Northeast Ohio Properties, March 2023 by REjournals

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March 2023, Volume 77, Number 3

FEATURES info@propertiesmag.com www.propertiesmag.com

EDITOR-IN-CHIEF Mark Watt mwatt@propertiesmag.com 216.251.2655 OFFICE MANAGER Lisa Larissey llarissey@propertiesmag.com 440.429.6153

MEDIA CONSULTANTS Matt Lehnert mlehnert@propertiesmag.com 216.251.6753 Larry Overbey loverbey@propertiesmag.com 216.251.6649 OWNER Real Estate Publishing Corporation Jeff Johnson, CEO jeff.johnson@rejournals.com Cover photo: The Monroe, by Doug Bardwell

Photo by Mark Watt

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

Paving a Path Forward

Engaging Upgrade

Moving Up at The Monroe

Blending History with Hospitality

Special Section: Landscapes + Hardscapes

Contractors Assistance Association honors pioneers in minority construction participation SITE Centers unveils new look, cultural shift with renovated headquarters New apartment building delivers in-demand housing near Case Western Reserve University Vitamix honors past, introduces flexible gathering space with museum & event center 52 Cultivating Questions: Considerations when changing a property’s landscape design 54 Sustainability with Clay: Contemplate the grander environment with permeable clay pavers 60 Planting Callery Pear No Longer Permitted in Ohio: ODNR shares information regarding control of common tree variety, offers alternatives 62 NAIOP News: Well-Maintained Landscapes Lift Property Value 65 Surveying the Landscape: Davey Tree Expert Company shares trends, popular topics in 2023

Properties (ISSN 033-1287) is published monthly for architects, engineers, building owners and managers, general contractors, home builders, mortgage bankers, savings and loans, real estate agents, appraisers, servicers and suppliers in Northern Ohio by Properties, Inc., 8305 Chesterfield Ave., Parma, OH 44129-1813. Copyright © 2023 by Properties, Inc. All rights reserved. Reproduction or use, without written permission, of editorial or pictorial content is strictly prohibited. Periodicals postage paid in Cleveland, Ohio and additional offices. Subscription rates: one year $30, single copy $9, back issues $12 when available. Postmaster: send change of address notices to Properties, 8305 Chesterfield Ave., Parma, OH 44129-1813.

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PROPERTIES PEOPLE Highlighting notable industry events

Photos provided by SMPS Northeast Ohio

4 1 Sara Peters (THP), Tammy Polenz (THP), Aaron Hill (Bialosky Cleveland) and Hallie Crouch (Bialosky Cleveland) 2 Stephen Schmitz, Leslie Panfil, Allison Pacanovsky and Sarah Kaiser (The Austin Company) 3 Al Matheny, Wayne Schmidt, Dushan Bouchek, Jacob Walker, Brian Rice, Anthony Alexander, Kyle Matheny and Hannah Matheny (Onyx Creative) 4 Adam Matthews, Kenneth Neely, Jerry DeLiberato, Melanie Lewis and Donald Butchko (Bowen+)

SMPS NEO Rock n’ Bowl

The Northeast Ohio chapter of Society for Marketing Professional Services (SMPS) recently hosted its annual Rock n’ Bowl event at Spins Bowl Independence, raising over $3,000 for the ACE Mentor Program of Cleveland. A total of 24 teams competed, with Onyx Creative claiming top honors.

Vazquez-Normal, Dennis Roberts and ULI 2023 Emerging Trends 1 Jennifer Michelle Thomas (Cuyahoga County Land Bank)

The Urban Land Institute of Cleveland (ULI Cleveland) recently hosted an educational program at The Union Club in Cleveland, focused on 2023 Emerging Trends in Real Estate and featuring guest speaker Charles DiRocco (PwC). His presentation was followed by a local panel, moderated by Jack Newton (GBX Group).

2 Crissy Klein (EDGE Commercial Real Estate) and Steve Ross (CBRE) 3 Erin Ryan (Rycon Construction, Inc.), Tammy Polenz (THP LTD) and David M. Vovak, P.E. (ECS Midwest LLC) 4 Drew Sparacia, Kelly Hoy, Jack Newton, Antonin Robert, Seth Unger, Rachael Price, Gordon Short, CPA, Esq. and Sharon Knuth (GBX Group) 5 James Jaworski (Thompson Hine LLP), Ken Kalynchuk (Project Management Consultants LLC) and Nora Walsh (Project Management Consultants LLC) 6 Jack Newton (GBX Group) and Michael Smith (Green Harvest Capital LLC)

HBA Installation & Awards Recently, the Home Builders Association (HBA) of Greater Cleveland held its 79th Annual Installation & Awards Banquet to honor outstanding individuals in the new home building industry. More than 100 members and guests attended this year’s event, which was held at Tudor Arms Hotel in Cleveland.

1 2023 President Debra Branske (Third Federal Savings & Loan) 2 Past President Ryan Puzzitiello (Parkview Homes) swears in HBA President Debra Branske (Third Federal Savings & Loan), Vice President Darren Mancuso (Mancuso Homes) and Secretary Dan Smoulder (Petros Homes) 3 Crowd giving standing ovation for 2023 HBA President Debra Branske 4 Rob Myers (Myers Homes) and Roger Frisman (Revere Title Agency) 5 Dennis Reber (Apollo Supply) 6 Stacey Garner and Debra Branske (Third Federal Savings & Loan) Properties | March 2023

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Paving a Path Forward Contractors Assistance Association honors pioneers in minority construction participation By Rhonda Crowder | Photos by Alaina Battle

onsidering the racial and gender makeup of Greater Cleveland, in terms of minority participation, the construction industry has been underserved for over 100 years. At the same time, pioneers such as Robert P. Madison, Leroy Ozanne, Fred Perkins, Al Sanchez, Lonnie Coleman and Curtis Thompson Sr. have paved the way for African Americans, Hispanics and women to have a seat at the table, while honing their crafts and building sustainable businesses – some of which are now entering into a second or third generation. Unfortunately, many of the hurdles they had to overcome continue to exist. “Today, I am hopeful about facing some of the similar challenges my dad and the other pioneers experienced,” says Rhoni Thompson, president, R.L. Cole Enterprise. “My experiences look different. We have a culture that allows people to feel comfortable in expressing what is right and, more importantly, expecting what is right. In the past four years, I have had more conversations about having a more equitable and diverse project than any other time in my career.” Thompson says difficult challenges will always surface, but as the global culture continues to change systemically, so will the PAYING TRIBUTE During a Black History Month brunch last month, Contractors Assistance ecosystem which includes the Association paid homage to several local pioneers in minority construction participation. Here, construction industry. “The future Eddie Taylor (Taylor Oswald) remarks on honoree Lonnie Coleman (Coleman Spohn Corp.). looks positive; we just have to make it so,” she adds. Contractors Al Sanchez, Terri Sandu, “In addition, we wanted to focus on And that’s why the work of orga- John Todd and Mark Rivera worked contracting, employment and connizations like Contractors Assistance with Ozanne to establish CAA, in struction education just as CCAC and Association (CAA) remains relevant. addition to Glen Shumate who was Cleveland Hometown Plan did back in The mission of CAA, which was the day,” Ozanne says. formed in 2009 and affiliated with CAA’s predecessor, Construction Construction Employers Association Contractors Assistance Corporation (CEA), is to advance inclusion in (CCAC), led by the late James construction through education, H. Walker, was formed in 1969. employment and contracting opporIts membership consisted of sevtunities. CAA also works closely with eral storied names in Cleveland’s the Urban League and the Hispanic minority construction history, Chamber of Commerce as well as most including Ware Plumbing, Dunham of the region’s institutional owners. Construction, Seawright Rhoni Thompson Brothers “There was no multiracial construcConstruction, Burks Electric, Ozanne R.L. Cole Enterprise Construction and others. One of the tion organization with minorities and women as members and in leadership more significant activities of CCAC positions,” says Dominic Ozanne, CEO hired as the executive director. At the was the development of its construcof Ozanne Construction, the first presi- time, CEA, the majority union contrac- tion management training course, dent of CAA and immediate past chair tor association in Northern Ohio, only which later became the James H. of CEA. Walker/Turner School of Construction had two diverse members.

