will) with, “What are we going to do about the roof?” – remember that for genuine cost effectiveness, better long-term ROI, far less business disruption, sustainability and

far lower direct expense, the solution may be a liquid roof restoration that delivers –and gets it right the first time.

Kevin Campopiano is president of Campo Roof, one of Northeast Ohio’s leading roofing companies now in its second generation of family ownership, with over 30 years’ experience in commercial roofing for hundreds of businesses and institutions, large and small.

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Roofing/Building Envelope

Low Roof to High Wall Interfaces

Ensuring proper detailing for moisture control + long-term building performance

By Tom Elliott CSI, CDT International Masonry Institute

When designing and constructing buildings, one of the most critical areas is the interface between a low roof and a high wall, especially in drainage wall assemblies. The interface between horizontal surfaces, such as roof systems and top-of-wall coping, are subjected to high moisture loads, making them susceptible to water infiltration.

This section of the building envelope demands extra attention to detailing to ensure that moisture is kept out of the assembly and any water that does manage to enter is properly drained away. If not carefully executed, the interface between a low roof and a high wall can lead to problems for the building owner. Moisture infiltration in these areas can cause longterm damage, including efflorescence, deterioration of building materials and even structural issues, resulting in costly repairs long after the project has been completed.

called saddle flashing, where the low roof meets the high wall – is essential for managing moisture. These flashing systems must be continuous, ensuring that water doesn’t find its way into

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the building envelope. These systems also must be fully compatible with the thermal, air and vapor control layers in the assembly, each of which plays a ing’s overall performance and energy efficiency. The process is made even more complex by the need for multiple

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WATER WAY The flashing system should extend continuously across the interface, directing water away from the building and into proper drainage systems. This helps prevent moisture from getting trapped between the roofing and wall systems, which can cause long-term damage.

trades to work together, which means that sequencing of the trades should be considered before the project begins. The roof, wall and flashing components must be coordinated carefully, requiring the collaboration of both the design team and construction professionals. Whether it’s the roofing contractor, the mason contractor or the exterior wall contractor, all players need to understand how their components fit into the overall system with plenty of communication between the parties. Addressing sequencing in a pre-construction meeting or during a mock-up review will ensure that the components are installed properly and prevent discontinuous control layers during construction.

Proper coordination between the waterproofing layers of the roofing system and the air/vapor barriers in the wall is essential. These barrier systems need to be integrated to prevent moisture infiltration and air leakage. The interface between the low roof and high wall should also address thermal performance. Proper insulation and continuous thermal barriers at

As the seasons change, so do the risks to your roof. After a long winter, it’s essential to ensure your roof is in top shape before spring storms roll in. A Spring Roof Inspection can save you from costly repairs and headaches down the road. Call today to schedule your Free Roof Inspection and Discover the Diamond Difference.

Roofing/Building Envelope

Counterflashing, drainage material, cleats, face brick; Prep. for coping

Figure 1: Counterflashing, drainage material, cleats, face brick; preparation for coping

Counterflashing, drainage material, cleats, face brick; Prep. for coping

this interface are crucial for maintaining energy efficiency and preventing thermal bridging and possible condensation. (See Figure 1.)

Given the complexity of the detailing required, all trades involved must

be aware of the full scope of the interface’s requirements. Miscommunication or oversight during construction can lead to gaps in the moisture control and flashing systems, resulting in costly repairs in the future.

Chemical Pest Control

Brick veneer

Concrete masonry

Roof decking

Masonry grout

Sheathing, deck

Sheathing, wall

Cover board

Cavity drainage insert

Air space

Insulation, wall

Insulation, roof

Through-wall flashing

Sheet metal receiver

Counterflashing

Saddle flashing

Metal coping

Metal cleat

Air/moisture/vapor barrier

Roof membrane

Adhered membrane

Transition membrane, wall (strip-in)

Transition membrane, roof

Vapor control layer

Perimeter air seal

Roof structure

When designing cavity walls where a low roof meets a high wall, it’s easy to underestimate the importance of proper detailing and the integration of flashing systems. However, this intersection is crucial for the build ing’s long-term performance. Effective moisture control, careful coordina tion between trades, and ensuring the continuous performance of air, vapor and thermal barriers are essential steps in safeguarding the building from future damage.

Transition

Metal coping

Metal cleat

Weep

By giving special attention to the design and construction of this critical interface, designers and contractors can help prevent issues that could lead to expensive repair campaigns. In the long run, taking the extra time and care during the initial construction phase will pay off, ensuring a building that remains dry, efficient and structurally sound for years to come.

