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INSIDE : Euclid Recreation & Wellness Center • Trends in Technology • Spotlight on Safety

August 2026 | vol. 80, issue 8

Lofted Legacy

Renovation elevates one of Cleveland’s earliest warehouseto-residential conversions

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August 2026, Volume 80, Number 8

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Strong Signals for Cleveland Market

Lofted Legacy

Special Section: Trends in Technology

Renovation elevates one of Cleveland’s earliest warehouse-to-residential conversions 18 10 Years of Premise Solutions: Ohio-based technology integrator marks a decade of growth, relationships + culture 24 Using AI on Your Next CRE Deal: A practical look at where artificial intelligence tools work + what still needs a lawyer 26 ACAR Corner: CES 2026 Smart-home Trends 30 Beyond the Moratorium: What Cleveland’s data center pause means for the construction industry 32 Financial Strategies: Third Time’s a Charm

At the Center of It All

Special Section: Spotlight on Safety

City of Euclid unveils new recreation + wellness facility in Memorial Park 52 Ready When Needed: Maintaining fire life safety systems helps safeguard buildings + occupants

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Cover photo: Shorehaus Lofts, by Eighth House Sun

12th Annual CRE Summit explores market trends, transformative development projects

54 Smoke Under Control: How ventilation, dampers + compartmentation work to improve fire + life safety 56 Vantage Point: Integration by Design - Security should fit seamlessly into modern buildings

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BOMA Northeast Ohio Annual Golf Outing BOMA Northeast Ohio recently hosted a sold-out Annual Golf Outing at Grey Hawk Golf Club, bringing members together for networking and friendly competition. Western Specialty Supply and GrunwellCashero tied for first place in the team tournament, followed by Amrasco Inc. in second, while Kyle Moyer of Cleveland Corporate Cleaning won the putting contest. The annual outing remains one of the organization’s signature networking events for Northeast Ohio’s commercial real estate industry.

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The Northern Ohio Chapter of CREDA (Commercial Real Estate Development Association) – formerly known as NAIOP – recently held its 7th annual Sporting Clays Tournament at Hill ‘N Dale Club in Medina. Approximately 120 members and guests participated in the soldout event, with proceeds benefiting NAIOP Charities’ initiatives.

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Aaron Pechota (The NRP Group), James Doyle (BWE) and Michael 1 12th Annual Cleveland Commercial Real Estate Summit Smith (Green Harvest Capital) 2 ‘Game Changers’ Panel: Brian Zimmerman (Cleveland Metroparks), Dan Whalen (BEDROCK), Debbie Berry (Cuyahoga County), Jason 5 Cleveland Market Sector Update Panel: Craig Miller (Duffy + Duffy Russell (North Coast Waterfront Development Corporation), Daren Cost Segregation Services), Christopher McFarland (Anchor Retail), Schnee (Dealpoint Merrill) and Moderator Kevin Malinowski (Colliers) Warren Blazy III (CBRE), David Leb (Cushman & Wakefield | CRESCO Real Estate), John Funderburg (Dollar Bank) and Moderator Tara 3 Keynote speaker Ashlie Flegel (NASA Glenn Research Center) 4 Multifamily/Apartment Market Update and Forecast Panel: Rose (Hahn Loeser & Parks LLP) Moderator Charles K. Schulman (Carlyle Management Co.), 6 Michael Christoff (Vocon), Aaron Pechota (The NRP Group), Charles Michael Christoff (Vocon), Charles Gagliano (Marcus & Millichap), K. Schulman (Carlyle Management Co.) and James Doyle (BWE)

Strong Signals for Cleveland Market 12th Annual CRE Summit explores market trends, transformative development projects By Properties Staff | Photos by Mark Watt

ortheast Ohio’s commercial real estate market continues to show resilience and opportunity despite ongoing challenges, according to industry leaders who gathered June 25th for the 12th annual Cleveland Commercial Real Estate Summit at The Aviator Cleveland.

Panelists pointed to continued strength in the industrial sector, sustained demand for multifamily housing, growth in retail development and renewed momentum in downtown Cleveland. While the office market continues to face headwinds, speakers noted improving leasing activity for Class A properties and expressed confidence in the region’s long-term outlook. The summit opened with a keynote presentation by Ashlie Flegel, acting director of technology, integration and partnerships at NASA’s Glenn Research Center, who highlighted the agency’s research and innovation efforts in Cleveland. Following the keynote, three panel discussions explored trends shaping the region’s commercial real estate market. The 8

Multifamily/Apartment Market Update and Forecast panel featured Michael Christoff (Vocon), James Doyle (BWE), Charles Gagliano (Marcus & Millichap), Aaron Pechota (The NRP Group) and Michael Smith (Green Harvest Capital), with Charles K. Schulman (Carlyle Management Co.) as moderator. The Market Sector Update panel, moderated by Tara Rose (Hahn Loeser & Parks), addressed success stories and challenges in the office, retail, finance and construction sectors. Speakers included Warren Blazy III (CBRE), John Funderburg (Dollar Bank), David Leb (Cushman & Wakefield | CRESCO Real Estate), Christopher McFarland (Anchor

Retail) and Craig Miller (Duffy + Duffy Cost Segregation Services). The event closed with a “Transforming Downtown and Suburban Development – Game Changers” panel, which highlighted some of the largest, most impactful development projects taking place in the area. Kevin Malinowski (Colliers) served as moderator with a panel that included Debbie Berry (Cuyahoga County), Jason Russell (North Coast Waterfront Development Corp.), Daren Schnee (DealPoint Merrill), Dan Whalen (Bedrock) and Brian Zimmerman (Cleveland Metroparks). The annual summit was presented by Northeast Ohio Properties and Midwest Real Estate News. P Properties | August 2026

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Lofted Legacy Renovation elevates one of Cleveland’s earliest warehouse-to-residential conversions By Dan Holland | Photos by Eighth House Sun

s one of the first manufacturing buildings in Cleveland’s Warehouse District to be converted to apartment units in the mid-1990s, the Printz-Beiderman Company building now exhibits a restored edifice with a modern interior update that pays respect to elements of the original 1893 structure. Shorehaus Lofts, located at 425 W. Lakeside Ave., features 57 “industrial chic” one-bedroom, two-bedroom and three-bedroom lofted units on floors three through six with modernized accommodations. More than 60% of the units offer views of Lake Erie. A second-floor amenity space features a lobby entrance, community room, fitness center, business center and leasing offices, in addition to housing a commercial tenant. The corridors of the 130,000-square-foot building were all renovated, as was the main lobby. Tenant parking is available in an underground parking garage and an open parking lot located directly across Lakeside Avenue.

Beginnings

Discussions between current owner Grey Fox Capital and the previous 10

owners began in fall 2024, according to Josh Huhn, asset manager for Grey Fox. Grey Fox Capital took possession of the building in March 2025. “From the time we first talked with the previous owner until the time we closed was about six months,” Huhn recalls. “The first time I toured it was in September 2024. Throughout the winter, we worked on the negotiation side of things with the previous owner on the purchase agreement and also getting all of our plans set up.” Dimit Architects was brought aboard in fall 2024 as the design team, followed by Driven 4 Group, who served as general contractor, with both teams working in conjunction with the property management team of BTR Haus. Hallways, common areas and residential units reached substantial completion in

March 2026, with less than 10% of units still awaiting renovations as of early summer.

Strong foundation

“The building has great bones, and it is iconic,” says Ryan Sommers, principal at Grey Fox Capital. “We believe that great buildings are going to be occupied and stay full, and we see that throughout downtown Cleveland. The ones that need a little TLC, and need financial support, capital and a good team like we have here – those buildings can have a bright future.” “I am a partner on this deal, and before I joined Grey Fox, I worked for a group that did a lot of rehab on apartments,” Huhn explains. “I find projects like this to be the most interesting, especially with a building like this that was Properties | August 2026

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Shorehaus Lofts. The financing included State of Ohio Historic Preservation tax credits, Ohio Opportunity Zone tax credits and private bank financing.

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DEVELOPMENT | CONSTRUCTION | FLOORING BRIGHT BEGINNING The renovated lobby pairs contemporary lighting with original architectural character to create a warm first impression for residents and guests.

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built in the late-1800s and converted to apartments in the mid-1990s.” “This building sat since then mostly untouched, and it had become a little bit run down,” he continues. “It was really exciting coming into a property that was converted 30 years ago, and being able to come in and fix all of the leak issues, HVAC issues and make it into some clean spaces and renovated apartments and add another 30 years of life to the property.”

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The building was less than 80% occupied when acquired by Grey Fox Capital. The construction team remodeled apartments in blocks of four as they were vacated and came online, with a targeted turnaround time of 39 days, according to Dan Dalton, project superintendent for Driven 4 Group. “One of the main components of this project was communication and scheduling,” says Dalton. “There were a lot of things we needed to line up properly, and we had to work with the staff to make sure there was elevator access for deliveries and for tenants, and they did a good job of making sure everything lined up. Once we got through our first couple units, and got the flow established, we hit a good stride to keep moving along.” “Once a tenant moved out – either deciding to vacate or not to renew the Properties | August 2026

GATHER NATURALLY Original wood beams, varied seating options and a cozy fireplace create a comfortable community room where residents can gather, read, work or simply enjoy views of Lake Erie.

lease – we would work with Dimit and do the demolition and get the process rolling, and coordinate all the deliveries as far as bringing in materials,” says Huhn. “And in the meantime, we try to secure a new tenant once the space is finished.”

Common area considerations

“One of the things we wanted to do was to freshen up the amenities space and brighten it, because it was relatively dark when we came in here,” adds Isabella Nanni, interior designer for Dimit. “With being on Lake Erie and knowing Cleveland weather, and having these big panoramic views, we wanted a space that gave some warmth in the colder months, and so we brought a lot of elements into that.” The building’s entryway also needed updating. “The main entry lobby was originally very dark, so we commissioned Jason Wein from Cleveland Art to customRyan Sommers make four beautiful chandeliers,” Grey Fox Capital adds Nanni Dimit.

place where residents feel comfortable reading, working, listening to music or having great conversations,” she adds. “The existing wood ceilings and tall windows had so much presence in the space that we only added materials,

“We believe that great buildings are going to be occupied and stay full, and we see that throughout downtown Cleveland. The ones that need a little TLC, and need financial support, capital and a good team like we have here – those buildings can have a bright future.”

The community room, which includes original exposed wood posts, beams and ceiling joists, includes a fireplace, coffee bar and a variety of seating options with a view of Lake Erie. “We worked with the client and his team to create a material palette that appealed to both younger and older tenants,” explains Analía Nanni Dimit, principal and director of interior architecture for Dimit. “We didn’t want the spaces to feel overly trendy. We designed focusing on sensory design.” “We wanted to create an inviting atmosphere in the resident lounge – a

furniture and accessories that complemented that.” The Dimit design team created a wall collage for the space focusing on Cleveland memorabilia, Lake Erie and nautical themes.

Apartment features

The loft-style apartments feature exposed wood posts, beams and ceiling joists with 14-foot-high ceilings, large viewing windows and modern kitchen and bath amenities. All units www.propertiesmag.com 13

Photo by Mark Watt

LOFT LIVING Updated kitchens and open floor plans provide modern convenience while preserving the authentic character of the 19th-century building.

include a washer/dryer combo, quartz countertops, new cabinets and stainless-steel kitchen appliances. Units also feature LVT flooring, subway tile backsplashes, new light fixtures and new baseboards. “The units all needed a refresh, as they hadn’t been touched in 30 years,” explains Sommers. “We wanted something that has a clean, contemporary look but that did not clash with the historic nature of the structure. So, we have the beautiful lines, the wood ceilings, open floor plans and upscale features. We wanted to find something that tied that all together and

provided a luxury apartment feel but also took people back in time.”

Building systems + exterior

Extensive tuck-pointing and repairs were done to the exterior, with particular attention given to the north, Lake Erie-facing wall, according to Huhn. Large letters that display the new property name were also added to the north face, as was a new awning over the main entrance. “There’s been a lot of work as far as repairing previous leaks and replacing a lot of the HVACs,” says Huhn, noting

that more than half of the rooftop heat pump HVAC units were replaced. “We’re going to continue to invest in the property to maintain it and keep it running efficiently. Each unit has its own HVAC unit, with 60 units on the roof.” Tuck-pointing and painting was performed in the sub-level garage as well, while all exterior windows were replaced by the previous owner.