“We have a culture that allows people to feel comfortable in expressing what is right and, more importantly, expecting what is right... The future looks positive; we just have to make it so.”

www.propertiesmag.com 9

Management. It continues today on the campuses of Cuyahoga Community College (Metro) and Kent State University, and throughout the U.S. The Cleveland Construction Equal Opportunity Plan (“The Hometown Plan”) was a 1970s-era program among unions, community organizations and the City of Cleveland to assist with job placement for minorities. Despite gains at the community level as well in local and state legislation, the policies enacted to increase minority participation and procurement have been consistently challenged. For example, Cleveland’s Fannie Lewis Law took effect in 2004, requir- JOINING TOGETHER (From left) Linda Frazier, Natoya Walker Minor, Cuyahoga Councilwoman ing that City of Cleveland residents Merideth Turner and Nicole Ward gather at a CAA Black History Month tribute brunch, held in make up at least 20% of the workforce February at Aloft on the Lake in Cleveland. on all construction projects where there is a city contract exceeding $100,000. and support mentor-protégé and assis- neers and professional service providers. However, this law was overturned in 2019 tance programs. The organization recently elected its by the Ohio Supreme Court, notwithThe goal is to grow competitive, newest slate of officers, including Adrian standing its widespread acceptance and union-affiliated minority and female Maldonado, president; Fatima Ware, successful economic impact. construction companies, promote vice president; Heather Baines, treasurer It took nearly 40 years for the State construction education and pre-appren- and Rhoni Thompson, secretary. of Ohio to reach its 15% purchase goal, ticeship training for young people, Maldonado, president of Adrian with over 21% of the State of Ohio especially Cleveland Metropolitan Maldonado & Associates, has been in spending with MBEs in 2020, under School District students, and promote business for over 15 years and a member Governor John Kasich’s administration employment goals as well as targeted of CAA for about five years. He believes According to Ozanne, the purpose hiring programs to provide career minority contractors need support as of the current CAA is to create, within opportunities for Cleveland residents, well as patience to be successful. CEA, an organization consisting of the minorities and women. “We need patience from these bigger owners of majority, minority and female Currently, CAA has 65 members, firms that talk about diversity and look firms that would collaborate to develop including architects, contractors, engi- for partners,” he says. “Having the right partners is important.” The development of those relationships and partnerships often begins at CAA. Thompson believes the work her dad and others have done hasn’t been in vain. “A lot of people feel like there’s been a lot of injustice and want to see change,” she says. “I think the problems are now solvable.” During a Black History Month tribute brunch last month, CAA paid homage to the above-mentioned pioneers, living legends among minority contractors. “Those men faced a lot of adversity yet never fell short of putting in a lot of work so that contractors like myself and others can participate in this industry. They deserve to be honored,” says Fatima Ware, CEO of WTD Mechanical. P For more info on Contractors Assistance Association, visit www.contractorsassistance.org or contact Glen Shumate, executive director, by email at caa@ceacisp.org. 10

Properties | March 2023

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Engaging Upgrade SITE Centers unveils new look, cultural shift with renovated headquarters By Dan Holland | Photos by Mark Watt

ITE Centers Corp., a real estate investment firm with interests in more than 140 shopping centers across the U.S., recently unveiled a complete interior renovation of its corporate headquarters in Beachwood. The multimillion-dollar upgrade aims not only to provide an open, modern and comfortable workspace for its 200-plus employees, but also to reflect and support a deliberate evolutionary shift in the company’s culture.

SITE Centers operates out of two connected three-story office buildings at 3300 and 3400 Enterprise Pkwy., built in 1999 and 2004, respectively. A third connected building located to the rear, at 3333 Richmond Rd., is being leased out to office tenants. Plans call for the second and third floors of 3300 to house business tenants as well. The project, which consisted of a complete gutting and renovation of the interiors of the 3400 building and first floor of the 3300 building, with each floor plate consisting of approximately 15,000 square feet of space, reached completion in January. “Our company was evolving rapidly over the years, and our space needed to adapt with it, explains Joe Chura, SVP of property operations. “So, we only needed 12

two-thirds of what we had in these two buildings. We went from needing 90,000 square feet to 60,000.” SITE Centers brought in studioTECHNE, of Cleveland, as the design and architectural team in 2018. Summit Construction, of Akron, who won lowest, most qualified bid through a limited bid invite, was awarded a lump sum contract for the project. Demolition work began with the third floor of 3400 in January 2022.

New space, new identity

Early in the project, significant time was devoted to melding the design with the company’s new culture, which centers around its “Matters of FACT” principles – Fearless, Authentic, Curious and Thoughtful.

“It goes back to the origination of our new corporate values, because we had a leadership change in 2017 and our culture needed to evolve, and we needed our space to evolve with it,” explains Lori Parsons, VP of human resources. “We launched our core values and, at the same time, we launched this renovation project to support that change. The values came out of a desire to transform the culture to support a more open, transparent and authentic workplace.” “We spent those first few months figuring out who they are, how they want to work, and what things are most important to them; what they wanted the image of SITE Centers to be,” says Marco Ciccarelli, founding principal at studioTECHNE. “We spent a great deal of time around image, identity and the culture.” Properties | March 2023

Building relationships. Making an impact.

www.propertiesmag.com 13

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Kim Woodford 216.563.7240 LIVELY LOOK Behind the reception desk, a wood feature wall incorporates strips and sections of green petrified moss highlighting the SITE Centers logo.

“The goal was to right-size the facility to accommodate the population and projected growth of the company but also to align the quality and offering of spaces to support the culture and values of SITE Centers,” adds Kelly Stinson, associate principal at studioTECHNE.

Design + employee input

The architectural team took part in a series of SITE employee focus group meetings as a first step in the overall project. “We spent the first four months just doing discovery and working with SITE on understanding their ideas: what the current culture was and what they wanted it to become,” explains Ciccarelli. “We spent a lot of time with the employees and the leadership teams developing parameters around culture and core values. We didn’t put pen and paper to drawings until we were four or five months into the project.” “We had executive support, which was really important, but then we started planning right away with our teams,” adds Chura. “We got feedback from employees on sound, light and other concerns, so it was very much a grassroots planning process.”

Photo By Summit Construction

Congratulations ON YOUR NEW SPACE! We are extremely honored to have been a part of SITE Centers’ new headquarters, providing a full interior solution offering.

THANK YOU, SITE CENTERS TEAM!

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A walk through the refreshed offices

Falkbuilt Construction

Coming into the main lobby of 3300, visitors will note a dark wood feature wall with strips and sections of green petrified moss highlighting the SITE logo behind the reception desk. Directly opposite is a wall element composed of wood pegs arranged to represent each of the company’s nationwide sites. Properties | March 2023

ENCOURAGING CONNECTION Kitchenette/dining areas and a variety of casual gathering spaces are situated throughout the headquarters, fostering informal interactions between associates.

The north half of the floor contains the IT department, which includes a server room, conference room and open collaboration spaces. The south half houses the HR department with its own conference room, a hotel/team room, wellness room, electrical and mechanical rooms and restrooms. Also located on the south portion of the building is The Main Hub, a bright and colorful gathering area that serves the entire headquarters and is immediately accessible via an entrance corridor from the neighboring 3400 building. The Main Hub offers a kitchenette area, a micro-market offering healthy breakfast and lunch options, and a variety of seating. Wood slat framing

extends from counter height to ceiling to demarcate the space. Adjacent to The Main Hub is a main conference room called Homebase with sliding glass doors along one wall that can be opened up to accommodate large groups. “We struggled over the name of the new conference room,” says Chris Reville, director of construction and development for SITE. “We didn’t want to call it the ‘board room,’ because we didn’t want it to seem like you couldn’t use it if you’re not an executive.” “It was all about everyone having the same access to the amenities and spaces and feeling that they’re part of the company and part of the team,” adds Ciccarelli.

“We wanted our employees to understand that we were not taking any amenities away from them,” says Kurt Pettit, VP of corporate branding. “The Main Hub and Homebase areas were always designed to be an expansion that would include collaborative spaces, accessibility to coffee and upgrading from vending to a micro-market with food choices.” Homebase and other conference rooms throughout the facility feature a linear white window film of randomized striations that mimic the pattern of dark wood wall features found in the lobbies and main corridors of both buildings. From The Main Hub, an exterior door leads to a stamped concrete courtyard sit-

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PIECE BY PIECE Falkbuilt interior construction products were a major component of the project, including sliding and conventional doors (top), glass walls (middle) and woodlook demountable partition walls (middle).

Photo by Megan Smith

uated between the two buildings that will contain a pergola and outdoor furniture. Inside the 3400 building next door, offices for more than 20 individual departments are situated across three similarly composed floorplates. Conference rooms, mini-hub/kitchenette spaces, hotel/team rooms, phone rooms and collaboration spaces are available at each level. Collaboration spaces throughout offer a variety of seating options with overhead linear lighting and felt-covered acoustic baffles above. Workstations, composed of low-rise cubicles with frosted glass panels along the top, are located near exterior windows, while offices generally sit near the center of each floor to maximize natural light for the majority of employees. “We wanted to increase the volumes of the floor plates, provide more daylight and open up sightlines,” says Ciccarelli. The open floor plans allow for additional workstations or offices to be added as needed. “The genesis of the design was really centered around company values, having the department adjacencies correct, and also allowing space for people to interact,” says Ciccarelli. “They have all of these team-building events and get-togethers, so we focused on adding spaces they needed to support those activities. We spent a lot of time studying how they were currently working and understanding their values and meld those elements together.” “There were no collaboration spaces, and departments were extremely isolated, making it difficult to foster a culture that embraced sharing of information,” adds Pettit. “One of things we kept in mind coming into the project was understanding that the way in which we were working would have to change in order for us to evolve: more collaboration spaces, fewer walls and more transparency both literally and figuratively.” Each floor is color-coded to represent one of the tones found within the company logo: red, magenta and purple. “In the former building, there was a lack of identity for the different floors, so a person coming to the building for the 16

Properties | March 2023

SEPARATING SPACES Conference rooms throughout the facility feature a linear white window film of randomized striations, which provides a degree of privacy while maintaining an intended sense of openness and transparency.

first time wouldn’t know which floor he or she was on because there was so much similarity in layout and in the finishes and color palettes,” says Stinson. “We made a conscious effort to create more identity for each floor.” Throughout the entire facility, drop ceilings were removed. To provide improved acoustic control, the newly exposed 12-foot-high ceilings incorporate K-13 sound dampening insulation, while sound

masking devices are strategically placed throughout each floor of the building.