LEGAL PERSPECTIVES

Dealing with Tariffs & Executive Orders

The year 2025 is shaping up to be quite challenging for the construction industry. From the president’s executive order nos. 14151 and 14174 (signed January 20 and 21, 2025, respectively) seeking to end DEI-related programs in federal contracts (including construction), to the tariffs that have been instituted on construction materials – such as steel, aluminum and lumber – uncertainty abounds for 2025.

Here are some tips on how to better understand, account for and allocate the risks associated with delays or cost increases that may result from these types of government actions.

Three most common types of delay provisions in construction contracts

Delays or price escalations are nothing new to the construction industry. Indeed, it is commonplace for construction contracts to address how the risk of delays and added costs are to be allocated among the parties, and how any claims stemming

therefrom are to be raised and resolved among the contracting parties. Generally speaking, there are three types of contractual provisions that address delays. They are: (1) excusable, compensable delays; (2) excusable, non-compensable delays; and (3) non-excusable delays.

Excusable, compensable delays are delays that are not caused by the contractor, entitling them to both an adjustment of the contract’s time to perform and price. A classic example of an excusable, compensable delay is an owner-directed design change. Excusable, non-com-

Navigating property laws & regulations

GREGORY A. THOMPSON, ESQ.

pensable delays are delays that entitle the contractor to an extension of the contract’s time to perform, but no corresponding adjustment to the contract price. These types of delays are often addressed in the contract’s force majeure clause and are often caused by factors outside the control of any of the contracting parties. Oftentimes (but not always), government actions that disrupt or delay construction projects are categorized as an excusable, non-compensable delay. Finally, non-excusable delays are delays caused by or within the control of the contractor. Because such delays are within the contractor’s

One need only watch the news for a few minutes to understand the constant state of flux concerning enforcement of executive orders and tariffs... It is expected that this landscape will continue to change over the next several months, and that additional tariffs may be imposed.

control, the contractor is not entitled to an adjustment of the time to perform or the contract price.

Dealing with the current governmental & economic climate

Cleveland, Ohio Denver, Colorado Orlando, Florida Fort Wayne, Indiana Indianapolis, Indiana Phoenix, Arizona Dallas, Texas

One need only watch the news for a few minutes to understand the constant state of flux concerning enforcement of executive orders and tariffs. Indeed, as recently as March 14, 2025, a federal appellate court granted the government’s request to stay a nationwide preliminary injunction that blocked enforcement of certain parts of executive order nos. 14151 and 14173 – representing yet another twist in the battle to enforce (or render void) these orders. It is expected that this landscape will continue to change over the next several months, and that additional tariffs may be imposed (whether on additional

Roofing/Building Envelope

materials or in differing amounts; as of the writing of this article, imported steel and aluminum are subject to a 25% tariff, with no exceptions for large trading partners like Mexico or Canada).

The best way to address this uncertainty is to make certain how such delays (and any corresponding cost increases) – should they occur – will be treated by

the project participants. In other words, the parties need to address these issues upfront in their contract. And above all else, one rule reigns supreme for crafting forward-looking contract clauses like delay and cost escalation provisions: clarity is king. If it is the project owner, and not the contractor, who will bear the increased costs of materials due to

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tariffs, then the contract needs to clearly place that risk on the owner (or vice versa). The same is true for delays (recall that last time tariffs were implemented, supply chain issues ensued as well): will the contract price be adjusted to account for the delays or just the time to perform?

Allocating these risks upfront, using clear and unambiguous language, will ensure that these issues are handled promptly and cost-effectively, which will in turn help to keep projects on schedule (or to minimize the impact of delays).

The best way to address this uncertainty is to make certain how such delays (and any corresponding cost increases) – should they occur – will be treated by the project participants. In other words, the parties need to address these issues upfront in their contract.

But the clarity does not begin and end with the contract – contractors and subcontractors should be clear in their bids and proposals what assumptions they rely upon (such as tariffs remaining constant at 25%) or what is excluded from their bid. Again, doing this will ensure that all project participants are aware of and in agreement with how the risk of government-caused delays and cost increases are allocated. In these uncertain times, clear risk allocation in contracts becomes that much more critical as it will help to reduce uncertainty.