Challenges

Adding a washer/dryer to each unit required additional MEP considerations. “We ran a riser in the units all the way

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DESIGNED TO DWELL Throughout the amenity spaces, warm materials, abundant natural light and thoughtfully curated gathering areas encourage residents to work, relax and connect.

from the third floor up to the sixth floor with brand new plumbing and boxed them all in,” explains Dalton. “We would stub the pipe in and build a case, and once the unit was vacant, we would hook up the washer/dryer and also put in new kitchen countertops.” “The most challenging thing was templating countertops,” he continues. “Once we did the template, it took two weeks to get the countertop in. We were trying to flip these in 39 days, so we had to make sure we had the cabinets in right away, so that we could get a template and turn those units around as quick as possible.” Conducting a major renovation project in an occupied building posed its challenges. “On the construction side, and then with our leadership team at Grey Fox

“We wanted to create an inviting atmosphere in the resident lounge – a place where residents feel comfortable reading, working, listening to music or having great conversations.” Analía Nanni Dimit Dimit Architects and BTR Haus, they assured us that we could renovate the building while people were living and working here,” says Sommers. “So, anytime there was a hiccup – it could be a construction issue that impacted the residents – we addressed those immediately. I felt like it was a great execution because we had such a great team.”

Tax credits + meeting standards

Approximately $1.2 million in tax credits were provided to the project. “We were able to utilize the Ohio Historic Preservation Tax Credit program, the Federal Historic Preservation Tax Incentives program and the Ohio Opportunity Zones Tax Credit program,” says Sommers. www.propertiesmag.com 15

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PRESERVED CHARACTER Historic timber framing was retained throughout the renovation, providing an authentic backdrop for modern resident amenities.

“So, we used three historic tax credit programs to help pay for this extensive renovation cost. Without that, it would have been very difficult, especially with this level of finishes.” “We had a historic architectural consultant that worked with Dimit, and they would review Dimit’s plans and work hand-in-hand to make sure design standards were met through the National Park Service and the State Historic Preservation Office,” he adds. “They would sign off on the plans to make sure those two standards were met. It involved multiple layers of reviews and approvals.”

Technology updates

The building has FOB access, as does the tenant parking lot and parking garage. “Residents really enjoy the upgraded security features and technology,” says Lindsey Rini, regional property manager for BTR Haus. “They have FOB access from their phones, and the front entry was upgraded to a security system with facial recognition. We also updated the parking lot gate to have automated vehicle identification (AVI) stickers on their windshields.”

Photos by Mark Watt

Teamwork

The team pulled together to breathe new life into a historic building in the Warehouse District. “We worked closely with Dimit to make sure that whatever they put on paper, we were able to honor their design and make everything perfect,” says Dalton. “Everything starts out as 2-D, and then we took that and made that vision really pop. We had a lot of pre-install meetings, just talking with Ryan [Sommers] and Lindsey [Rini] and making sure we were honoring that vision they were looking for.” “We loved working with this team,” adds Nanni Dimit. “For us, it was always understanding first what they wanted and then following their vision and bringing in different options for them to choose from.” “Every successful project is about building the right team, and I’m fortu-

nate to have worked with parts of this team before, so bringing us together on a historic renovation was fantastic,” says Sommers. “The key for execution is making sure that everyone is communicating – that we had a good set of plans and vision that began with the Dimit team. Bringing in the Driven 4 team was critical, allowing them to execute and communicating back and forth.”

Setting precedent

“Hopefully, this project is a template for success,” says Sommers. “A lot of

buildings in downtown Cleveland need some TLC and a team like this to turn them around. So, we see this as a catalyst – as a positive example of what’s needed. And, the results speak for themselves, both in terms of community impact as well as financial impact. I think it’s a great example of a building that had been neglected, and has now been brought up to a vision with this team, with a great execution that hopefully gives people ideas and momentum to continue these types of projects throughout the city.” P www.propertiesmag.com 17

Trends in Technology

EXPERIENCE MATTERS The Premise Solutions team – which includes (from left) Marcus Dehler, president/founder; Verna Lee, consultant; Debbie Woods, controller; Ryan King, project manager; and Melissa Holbrook, project manager – combines decades of industry experience with a collaborative approach to technology planning, project delivery and customer service.

10 Years of Premise Solutions Ohio-based technology integrator marks a decade of growth, relationships + culture Story & photos by Scott Esterly

en years ago, Premise Solutions began with a question that has only become more relevant: when should technology become part of the planning conversation? A building’s technology needs can cover everything from security and fiber infrastructure to conference rooms, A/V systems and smart building controls. Those decisions affect how people use a space and how a building functions long after construction is complete.

By 2016, Marcus Dehler had already spent 15 years in the industry and believed there was room for a company that treated technology as an early planning discipline rather than a late-stage installation concern. “The mission was pretty simple. We wanted to create a technology integrator that did not exist in this market,” Dehler says. “Internally, we wanted to create a place that people could work at that provided them with things they couldn’t get at other employers. As far as the clients are concerned, our mission was to build and carry on relationships.” Dehler also describes Premise as a “technology quarterback,” helping clients establish budgets, strategies and infra18

structure needs before decisions become difficult to change. Today, the Ohio-focused company employs a full-service staff including support and field personnel, and works with owners, architects, construction managers and end users. The company’s office and warehouse are located at 4724 W. 150th St. in Cleveland.

Early growth

Premise began with no employees and no corporate track record. Within a month, Ryan King became its first hire. King had more than two decades of industry experience and had worked closely with Dehler before the company was formed.

“I knew it was going to work,” King says. “I didn’t know it was going to happen that quickly.” “Really, our reputations alone got this thing kicked off,” Dehler adds. One of the company’s first major assignments involved fiber optic infrastructure at Key Tower in downtown Cleveland. The work began to support a tenant renovation and ultimately expanded across several floors. At the same time, Premise was still assembling the basics of a new business. Tools had to be purchased. Manufacturer relationships, certifications and warranty capabilities had to be established. “Where’s my ladder?” King remembers thinking in those early days. “I Properties | August 2026

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Trends in Technology

DESIGNED TO DELIVER Premise Solutions renovated a former print shop into its Cleveland headquarters, creating a workspace where technology systems are engineered, assembled and prepared before reaching the jobsite.

don’t have a ladder. We’ve got to buy a ladder.” Premise had experienced people but had no actual history as a company. Dehler says manufacturers extended early support based on the track records of those involved. Employees followed quickly. By the end of the company’s first summer, approximately 30 technicians were working in the field. “It was fun. It was exciting,” King says. “Just getting that first PO or just getting that first customer to say, ‘Yeah, come check this out,’ was really cool.” Growth became more measured after that initial surge. Today, Premise operates 20 service vans and maintains a workforce Dehler believes is large enough to handle major projects without losing the service capabilities that support long-term accounts. “We’re built for service,” he said. “We’re built for large projects.” A major reason Premise can tackle extensive projects is that all their installers are members of the International Brotherhood of Electrical Workers (IBEW) Local 38, a distinction Dehler considers central to the company’s model. The company’s physical footprint evolved along with the business. Premise initially leased space in Walton Hills through a strategic alignment with an electrical contractor, an arrangement 20

Dehler says reflected how the market was accustomed to buying technology services. The company later purchased its current Cleveland headquarters, a former print shop, and completed a full renovation before moving in approximately two years ago. “It looked nothing like this,” Dehler says.

Planning before installation

“We’ve had construction managers bring us in because they know they have a tough project that’s going to require the right partner,” Dehler explains. “We’ve also had architects bring us in to be on the design team. We’ve even had the end user bring us in to advise them as a technology owner’s rep.” “We feel like we’re unique to this market,” he adds. “We need to be involved early in the process and help clients through that.” Their primary emphasis is on finding the right long-term solution rather than simply filling a scope. “We’re not always going to provide the cheapest solution,” he says. “We’re going to provide the solution that’s right for the building.” Premise also does not pursue every opportunity. “Not every client is a good fit for us,” he explains. “We don’t pretend that we’re the right partner for everybody.”

That philosophy has helped shape a broad client base across corporate, healthcare, education and industrial markets. While the technology varies, the approach remains consistent: understand how the building will be used, coordinate with the project team and establish the work before technicians arrive in the field.

Engineering the work

Premise does not send technicians into the field until the work has been reviewed and engineered internally. Melissa Holbrook, a project manager who has been with the company for nine years and holds the Registered Communications Distribution Designer (RCDD) credential, leads Premise’s design team and helps oversee that process. “We don’t set foot on a job installerwise until it’s been fully engineered,” Dehler says. “There’s an index sheet of all the products that we’re installing, so that all gets approved beforehand.” For an access-control opening, for example, Premise may define responsibilities across the electrical contractor, general contractor and other trades before their work reaches the field. The process becomes especially important when Premise is brought into a project late. Sometimes, the company is called after a technology scope has Properties | August 2026

been missed, poorly coordinated or left incomplete. Recently, an owner believed the general contractor had secured the technology scope of construction. The project team believed the owner had handled it. “We were brought in last minute because they were like, ‘Who’s doing this?’” Dehler recalls. “The project’s almost over.” Even under that pressure, Premise would not send technicians into the field without first developing and validating the work. “We’re not going to go out there and start installing on a whim,” he says. Instead, the team reviews existing documents, meets with the owner and develops an internal plan before technicians begin work. That may require adapting an existing instal- SHARING EXPERIENCE (From left) Devin Moore, Marcus Dehler and Tim Leidolf are part of lation, replacing portions of it or a company culture that emphasizes mentoring, continuous learning and developing the next finding a practical solution within generation of technology professionals. the client’s budget. used only to record activity, “they’re years ago, the talk was all about no more “It could be a little bit of both,” copper cabling in buildings,” Dehler says. Holbrook says. “You might have to analytical sensors.” “You could also use it for building “Everybody would be on just Wi-Fi.” change what was installed first or Wireless technology advanced rapidly, install new items to make what they automation,” he explains. “If a person walks into a building in the morning but hardwired infrastructure remained have work.” For Dehler, the complexity is often and their hands are full of bags and the central to many facilities because of its less about the installation itself than camera recognizes them, we can have it reliability, security and capacity. Similar expectations have surrounded establishing the right strategy. “We network-powered lighting and fiberhave the talent, skill and experibased alternatives to traditional ence,” he says. “I don’t think we’re copper infrastructure. intimidated by anything.” “We’re really careful with fad technologies,” he adds. “The last thing we Evolving technology want is to sell them a solution, have The pace of change became them move into their building and especially apparent during the then two years later have that soluCOVID-19 pandemic. Premise tion be obsolete or not supported.” remained active across markets including education and physical Built on relationships security and helped deploy temMarcus Dehler Premise is 10 years old, but many perature-reading kiosks and related Premise Solutions of the relationships behind it span monitoring technology as facilities decades. King has worked in the adapted to new demands. “The technology evolved really unlock the door. You can have it turn on industry for nearly 30 years, moving from field installations to supervisquickly,” Dehler says, noting that the lights in the office.” Premise has incorporated many of ing major projects and later into demand for some of those systems later those ideas into its own headquarters. estimating, purchasing and project dropped off. “This is a smart building,” Dehler says. management. Today, part of his role Over the past decade, the systems is helping younger employees make Premise works with have become “We have no light switches.” Dehler also said the company is cau- similar transitions. increasingly connected. Dehler points “I’m trying to help others and learn to physical security as one of the clear- tious about adopting technology before est examples. Cameras are no longer its long-term value is clear. “Ten, 15 from others as well,” he explains.