Modular construction components

Falkbuilt interior construction products were a major component of the project, notes Lindsey Ray, LEED AP, vice president of interior construction with American Interiors. This included solid and glass demountable partition walls throughout the facility, writable

surfaces, sliding and conventional doors, custom millwork and countertops, prewired power and telescoping glass walls. The modular interior system provided numerous benefits, Ray notes, including speedy, efficient assembly. “[Using these systems] allowed us to save four or five weeks on the construction schedule,” Ray says. “They can be disassembled and reconfigured in the future as needed, which

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provides long-term flexibility for changes large or small.” “The advantage of [the Falkbuilt system] is that it expedites the schedule because it’s fabricated off site,” says Reville, “So, you can lay the whole floor carpet, prep it, install the [Falk] walls at the end and then install furniture.” “The sound mitigation for Falk walls is significantly more than conventional drywall as well,” adds Chura.

Building systems

Both RTUs at 3400 were replaced with high-efficiency units. VAVs and ductwork were more thoughtfully placed for maximum efficiency, according to Reville. Exterior walls contain spray-urethane foam insulation. Both FLEXIBLE FOR THE FUTURE Because of the modular interior construction system utilized buildings were topped with a white for the renovation, walls, doors and even entire glass-enclosed conference rooms could be TPO roofing membrane system. disassembled and reconfigured to accommodate future needs. Flooring consists of porcelain tile in construction manager, we were able SITE’s wellness and sustainability efforts lobbies, first-floor main corridors and restrooms, while carpet tile planks fill to manage all of that,” says Chura. and LEED pursuit. the office areas. Luxury vinyl tile lines “They were able to look ahead and Team effort know what to plan for. We do confloors in common gathering spaces. Collaboration and communication Much of the existing plumbing system struction as part of our business, so was kept intact, with new isolation valve we had a leg up on what to plan for were key elements in delivering a successful project. shut-offs and fixtures added throughout. looking ahead.” “The amount of discovery we were able Green + clean to do at the beginning of the project to Challenges The project is currently seeking LEED really understand who SITE is – that was Although the COVID-19 pandemic posed certain challenges, it also pro- Silver certification. “We made a lot of a part of the job that we loved most,” says vided the team with an empty building effort to not have our discarded materi- Stinson. “It completely informed the way to begin renovations. “We were looking als put in a landfill so that they could be in which we approached the project and at some fairly complicated construction repurposed by others,” explains Parsons. established the priorities we maintained throughout. The process was highly sequencing in having everyone on collaborative all the way through.” site and being able to clear out a “Collaboration was the key,” adds whole floor, renovate that area and Reville. “We spent a lot of time even then bring people back in,” explains working with the contractor on pricCiccarelli. “But the pandemic ing and the architect on the design. allowed us to move everything out We made some suggestions, they made of 3400, do all the work and slowly some suggestions, and it worked out bring people back. I don’t think we very well.” could have done that otherwise.” “It was an all-around good expeRenovations took approximately Kurt Pettit rience,” says Labbe. “Everyone was three months per floor, says Clayton SITE Centers communicating openly when we Labbe, project superintendent for would have weekly meetings. A lot of Summit Construction. “We started with the top floor, and as we finished each “And then creating a space that uses good things came out of that. We’re all floor, we were able to slowly bring people more sustainable materials and conserves very happy with the outcome.” energy and water.” “There were some stressful moments, into those finished floors,” he explains. Green features incorporated into and I think it was driven by the fact that Items such as audiovisual equipment for conference rooms, fire alarm panels the design include low-flow plumbing, the stakes were so high in getting it just and glazing all had delivery delays, automatic faucets, HVAC controls, dim- right,” adds Chura. “But this team pulled according to Reville. Despite this, the mable lighting controls, all-LED lights, together and we got through it. We all team was able to hold to the original daylight harvesting and enhanced plug had problem-solving at the front of our loading. In addition, all offices and minds in getting the right solution and construction schedule timeline. “Between Summit Construction workstations are outfitted with motor- end product as our goal, and it all worked and Chris Reville’s efforts as our ized adjustable height desks as part of out very well.” P

“[We understood] that the way in which we were working would have to change in order for us to evolve: more collaboration spaces, fewer walls and more transparency both literally and figuratively.”

Properties | March 2023

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Moving Up at The Monroe New apartment building delivers in-demand housing near Case Western Reserve University By Doug Bardwell | Photos by Doug Bardwell & Harry Dempsey (auto:haus Image)

he Monroe could be called the trifecta of apartment development success. With 80 apartments located at 1862 E. 123rd St. in Cleveland’s Little Italy neighborhood, the developers first found a large enough parcel in this densely populated area, found a site that was essentially ready for construction, and then managed to lease the entire project before it was even completed. Projects like this don’t come often, but Michael Panzica, owner of M. Panzica Development, and Brad Nosan, owner of City Six Development, were eager to joint venture again after successfully completing the Baricelli apartment project, less than a mile away on Cornell Road.

Faucets + fixtures

For decades, this location was home to Woodhill Supply, a distributor of all types of plumbing supplies and fixtures. In 2010, they moved their business to South Marginal Drive at East 55th Street. The old location then sat vacant as they waited for a good offer. Early on, a developer showed interest in the property, hoping to create a six-story apartment building. Prolonged 20

legal objections by a nearby resident stymied the project. After being empty for five years, the building caught fire in 2015, rendering

“This was always intended to be a mid-market product, something more affordable than some of the other options in the market area.” Brad Nosan City Six Development it unusable. It was then demolished in 2016. In 2019, University Circle Inc. (UCI) realized the property’s desirability and

acquired the large parcel, spanning from East 123rd on the east to Coltman Road on the west. Working with the Little Italy Redevelopment Corp., UCI put out an RFP in the fall of 2020.

Apartments + single-family homes

The RFP indicated a preference for both single-family homes as well as multi-family. “We had worked very collaboratively with Little Italy before, and with the perceived success of Baricelli, we decided to make a proposal for this site,” explains Panzica. “They were looking for a mixed-use site, with multi-family and single-family townhomes,” says Nosan. “Our original proposal contemplated 110 apartments in a five-story building and nine townProperties | March 2023

Thrilled with another successful collaboration

Photo by Doug Bardwell

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SPRINGING FORWARD Soon, residents will be able to plant their own community gardens in a large grassy area to the south of the building.

homes along Coltman. They were looking for some ‘for-sale’ product on the site, so we partnered with Knez Homes.” “Working with the architects, that was a big part of the master plan process for this site,” continues Nosan, “trying to find the proper mix of apartment and single-family that worked financially.” In meetings with the community, it became evident that they wanted a less imposing structure and more ‘for sale’ homes. “We eventually ended up doing a complete bifurcation of the property,” says Panzica. The Monroe took the largest parcel in the northeast corner for the apartments. The remaining portion along East 123rd Street will be four multiple-story townhomes, and the entire frontage along Coltman Road will have 13 more townhomes. “Working with the Geis Companies’ Brandon Kline and Brian Jarzenski, architect with GDOT Design, plans were put out to bid in June 2021,” recalls Brandon Moore, project manager with Geis Construction. “At the time, prices were extremely volatile, and it seemed like we were revising estimates daily. In all, we ended up working with 46 different subcontractors.” During the development process, the team recognized that Bluewater Capital Partners had a shared vision for the project and brought them into their general partnership. After the groundbreaking in August of 2021, but before the property formally

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Photo by Doug Bardwell

BUILDING A BLEND The primary element on the front elevation of The Monroe is a lightly textured red Cedarville modular brick. Segments of the upper floors also feature a Rich Espresso plank-style Hardie Board lap siding, while at the corners and around the front entrance is white, splitface CMU.

transferred title, there was a two-month delay while the City resolved some technicalities regarding the title transfer. Fortunately, the problem was resolved in early October 2021, and the partners obtained possession of the property by mid-month. The City enabled them to have a year-long lane closure on both East 123rd and Coltman as they made tie-ins to the utilities and sewers. The only environmental issue was a slightly delayed issuance of the Ohio Department of Health certificate for the amenity area’s splash pad and wading pool.