Gregory A. Thompson is a construction attorney at Hahn Loeser & Parks LLP and a member of its nationally acclaimed construction team. He represents all types of project participants, including owners, design-builders, general contractors, construction managers, sureties, specialty contractors and suppliers. Thompson has extensive experience representing roofing and exterior envelope contractors on a local and national basis. In 2023, he was invited to be a fellow in the Construction Lawyers Society of America. Thompson can be reached at (216) 274-2421 or gthompson@hahnlaw.com.

CONSTRUCTION PROGRESS REPORT

Updated info on important projects in the region, provided courtesy of ConstructionWire (www.constructionwire.com)

Project: #3300453

1651 EAST 71ST STREET MIXED-USE

PROJECT TYPE/SIZE: Multifamily (310 units), Retail/ Office/Restaurants (22,789 sq-ft)

CONSTRUCTION TYPE: Renovation, Backfill

ESTIMATED VALUE: $20 million

SECTOR: Public

LOCATION: 1651 E. 71st St. Cleveland, OH 44103

DETAILS: Plans call for the conversion of the fourstory Martin Luther King Jr. High School into 213 apartments with 22,789 square feet of commercial space. There will also be 97 townhomes with 24 set aside for senior homes.

Estimated Schedule (as of 3/10/2025)

STAGE: Starts in 1-3 months

CONSTRUCTION START: 4/2025

CONSTRUCTION END: Q2/2026

BID DUE DATE: N/A

OWNER: Cleveland Metropolitan School District 1111 Superior Ave. Cleveland, OH 44114

P: 216-838-0000

DEVELOPER: Burten Bell Carr Development 7201 Kinsman Rd., Ste. 104 Cleveland, OH 44104

P: 216-341-1455

DEVELOPER: The Community Builders Inc. 811 Race St., 4th Floor Cincinnati, OH 45202 Cincinnati Office

P: 513-412-6188

DEVELOPER: Structures Unlimited

10480 Little Patuxent Pkwy., Ste. 400 Columbia, MD 21044

P: 410-740-3005

ARCHITECT: LDA Architects

Contact: Jesse Sweigart, Project Manager jesse@ldaarchitecture.com

5000 Euclid Ave., Ste. #104 Cleveland, OH 44103

P: 216-932-1890

Project: #3683665

CLEVELAND WEST VETERANS HOUSING

PROJECT TYPE/SIZE: Multifamily (62 units), Office/ Athletic Facilities/Social (< 10,000 sq-ft)

CONSTRUCTION TYPE: New ESTIMATED VALUE: $14.6 million

SECTOR: Private

LOCATION: 3311 W. 73rd St. Cleveland, OH 44102

DETAILS: Plans call for the construction of 62 onebedroom affordable apartments totaling 37,620 square feet in a three-story building. Amenities include on-site property management, community room, pantry/ kitchen, laundry room, lobby/lounge, outdoor patio, exercise room and mailbox area.

Estimated Schedule (as of 3/3/2025)

STAGE: Starts in 4-12 months

CONSTRUCTION START: 8/2025

CONSTRUCTION END: Q3/2026

BID DUE DATE: N/A

ARCHITECT: HDS Architecture (formerly Herman Gibans Fodor, Inc)

Contact: Brian Grambort, Project Architect

Space Comfort co.

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1939 W. 25th St., 300 Cleveland, OH 44113

P: 216-696-3460

DEVELOPER, PROPERTY MANAGER: CHN Housing Partners

2999 Payne Ave. Cleveland, OH 44114 P: 216-574-7100

THE PARK MULTIFAMILY

Project: #3751571

PROJECT TYPE/SIZE: Multifamily (50-100 units), Social (< 10,000 sq-ft)

CONSTRUCTION TYPE: New

ESTIMATED VALUE: $12 million

SECTOR: Private

LOCATION: Cleveland, OH 44102

DETAILS: Plans call for the construction a five-story multifamily development with a twoacre park, rooftop deck with sauna, and a community room.

Estimated Schedule (as of 2/25/2025)

STAGE: Construction

CONSTRUCTION START: 10/2024

CONSTRUCTION END: Q4/2025

BID DUE DATE: N/A

DEVELOPER: Property Advisors Group 29325 Chagrin Blvd., #302 Beachwood, OH 44122 P: 216-591-1920

ARCHITECT, GC: Geis Companies 10020 Aurora Hudson Rd. Streetsboro, OH 44241 P: 330-528-3500

Project: #3380540

INTERNATIONAL FOOD SOLUTIONS CHICKEN PRODUCTION FACILITY

PROJECT TYPE/SIZE: Mfg./Industrial/Warehouse (10,000-24,999 sq-ft)

CONSTRUCTION TYPE: Renovation

ESTIMATED VALUE: $9.6 million

SECTOR: Private

LOCATION: 2295 E. 55th St. Cleveland, OH 44103

DETAILS: Plans call for the renovation of a former Goodwill Industries of Greater Cleveland building into a chicken cooking facility.