“We’re not always going to provide the cheapest solution. We’re going to provide the solution that’s right for the building. Not every client is a good fit for us. We don’t pretend that we’re the right partner for everybody.”

www.propertiesmag.com 21

Trends in Technology “I’m trying to teach some of the younger ones who are coming into the office.” That progression reflects a company built largely by people who knew one another before Premise existed. Controller Debbie Woods joined four years ago after more than three decades in the industry, but her history with Dehler goes much further back. Early in Dehler’s career, he worked under her and Woods was the controller reminding him about jobsite requirements. “I would harass him and talk about, ‘Where’s your steel-toe boots?’” she recalls. Years later, as Premise continued to grow, Dehler reconnected with Woods. Her approach to her responsibilities reflects the same attention to detail the company emphasizes in BUILDING OPPORTUNITY Melissa Holbrook, project manager, helped launch the company’s “Women in Technology” initiative to encourage networking, support and career development. the field. “I just feel that everything that Dehler also describes himself as a image. For Dehler, it represents a simple leaves the building has to be right because that’s how it’s presenting member of the team rather than just idea. “The story is that bison run into a storm,” he explains. Rather than move Premise,” Woods says. “I just like it done a boss. “Every task that’s performed in this away from bad weather and remain in right the first time.” That emphasis on service was also building, I’ve done at some point in my it longer, the bison pushes through. reflected in a recent customer survey. career,” he says. “I’m not afraid to jump Premise uses that metaphor internally as a reminder to address problems early. According to Premise, approximately in and help somebody.” “No excuses. Let’s go, let’s march into That approach extends to employee 85% to 90% of recipients responded, offering feedback on the company’s development. Holbrook, who worked this thing,” he adds. That message carries into project technicians and overall service. One her way from an apprenticeship and larger client was especially direct in field technician role into project kickoff meetings and post-mortem dispraising a Premise employee: “Can you management and design, has even cussions after work is complete. When established a “women in technology” problems arise, the question is whether clone this person?” group to support employees that may be they were addressed early or allowed working in nontraditional roles and to to grow. A different kind of workplace “Did you run into the storm?” Dehler From the beginning, Premise also build camaraderie. asks. “Did you solve the problem early? set out to create a different workplace. Or did you let it linger and become a Into the storm Dehler says the early team sometimes Ten years after Premise opened, bigger problem?” joked about building the “Google of That philosophy mirrors much of the technology infrastructure.” The remark Dehler is reluctant to predict what techmay have been tongue-in-cheek, but nology or how the company will look a company’s broader approach: engineer the work, ask questions early and avoid the intent was real: create an envi- decade from now. “I think I’d be a fool to try to predict allowing small issues to become expenronment that felt less rigid than a that because I don’t even think you can sive ones later. traditional contracting office. “How many problems could be “We wanted to create that tech vibe do that year by year,” he says. “One here,” he explains. “We always had free thing we’re big on is continuing educa- avoided if you just ask a question?” he beverages, free food. We had a vend- tion and keeping up to speed with what adds. “Spend 10 minutes now and not 10 hours later.” ing machine in the warehouse where the manufacturers are doing.” Looking to the future, Dehler and his Inside Premise’s conference room, a everything was free. We do a lot of team lunches. We have a very flexible painting of a bison hangs on the wall employees are optimistic about where with the company’s logo worked into the Premise Solutions is heading. P work schedule.” 22

Properties | August 2026

Trends in Technology

Using AI on Your Next CRE Deal A practical look at where artificial intelligence tools work + what still needs a lawyer By Hunter Benson Meyers, Roman, Friedberg & Lewis

rtificial intelligence (AI) tools have become part of how commercial real estate professionals in Northeast Ohio work. Brokers use them to summarize leases before a call. Investors use them to get comfortable with unfamiliar terms before a Cleveland deal. Used well, AI is a genuine productivity gain, not a threat to be managed. Here’s where it works best, and where it’s worth knowing its limits.

Where AI genuinely helps

AI is well suited to explaining an agreement you already have: how an assignment clause works, what a renewal option requires or when a CAM adjustment kicks in. It’s useful for building fluency with unfamiliar terms like cap rate, easement or estoppel certificate before a negotiation. And it’s a good way to prepare sharper questions before a call with counsel, or to get a fast first read on a long environmental report or due diligence stack before a human reviews the specifics.

What AI still gets wrong

Three things are worth understanding about how these tools actually work.

First, AI will build you a case whether or not one exists. Ask “can I get out of this lease?” and it will generate reasons you can, even if Ohio law and the lease language say otherwise. That’s not a

bug you can prompt around. It’s simply how the tool responds to what’s asked. Treat its output as a starting point, not a conclusion. Second, knowing what to ask is its own skill. Non-lawyers often don’t realize how open-ended their own question is, or that a related clause elsewhere in the document changes the answer entirely. Part of what an attorney does is recognize which facts actually matter, including the ones a client didn’t think to mention. AI only answers the question as posed. Third, your conversation may not be private. If a deal ends up in a dispute, whether a boundary disagreement, a construction defect claim or a landlord-tenant fight, anything typed into an AI tool during that transaction could become relevant evidence. Conversations with your attorney are

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AI answers only the question in front of it, using general information. It doesn’t know that a neighboring parcel has a longstanding access dispute, or that a particular Cuyahoga County municipality is unusually strict about a variance you’re counting on. how a personal guaranty usually works is a good start, but confirming what your specific clause says is a different exercise, worth a second set of eyes before you sign. AI is a legitimate way to get a head start on a deal and walk into meetings better prepared. It’s not a substitute for someone who knows Northeast Ohio real estate law and has closed deals at the table. Used together, that combination produces faster, better-informed decisions than either one alone. P Hunter Benson is a partner and practice innovation manager at Meyers, Roman, Friedberg & Lewis, a legal professional association based in Cleveland, where he represents buyers, sellers, landlords and tenants in commercial real estate transactions throughout Northeast Ohio. He can be reached at 216.831.0042 or hbenson@meyersroman.com. www.propertiesmag.com 25

Trends in Technology

ACAR CORNER Issues in the real estate industry

CES 2026 Smart-home Trends

ach year, major technology brands and startups gather in Las Vegas to reveal the latest innovations and product breakthroughs at the annual CES event and trade show. CES 2026 made it clear that smart home technology has entered a new phase. The focus has shifted away from novelty and toward design, reliability and practical use cases, all of which apply to the real estate industry. Here are the smart home trends from CES 2026, held earlier this year, that real estate professionals should pay attention to:

KEY DEVELOPMENTS Today’s smart locks combine sleek design with advanced access control, making them a practical upgrade for homes, rentals and multifamily properties.

Smart locks as core access tool

Smart locks were one of the most relevant categories for real estate professionals this year, particularly as access control becomes more flexible and more design conscious. Kwikset introduced newer, more modern smart lock designs that remain easy to install. For the highend sector of the industry, this change means sellers are more apt to leave the lock in place, and buyers won’t see it as an eyesore. These locks support Matter, work across major platforms and still include Kwikset’s SmartKey feature, which allows property owners to rekey locks quickly between occupants. Lockly stood out for a different reason. Its tap-based access system allows users to unlock doors without relying on internet connectivity at the property. This is especially valuable for new construction, rental properties and short-term rentals where Wi-Fi may not yet be installed or reliable. The system also delivers information like community details, house rules or welcome instructions. This opens the door to smoother self-guided tours and guest access. Lockin showcased advanced mortisestyle smart locks – a lock in which the latch and deadbolt are combined into 26

a single unit – designed for doors commonly found in condos and multifamily buildings. These locks integrate biometric access, cameras and even wireless charging, eliminating battery maintenance. While a premium investment, they offer a glimpse into the future of access control in urban and higherdensity housing. Why it matters: Smart locks are no longer just a convenience feature. They are becoming an operational tool for agents, builders and property managers.

One ecosystem is better than 5 apps

Another clear trend was the push toward simplified ecosystems. Brands like Govee, Eufy and others highlighted platforms where lighting, security and automation work together rather than as isolated gadgets.

Many of these systems are being built to work more seamlessly across platforms and to function reliably even when internet connections are unstable. The result is technology that feels less like something homeowners have to manage and more like something that simply works. For buyers and renters, that lowers the barrier to adoption. For agents, it reduces friction during showings and cuts down on avoidable issues. Eufy leaned heavily into devices that combine multiple functions such as doorbells with built-in cameras and lighting, while keeping processing local and pricing accessible. Why it matters: Buyers are more likely to embrace smart features when they are easy to understand and do not come with ongoing fees.

AI sensors quietly improve comfort

Some of the most practical innovations were not flashy at all. CES 2026 showed how AI-powered sensors are improving comfort, energy efficiency and property protection in subtle ways. Lutron expanded its smart shade lineup with new wood options that feel premium and design-forward, while adding automation that adjusts Properties | August 2026

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Trends in Technology shades based on sunlight throughout the day. The company also showcased humidity sensors that automatically trigger bathroom fans, reducing moisture buildup without user intervention. These features do not scream “smart home,” but they quietly improve how a property feels and functions. Why it matters: Smart features that work in the background enhance livability without overwhelming buyers.

Energy backup as a selling feature

Whole-home energy solutions are moving out of the luxury category and into the mainstream. Anker’s Solix system was positioned as a modular, expandable energy platform that supports outages, solar integration and future needs. These CLEAN SWEEP Advances in robotic floor care are making automated cleaning a practical systems are becoming smaller, quieter time-saving solution for property managers, rental owners and commercial buildings. and more user-friendly, making them easier to adopt and easier for agents Privacy concerns remain significant, like Mammotion, Ecovacs GOAT, to explain. Sunseeker and WORX showcased however. Devices that record audio or For individuals who work from home mowers that use LiDAR and vision sys- video raise legal and ethical questions, or live in outage-prone areas, energy tems instead of relying solely on GPS. particularly in regulated environments resilience is increasingly becoming a top- These upgrades improve edge cutting, like real estate. of-mind consideration. Why it matters: AI-powered wearWhy it matters: Backup power is ables may become useful professional shifting from “nice to have” to a meantools, but adoption should be thoughtful ingful differentiator in certain markets. and transparent.

Robot vacuums getting smarter

Robot vacuums and mops continue to evolve, with brands like Roborock, Narwal, Dreame and Ecovacs focusing on autonomy rather than just suction power. Newer models feature better obstacle detection, automated mop cleaning and slimmer designs that clean under furniture more effectively. The result is less manual upkeep and more consistently clean floors. For rental property owners, that means easier turnovers and better presentation. Why it matters: Automation that saves time helps homes stay market-ready with minimal effort.

Robotic lawn care on the rise

Robotic mowers were everywhere at CES, but the biggest improvements centered on precision. Brands 28

Some of the most practical innovations were not flashy at all. CES 2026 showed how AI-powered sensors are improving comfort, energy efficiency and property protection in subtle ways. slope handling and obstacle avoidance, which have been longstanding weaknesses of earlier models. For rental property owners, this supports consistent curb appeal without weekly service visits. Why it matters: Low-maintenance outdoor automation is becoming increasingly important for property owners.

Wearables hint at the future

AI-powered wearables like Looki offer a glimpse at how technology may one day assist with note-taking, memory recall and productivity. For real estate professionals, this could eventually support better follow-ups and client management.

CES 2026 showed that smart home technology has matured. Devices are better designed and easier to use. Overall, the tech is more aligned with real-world needs. For real estate professionals, the opportunity is no longer just pointing out that a building is smart, but explaining how that technology reduces friction by saving time and improving everyday living. The properties that stand out moving forward will not be packed with gadgets. They will be thoughtfully equipped with technology that simply works. P Jeannet Wright (Berkshire Hathaway HomeServices Professional Realty) is 2026 president of the Akron Cleveland Association of Realtors (ACAR). This article was reprinted from www.nar.realtor. For more information, visit www.akronclevelandrealtors.com. Properties | August 2026

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Trends in Technology

LEGAL PERSPECTIVES Navigating property laws & regulations

Beyond the Moratorium What Cleveland’s data center pause means for the construction industry By Ciaran T. Kelly Frantz Ward LLP

he growth of artificial intelligence (AI) is creating unprecedented demand for large-scale facilities that house the infrastructure necessary to store, process and transmit data, commonly referred to as data centers. While a handful of data center projects have been approved throughout Northeast Ohio, the city of Cleveland will not be approving any in the near future. On July 15, 2026, Cleveland City Council approved a temporary three-month moratorium, which may be extended for up to an additional three months, on the review and issuance of all use, building and zoning permits, certificates of occupancy, and other license or permit applications for new standalone data center projects. The moratorium is designed to allow the city time to develop policies to regulate data center projects after evaluating the impacts on residents associated therewith.

Other authorities having jurisdiction (AHJs) are likely to eventually adopt policies addressing the city’s concerns identified above. Accordingly, owners, developers, contractors and design professionals should expect the following moving forward:

Impacts the city plans to evaluate

The specific impacts of data center projects that the city plans to evaluate include:

Required infrastructure upgrades Data centers often require new or upgraded electrical transmission infrastructure and/or water supply, treatment or distribution infrastructure to meet increased utility needs. Disparate economic impacts Utility requirements for data centers may increase utility costs for all 30

other consumers. Additionally, costs to upgrade utility infrastructure have historically been shared by all consumers, potentially resulting in residential consumers bearing a portion of a data center’s development costs.