The team was shooting for a completion date of January 1, 2023. “Even before our conversations with Case Western, we thought there would be some grad students or medical students looking for housing for the spring semester, which started in mid-January,” explains Panzica. “This was always intended to be a mid-market product, something more affordable than some of the other options in the market area,” states Nosan. According to Panzica, while this was never built with the intent of being student housing, as luck would have

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it, there was a need, and they had the product. Case Western Reserve University was underbuilt on campus, so the university leased all the suites for the following three semesters to house some upper-class and grad students.

Constructing the project

The 80,000-square-foot building’s main entrance faces East 123rd, while the parking entrance faces south. Surrounding the building are 80 parking spaces, some on permeable pavers. The concrete foundation is slabon-grade, while the entire building is wood-framed. Recalling the winter of 2021-2022, Moore mentions the effects of the cold and the snow. They got hit in December as they were preparing to pour the slab. With a vapor barrier to go under the slab and some underground heating cables, they kept waiting for it to warm up and dry out. “We probably lost two months there because of the weather,” recalls Moore. That delay affected the Amish framing crew that initially planned to do the project. By the time the slab was finished in March 2022, that crew had Properties | March 2023

DOWN TO DETAILS Flooring throughout the completed project varies, from stained, polished concrete in the entrance lobby (top) and carpeting in residential corridors (middle) to patterned LVT in the mail room (bottom)

Photo by Doug Bardwell

already accepted other work and wasn’t available. Moore and his team scrambled and secured another crew so that by May 2022, the building was topped out. The primary element on the front elevation of The Monroe is a lightly textured red Cedarville modular brick. Segments of the upper floors also feature a Rich Espresso plankstyle Hardie Board lap siding. At the corners and around the front entrance is white, splitface CMU. Most units feature black aluminumrailed Juliet balconies.

Touring the interior

Photo by Doug Bardwell

Photo by Harry Dempsey

Entering the building from East 123rd, a vestibule opens to a bright lobby with gray walls, white trim and a stained, polished concrete floor. A row of pendant glass globe fixtures provides plenty of light. To the left is a small conference room with a table and four chairs. Across the hallway is the popular fitness room, amply supplied with cardio machines, weights and other equipment. Behind the elevator are the mailroom and package rooms. Many residents will likely spend significant time in the community room. A regulation-sized pool table looks out over the patio area. A large parsons table has four high stools and sits in front of a food serving area, complete with large sink, microwave and full-sized refrigerator. Across from the table are a comfortable sofa and two easy chairs for flat-screen TV or movie viewing. On the opposite side of the central corridor is another seating area with an extended banquette-style cushioned seating area, three moveable tables and additional chairs. Three large pendant fixtures in front of a wood-paneled back wall make this a bright place to do homework or grab a snack. Next to this space, and right inside the door to the main parking area or community garden, is a dog washing www.propertiesmag.com 23

Congratulations to M. Panzica Development & Geis Companies/GDOT Design. Mullin Bros. is proud to have provided finished carpentry & painting at The Monroe.

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GREEN GOALS The building has been built to Green Building Standards, certifying environmentally responsible design, construction and operation. For instance, lighting throughout is LED, and motion controls monitor first-floor secondary spaces.

area with stainless steel sink and grooming platform. Getting people out of their rooms was essential to the development team, so there are multiple areas on the first floor to relax or meet up with neighbors. One of the biggest pleasant surprises for project partners was the view of the

“Even before our conversations with Case Western, we thought there would be some grad students or medical students looking for housing for the spring semester, which started in mid-January.” Michael Panzica M. Panzica Development downtown skyline for those on the third and fourth floors. With the orientation of the building, most residents on the northwest side enjoy expansive views of the city’s high-rises. The building has been built to Green Building Standards. All apartments are served by individual VTAC units for comfort control, while a rooftop unit serves all the common area needs. Properties | March 2023

Photo by Harry Dempsey

AMENITIES FOR ALL Many residents will likely spend significant time in the community room, which features a regulation-sized pool table, a parsons table with four high stools, a food serving area and comfortable seating.

Lighting is all LED, and motion controls monitor the first-floor secondary spaces. As of early February, the only unoccupied suite was Apartment 415. Listed as a studio apartment, the unit feels spacious, and a view of the Cleveland Skyline is perfectly centered in the glass patio doors leading to the balcony. A spacious kitchen opens to the living room and features granite tops on the

kitchen cabinets and peninsula with overhang for high-top stools. A large stainless-steel sink with garbage disposal is equipped with a gooseneck faucet. Fullsized Frigidaire electric appliances are all stainless steel, including a double-door refrigerator with a water/ice dispenser, built-in microwave and stove/oven. Recessed can lighting in the ceiling provides abundant general illumination

for working in the kitchen. In contrast, an additional row of pendant fixtures over the peninsula provides different feature lighting for dining or studying. The living areas use cedar-toned plank-style luxury vinyl tile, while the bedroom and large walk-in closet include a multi-toned gray plush carpet. The bright, white bathroom provides a wide vanity with a cultured marble

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LIVING WELL Units throughout the building are bright and open, featuring spacious kitchen areas with granite tops, large sinks with gooseneck faucets and stainless steel appliances.

top and seamless concave sink. The full-size tub has a large showerhead and oversized white ceramic-tiled walls in a horizontal brick pattern. Millwork features solid raised panel doors with wide flat casings and four-inch-tall white wood base. This particular suite also provides a separate study nook/office space/hobby space with a full closet as you walk into the suite. “We really wanted to provide a very heavily amenitized building at an affordable price point, so the majority [of units] are one-bedroom or studio apartments,” reasons Panzica, “but they are generally smaller in size to accommodate a wider range of affordability.” A few two-bedroom units are found at the corners of the building.

A breath of fresh air

In a large grassy area to the south of the building, Nosan pointed out four large metal frames that await the coming of spring, where residents can begin planting their own community gardens. A large dog park is planned for the far southwestern corner of the project. The original plan provided for a community playground at the southwest corner. Still, 26

after repeated community meetings, the residents said they’d prefer a large dog park instead of yet another playground. “The project’s north side includes a public pedestrian thoroughfare through a sculpture park, connecting East 123rd to Coltman,” says Nosan. “We are working with our neighbor, The Sculpture Center, to curate a col-

“It was a long community engagement process led by UCI and Little Italy Redevelopment Corporation, which ultimately led to a project the community was happy with.”

A tall black ornamental fence along the north side lines the perimeter of the spacious amenity area for The Monroe residents. A concrete patio extends from the building lobby with seating and outdoor grilling potential. “Unique in the residential marketplace, and as an homage to the neighborhood, will be an outdoor bocce court for residents,” states Panzica. “I can’t think of another multifamily project with a bocce court.” A splash pad and wading pool for the younger set will add more exciting opportunities during warmer months, added Nosan.

Worth the wait

“It was a long community engageBrad Nosan ment process led by UCI and Little City Six Development Italy Redevelopment Corporation,” recalls Nosan, “which ultimately led to lection of their sculptures to display a project the community was happy with. on pads we’ve already placed along the It took a lot of preparation, with three or sidewalk. Over time, they’ll be able to four meetings, but those were important.” rotate their art exhibits.” Reflecting, Panzica agrees, “This was The concrete sidewalks twist and an underutilized site that sat vacant wind their way between the buildings, for a number of years, which led to amongst the sculptures connecting the unsavory activities, so thanks to the parking area behind The Monroe with neighborhood development groups, we the public streets on both the east and were glad to be able to bring it back west sides. with a new life.” P Properties | March 2023

Congratulations and thank you to everyone who was part of the team at THE MONROE

Congratulations, M. Panzica Development and Team We are proud to be a partner on The Monroe project.

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LEGAL PERSPECTIVES Navigating property laws & regulations

Don’t Crush Your Own Claim

ften overlooked, notice requirements in construction contracts often play a much larger role than most unsuspecting parties would assume. Although, mostly innocuous in the terms themselves, the devil lies in the details. A complete understanding of the notice requirements in your contract is imperative to avoid grounding your own claim before it has a chance to take off.

MICHAEL J. FRANTZ, JR.

Notice requirements can be clearly called out in their own separate provisions or can be inconspicuously placed in the text of other provisions, typically the claims and change order provisions in construction contracts. Construction industry form documents all have their own way of dealing with notice requirements as they relate to claims and disputes on a project. For instance, the American Institute of Architects (AIA) documents contain numerous provisions relating to the timing and content of notices, and separately call out the time within which notice must be provided – in most instances requiring that notices of claims be given to the other party within 21 days of the claimant becoming aware of the issue giving rise to a claim. Also, AIA documents provide additional con-

ditions precedent, including, among other things, mediation, that a claimant must satisfy prior to advancing a claim to a final decision-maker, whether it be arbitration or litigation. The ConsensusDocs on the other hand more fully incorporate notice requirements into the claims provisions and typically require that a claimant provide notice of a claim for compensation or time within 14 days of the event giving rise to the claim. A claimant under the ConsensusDocs is then required to provide supplemental information related to the claim – detailed cost and time backup – within 21 days. Finally, like the AIA documents, the Engineers Joint Contract Documents Committee (EJCDC) more specifically calls out notice requirements, requiring claimants to provide notice “promptly”

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but no later than 30 days after the event giving rise to the dispute. The EJCDC documents also provide more structured time requirements for prosecuting a dispute in the event one arises. Specific notice and claims requirements obviously are not limited to the industry form documents. More customized contracts often contain specific provisions that require precise compliance with notice requirements; specify fatal consequences for failing to follow the such provisions; and eliminate a party’s ability to waive the notice requirements – all of which can leave a claimant with little relief if they fail to provide notice as required by the contract.