Estimated Schedule (as of 3/12/2025)

STAGE: Planning

CONSTRUCTION END: N/A

BID DUE DATE: N/A

OWNER, TENANT: International Food Solutions

Contact: Allan Lam, Co-President 5600 Elmhurst Circle Oviedo, FL 32765 P: 888-499-6888

ARCHITECT: Larsen Architects Inc.

Contact: James Ptacek, Architect jptacek@larsenarchitects.com

12506 Edgewater Dr., Ste. 10 Lakewood, OH 44107

P: 216-221-2350

CM, GC: Higley Construction

Contact: Gareth D. Vaughan, PresidentCleveland Office gvaughan@amhigley.com

353 West Nationwide Blvd. Columbus, OH 43215

P: 614-227-5750

Project: #3745353

CLEVELAND STATE UNIVERSITY - FENN TOWER RENOVATIONS

PROJECT TYPE/SIZE: Multifamily (151-250 units), Universities/Colleges (100,000249,999 sq-ft)

CONSTRUCTION TYPE: Renovation

ESTIMATED VALUE: $18 million

SECTOR: Public

LOCATION: 1983 E. 24th St. Cleveland, OH 44115

DETAILS: Plans call for the renovation of the Cleveland State University Fenn Tower. Work includes critical structural, masonry, and interior upgrades, exterior masonry, structural steel reinforcements, and interior dormitory upgrades on all residential floors.

Estimated Schedule (as of 2/10/2025)

STAGE: Starts in 4-12 months

CONSTRUCTION START: 8/2025

CONSTRUCTION END: 6/2026

BID DUE DATE: 2/20/2025 1:00 PM

OWNER: Cleveland State University

Contact: Michelle Westerman, PM e.cranford@csuohio.edu 2121 Euclid Ave. Cleveland, OH 44115

P: 216-687-2000

BURIK LUXURY TOWNHOMES

Project: #3745995

PROJECT TYPE/SIZE: Multifamily (6 units)

CONSTRUCTION TYPE: New

ESTIMATED VALUE: $27 million

SECTOR: Private

LOCATION: 2147 Columbus Rd. Cleveland, OH 44113

DETAILS: Plans call for the construction of a fourstory townhome building with six luxury townhomes. Home prices will start at $699,000. Homes will have three bedrooms, three-and-a-half baths and a two-car garage. The average unit size will be 2,000 square feet.

Estimated Schedule (as of 2/11/2025)

STAGE: Construction

CONSTRUCTION START: 10/2024

CONSTRUCTION END: Q2/2025

BID DUE DATE: N/A

DEVELOPER, OWNER: Christoff Land & Development LLC

102 W. Main St., Ste. 507

New Albany, OH 43054

P: 614-304-1078

GC: United Homes

P.O. Box 41252

Brecksville, OH 44141

P: 440-773-0079

Project: #3743495

UNIVERSITY EAST APARTMENTS RENOVATION

PROJECT TYPE/SIZE: Multifamily (48 units), Social (< 10,000 sq-ft)

CONSTRUCTION TYPE: New, Renovation

ESTIMATED VALUE: $4 million

SECTOR: Private

LOCATION: 11308-11330 Euclid Ave. Cleveland, OH 44106

DETAILS: Plans call for renovations on the 48 apartments and residential common areas of the existing mixed-use structure. The residential units will be fully renovated to include modern amenities, while targeting a workforce housing price point. Renovations will include removing walls to create an open floor plan, all new kitchens with new appliances, new cabinets with solid surface counters, plank vinyl flooring, renovated bathrooms and new lighting. The building’s corridors will also be refreshed with new carpeting

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and the installation of central air conditioning which University East does not now have. The common areas will also be fully renovated with an added community room for residents, new package and mail rooms, and an updated laundry area. The curving, five-story University East Building also contains 15,120 square feet of fully leased ground-floor retail.

Estimated Schedule (as of 3/7/2025)

STAGE: Starts in 1-3 months

CONSTRUCTION START: 5/2025

CONSTRUCTION END: 8/2025

BID DUE DATE: N/A

DEVELOPER: First Interstate Properties Ltd.