What to expect moving forward

As demand for data center projects is only expected to grow, the city’s concerns regarding the impacts of data center projects will remain.

Stricter zoning restrictions + permitting Owners can expect to encounter more issues obtaining zoning approval for data centers, depending on the availability of land for development in a given AHJ. Environmental concerns associated with data centers will also likely require navigating a more complex permitting process and obtaining permits from various agencies. Increased code requirements The environmental and safety concerns associated with data centers have Properties | August 2026

Photo courtesy of Frantz Ward LLP

Environmental impacts + resource allocation Data centers require disproportionate amounts of electricity and fresh water to power and cool the equipment. They also constrain the availability of land for other types of development, including those that may be better suited to the needs of the community.

Increased development + operational costs Owners will likely be required to fund necessary improvements to existing infrastructure needed to support a data center, along with having to pay higher utility costs to ensure other consumers’ prices remain the same.

Web: http:\\www.uscande.com 4933 Neo Parkway Garfield Heights, OH 44128 (216) 478-0810 www.uscande.com resulted, and will continue to result, in updates to existing building codes. For example, Ohio updated its Fire Code in November 2025 regarding lithium-ion batteries, which are commonly used in data centers. Increased project coordination As data center project regulation develops, streamlined project coordination will become more critical, especially if utility infrastructure upgrades are required, as coordination

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Looking beyond Cleveland

Cleveland’s moratorium may be temporary, but the concerns behind it are not unique to the city. As data center demand continues to grow, owners, developers, contractors and design professionals across Northeast Ohio should expect similar scrutiny and plan accordingly. P Ciaran Kelly is an associate attorney at Frantz Ward (www.frantzward.com). His practice is principally devoted to construction law, representing contractors, specialty contractors, subcontractors, owners, developers, sureties and design professionals. He has experience managing complex disputes across the construction and real estate industries and routinely prosecutes and defends claims in both litigation and arbitration.

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Trends in Technology

FINANCIAL STRATEGIES Smart use of fiscal planning & action

Third Time’s a Charm

ince late 2022, few topics continue to capture more attention than artificial intelligence (AI). I first wrote about AI in this very column in the March 2023 edition, with a follow up in November 2024. Given the extraordinary pace of evolution, it’s about time for another update.

ALEC J. PACELLA

Over the past 18 months, several trends have emerged: more capable reasoning models, autonomous AI agents, multimodal systems, specialized industry models and growing adoption of private large language models (LLMs). Together, these developments are reshaping not just the commercial real estate industry but also how general businesses operate and how knowledge work is performed.

Give me another reason

One of the most significant advances in AI has been the shift from simple, prediction-based language models to ones capable of deeper reasoning. Leading AI providers have focused on improving models’ ability to solve complex problems, write software, analyze data and execute multi-step tasks with greater reliability. OpenAI, who started the AI party with GPT-3+, released GPT-5 in August 2025. This update introduced a unified architecture that can determine when a task requires deeper reasoning with

slower response versus a simpler but faster response. It also includes major improvements in coding, writing, scientific analysis and instruction-following, while reducing hallucinations and factual errors. Concurrently, the broader AI industry has increasingly emphasized “reasoning-first” training techniques, including reinforcement learning approaches that reward verifiable outcomes rather than merely predicting likely text. Industry analysts view these methods as essential for improving performance in high-stakes domains such as law, finance, healthcare and engineering. Claude.ai has become a very popular product in these sectors.

Not so secret agents

Another major development is the rise of AI agents. Unlike traditional chatbots that simply answer questions, agents can perform tasks, use tools, access data sources and execute multi-step workflows autonomously, giving rise to a new term – agentic AI. Enterprise software vendors

Properties | August 2026

are rapidly integrating agents into business operations. Microsoft, for example, has expanded its Copilot product with specialized agents such as Researcher and Analyst, while introducing multiagent coordination that allows multiple AI systems to work together on complex processes under human supervision. AI agents have become built into specific layers to help weave AI automation within the human structure of the organization. For example, an AI agent may help organize and summarize results of a market research study, which is then handed off to a financial analysis model to help form and validate input assumptions, which then loops in a construction management study to help determine the project’s viability. Rather than replacing employees, these agents are increasingly being positioned as digital coworkers that augment human productivity.

A picture is worth 1,000 words

While early AI systems were limited to only recognizing text, modern AI systems have evolved to be able to process and generate information across multiple formats, including images, photographs, audio, documents and video. This multimodal capability allows users to upload presentations, analyze diagrams, interpret spreadsheets, generate visual content and interact naturally through voice. Multimodality is considered one of the defining characteristics of next-generation AI systems because it more closely mirrors how humans gather and process information. For businesses, multimodal AI dramatically expands practical applications. Employees can ask questions about contracts, analyze photographs from inspections, review technical drawings, summarize meeting recordings and generate polished reports from diverse information sources with a single system.

Bigger is not necessarily better

While large, general-purpose models remain important, organizations are increasingly looking to specialized and vertical AI models optimized for specific industries and use cases. Rather than relying entirely on one universal model, many enterprises are deploying domain-

What I C @ PVC TESTING THE MARKET Last month, a pair of familiar Rockside Road office buildings were put up for sale. Rockside Square One and Two, encompassing a total of 156,000 square feet, has an asking price of $18.35 million, or $118 per square foot. While the complex features a strong location, solid occupancy and is in good condition, the market will be closely eyeing how this sale effort unfolds. –AP specific LLMs trained on proprietary datasets. Specialized models can offer higher accuracy, lower operating costs, improved compliance and better performance within narrow domains, such as a specific type of healthcare, like cardiovascular, or a targeted legal service, like litigation. Small language models (SLMs) are also gaining popularity. These models require fewer computing resources while delivering strong performance, again by focusing on targeted applications. Their

It all circles back to a phrase that I used in my original article a few years ago – AI is not going take your job, but the person/company that knows how to efficiently use it just might! lower infrastructure costs make them attractive for organizations seeking scalability without the expense of running frontier-scale models.

Going private

Perhaps the most important trend for enterprises is the growing adoption of private LLMs. A private LLM is a language model used exclusively within an organization’s secure environment rather than accessed solely through a public cloud service. They may run onsite, within a private cloud, or inside dedicated enterprise AI platforms, such as Google Notebook LM. Private models allow businesses to retain control over their data, intellectual property, security policies and compliance requirements. Several factors are driving this trend. First, organizations increasingly want assurances that proprietary information

will not be used to train public models. Industries such as healthcare, banking, government, defense and legal services often face strict regulatory requirements around data privacy and sovereignty so a private LLM allows them to harness the power of AI without introducing widespread security concerns. Second, enterprises are looking to customize AI systems using internal knowledge and business processes. Microsoft’s Copilot Tuning initiative, for example, enables organizations to tailor AI models with company-specific workflows and information while keeping operations within Microsoft’s protected and highly secured enterprise environment. Microsoft also emphasizes that customer data is not used to train foundation models. Third, advances in model efficiency have made private deployment more practical. Openweight and smaller models increasingly deliver capabilities that were previously available only through massive cloudhosted systems. This allows organizations to balance performance, cost and control more effectively. The future of AI is likely to be defined less by large-scale models and more by smarter, more targeted applications. Organizations are increasingly combining reasoning-capable AI, autonomous agents, multimodal interfaces and private LLMs into their specific business systems. The next phase of AI adoption will focus on trust, governance, security and measurable business outcomes. Private LLMs, in particular, are emerging as a critical component of enterprise AI strategies because they allow companies to harness the power of generative AI while maintaining control over sensitive information. It all circles back to a phrase that I used in my original article a few years ago – AI is not going take your job, but the person/company that knows how to efficiently use it just might! P 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. www.propertiesmag.com 33

BILLBOARD News about people, products, places & plans

Thompson Hine Hosts Discussion on AI Energy Demands

Photo courtesy of Thompson Hine

hompson Hine LLP recently convened industry leaders in Cleveland to examine the growing challenge of supplying reliable power for data centers and other large-scale development projects as artificial intelligence drives unprecedented demand for electricity. The June 25 program, “Powering the Future: Energy in the AI Age,” focused on how shifting energy sources, emerging technologies and evolving regulatory frameworks “Powering the Future” Panel Discussion are influencing energy planning for digital infrastructure and major commercial developments. The panel featured Rachel Lindesmith (FirstEnergy), Derek Niece (Ramboll EYP Mission Critical Facilities Inc.), Terry Coyne (Newmark Ohio), Brian Thiry (ReliabilityFirst) and Robert L. Nelson Jr. (Thompson Hine). Speakers discussed the growing importance of securing dependable electrical capacity to support data centers, while addressing supply constraints, the ongoing energy transition and the evolving policy environment. The program highlighted the role collaboration among utilities, developers, consultants and legal advisers will play in meeting the accelerating infrastructure demands. James Frankel and Thomas Coyne, partners in Thompson Hine’s Digital Infrastructure group, served as program co-chairs.

Hasenstab Announces Robert Medziuch’s Retirement Hasenstab Architects recently announced the retirement of Robert Medziuch, concluding a 41-year career in architecture, including 39 years with the Akron-based firm. Medziuch joined Hasenstab

Architects in 1986 and became an owner and principal in 1993. He also served as vice president from 2012 through 2025, helping oversee the firm’s offices in Akron, Cleveland and Pittsburgh. A healthcare design specialist, Medziuch led the firm’s Healthcare Design

Studio for more than 20 years. During his tenure, he directed the planning and design of numerous healthcare projects throughout the region and developed long-standing relationships with healthcare clients. Hasenstab credits Medziuch with helping

Robert Medziuch

expand its healthcare practice while contributing to the firm’s long-term growth. In addition to leading major projects, he mentored younger architects and project teams, helping shape the firm’s leadership and design culture. His retirement marks the close of nearly four decades with Hasenstab Architects and more than four decades in the architecture profession.

NAIOP Rebrands as CREDA The Northern Ohio chapter of NAIOP has adopted

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BILLBOARD News about people, products, places & plans a new name, Northern Ohio CREDA, reflecting a national rebranding by the organization now known as the Commercial Real Estate Development Association (CREDA). The association says the new name more clearly represents the work of its members, including developers, owners, investors and other commercial real estate professionals involved in projects ranging from multifamily housing and office buildings to logistics facilities, mixed-use developments and data centers. Founded in 1967, the organization represents more than 21,000 members through 55 chapters across North America. Association

leaders say the rebranding follows a multiyear research and member engagement process designed to better communicate the organization’s mission and the role commercial real estate development plays in supporting businesses, communities and critical infrastructure. Despite the name change, the organization says it will continue its longstanding focus on advocacy, education, research and professional development.

PRIME AE Executive Receives AIA Ohio Gold Medal Charles Schreckenberger, FAIA, vice president of architecture at Akron-based PRIME AE Group, was

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SVN Summit Commercial Real Estate Advisors recently announced that Grand Pacific Junction, the “historic commercial heart of Olmsted Falls,” is being offered as a single portfolio for the first time. Founder Clint Williams spent more than three decades assembling and restoring the district building by building, and the offering now brings the largest share of it to market together: 26 structures across 19 contiguous parcels, roughly 68,397 square feet on about 6.2 acres.

The portfolio sits within a designated Historic Area Conservation District, and the Grand Pacific Hotel is individually listed on the National Register of Historic Places. The portfolio is offered without a published price. Qualified parties can contact SVN Senior Advisor Nichole Booker, PhD for details at nichole.booker@svn.com.

Ohio DOD Announces $7.5M in Energy Efficiency Grants The Ohio Department of Development (DOD) recently announced it is accepting applications through August 31 for $7.5 million in Advanced Energy Fund grants supporting energy efficiency improvements.

The program provides grants ranging from $250,000 to $1 million for businesses, nonprofits, municipalities and educational institutions undertaking projects such as HVAC upgrades, LED lighting, insulation, energy management systems, weatherization and window replacements. Eligible projects must reduce energy use by at least 15%. Since its launch, the Advanced Energy Fund has awarded more than $25 million to 29 organizations in 19 Ohio counties. P WHAT’S NEW? For complimentary coverage in Billboard, send company news & project information to billboard@propertiesmag.com.

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promising site, a concept plan that captures the vision, a budget that pencils on paper, then, months into design, a wetland delineation forces a redesign, or an unpriced utility extension adds months to the schedule. It’s a familiar story in land development, and one that’s almost always avoidable. Due diligence, engaged early and thoroughly, is what separates a project that moves forward on schedule from one that stalls under costs no one planned for.