A two-way street

A common misconception is that the notice provision affects one party – the contractor – more than the other. While notice provisions can be drafted to disproportionately affect one party over another, generally the provisions are intended to affect both parties equally. Accordingly, if an owner is faced with the prospect of pursuing a claim, it is well advised to pay close attention to its contractual notice obligations.

Don’t risk waiver

The failure to follow the contract requirements for providing notice of a claim can have devastating consequences on the claimant’s ability to pursue the claim. Indeed, the law in Ohio, like most other states, is fairly well settled – courts apply clear and unambiguous contract provisions without regard to the equities and hardships involved. The seminal case in Ohio is Dugan & Meyers Construction Co., Inc., v. Ohio Department of Administrative Services. There, the Ohio Supreme Court held that a contractor’s failure to follow the contractual notice requirements for a multimillion-dollar claim resulted in the absolute waiver of that claim. The court’s holding in Dugan & Meyers is particularly poignant because it highlights the harshness of the rule. There, the evidence clearly established that the owner knew about the claims and caused the delays, giving rise to the contractor’s claims. Even still, the court determined that contractor’s failure to follow the notice requirements in the contract was fatal to its multimillion-dollar claim.

The court’s holding in Dugan & Meyers has been repeatedly reaffirmed over the years, leaving little doubt about how an Ohio court will view a party’s failure to follow contract requirements. It is important to note that strict compliance with contractual notice requirements is not an Ohio-specific con-

The law in Ohio, like most other states, is fairly well settled – courts apply clear and unambiguous [construction] contract provisions without regard to the equities and hardships involved. cept. Many cases throughout the country, have ended with a claimant out of luck, simply because they did not follow the notice requirements of the contract. While these results may appear manifestly unjust, the courts have determined that they are “powerless to save a competent person from the effects of his own voluntary agreement” (Dugan & Meyers). So, the answer to the question – how can a party avoid crushing their own

claim? – is actually pretty simple: follow the contract! Strict compliance with each of the notice and reporting requirements in the contract is the only way for a party to ensure they will not suffer a manifestly unjust result. Take note of whether the contract contains different notice requirements for time adjustments as opposed to cost adjustment, and whether there are supplementation requirements after initial notice has been provided. Use tools to track potential claims and the requisite notice obligations during the course of the project. Of course, all of this requires that you thoroughly understand your contract and each specific notice requirement at the outset of the project. While strict compliance during the course of the project may seem difficult, it will be far less difficult than trying to explain to your contracting partner, or a court, why you should be excused from following the rules of the game. P Michael J. Frantz, Jr. (mjfrantzjr@frantzward. com) is an attorney in the Construction Group at Frantz Ward LLP in Cleveland. For more information, please visit FrantzWard.com.

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ACAR CORNER Issues in the real estate industry

7 Mistakes That Can Sink Investors’ Rental Profits

eal estate has repeatedly proven to be a smart investment for those looking to generate long-term wealth. As mortgage rates continue to decline, investors have a prime opportunity to purchase a rental property to earn extra income while building equity.

AKIL HAMEED

However, many fail to realize the complexities involved in managing properties effectively and efficiently. That’s why residential property managers must know how to prevent these seven common mistakes to protect their clients’ bottom line.

1. Inadequately screening tenants

It’s important to screen potential clients thoroughly to ensure they have a good financial history and are able to pay rent on time. Failure to do so can result in lost income from unpaid rent and the costs associated with eviction. Inadequate tenant screening comes with other financial implications as well, including expensive repairs, increased insurance premiums and decreased property value. When you take the time to find high-quality tenants, your leases will be much more profitable in the long run.

2. Ignoring property maintenance

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and inspections, and proactively handling any other property maintenance that may be needed. Additionally, property managers can help housing providers identify opportunities for cost savings and increased profitability by finding more efficient ways to maintain the premises.

3. Failing to prepare for repair costs

When owners do not budget finances correctly and do not have sufficient funds set aside to cover maintenance and repair costs, it can sink property profits. To avoid costly surprises and frustrated tenants, property managers should ensure housing providers are fully aware of the fixed and unexpected expenses that come with maintaining a rental property. To determine how much money to allocate, rental property owners can follow the 1% rule – reserving 1% of the total property value for maintenance expenses.

Failing to address repairs and maintenance issues can lead to damage that decreases property value. Property managers can help ensure the building remains in good condition by coordinating repairs, arranging for regular cleaning

When rental prices are too low, housing providers will not be able to cover their expenses and earn a profit. On

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4. Setting the wrong rental price

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the other hand, setting rent prices too high can make the property difficult to rent out and lead to longer vacancy periods. To circumvent these issues, property managers must help investors research the local market and set a competitive rent price to maximize profits. Property managers can also help maintain consistent cash flow by adjusting rents as needed and ensuring that rent payments are collected on time.

5. Inadequate property insurance

Sufficient insurance coverage can protect rental properties in case of accidents, natural disasters and other losses. Insurance can cover risks including malicious or intentional damage to the property by the tenant or their guests, loss of income if a tenant defaults on rent payments, and liability for a claim against you by a tenant. Forgoing comprehensive landlord insurance can result in significant financial impacts, where owners may be forced to pay out of pocket. Property managers should encourage landlords to review their insurance coverage and consider adding policies that might make sense for their property, such as protections for rent loss, earthquakes and flooding.

as the cost of marketing the property to attract potential tenants. Property managers should work with landlords to make any necessary repairs or upgrades to the property to make it more appealing to prospective tenants. By helping landlords plan for vacancies, property managers can help ensure that unoccupied units are filled quickly and their income remains stable. Property managers can provide valuable assistance to housing providers by helping them manage their rental

properties responsibly to avoid common financial mistakes. With their expertise and guidance, property managers help landlords save time and effort to maximize the profitability of the property. P Akil Hameed (FASS Management & Real Estate Svc.) is 2023 president of Akron Cleveland Association of Realtors (ACAR). Article reprinted with permission from NAR’s REALTOR Magazine. For more information, contact ACAR Communications Director Kelli Moss by phone at 216-525-4847 or email at kmoss@akronclevelandrealtors.com.

6. Neglecting customer service

Good customer service is essential for property managers because it helps to ensure that tenants are satisfied with the services they are receiving, which can help to maintain good tenant-landlord relations. When tenants are happy with their property manager, they are more likely to renew their lease, which minimizes vacancies, and provide positive reviews of the property, which can help attract new tenants. Additionally, good customer service means maintenance issues are resolved quickly and efficiently, which can prevent small problems from turning into larger, costly repairs. Establishing open communication lines reduces the risk of misinformation and sets clear expectations for tenants and property managers.

7. Failing to plan for vacancies

Despite the recent rise in rental property demand, property managers must plan for losses they incur from vacancies. It’s wise to set aside funds to cover the loss of rent during a vacancy as well

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FINANCIAL STRATEGIES Smart use of fiscal planning & action

OPM – Part II

ast month, we had the first part of our “double period” and discussed various types of loan structures that can be utilized by a real estate investor. This month, we are going to roll into the second part of this discussion and highlight various key terms associated with loans. There are two specific documents. The first is the mortgage, which pledges the real estate as collateral for the loan. Equally important is the promissory note (usually called the note), which is the document that contains the terms and conditions between the borrower and the lender. It memorializes the deal that both sides need to live with, so it’s important to understand some key components.

ALEC J. PACELLA

Loan amount

This is the amount of money the lender has provided. If funds are going to be held back from the full amount, the note will specify when and how the borrower will receive these additional funds.

Method of repayment

As discussed last month, there are all types of loans, including fully amortizing, partially amortizing, interest-only, participating, etc. This section of the note will

detail exactly how, when and under what conditions the loan will be repaid.

Interest rate

The contract interest rate will be clearly stated in the note, along with a description of any future adjustments to this rate. For example, if the loan is tied to an index, this section will clearly state the index, the specific timing associated with future adjustments and any margin or spread that will be applied over the specified index.

Term

The note will include the initial date of the loan and the maturity date, or when the outstanding loan balance must be repaid to the lender. Some loans have a term that matches the amortization period. For example, loans originated by a pension fund will often have a 15-year term that matches up with a 15-year

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What I C @ PVC MIDDLE MARKET STRONG Last month saw another value-oriented apartment property trade. 6384-6402 Ridge Rd. is an 18-unit complex located in Parma. It sold for $1,100,000 or $63,000 per unit. –AP

amortization period. However, most loans will have a term that is shorter than the amortization period. It may be amortized over 20 years but have a term, when the loan balance must be repaid, of five years.