Contact: Chris Goodrich, President cag@first-interstate.com 25333 Cedar Rd., 300 Lyndhurst, OH 44124

The Offices at Legacy Village P: 216-381-2900

ARCHITECT: City Architecture Inc.

Contact: Matthew Spencer, Associate Principal mspencer@cityarch.com

12205 Larchmere Blvd. Cleveland, OH 44120 P: 216-881-2444

OWNER: University Circle East LLC 11310 Euclid Ave. Cleveland, OH 44106

Project: #3751303

6400 HERMAN AVE APARTMENTS

PROJECT TYPE/SIZE: Multifamily (135 units), Retail/ Office (10,867 sq-ft)

CONSTRUCTION TYPE: New

ESTIMATED VALUE: $20 million

SECTOR: Private LOCATION: 6400 Herman Ave.

Cleveland, OH 44102

DETAILS: Plans call for demolition of a warehouse and construction of 135 market-rate apartments over 10,867 square feet of ground-floor mixed uses including a lobby, coworking spaces and retail space and 141 parking spaces.

Estimated Schedule (as of 2/25/2025)

STAGE: Starts in 4-12 months

CONSTRUCTION START: 9/2025

CONSTRUCTION END: Q4/2026

BID DUE DATE: N/A

ARCHITECT: Dimit Architects 14725 Detroit Ave., 210 Lakewood, OH 44107 P: 216-221-9021

DEVELOPER: Bond Street Group

Contact: Justin Strizzi, Principal justin.strizzi@bondstgroup.com 31099 Chagrin Blvd., Ste. 150 Cleveland, OH 44124 P: 440-479-2053

Project: #3374395

ANCHOR 66

PROJECT TYPE/SIZE: Multifamily (76 units)

CONSTRUCTION TYPE: New ESTIMATED VALUE: $14.55 million

SECTOR: Private

LOCATION: 1521 E. 66th St. Cleveland, OH 44103

DETAILS: Plans call for the construction of 38 one-bedroom and 38 two-bedroom apartments across two four-story buildings. Amenities include an on-site management office, community room with kitchenette, and more.

Estimated Schedule (as of 2/28/2025)

STAGE: Starts in 1-3 months

CONSTRUCTION START: 4/2025

CONSTRUCTION END: Q2/2026

BID DUE DATE: N/A

ARCHITECT: PCI Design Group Inc.

Contact: Monica Berning, PM jberning@pcidesigngroup.com

500 S. Front St., 975 Columbus, OH 43215 P: 614-396-3265

DEVELOPER: Frontline Development

3333 Richmond Rd., Ste. 135 Cleveland, OH P: 216-309-1387

DEVELOPER: Woda Cooper Companies, Inc.

500 S. Front St., Fl. 10 Columbus, OH 43215 P: 614-396-3200

Project: #3673406

PROJECT SCARLET MIXED USE CONVERSION

PROJECT TYPE/SIZE: Hotels (123 rooms), Multifamily (154 units), Retail (10,00024,999 sq-ft)

CONSTRUCTION TYPE: Renovation, Backfill

ESTIMATED VALUE: > $100 million

SECTOR: Private

LOCATION: 2060 E. 9th St. Cleveland, OH 44115

DETAILS: Plans call for the conversion of the existing 400,000-square-foot Rose Building into a mixed-use building with a Tribute hotel which is a boutique flag under the Marriott group, multifamily apartments, and ground-floor retail space.

Estimated Schedule (as of 3/17/2025)

STAGE: Groundbreaking

CONSTRUCTION START: 3/2025

CONSTRUCTION END: Q4/2025

BID DUE DATE: N/A

DEVELOPER: Green Harvest Capital

Contact: Bhavin Patel, Co-founder 23945 Mercantile Rd. Cleveland, OH 44122 Carlyle Management P: 216-464-7465

GC: Cleveland Construction, Inc. 8620 Tyler Blvd. Mentor, OH 44060 P: 440-255-8000

ARCHITECT: Hartshorne Plunkard Architecture 315 W. Walton St. Chicago, IL 60610 P: 312-226-4488

Construction project reports are provided with permission through ConstructionWire, courtesy of BuildCentral (www.buildcentral.com). BuildCentral specializes in planned construction project leads and location analytics for CRE, hotel, multi-family/single-family, medical, mining & energy, and retail construction spaces. Properties Magazine makes no warranty of any kind for this information, express or implied, and is not responsible for any omissions or inaccuracies. To notify Properties of any reporting errors, we encourage you to email cpr@propertiesmag.com.

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