MIKE KONRAD

Due diligence should engage subject matter experts to review environmental, technical, legal and financial factors, minimizing costs and delays while maximizing the likelihood of success. Too often, rushed timelines and limited budgets lead to corners being cut during this critical early period.

Desktop review: low cost, high value

One of the first steps is identifying a community need, a location to meet it and a conceptual plan produced by an architect or other design professional. As the old real estate adage goes: location, location, location. But a great undeveloped site often has underlying reasons for sitting undeveloped – flood hazards, wetlands, streams, lack of utili-

ties, topographic challenges or a history of past use. Fortunately, technology makes it possible to review most of these challenges quickly through a desktop review, using GIS, satellite imagery, street views and government mapping tools. Engaging a civil engineer or land planner early can inexpensively identify these challenges, assign a rough cost and timeline to mitigate them, and help determine whether a location is worth pursuing further. A local firm is especially valuable here, as they’re more likely to know the land in question, have relationships with utility providers and understand ordinances that vary from one municipality to the next. That local knowledge pays off most directly on two questions worth con-

Properties | August 2026

firming before moving forward: zoning and utility capacity. A review of current zoning and any required entitlements – variances, conditional use permits, rezoning – can prevent surprises, since those approvals can add months to a timeline and change what can actually be built on a site. A quick conversation with the local utility provider, similarly, can confirm whether adequate water, sewer and electric capacity already exists, or whether the project will need to fund costly extensions.

Conceptual plan’s role

Often a developer engages an architect first, which makes sense; architects are skilled at translating a developer’s goals into a design. That conceptual plan does more than sell the vision. It gives the civil engineer, land planner and everyone else

Engaging a civil engineer or land planner early can inexpensively identify [site] challenges, assign a rough cost and timeline to mitigate them, and help determine whether a location is worth pursuing further. joining the project something concrete to review and refine together. This is often where the real value shows up. A civil engineer or land planner can immediately improve a project’s budget by refining the conceptual plan, such as relocating detention to a more topographically favorable spot, shifting a building to reduce utility extensions or adjusting parking for efficiency. These changes can take a budget that isn’t penciling and make it viable.

Environmental, survey + geotechnical review

After the desktop review, technical due diligence should broaden to include environmental scientists for a Phase I Environmental Site Assessment (ESA) and waters determination, land surveyors for a Boundary/ALTA and topographic survey, and a geotechnical engineer for a geotechnical investigation. Each is necessary, but incrementally more expensive, which is exactly why these

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items sometimes get pushed later than they should be. The Phase I ESA is the least expensive and time-consuming of these studies, but it’s often what uncovers past site issues, particularly on previously developed sites. Ideally it won’t turn anything up, but it can flag whether a more involved Phase II ESA or other environmental permitting will be required. A waters determination, typically conducted by the same environmental scientist, is equally important given the regulatory emphasis on protecting sensitive environmental areas. Neither study is especially costly, but either can significantly change how a site can be developed and how long permitting takes. The Boundary/ALTA and topographic survey and the geotechnical investigation are both more time-consuming and costly, which understandably leads many teams to delay them past due diligence. To reduce that risk, it’s often worthwhile to have a surveyor review the title commitment and a geotechnical engineer review the published soils map before committing to the full studies. A local surveyor or engineer may already know the site, or a nearby one. All of these technical items can move forward while a project’s financial and legal feasibility are assessed in parallel. Many of these studies directly inform project costs, and completing them helps establish legal feasibility while demonstrating a developer’s commitment to the community. The items outlined here aren’t a complete list, but they’re a strong starting point.

The payoff

Solid due diligence usually leads to a cost-effective, timely project. Sometimes it leads to more due diligence, another study, another round of review. That’s not necessarily a bad outcome. It’s far better to uncover a site’s challenges on paper, while they’re still inexpensive to solve, than to discover them mid-construction, when the cost of a surprise is measured in redesigns, change orders and delay. P Mike Konrad is business development director with American Structurepoint Inc. He can be reached by email at mkonrad@structurepoint.com. Visit CREDA Northern Ohio online at www.credanorthernohio.org. Properties | August 2026

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Properties | August 2026

At the Center of It All City of Euclid unveils new recreation + wellness facility in Memorial Park By Dan Holland | Photos by Mark Wayner (Wayfind Creative)

uclid residents were treated this summer to the grand opening of the 36,500-square-foot Euclid Recreation & Wellness Center, located at 600 Babbit Rd., within Memorial Park. The $10 million state-of-the-art facility, paid for through American Rescue Plan Act (ARPA) funds, allows the city’s recreation department to expand its athletic and community offerings in one centralized location. “When the City of Euclid received $26 million in ARPA funds a few years back, the mayor challenged all the department directors, and the police and fire chiefs, to think of things that fit under the guidelines,” explains Euclid Recreation Director Mac Stephens. “So, I went for it, and asked for $10 million for a recreation and wellness center. We had to take it to the public and city council and have them buy in, and we were able to do that.” Once the need and the funding mechanism were established, the city brought in Perspectus Architecture along with sport design specialists MSA Design for the design-bid-build project, with kick-off of the design in Spring 2023. Infinity Construction, of Warrensville Heights, was hired as general contrac-

tor. Groundbreaking began in February 2025, with substantial completion reached May 29, 2026. A series of public meetings, coordinated between MSA Design, Perspectus and the city were held early in the design process to garner input from Euclid residents. “Our design partner, MSA Design of Cincinnati, led a series of community engagement sessions that brought residents into city hall to help shape the vision for the project,” explains David Urbansky, senior project director for Perspectus. “Those conversations gave us valuable insight into what the community wanted most, what their priorities were, and how those ideas could be reflected in the final design. Through interactive exercises conducted over multiple evenings, we made sure the

planning process was driven by meaningful public input.“

Layout

Visitors enter the pre-engineered metal building (PEMB) under a canopy that leads into a welcoming lobby. Occupying the west half of the facility, the gymnasium is separated from the lobby by a glass storefront system, providing clear sightlines into the activity space. The gym features three full-size basketball courts with maple athletic flooring and each equipped with its own electronic scoreboard. A rubberized running track and spectator bleachers surround the courts, while retractable mesh divider curtains allow the courts to be separated for simultaneous activities or enclosed for individual events. www.propertiesmag.com 45

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BEYOND THE BOX Although the recreation center utilizes a pre-engineered metal building system, a customized entrance canopy and architectural detailing provide a welcoming, civic identity.

Contained within the east section of the building are restrooms/locker rooms, a front desk, fitness stretching area and weight room, a fitness room, two multipurpose rooms, offices and storage and mechanical rooms.

Pre-planning + logistics

A three-month period was necessary for Infinity Construction to coordinate design plans with Perspectus and the City of Euclid, according to Adam Parker, senior project manager for Infinity. “In the process of designing this, we had to take into consideration the foundations as well,” explains Parker. “When Perspectus came up with their conceptual design, we had to verify the loads in their design with the foundations as well with a PEMB. Once it was awarded, we had to work with the Perspectus team to make sure it was verified before we started building.” “Once everything was verified, then we could get the building permit verified, and we started our construction,” he continues. “Then there was the lead time with fabrication for the building. The Infinity team got this building rolling around February, and then we started erecting around July 2025.” The building materials were delivered to the site in April 2025. “After the construction drawings came out, the building was ordered, and the building was delivered on April 15,”

“We were very fortunate with our subcontractors being willing to adjust to how we were working out of sequence,” adds Parker. “We ended up starting some things sooner than normal to get out of the winter; looking at how soon we could enclose the building and what we could get ahead of, so that once the building was enclosed, we could really utilize the winter months to the best of our ability.” Specific temperature parameters had to be maintained once the gym floor installation began, Soriano adds. “By the time the building was erected, we had to put in temporary windows to keep the air out, because our flooring contractor wouldn’t start unless it was a certain temperature inside,” he says. “The insulation, the roof and the all came together, and Laura Airhart windows we were holding at 70 degrees Perspectus Architecture during the winter months just running two HVAC units for the sequence. “Once the erector got going gym area.” and the structure was being built, we did a lot of things out of sequence,” Soriano Design elements explains. “We started with some of the Infusing the facility with an abundance underground work. We started putting of natural light was a key component of up the interior walls, as our superin- the design. tendent wanted to push as much as “A priority was maximizing natural we could to get things done. Once the light,” explains Tricia Gargari, associbuilding was enclosed, and the gym floor ate principal for MSA. “Large areas of in those courts was put down, there was glazing provide views to the outdoors no turning back.” and brighten interior spaces, while explains Anthony Soriano, project manager for Infinity Construction. “When we began foundations in May, it took two months to do the foundations while the building was sitting in the parking lot. During that design time, my team was able to do all the incidentals; submittals, shop drawings – everything was procured during that time.” Certain stages of construction were implemented out of the planned

“The goal was not to get the aesthetic of a [pre-engineered metal building].... Rather than treating the canopy as part of the metal building system, we designed it as a separate architectural feature, giving the entrance its own identity.”

www.propertiesmag.com 47

MOTIVATION IN MOTION Bold graphics, vibrant colors and the large-scale “MOVE” mural energize the gymnasium while reinforcing the facility’s focus on recreation, wellness and community.

translucent clerestory windows bring in daylight without creating glare in the gymnasium and fitness areas.” The building’s appearance was another important design objective. Although the recreation center utilizes a pre-engineered metal building (PEMB) system, the design team wanted to avoid the typical industrial aesthetic.

“The goal was not to get the aesthetic of a PEMB,” says Laura Airhart, senior interior designer for Perspectus. “We did a fair amount of customization on the exterior. Rather than treating the canopy as part of the metal building system, we designed it as a separate architectural feature, giving the entrance its own identity.”

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The interior palette integrates the familiar blue and gold colors, extending Euclid’s civic identity into the building and creating an environment that feels both familiar and inviting to residents. “Working within a very tight budget meant relying on cost-effective design strategies, and paint became one of our most impactful tools,” explains Airhart. “We used bold color intentionally, including painting the exposed gym structure bright yellow to create visual interest and energy. Wherever possible, we introduced color to enhance engagement and create a more dynamic environment. It’s a subtle intervention, but the paint palette plays a significant role in defining the character of the building.” Large-scale murals along the east walls of the gymnasium and lobby reinforce the facility’s vibrant identity while celebrating the community it serves. “Our color scheme is built around primary colors, and the murals tie into those reds, blues and yellows,” says Airhart. “We also wanted to incorporate positive messaging without being overly obvious. The gym mural says ‘move’ in bold lettering alongside people participating in a variety of sports that reflect the Euclid community.” Properties | August 2026

DESIGNED TO ADAPT Comfortable gathering areas (top), fitness amenities (middle) and configurable multipurpose rooms (bottom) provide year-round spaces for recreation, education and community engagement.

The messaging continues beyond the gym, connecting the fitness spaces with the main lobby. “In the lobby and weight floor areas, we wanted to create something that spoke to the purpose of the building,” says Airhart. “The mural spells ‘community,’ starting in the exercise room, and wraps into the lobby, where the ‘unity’ portion is displayed. It reinforces the idea that this is a place where people come together.” Safety and security were thoughtfully integrated into the design through clear sightlines created by glass walls, interior windows, and a centrally located reception desk. A single, controlled public entrance, complemented by multiple emergency exits and a security system, helps provide a secure yet welcoming environment. “Early concepts included an elevated track, but that option exceeded the project budget,” explains Gargari. “By redesigning the track at ground level around the courts, and incorporating appropriate safety netting, we were able to provide the desired amenity while keeping the project affordable and avoiding the need for a more costly two-story space required to access the track.”

Building systems + exterior

The five-acre site, which previously housed a skateboarding park and gravel lot, now features a lighted, newly paved 200-space asphalt parking lot to the front and west side of the new building. The building’s HVAC needs are served by four packaged rooftop units mounted on a concrete pad at ground level at the rear of the building, with two units each serving one-half of the facility. A low-maintenance fabric duct system was installed in the gym ceiling. The ceiling also utilizes a Thermal Design Simple Saver insulation system. Flooring in the east half of the building includes carpet tile, luxury vinyl planks, resilient flooring, polwww.propertiesmag.com 49

WELCOMING WITHIN Bold colors, a wood slat ceiling and acoustical treatments create a bright, inviting lobby while helping reduce noise and support conversation.

ished concrete, ceramic/porcelain tile and resin flooring. The lobby features a wood accent ceiling. Furniture was chosen for durability and mobility to allow for flexibility of configurations. “The wood ceiling was an accent and investment in the lobby,” explains Airhart. “We knew the weight floor would be noisy, but we wanted the lobby space to be quieter to allow for conversations. So, we included areas of furniture that work well for kids that would serve as an afterschool function.”