Acceleration clause

This clause is always included in a note, as it gives the lender a strong position to force repayment. Under an acceleration clause, the lender has the right to declare the entire loan balance due in the event of default, which can be defined to include missing one or more mortgage payments, failing to keep the property maintained to building codes, failing to pay insurance premiums or property taxes, having a key loan metric such as debt service coverage ratio fall below a specified threshold, etc.

Because lenders have a direct interest in a property’s ability to generate income, they may use various mortgage covenants to specifically outline various controls. For example, a lender may have to approve leases that exceed a certain size threshold or consent to various repairs that exceed a certain dollar amount.

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Most loans will have a grace period that allows the borrower the opportunity to cure some of these defaults.

Prepayment provisions

A lender may want to protect the yield received on a specific loan by specifying a time period which the loan cannot be prepaid, often called a lockout period. Or the loan may be allowed to be repaid with an associated pre-payment penalty. Certain loan products, most notably CMBS loans, will include a variation such

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as defeasance and yield maintenance, which allows the borrower to repay the loan according to a fairly sophisticated formula that again results in the yield being protected.

Due on sale

This clause will require full repayment of the loan upon the sale of the underlying real estate collateral.

Escrow/reserve accounts

A lender may establish various accounts that are used to withhold

funds that are earmarked for specific events. The most common examples are escrow accounts for real estate taxes and property insurance premiums, as the lender will want to ensure that sufficient funds are available to pay these obligations when they become due. Reserve accounts go one step further and will withhold funds associated with a significant future expenditure. For example, if the roof on a large warehouse is anticipated to need replacement in a few years, the lender may require that the owner establish a reserve specifi-

cally to hold funds associated with this future replacement.

Property management & operation

Loan guarantees

Lenders may require additional security for the loan, beyond the value of the property, and a personal guarantee from the borrower is a common way to accomplish this. In the event a loan is personally guaranteed, the lender can require the borrower to pay any shortfall in the event of default or foreclosure. As a result, the security of the loan is beyond just the immediate real estate collateral and is extended to include other assets controlled by the borrower. A related concept is joint and several liability. If two or more borrowers are a party to a recourse loan, a joint and several loan guarantees the lender a right to recover the full amount of the deficiency from any of the borrowers, regardless of their ownership interest in the property.

Carveouts

Although not all loans contain guarantees/recourse, even non-resource loans will have some personal liability. These are commonly called carveouts and include full personal liability in certain events or circumstances. These circumstances include acts of fraud, misrepresentation, omission of facts or causing environmental damage to the property.

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Now that we have discussed the various forms a loan can take as well as the common terms and conditions they will contain, it’s time to get to some numbers. But that will have to wait until next month, when we head to the eighth and final period of the school day. 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. Properties | March 2023

BILLBOARD News about people, products, places & plans

AIA Akron Announces Design Awards Call for Entries

Photo by Roland Halbe Fotografie

he Akron chapter of American Institute of Architects recently announced details of the AIA Akron Design Awards program, which will take place on Friday, October 20 at The Akron Art Museum. The biannual event honors top design projects and recognizes area architects who have shaped communities with their creativity, imagination and innovation. Various awards categories for this year’s program include design, emerging professional, photography, maker and experiential graphics. All entries will be judged by a team of industry thought-leaders who will Akron Art Museum evaluate design achievement based on individual project programs, intent and requirements. All awards submissions, regardless of category, are to be submitted through AIA Akron’s online submissions portal (available via www.aia.org/akron), which will open on May 22, 2023. The submission deadline is July 1, 2023. For more information, contact AIA Akron’s Executive Director Jillian Tipton at jtipton@aiaakron.org.

City of Cleveland Renews DCA Maintenance Contract Cleveland City Council recently announced it has renewed its contract with Downtown Cleveland Alliance to manage, program and promote City of Cleveland-owned properties at North Coast Harbor. DCA has maintained the contract with the City of Cleveland since 2013. Its work in North Coast Harbor includes animating the space year-round with family-friendly pro-

gramming, assisting with special events and marketing/communications, while securing and maintaining the site with its Downtown Ambassadors program.

Hahn Loeser & Parks Names Construction Services Director Hahn Loeser & Parks LLP recently announced the promotion of Chad Van Arnam to a new firm role as director of construction services. Van Arnam, who has served as a senior project manager at Hahn Loeser since 2019, has

played a key role in the growth of the construction practice. Van Arnam partners with the firm’s attorneys and clients to execute construction project management and risk management procedures, and tackles complex project issues and challenges head-on across all construction segments and disciplines. He provides operational guidance and consultation in the oversight of projects from the pre-planning phase of budgeting, bidding and resource planning, through the construction and turnover phase.

Chad Van Arnam

Hahn Loeser’s Construction team is comprised of more than 40 experienced construction attorneys, providing counsel on nearly every area of law impacting the construction industry.

SMDK Names Hoelting-Van De Merwe as Principal Singerman, Mills, Desberg & Kauntz Co., L.P.A. recently announced that Jacqueline (“Jackie”) Hoelting-Van De Merwe has become a principal of the firm. She first joined the firm as a law clerk and “rose through the ranks,” becoming an associate and now a principal. Recently named a Rising Star for 2023 by Ohio Super Lawyers, Hoelting-Van De

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BILLBOARD News about people, products, places & plans on all aspects of purchasing, selling, leasing and financing of real estate.

SBM Appoints Five New Principals

Jackie Hoelting-Van De Merwe

Merwe received her B.S. in Business Administration, magna cum laude, from the University of Dayton in 2010, and earned her J.D. degree, summa cum laude, from Cleveland State University College of Law in 2013. Her practice focuses

Five associates of Scheeser Buckley Mayfield were recently appointed principals of the firm. Combined, they have over 55 years of experience at SBM, and have designed and managed projects for numerous health care, higher education, government and industrial jobs. Joe Cavanaugh, PE, CEM, principal/mechanical engineer, joined the firm in 2012 and has design experience on multiple HVAC retrofit projects addressing deferred maintenance needs.

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Properties | March 2023

BILLBOARD News about people, products, places & plans ects, designing specialized air handling units and exhaust, steam humidification, plumbing and fire protection systems. Sam Pavlik, PE, principal/ mechanical engineer, has managed the design of HVAC, plumbing and fire protection systems for numerous projects since joining the firm in 2013. This work includes several chiller replacements, air handling unit replacements and campus grid upgrades with project budgets as high as $5 million. Lastly, John Varga, PE, principal/mechanical-plumbing engineer, joined SBM’s plumbing department in 1999. He has performed calculations sizing water lines, sanitary lines, booster pumps,

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PVC, NAI Pleasant Valley Welcome New Leadership Pleasant Valley Corporation and NAI Pleasant Valley recently announced two additions to its leadership team. Kevin Ballish, RPA has joined as senior vice president of property management. He has 30 years of experience in real estate management, including property operations, tenant relations, capital projects and financial forecasting. He is currently chairman of BOMA Greater Cleveland. Marty Guastella, SHRMSCP, SPHR has joined as vice

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VANTAGE POINT Experts weigh in on industry issues

Office Market Faces Challenging Times

acancy. Negative Absorption. Remote. Hybrid. Like most large cities across the country, the Northeast Ohio office market has become all too familiar with these terms. As the world attempts to return to some type of normalcy following the COVID pandemic, empty office buildings are a reminder that the traditional workplace is very likely a thing of the past.

ROBERT “KIP” DANZINGER, ESQ.

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While many workers are slowly returning to their downtown desks, office space usage was still at roughly half of its prepandemic norm at the end of 2022. In fact, the Cleveland market gave back 606,389 square feet of office space in the fourth quarter of 2022, and the vacancy rate for office space in the region grew to 19.8%, up from 18.2% in the previous quarter (Cleveland Market Reports, Cleveland Office Market Report 4Q22). The vacancy rate in the Cleveland CBD was even higher at 21%. The predictions for 2023 don’t inspire much confidence that those empty offices will be filled anytime soon. Those hardest hit are older office buildings, many of which feature in a city’s skyline. Interestingly, as the demand for office space shrinks, the quest continues for high-quality spaces with desired amenities, such as fitness centers, onsite

restaurants, upgraded lobbies, lounge spaces and cafés. As a result, employers are downsizing their office footprint and investing in upgraded office space with employee-focused amenities. While this has worked in favor of Class A office space, Class B spaces are lagging behind, resulting in higher vacancy levels and lower rents. One solution offered by developers is the conversion of vacant office buildings to residential living and mixed-use spaces. For example, the vacancy rate in Cleveland’s CBD would have been higher if a significant amount of vacant office space hadn’t been removed from the market through conversion. Indeed, more than 1.4 million square feet of office space has been converted to residential and hotel use since 2020 (JLL: Cleveland Office Insight Q4 2022). A few of the

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Web: http:\\www.uscande.com most prominent buildings slated for such conversion are the Centennial and Rockefeller buildings. Other solutions being promoted by community leaders and developers include job creation grants, an office modernization loan fund and commercial tax abatements, all of which would be designed to encourage prospective office tenants to return to downtown locations. However, until such programs become a reality, vacancy in the downtown office market will likely continue its upward climb and, along with higher interest rates, may cause a significant decline in an asset’s value. Recently, counties across the state have issued Tax Year 2022 assessments from

Interestingly, as the demand for office space shrinks, the quest continues for high-quality spaces with desired amenities, such as fitness centers, onsite restaurants, upgraded lobbies, lounge spaces and cafés. which tax obligations are calculated. It is important to review an assessment to ensure that it reflects the realities of the office market. If over-assessed, Ohio law affords the taxpayer an opportunity to contest the assessment. To initiate the process, a formal written complaint must be filed with the county. The deadline to file the complaint is March 31, 2023. Once the complaint is filed, the local board of revision will schedule the complaint for a hearing, at which time evidence supporting the lower value can be submitted. Typically, an independent appraisal is the best form of evidence. Of importance, the Ohio Supreme Court has held in some circumstances that it is the unauthorized practice of law for a non-attorney to prepare and file a tax complaint. Therefore, prudence requires contacting an attorney prior to commencing the tax complaint process. P Robert “Kip” Danzinger, Esq. and Elizabeth Grooms Taylor, Esq. are tax attorneys with Sleggs, Danzinger & Gill Co., L.P.A. They can be reached at 216.771.8990 or email at rdanzinger@sdglegal.net or etaylor@sdglegal.net.