Challenges

Unsuitable clay soils on the site and a lack of stone basing beneath the original parking lot posed a challenge early on. Existing storm outlets, fitted with new castings, were kept intact. “Challenges included soils and weather, along with a little bit of material acquisition,” says Parker. “We struggled a little with getting some of the PEMB components in. We received about three-quarters, and then we were waiting for a bit on getting the remaining panels, as there was a delay.” Maneuvering the long, narrow site posed its challenges. 50

“It did take some coordinating when we started construction. The HVAC units are rather large to locate to the back,” says Soriano. “So, when the building was being erected, a large crane flew them in from the south side over the building to the landing pad.” “We were feeding everything from the west side [of the site] coming into the east, and that was challenging,” he adds.

“It was unique from a construction standpoint and a little bit of a challenge for Anthony [Soriano] and myself at the start, with lessons learned with PEMBs and how to fix penetrations,” says Parker. “There was a lot of upfront legwork we had to do to make sure that if any penetrations went through the insulation system, that we were maintaining the warranty.”

“By incorporating flexible, multipurpose spaces, the building can adapt to changing community needs and interests for years to come.”

One-stop location

The new facility allows for centralized recreational and community programming, Stephens says. “Prior to the center being built, we were operating out of the high school, a couple of elementary Tricia Gargari schools, the NEO Sports Plant, the MSA Design Shore Cultural Center – basically, anywhere where we could get space,” “We had to make special provisions with he says. “So, this facility will allow us the trades – when they could access the to operate under one roof year-round, floor and when deliveries were coming. and my staff is all centralized. Just from Once the gym floor showed up, that a logistical standpoint, it makes it all a choked us for the west side, and we lot easier.” had to make provisions to go through “We worked closely with the city to the east. There were a lot of logistics design a facility that supports its strong involved with that.” recreation programming while also allowMaintaining warranty standards asso- ing for future growth,” adds Gargari. ciated with installation of a PEMB also “By incorporating flexible, multi-purpose factored in. spaces, the building can adapt to changProperties | August 2026

ROOM TO MOVE Three full-size basketball courts, a perimeter walking and running track, retractable divider curtains and spectator seating allow the gymnasium to accommodate multiple activities simultaneously.

ing community needs and interests for years to come.”

For the win

All entities involved came together to deliver a much-needed facility for the city. “[The city of Euclid] hadn’t built something like this in a long time, so it was a team build, and they trusted us a lot with the process,” Soriano says. “It all went really well,” adds Urbansky. “The city was a great partner, and communication was excellent throughout the project. Having the right team in place and working toward the same goal made this a very successful project.” “This was my first time dealing with a project of this size, and Perspectus and Dave Urbansky were phenomenal in guiding us and helping us to keep things on time,” says Stephens. “Infinity Construction came in, and they knocked it out of the park in terms of how things turned out.” “If there was a concern, we were able to get it addressed, and when changes needed to be made, we would discuss it and have it done,” he adds. “Without Perspectus and Infinity, this project would have probably never

gotten off the ground, and thanks, of course, to the support of our mayor and city council.”

Serving the whole community

The new center is geared towards much more than athletics. “What stands out most about the completed project is how successfully it brings together recreation, wellness and community in a single, welcoming destination,” says Gargari. “The City of Euclid envisioned a facility that would serve residents of all ages, and the finished building delivers that through its fitness spaces, indoor walking track,

youth programming areas and flexible multi-purpose spaces.” “What I’m really excited about is that we have a mentoring program that will start off here for young people and teenagers in this community,” says Stephens. “We will have an academic enrichment program once school starts, and this space will allow my department to put programming in place that will have an impact on the community in a major way. We’re impacting the youth, adults and seniors, so we’re able to have programs in place all under one roof that can impact three different age demographics.” P

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Spotlight on Safety

Ready When Needed Maintaining fire life safety systems helps safeguard buildings + occupants By Sean Coustillac S.A. Comunale

hen people enter a building, the first thing they notice is the aesthetics, then they might take notice of the lighting and the temperature. The last thing anyone typically thinks about is a building’s fire life safety equipment. Fire alarm systems, fire extinguishers and fire sprinklers are some of the most important pieces of equipment in any building, however. Though hidden from sight, they offer essential protection from one of the biggest threats to a building and its occupants – fire. It is crucial to have a diligent, thorough maintenance routine to keep equipment ready to respond in the event of an emergency. A fire alarm system is a collection of smoke and heat detectors and notification devices, such as horns and strobe lights, that are hardwired into building electricity. Alarm systems alert occupants PREPARED TO PROTECT Hands-on fire extinguisher training helps employees develop the of smoke and possible fire to help confidence and skills needed to respond quickly and safely to a small, contained fire. ensure they have time to evacuate, component. During these inspections, for portable fire extinguishers. NFPA 10 while also automatically alerting the fire department through a moni- components are tested for proper func- outlines monthly and annual inspection tionality, then documented. items as well as maintenance intervals a toring setup. licensed contractor should follow to help These complex systems are made Maintaining fire extinguishers ensure these vital pieces of equipment up of circuit boards, processors and When a small, contained fire breaks will work properly if an emergency strikes. wires – which, just like in our personal computers, can fail due to age, out, hand-held fire extinguishers can be Fire sprinkler function + operation power surges or other environmental lifesaving tools that prevent a fire from While movies might make it seem like factors. You can also think of these spreading. Though they may seem simple, systems like a smart phone or tablet; it’s essential to understand how they work every sprinkler head in the building will release water by the slightest whiff of no matter how advanced, eventually and how to keep them maintained. OSHA (Occupation Safety and smoke, sprinkler systems are complex systechnology becomes obsolete and Health Administration) requires tems that require diligent maintenance. needs replacement. Sprinkler heads are typically the only Routine inspection completed by a annual training for any employees licensed contractor in accordance with expected to use fire extinguishers, per part of a sprinkler system you will see, National Fire Protection Association OSHA 1910.157. A licensed contrac- but pipes, fittings and valves hidden (NFPA) 72 – the national fire alarm tor can perform the training, which above ceilings and behind walls feed code – is key to keeping alarms up to includes classroom time, a written test these devices. When a fire breaks out, a date and operational. NFPA 72 guide- and hands-on experience putting out a fusible link or bulb in the sprinkler head melts, releasing water in targeted areas lines provide inspection, testing and controlled fire. Extinguishers should be maintained in where the fire is hot enough to activate maintenance routines frequent enough for the unique needs of each system accordance with NFPA 10, the standard them. Unlike in the movies, only a small 52

Properties | August 2026

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Keeping alarm systems up to date

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sample of sprinkler heads will activate in the fire area due to heat. NFPA 25, the standard for water-based fire protection systems, outlines maintenance and inspection requirements that are set according to the weekly, monthly, quarterly, semiannual or annual requirements of each component. A licensed contractor will test various components, check water flow and review items according to manufacturer requirements, to help ensure the complex system is ready to control or even extinguish a fire if it needs to. Because they immediately impact occupant comfort and convenience, the aesthetics, lighting and temperature get the most attention from building occupants, owners and operators. However, fire life safety systems are vital to the safety of a building and its occupants. While they may not always be top of mind, their inspection and maintenance needs should be prioritized to ensure they can work properly when needed. P Sean Coustillac is the executive vice president, service & inspection for S.A. Comunale. He’s spent 36 years in the fire protection industry, 31 of those with S.A. Comunale. S.A. Comunale provides fire and life safety inspections, maintenance programs and new installations for commercial customers at the local, regional and national level. S.A. Comunale can be reached at www.comunale.com or 800.776.7181.

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Spotlight on Safety

Smoke Under Control How ventilation, dampers + compartmentation work to improve fire + life safety By Nick Gromicko CCPIA

n basic terms, smoke control systems manage the movement of smoke and air within a building and vary based on its design, use and occupancy. These systems contain or exhaust smoke, heat and other toxic gases. The goal is to maintain tenable conditions long enough for occupants to reach safety, support firefighter visibility and reduce property damage during an emergency. Casing

Flanges

Side seals

Stairwell ventilation

Actuator

To control smoke in exit stairwells, buildings incorporate natural or mechanical smoke ventilation systems. Natural smoke ventilation uses thermal buoyancy and wind pressure to remove smoke, often referred to as the chimney effect. This is typically achieved through automatic opening vents (AOVs), façade windows or roofmounted louvers. Alternatively, mechanical smoke ventilation is often used when natural ventilation is not feasible or sufficient. Smoke and heat are removed using fans and ducts, while dampers control airflow and isolate areas as needed. Make-up air is introduced to maintain balanced pressure and controlled airflow.

Fire + smoke dampers

Seals CRITICAL COMPONENTS Fire dampers are installed where HVAC ducts pass through firerated walls or floors. When activated by heat or the fire alarm system, they automatically close to help prevent the spread of fire and smoke.

to the exterior, while dampers close to control its movement. Smoke vents are typically found at the top of interior exit stairwells or

closing to prevent the spread of smoke and fire. Although dampers and vents can be operated manually, they are primarily designed to automatically activate by a fusible link, a fire alarm system or a combination of both, depending on the building design and level of system integration. Fusible links are heat-sensitive devices that activate a component when they melt.

In commercial building fire and life safety systems, vents and dampers serve different roles. Smoke vents are part of natural ventilation systems, while dampers are containment components used within mechanical and overall smoke control systems. In essence, vents open to release smoke 54

Blades

other areas as roof-penetrating components, while fire and smoke dampers are installed where ducts pass through fireresistive construction. Dampers serve a containment function by automatically

Barriers + compartmentation

Other forms of containment include barriers such as fire-rated walls, fire doors and smoke curtains. The concept of containment in fire and life safety is based on compartmentation, which divides a building into sections to help prevent the spread of fire and smoke to other areas. Barriers Properties | August 2026

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Smoke control systems in commercial buildings consist of both active and passive fire protection elements. Active elements include vents, dampers and detectors, while passive elements include fire doors and fire-resistant walls, floors and ceilings in stairwells and corridors. Detectors and control panels act as the “brain” of the system, coordinating system responses and signaling the activation of connected active elements.

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are fire-resistance-rated elements used to achieve this compartmentation and support the structural integrity of the building under fire conditions. They are designed to withstand fire and smoke for a specified period of time. A fire-resistance rating measures the time, in hours or minutes, that a wall, floor or door can withstand fire exposure. Fire-rated walls are permanent structural barrier assemblies. In commercial buildings, fire-rated walls can include firewalls, fire barriers or fire partitions, depending on the building design and required level of protection. Fire doors are operable openings within those walls that close to maintain the barrier. Smoke curtains, on the other hand, are flexible or deployable barriers that are often concealed in the ceiling until activated by a fire alarm.

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Together, smoke control systems form an integrated network designed to slow the spread of smoke, protect evacuation routes and support emergency response. Routine inspection, testing and mainteFinal nance help ensure these interconnected components perform as intended when every second counts. P Nick Gromicko is the director of education and training for the Certified Commercial Property Inspectors Association (CCPIA), a non-profit trade association. CCPIA members perform commercial property inspections across North America according to the International Standards of Practice for Inspecting Commercial Properties.

216.431.5088 www.mussun.com www.propertiesmag.com 55

Spotlight on Safety

VANTAGE POINT Experts weigh in on industry issues

Integration by Design Security should fit seamlessly into modern buildings By Paul La Vigne Total Security Solutions

s safety concerns rise in public and commercial spaces, a key question emerges. How do you secure a building without making everyone inside feel that they are in danger? Traditional security measures like reinforced bars, electronic turnstiles and metal detectors can be jarring. They may provide physical protection, but they fail to offer emotional reassurance or peace of mind. Security professionals and designers are now embracing a new philosophy: security that is built into the environment, not bolted on afterward.

Traditional security downsides

Traditional physical security has often been designed around worst-case scenarios, with isolated products added as standalone solutions. But without thoughtful integration, these features can interrupt the purpose of the space, sending the wrong message to the people inside. Walk into a school with heavy, visibly reinforced doors and you are reminded immediately of the threats they are meant to stop. In a healthcare environment, armored reception barriers can undermine the sense of calm and trust that is critical to care. In both cases, the design conveys the message that something could go wrong, and that can make people, understandably, feel unsafe. In addition, overly visible or piecemeal solutions – like a camera at the entrance or a lone alarm panel – may give a false sense of security, especially when basic safety protocols like secure entry vestibules or door management procedures are missing. True security starts with identifying what people are being protected from. In high-threat environments, where targeted, purposeful attacks 56

with high-caliber weapons are a real possibility, more robust measures are needed. But in many commercial and public settings, the threat is often from individuals who act alone and without advanced tools. Security in these environments should be focused on delaying or deterring a threat. Barriers that absorb an initial wave of violence can buy the seconds needed for people to react, respond or escape. This level of security lends itself to customized solutions that fit the space and are a part of the building.

Security that belongs vs. intrudes

Integrated security begins with a mindset shift from bolting on equipment after the fact to including protection in the earliest design conversations. When done well, security elements

blend seamlessly into the surrounding materials and spatial flow. While catalog products will often look out of place, custom ballistic doors, framing and windows can be manufactured to match the finishes, proportions and aesthetics of a given space. These systems are not hidden, but they are not in your face, either. They simply fit the space. A school might have a vestibule designed with laminated wood finishes that look no different than any other architectural detail. A healthcare facility could have secure transaction windows built into its reception desk with no visible difference from the adjacent cabinetry. In historically significant buildings, bulletresistant features can even be fabricated to preserve the appearance of original woodwork or metalwork. People move through these spaces without a second thought, but those responsible for safety know the infrastructure is there and is effective.

Why early collaboration matters

Achieving seamless integration between safety and aesthetics requires Properties | August 2026

Photo courtesy of Total Security Solutions

PROTECTION THAT FITS Security glazing and transaction windows can be customized with architectural finishes that complement a building’s design, providing protection without creating an intimidating first impression.

early collaboration with architects, contractors and security system manufacturers. This provides clarity about what is possible through a clear understanding of what the physical space can accommodate and how different components might affect traffic flow, code compliance and aesthetics. In addition, it helps to control costs. Changes made late in a project tend to be expensive. With advance planning, manufacturers can often offer creative, more affordable alternatives that still meet performance goals. Early collaboration also ensures that the right level of protection is chosen. While there are established performance standards in the industry (e.g., UL, ASTM, NIJ), many building owners and design teams are not familiar with them. They may simply say, “We want to protect this building from a shoot-

While catalog products will often look out of place, custom ballistic doors, framing and windows can be manufactured to match the finishes, proportions and aesthetics of a given space. These systems are not hidden, but they are not in your face, either. They simply fit the space. ing.” By working closely with a trusted security partner, though, project teams can assess the threat profile, understand what level of defense is appropriate, and avoid overbuilding, which can drive up costs, add unnecessary weight and limit design options.

A smarter standard for safer spaces

The idea is not to trade aesthetics for safety, or vice versa. It is to marry the two through thoughtful planning and customization. When physical security is designed to blend into its environment, when people cannot see the difference, then they need not feel different about it.

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Physical security can support the purpose of a space, rather than disrupt it. A secure vestibule does not need to feel cold. A ballistic transaction window does not need to look like a checkpoint. When security is customized to the architecture – using the same materials, proportions and finishes – it becomes a part of the environment, not a warning about it.

The key is understanding theMentor, actual OH 44060 threat profile, applying the right440-951-6004 standard and designing a solution thatfor works Art Pens for both the people inside the space and the community it serves. P This article was previously published for Security Industry Association (www.securityindustry.org) and reprinted with permission from Total Security Solutions (www.tssbulletproof.com). OH License 14094 Fire License 53.18.1234

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CONSTRUCTION PROGRESS REPORT Updated info on important projects in the region, provided courtesy of ConstructionWire (www.constructionwire.com) Project: #3914508 OHIO TURNPIKE COMMISSION HEADQUARTERS RENOVATION AND EXPANSION PROJECT TYPE/SIZE: Government Buildings (16,000 sq-ft), Research/Technology (15,088 sq-ft), Government Buildings (56,336 sq-ft), Parking Structures CONSTRUCTION TYPE: Addition/Expansion, Renovation ESTIMATED VALUE: $28.6 million SECTOR: Public LOCATION: 682 Prospect St. Berea, OH 44017 DETAILS: Plans call for the renovation of an existing 56,336-square-foot administration building and the construction of a 16,000-square-foot addition to the north face of the building. The project also includes the renovation of 15,088-square-foot technology building and the renovation of parking structures. Estimated Schedule (as of 6/15/2026) STAGE: Starts in 1-3 months CONSTRUCTION START: 8/2026 CONSTRUCTION END: Q3/2030 BID DUE DATE: N/A ARCHITECT: Richard L. Bowen + Associates, Inc. Contact: Kenneth Emling, Project Architect kemling@rlba.com 2019 Center St., Ste. 500 Cleveland, OH 44113

Cleveland Office P: 216-491-9300 F: 216-491-8053 OWNER, TENANT: Ohio Turnpike and Infrastructure Commission Contact: Aimee Lane, Director of Contracts Administration Aimee.Lane@ohioturnpike.org 682 Prospect St. Berea, OH 44017 P: 440-234-2081

Contact: Jill Brandt, Principal jbrandt@brandtarchitecture.com 2220 Wooster Rd. Rocky River, OH 44116 DP: 440-865-1824 DEVELOPER, OWNER: Almico Properties Contact: Kostas Almiroudis, Principal 11829 Detroit Ave. Lakewood, OH 44107 P: 216-226-7673 F: 216-226-4200

Project: #3539751 FLATS ON PEARL PROJECT TYPE/SIZE: Multifamily (34 units), Retail/ Office (2,459 sq-ft), Parking Structures CONSTRUCTION TYPE: New ESTIMATED VALUE: $8 million SECTOR: Private LOCATION: 3784 Pearl Rd. Cleveland, OH 44109 DETAILS: Plans calling for the construction of a five-story building with 34 apartments above three ground-floor retail spaces totaling 2,459 square feet. Amenities include 57 parking spaces. The existing building will be demolished. Estimated Schedule (as of 7/27/2026) STAGE: Starts in 4-12 months CONSTRUCTION START: 12/2026 CONSTRUCTION END: Q4/2027 BID DUE DATE: N/A ARCHITECT: Brandt Architecture

Project: #3388502 WICKLIFFE SENIOR PROJECT TYPE/SIZE: Multifamily (54 units), Athletic Facilities/Social (< 10,000 sq-ft) CONSTRUCTION TYPE: New ESTIMATED VALUE: $14 million SECTOR: Private LOCATION: 29553 Euclid Ave. Wickliffe, OH 44092 DETAILS: Plans call for the construction of 28 one-bedroom and 26 two-bedroom senior affordable multifamily units in multiple cottage-style buildings as well as a community building with a fitness center. The cottages will have a one-car garages and a driveway with room for a second car. Estimated Schedule (as of 6/24/2026) STAGE: Early Construction CONSTRUCTION START: 5/2026 CONSTRUCTION END: Q2/2027 BID DUE DATE: N/A DEVELOPER, OWNER: Sunset Development Contact: James Hunley, Project Manager jhunley@sunsetdev.com 692 N. High St., Ste. 204 Columbus, OH 43215 P: 614-220-8575 ARCHITECT: Berardi + Partners Contact: Lisa Houk, Principal lhouk@berardipartners.com 1398 Goodale Blvd. Columbus, OH 43215 P: 614-221-1110

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Project: #3735671 CLEVELAND CLINIC EUCLID AVE PARKING GARAGE PROJECT TYPE/SIZE: Parking Structures, Medical CONSTRUCTION TYPE: New ESTIMATED VALUE: $95 million SECTOR: Private LOCATION: 8501 Carnegie Ave. Cleveland, OH 44106 DETAILS: Plans call for the construction of a parking structure building for Cleveland Clinic. Estimated Schedule (as of 7/31/2026) Properties | August 2026

STAGE: Starts in 1-3 months CONSTRUCTION START: 9/2026 CONSTRUCTION END: Q1/2028 BID DUE DATE: N/A OWNER: The Cleveland Clinic Contact: Angela Smith, Senior Director, Corporate Communications smitha19@ccf.org 9500 Euclid Ave. Cleveland, OH 44195 Cleveland Clinic P: 216-318-6632 ARCHITECT: Perspectus Architecture Contact: John Walkosak, Project Director jwalkosak@perspectus.com 1300 E. 9th St., Ste. 910 Cleveland, OH 44114 P: 216-752-1800 Project: #3918000 PARK PLACE TOWNHOMES PROJECT TYPE/SIZE: Multifamily (61 units) CONSTRUCTION TYPE: New ESTIMATED VALUE: $40 million SECTOR: Private LOCATION: Along Parkland Blvd., W. of Woodhawk Dr. Mayfield Heights, OH 44124 DETAILS: Plans call for the construction of a residential development with 61 two-story townhomes. Unit size will range from 1,900 to 2,600 square feet with an approximate price of $650,000. Estimated Schedule (as of 6/22/2026) STAGE: Planning CONSTRUCTION END: N/A BID DUE DATE: N/A DEVELOPER: Sommers Real Estate Group Contact: Greg Sommers, Principal gs@sommersrealestate.com P.O. Box 1102 Chardon, OH 44024 P: 440-478-6034 ARCHITECT: Vocon Design Inc.

3142 Prospect Ave. E. Cleveland, OH 44115 P: 216-588-0800 Project: #3798181 TRU BY HILTON DUAL-BRAND HOTEL PROJECT TYPE/SIZE: Hotels (50-100 rooms) CONSTRUCTION TYPE: New ESTIMATED VALUE: $7.5 million SECTOR: Private LOCATION: 1765 Lorain Blvd. Elyria, OH 44035 DETAILS: Plans call for the construction of a 150room Hilton hotel split between both hotels. This portion will be branded as a Tru by Hilton. Estimated Schedule (as of 6/8/2026) STAGE: Construction CONSTRUCTION START: 10/2024 CONSTRUCTION END: Q3/2026 DEVELOPER, OWNER: Sunrise Hospitality Inc. Contact: Raj Chandat, President 540 E. CR 89 Fremont, OH 43420 Hampton Inn & Suites Fremont P: 419-332-7650 GC: J&F Construction & Development, Inc. 2141 State Route 19 Bucyrus, OH 44820 P: 419-562-6662 Project: #3913321 STERIS MANUFACTURING PLANT PROJECT TYPE/SIZE: Mfg./Industrial/Warehouse (50,000-99,999 sq-ft), Mfg./Industrial/ Warehouse (10,000-24,999 sq-ft) CONSTRUCTION TYPE: New, Renovation ESTIMATED VALUE: $60 million SECTOR: Private LOCATION: 9325 Pinecone Dr. Mentor, OH 44060 DETAILS: Plans call for the renovation of the existing building as well as construction of a

STERIS Sterility Assurance manufacturing facility. Estimated Schedule (as of 6/8/2026) STAGE: Starts in 4-12 months CONSTRUCTION START: 10/2026 CONSTRUCTION END: Q4/2027 BID DUE DATE: N/A DEVELOPER: STERIS Corporation 5960 Heisley Rd. Mentor, OH 44060 Corporate Headquarters P: 440-354-2600 Project: #3784258 WADE PARK STATION APARTMENTS PROJECT TYPE/SIZE: Multifamily (40 units), Athletic Facilities/Social (6,426 sq-ft) CONSTRUCTION TYPE: New ESTIMATED VALUE: $7.5 million SECTOR: Private LOCATION: 12308 Wade Park Ave. Cleveland, OH 44106 DETAILS: Plans call for the construction of a three-story, 40-unit affordable building for seniors. There will be 30 one- & 10 two-bedroom units. Amenities include a community room, exercise room, outdoor patio and supportive service coordination. Estimated Schedule (as of 6/12/2026) STAGE: Starts in 1-3 months CONSTRUCTION START: 7/2026 CONSTRUCTION END: Q3/2028 BID DUE DATE: N/A DEVELOPER, GC, PROPERTY MANAGER: The Wallick Companies Contact: Sara Ford, VP of Development sford@wallick.com 160 W. Main St., 200 Albany, OH 43054 P: 614-863-4640 ARCHITECT: RDL Architects, Inc. 16102 Chagrin Blvd.