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Blending History with Hospitality Vitamix honors past, introduces flexible gathering space with museum & event center By Doug Bardwell | Photos by Doug Bardwell and Kevin Reeves

For the project, Richard L. Bowen + Associates created a new soaring entry area serving both a 3,500-square-foot museum space and a 2,600-square-foot event space. Construction was completed at the end of winter in 2022, and the official grand opening event was held in July 2022, with more than 600 people in attendance.

Planning the transformation

The Vitamix brand started scoping out the museum and the event space in 2020. Robin Dieterich, fifth-generation Barnard family member, historian and channel marketing coordinator for Vitamix, served as one of the project managers during design and construction. “The idea originated from the Barnard family’s vision to create a lasting legacy

for Vitamix and the family by renovating and repurposing its historic company buildings to create a versatile event center as well as a museum that pays tribute to the company’s history and creates inspiration for its future,” says Dieterich. “Throughout the construction process, our goal was to create a functional balance between the historic integrity and characteristics of the buildings while integrating a modern addition and design elements,” she adds.

Continuity of design

Vitamix has been working with Bowen as its architect for more than 10 years. Kyle Hulewat, director of design for Bowen, recalls that the initial conversations were very open. “They said, ‘Here are the programs – how do we fit

them in?’ That meant we first needed to figure out how to repurpose the buildings. We were also faced with an ADA challenge; the two buildings were on different levels. We did extensive modeling and 3D walkthroughs to make sure Vitamix was comfortable with the design and what they were getting.” “We competitively bid on the project in 2020,” says Dominic Ozanne, project manager for Ozanne Construction, “and began work in April 2021. We self-performed rough and finish carpentry and, as general contractor, we bid out all the other trades.” “One of the biggest challenges I faced from a project management standpoint was the border closures caused by the pandemic,” explains Dieterich. [She lives in Toronto, Canada.] “Due to this www.propertiesmag.com 43

Photo by Kevin Reeves

ocated at 8615 Usher Road in Olmsted Township, the gleaming world headquarters of Vitamix houses a small museum-like display of corporate timelines in its reception area. For the familyowned company’s 100th anniversary, it was only fitting to commemorate the centennial with an adaptive re-use of the historic first building constructed on the site – built by the founder’s son in a mere 30 days – and install a new museum in this location.

Photo by Doug Bardwell

SETTING THE STAGE The 70-foot-long lobby is large enough to be a multi-purpose area in its own right or to serve as a pre-function space.

issue, I oversaw most of the project remotely, and so, having great teams on the project and maintaining constant communication between Vitamix, Bowen, Ozanne and the History Factory was crucial to its success.” “The History Factory, from Washington, D.C., was brought in to help design the exhibits in the museum space,” says Diane Vargo, manager of trade marketing and events for Vitamix. “They specialize in helping companies and corporations pull together experiential elements, bringing history to life.” Ozanne completed the additions and renovations quickly. “We received our certificate of occupancy in January 2022,

allowing the History Factory to begin their display work,” recalls Ozanne.

First impressions

Being the first building you encounter after entering the drive from Usher Road, the building needed a presence befitting its role. With its soaring roofline, the addition to the south elevation directs visitors to the main entrance. The peak complements and mirrors the height of the log cabin to its right and the original corporate building to its left. “The challenge,” recalls Hulewat, “was that you have two very distinct buildings – one, a log cabin, and the other, a board and batten structure – that need

to have a piece that tied them together while still being able to let them stand on their own.” “And, they’ve done a really nice job of it,” states Vargo, “blending the two spaces with a beautiful modern element connecting them.” Upon entering, a backlit front element of the custom-built reception desk draws visitors to that area. From here, they will either enter the event center on their right or the museum to their left. The 70-foot-long lobby is large enough to be a multi-purpose area in its own right or to serve as a pre-function space. For sound absorption, the ceiling in the lobby is a felt linear baffle system, that wraps down the lobby west soffit,

CONGRATULATIONS to Vitamix on your new Museum & Event Center!

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Properties | March 2023

DYNAMIC DESIGN The meticulously curated museum showcases the history and evolution of the Vitamix brand over the past century with a variety of dynamic exhibits.

concealing the ductwork serving the space. The overhang outside the eastfacing glass curtain wall and main entry visually matches the interior linear system with an exterior metal linear soffit element system. Roofing over the new area is all standing seam metal roofing. Photo by Kevin Reeves

A second addition

Photo by Kevin Reeves

To the north of the lobby is a new, enlarged restroom area with showers, mechanical rooms and a large prep/ storage area. “We also tried to keep or repurpose as many original elements of the building as possible,” explains Dieterich. “For example, we repurposed a set of double doors removed from the log cabin building to create the entrance to the prep/storage space and worked with the History Factory team to incorporate historical imagery as the window film for the two doors to pay homage to the original building.” Now, instead of looking through the glass panes in the doors and seeing storage beyond, you can look through time to see production as it would have been back in the ‘70s. Flat roofing over a portion of this area is EPDM and supports a large rooftop HVAC unit that supplies the entire building.

A museum to house 100 years of achievement

Photo by Doug Bardwell

While Vitamix is synonymous with its iconic blenders, the actual first product sold by the company’s founder, William G. “Papa” Barnard, was the Polly Can Opener in 1921. His demonstrations showed a safer way to access the nutrition available in canned foods, making the 25-cent purchase a necessary utensil for meal preparers. It was not until the 1936-1937 Great Lakes Exposition in Cleveland that he was first introduced to a new product called the blender. Impressed with the city and the people of Cleveland, he moved his family from Illinois and in 1939 opened up a brick-and-mortar store in downtown Cleveland. There www.propertiesmag.com 45

Photo by Doug Bardwell

BACK INTO FOCUS Within one of the galleries, the design team recreated the actual set used for what would later come to be known as an “infomercial.” A video of the company’s first infomercial plays on a screen while all the elements of the original TV set are on display.

he sold a variety of health products, including the first Vitamix, marketing it as a way to produce “health cocktails.” Dieterich sees the museum experience as multi-layered – showcasing both the architecture and products through history. The museum space consists of four galleries, 12 inches higher than the lobby floor and the event space. “That was our initial challenge,” explains Hulewat, “trying to determine the most elegant and space-saving way to get ADA access to the upper level.” A ramp along the western wall solved the problem. “The museum is a chronological walk through time, both in style and in the storytelling of the history and growth of Vitamix,” notes Sara Eagin, senior curator at History Factory. “Galleries One and Two are held within the company’s first headquarters building that was constructed by Bill Barnard in 1948 when the family decided to transition the company back to a mail-order business and move it to Bill and Ruth’s 10-acre property in Olmsted Township,” says Dieterich. “Bill told Papa that he would build the entire building within 30 days if Papa 46

could run the business without him during construction. As promised, the 1,100-square-foot building was move-in ready, and they’ve been headquartered in Olmsted Township ever since.” “Within the Vitamix Museum, we made several architectural design decisions based on wanting to recreate the original structure of the 1948 headquarters building as much as possible. Firstly,

ceiling in Gallery Two shows the original plaster ceiling that would have been used throughout. In the remaining part, Ozanne opened everything up to expose the fire damage that happened during the original construction of the headquarters building in 1948. “When we typically retrofit a building, we try to leave everything better than we found it,” says Jim Balogh, project engineer for Ozanne Construction. “I found it inspiring that when we found some of the old charred wood ceiling framing, Vitamix was passionate about wanting them left exposed to recall that part of their history when a fire occurred in the building.” “We relocated one of the original ladders to this area as well so that Sara Eagin the original concrete counterweights History Factory would be more visible,” adds Dieterich. “Another small finishing detail in the we brought back the original knotty museum is that the History Factory pine paneling throughout Galleries team incorporated some leftover hisOne and Two.” toric knotty pine from the Barnard “We ended up opening up the ceilings Homestead and our historic company to create as much height as possible for building into the display structures in the exhibits,” recalls Hulewat. Gallery Two.” The ceiling in Gallery One is comGallery One reflects their history posed of the original ceiling joists and through 1936, while Gallery Two conattic decking boards. A portion of the centrates on 1937 through 1948.