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Shaker Heights, OH 44120 P: 216-752-4300 Project: #3395330 4732 LORAIN MIXED-USE DEVELOPMENT PROJECT TYPE/SIZE: Multifamily (23 units), Retail (23,351 sq-ft), Retail/Restaurants (10,000-24,999 sq-ft) CONSTRUCTION TYPE: New, Renovation, Backfill ESTIMATED VALUE: $2 million SECTOR: Private LOCATION: 4732 Lorain Ave. Cleveland, OH 44102 DETAILS: Plans call for the conversion of a two-story historic building currently occupied by a language clinic into a new restaurant with first- and secondfloor amenity spaces for tenants and the construction of a five-story mixed-use building with 23, one-bedroom apartments and three, ground-floor retail spaces totaling 23,351 square feet. Also includes basement storage space for the retail spaces. Estimated Schedule (as of 7/29/2026) STAGE: Starts in 4-12 months CONSTRUCTION START: 12/2026 CONSTRUCTION END: Q4/2027 BID DUE DATE: N/A ARCHITECT: Horton Harper Architects 812 Huron Rd., E 305 Cleveland, OH 44115

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P: 216-600-9028 DEVELOPER: Forest City Shuffleboard Arena and Bar Contact: Jim Miketo, Owner james.miketo@gmail.com 4506 Lorain Ave. Cleveland, OH 44102 P: 440-829-2196 DEVELOPER: Freeland Ventures Contact: Tyler Brummet, Chief Revenue Officer 14411 Triskett Rd. Cleveland, OH 44111 P: 855-477-8855 Project: #3917880 BUCKEYE ELEMENTARY SCHOOL EXPANSION PROJECT TYPE/SIZE: Schools (K-12)/Athletic Facilities (10,000-24,999 sq-ft), Schools (K-12) (10,000-24,999 sq-ft) CONSTRUCTION TYPE: Addition/Expansion, Renovation ESTIMATED VALUE: $14.6 million SECTOR: Public LOCATION: 175 Buckeye Rd. Painesville, OH 44077 DETAILS: Plans call for the construction of a new 12-classroom addition and gymnasium at Buckeye Elementary School, along with renovation and modernization of the existing school building. Estimated Schedule (as of 6/23/2026) STAGE: Groundbreaking CONSTRUCTION START: 7/2026 CONSTRUCTION END: Q3/2028 BID DUE DATE: N/A OWNER: Riverside Local Schools Contact: Christopher Rateno, Superintendent christopher.rateno@riversideschools.net 585 Riverside Dr. Painesville, OH 44077 Riverside Local Schools P: 440-352-0668 ARCHITECT: ThenDesign (TDA Architecture) Contact: Ryan Schmit, Project Manager rschmit@thendesign.com 4230 River St. Willoughby, OH 44094 P: 440-269-2266 CM: RFC Contracting Contact: Roger Riachi, Owner’s Representative rriachi@rfccontracting.com 13477 Prospect Rd. Strongsville, OH 44149 RFC Contracting P: 440-572-9444 Project: #3917039 PROGRESSIVE CAMPUS 1 RENOVATION PROJECT TYPE/SIZE: Office (640,736 sq-ft) CONSTRUCTION TYPE: Renovation, Backfill ESTIMATED VALUE: $25-$100 million SECTOR: Private LOCATION: 6300 Wilson Mills Rd.

Mayfield, OH 44143 DETAILS: Plans call for the redevelopment of the existing 640,736-square-foot Progressive Campus 1 office complex, consisting of three office buildings on approximately 42 acres, through capital improvements and tenant-focused upgrades intended to reposition the property for new corporate office users. Estimated Schedule (as of 6/22/2026) STAGE: Planning CONSTRUCTION END: N/A BID DUE DATE: N/A DEVELOPER, OWNER: Premier Development Partners 5605 Granger Rd., Ste. 100 Cleveland, OH 44125 Premier Development Partners P: 216-341-1200 Project: #3930206 A. WILLIAM & JOANNE REYNOLDS MEMORY CARE NEIGHBORHOOD PROJECT TYPE/SIZE: Multifamily (108 units), Medical CONSTRUCTION TYPE: New ESTIMATED VALUE: $15 million SECTOR: Private LOCATION: 16600 Warren Ct. Chagrin Falls, OH 44023 DETAILS: Plans call for the construction of a memory care neighborhood consisting of a smallhouse model with three buildings, each containing 36 units, for a total of 108 units. Estimated Schedule (as of 7/29/2026) STAGE: Early Construction CONSTRUCTION START: 7/2026 CONSTRUCTION END: Q4/2027 BID DUE DATE: N/A DEVELOPER: Judson Senior Living 2181 Ambleside Dr. Cleveland, OH 44106 P: 216-532-1347 GC: John G. Johnson Construction Company 1284 Riverbed St. Cleveland, OH 44113 P: 216-938-5050 Project: #3930114 MENTOR MUNICIPAL ANNEX BUILDING PARKING GARAGE PROJECT TYPE/SIZE: Mfg./Industrial/Warehouse (< 10,000 sq-ft), Parking Structures CONSTRUCTION TYPE: New ESTIMATED VALUE: $1-$5 million SECTOR: Public LOCATION: 8500 Civic Center Blvd. Mentor, OH 44060 DETAILS: Plans call for the construction of a new parking garage and storage building for the police department, parks department, and city records. Estimated Schedule (as of 7/27/2026) STAGE: Starts in 1-3 months CONSTRUCTION START: 9/2026 Properties | August 2026

CONSTRUCTION END: 11/2027 BID DUE DATE: 8/6/2026 9:30 PM BIDDING GENERAL CONTRACTOR: MillStone Management Group Contact: David Hamlin, Project Manager 8251 Mayfield Rd., Ste. 100 Chesterland, OH 44026 P: 440-423-1116 ARCHITECT: Burgess & Niple Contact: Elias Lewis, Architect elias.lewis@burgessniple.com 8160 Norton Parkway, Ste. 200 Mentor, OH 44060 P: 440-354-9700 OWNER: City of Mentor, OH 8500 Civic Center Blvd. Mentor, OH 44060 Mentor Municipal Center P: 440-255-1100 Project: #3930600 CONCORD FIRE DEPARTMENT - STATION 2 PROJECT TYPE/SIZE: Public Safety (10,000-24,999 sq-ft) CONSTRUCTION TYPE: New ESTIMATED VALUE: $1-$5 million SECTOR: Public LOCATION: 10154 Prouty Rd. Concord Township, OH 44077 DETAILS: Plans call for the construction of a new fire station. Estimated Schedule (as of 7/27/2026) STAGE: Starts in 1-3 months CONSTRUCTION START: 9/2026 CONSTRUCTION END: 8/2027 BID DUE DATE: 7/28/2026 1:00 PM BIDDING GENERAL CONTRACTOR: MillStone Management Group Contact: Connie Spehar, Principal connie@millstonemgmtgroup.com 8251 Mayfield Rd., Ste. 100 Chesterland, OH 44026 P: 440-423-1116 ARCHITECT: FGM Architects, Inc. 11250 Roger Bacon Dr., Ste. 16 Reston, VA 20190 P: 703-956-5600 OWNER: Concord Township (OH) 7299 Ravenna Rd. Painesville, OH 44077 Township Offices P: 440-354-7500 Project: #3932671 NORDONIA HILLS BRANCH LIBRARY RENOVATION PROJECT TYPE/SIZE: Libraries (25,000-49,999 sq-ft) CONSTRUCTION TYPE: Renovation ESTIMATED VALUE: $6.8 million SECTOR: Public LOCATION: 9458 Olde 8 Rd. Northfield, OH 44067 DETAILS: Plans call for the interior and exterior renovation of the existing Nordonia Hills

Branch Library. The project includes roof replacement, new study rooms, a dedicated passport-services area, upgraded children’s spaces, new furnishings, audiovisual improvements, accessibility enhancements and landscaping upgrades. Estimated Schedule (as of 7/30/2026) STAGE: Starts in 1-3 months CONSTRUCTION START: 10/2026 CONSTRUCTION END: Q3/2027 BID DUE DATE: N/A OWNER: Akron-Summit County Public Library 9458 Olde 8 Rd. Northfield, OH 44067 Nordonia Hills Branch Library P: 330-467-8595 ARCHITECT: Bostwick Design Partnership 2729 Prospect Ave. E. Cleveland, OH 44115 P: 216-621-7900 Project: #3931024 STADIUM FIELD BUILDINGS IMPROVEMENTS PROJECT TYPE/SIZE: Athletic Facilities (25,00049,999 sq-ft) CONSTRUCTION TYPE: Renovation ESTIMATED VALUE: $1-$5 million SECTOR: Public LOCATION: 201 Stadium Ave. Conneaut, OH 44030 DETAILS: Plans call for the renovation of stadium field facilities and associated buildings for Conneaut Area City Schools’ Ricaurte Stadium. Estimated Schedule (as of 7/28/2026) STAGE: Starts in 1-3 months CONSTRUCTION START: 9/2026 CONSTRUCTION END: Q1/2027 RICAURTE

BID DUE DATE: 8/21/2026 OWNER: Conneaut Area City Schools 230 Gateway Ave. Conneaut, OH 44030 P: 440-593-7200 Project: #3933052 ARCOLA CREEK HEALTH AND REHABILITATION BED ADDITION PROJECT TYPE/SIZE: Medical CONSTRUCTION TYPE: Renovation ESTIMATED VALUE: $8.7 million SECTOR: Private LOCATION: 443 River St. Madison, OH 44057 DETAILS: Plans call for the renovation of an existing rehabilitation center to add 30 long-term care beds. Estimated Schedule (as of 7/30/2026) STAGE: Starts in 1-3 months CONSTRUCTION START: 10/2026 CONSTRUCTION END: 12/2026 BID DUE DATE: N/A OWNER: Arcola Creek Health & Rehabilitation 443 River St. Madison, OH 44057 P: 440-588-9600 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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ADVERTISER INDEX Absolute Roofing Inc..............................................7

Integrated Project Solutions............................. 27

Aerial Agents............................................................ 27

JL Taylor, Co. Inc...................................................... 27

AIA Cleveland........................................................... 35

JV Janitorial Services, Inc.................................... 60

Air Control Products.............................................64

Krill Company, Inc.................................................. 40

American International Construction...........61

Lion’s Share Company......................................... 25

APX/Apex Pinnacle Services............................. 42

Lisco Heating & Cooling, Inc............................. 35

Birchway Title Agency..........................................12

Masonry Restoration Maintenance..................6

BOMA Northeast Ohio.........................................19

McMahon Masonry Restoration......................41

Brookpark Design Builders................................ 46

Messina Floor Covering, Inc...............................31

BuildingPoint Ohio Valley/Precision

Meyers, Roman, Friedberg & Lewis............... 24

Laser & Instrument, Inc....................................31

Mid State Restoration, Inc.................................. 38

CAMPO Roof................................................................3

Mussun Sales, Inc................................................... 55

Carey Demolition................................................... 38

NAI Pleasant Valley of Northern Ohio.............2

Carey Roofing.......................................................... 57

North Coast Paving............................................... 63

CESCO Imaging...................................................7, 48

Ohio Paving & Contracting............................... 36

Charles Svec Inc...................................................... 38

Pete & Pete Container Service..........................51

Chuck-It Containers.................................................6

Precision Environmental Co.......................23, 42

Cleveland Chemical Pest

Premise Solutions ..................................................19

Control, Inc............................................................ 58

Pro Quality Finish LLC...........................................16

Cleveland Public Power...................................... 25

S.A. Comunale Company............................44, 53

Columbia Building Products............................44

Siegel Jennings .........................................................9

Cunningham Paving Inc.....................................46

SMPS Northern Ohio............................................ 59

Dimit Architects.......................................................11

Snow Bros Appliance, Inc................................... 32

Diversified Piping & Mechanical Inc............. 57

Southside Contracting LLC................................16

Driven 4 Group.........................................................12

Southwest Companies.........................................16

Duffy & Duffy Cost

Superior Floor Coatings.........................................4

Segregation Services....................................... 37

T.H. Martin, Inc............................................................7

EA Group.....................................................................41

Thomas Brick Company, The............................ 53

Frantz Ward LLP...................................................... 39

Thompson Hine LLC..............................................11

Fresh Morning LLC................................................ 55

US Communications & Electric Co..................31

Hicks Roofing........................................................... 43

Wayfind Creative....................................................46

HOTT Associates Inc............................................. 34

Windsor Metal Roofing....................................... 29

Infinity Construction............................................44

Yerman & Young Painting, Inc......................... 37 Properties | August 2026

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