“The museum is a chronological walk through time, both in style and in the storytelling of the history and growth of Vitamix.”

Properties | March 2023

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Photo by Doug Bardwell

PRESERVING THE PAST The log cabin which houses the Event Center was originally purchased from the Pioneer Log Cabin Company in July 1950, and it was the first expansion to the company’s headquarters. Today, the space has been extensively updated with new MEP and AV systems to accommodate modern needs while retaining its rustic aesthetic.

“Since the original building had a garage door, we incorporated a replica door created by Tim Franklin and Associates to be the entry between Galleries Two and Three,” explains Dieterich. “During construction, we also uncovered the original 1948 roofline, so we decided to highlight this feature by incorporating lighting and finishing the ‘exterior’ walls visible in Galleries Three and Four with board and batten siding to frame out the original building footprint within the complex. Galleries Three and Four are housed within the building expansion that was added in 1977. Gallery Three focuses on the years 1949 through 1999, highlighting the growth and diversification of the company in the post-WWII years. Within this area, they recreated the actual set used for what would later come to be known as an “infomercial.” A video of the company’s first infomercial plays on a screen while all the elements of the original TV set are on display. With a historic TV camera in place, it’s become a popular place for selfies. Gallery Four highlights progress to the present date, with the latest technologi48

cal achievements and the expansion into international and commercial endeavors. “Gallery Three is finished to embody the mid-late 20th century in flooring and wall color, while Gallery Four brings the aesthetic and branding up to the

Log Cabin Company by William G. “Bill” Barnard, Jr. in July 1950, and it was the first expansion to the company’s headquarters. Bill built the foundation as they trucked in the logs from Michigan. Over time, Vitamix used this building for warehousing, production and offices before becoming a storage and facilities shop. When the current team originally began envisioning the renovation of the event center, the going assumption was that the original wood roof would need to be removed and replaced. Diane Vargo “When we first looked at this space,” recalls Hulewat, “there was a drop ceilVitamix ing throughout the space, so we didn’t know what to expect.” 21st century, with clean white lines and Upon removing the drop ceiling, the branded red finishes,” Eagin explains. wonderfully preserved wood tongue and “The Vitamix Museum allows us to groove decking, intermediate wood suphonor and celebrate the company’s his- port members and wood trusses appeared tory while showcasing our continued to still be in great shape. “That was probably one of the coolest commitment to health and wellness, product quality and innovation, and the parts of this project,” adds Ozanne. “I distinctly recall walking with the CEO of local community,” Dieterich says. Vitamix, Jodi Berg, and asking her if she’d From first addition to event center be interested in saving the existing strucDieterich explains that the log cabin ture. Almost immediately, she said, ‘Yes.’”. The focus shifted quickly to preservwhich houses the Event Center was originally purchased from the Pioneer ing and refinishing the 2x wood trusses

“People are in awe, the fact that this is such a beautiful log cabin, and how we’ve been able to restore it. Feedback has been so positive. People love it.”

Properties | March 2023

Photo by Doug Bardwell

AWARDS of EXCELLENCE

REFLECTING THE FUTURE The entire east wall of the cabin was removed and replaced with a floor-to-roof glass wall, which allows the space to feel more open and light, while enhancing a visual connection with the modern headquarters building next door.

and wood roof decking to complement the coloration of the log walls below. New asphalt shingles were installed on a six-inch nail base roof insulation panel over a one-inch thick Thermacal insulation panel. New gutters and downspouts completed the reroofing project. New windows were installed throughout, and new glass double-door exits were added to the south and eastern walls. “Our biggest challenge,” says Balogh, “was getting roofing materials during the pandemic. All the foam insulation suppliers were shut down. It turned out to be another bonus – saving the existing structure – so we could continue work inside while we waited for the roofing to arrive.” New round ductwork was introduced at the top of the trusses, while all new electrical service and distribution updated the center for modern-day events. In a 90-foot by 30-foot space, there is plenty of flexibility when planning events. In place of one large A/V screen mounted from the ceiling, four wide, flat-screen monitors are mounted on casters and can be relocated to whatever configuration is used for the tables and chairs. Both tables and chairs are also equipped with casters for ease of setup. Suspended above, across the entire area, are speakers and Webex linear microphones so that people can talk

without leaving their tables, no matter where they are in the room. A few wing walls were removed from the space, and the entire east wall was removed and replaced with a floor-toroof glass wall. “The addition of the glass wall in the Event Center,” adds Dieterich, “allows the space to feel more open, and provides more natural light, while keeping the log cabin’s original ceiling and truss structure, along with the space’s rustic appeal.” “Not only that, we wanted that visual connection to the headquarters building,” mentions Hulewat. Electric roller shades from Motorized Solutions were installed to prevent glare and heat gain. The shades roll down into a slender box on the floor, complete with their triangular tops. Only minute guide strings are visible when the shades are retracted.

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Wrapping up the project, everyone had positive comments. “We did the headquarters project for Vitamix, along with probably five or six other smaller projects with them and we have a long-term relationship with Ozanne, so again, it was a great team effort,” states Hulewat. “This is probably the first and last log cabin we’ll ever renovate,” says Ozanne wistfully. “They just don’t build them

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Photo by Doug Bardwell

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COMPLEMENTARY ADDITION Situated just steps away from the company’s gleaming world headquarters facility, the Vitamix Museum and Event Center provides an enriched experience for visitors.

like this anymore. It was a great experience, and we really enjoyed working with Bowen and the Vitamix team, and hearing all the positive comments. That’s gratifying.” When asked what is most often heard as people start to visit the new space, Vargo doesn’t hesitate and replies, “Wow!” “People are in awe, the fact that this is such a beautiful log cabin, and how we’ve been able to restore it,” she adds. “Feedback has been so positive. People love it.” “Overall, the rest of the Barnard family and I are very pleased with the finished project,” concludes Dieterich. “It allows us to showcase our most historic buildings and breathe new life into them. The museum has become a valuable educational asset for the company, providing an immersive space to introduce new hires, partners and customers to our company and brand history. “Both Bowen and Ozanne understood the vision and did a wonderful job with the building’s design and implementation throughout the course of the project. Since our grand opening, we have had a lot of positive feedback and interest in both the Vitamix Museum and Event Center.” As one of only a few centenarian companies in the area, Vitamix continues today to innovate and foster healthy living, just as its founder did in the early 20th century. The museum now preserves that legacy for generations yet to come. P Properties | March 2023

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Landscapes + Hardscapes Cultivating Questions Considerations when changing a property’s landscape design Provided by the National Association of Landscape Professionals

our landscape can pay dividends when it comes to tenant retention, attracting clients and welcoming guests, in addition to increasing the value of your property. With such opportunities on the line, it is important to take time when planning for new landscaping or making changes to your existing landscaping so that your needs and expectations are met.

Here are a few things to consider: Is there anything that isn’t working with your current landscape design? Has the function of your property changed? Do you have problems with maintenance of your current plants and trees? Has the weather created problems or have there been issues of functionality? Give some thought to what hasn’t worked as well as you wanted and then look for solutions in your new design. Good landscape design will solve problems at your property, not add to them. Well-developed designs can block the sun, screen out the wind, help control run-off, provide interactive areas and attract clients and tenants.

Can you save some of the existing landscaping?

Whether you are building a new property or making changes at your existing one, it pays to think about whether you can save some of the existing landscape materials. Large trees offer shade and wind breaks, while cutting down on your energy use. Replacing large trees costs thousands of dollars. They also make a property look well established. Ask your landscape contractor if you can save trees and other plants or if it is possible to move them during renovation. Be sure to discuss how to protect them during the construction process.

Will your landscape design work in 10, 20 or 50 years?

When you are making the investment in your landscape design, it is important not only to think about what you want it to do now, but also in the future. Ask your contractor what the landscape will look like at maturity, how big the trees will get, 52

CONSIDERING GROWTH When investing in your landscape design, it is important not only to think about what you want it to do now, but also in the future. Ask your contractor how big the trees will get, and if everything will be the right scale at maturity.

and if everything will be the right scale at maturity. Understand the life cycle of your plants, shrubs and trees. You should have a plan to layer in new plants and

Understand the life cycle of your plants, shrubs and trees. You should have a plan to layer in new plants and trees so when the older ones hit their life expectancy, you have something to take their place. trees so when the older ones hit their life expectancy, you have something to take their place.

Are there plans for further development of your property?

If you think that you might expand your building or change the grounds in

the future, assess whether your current landscaping plan can adapt or whether you want to design it now with future changes in mind. Your contractor can help you plan for anticipated changes to your building so that you invest most appropriately in your landscape and in a way that it can grow with you. As you consider changes to your building, your landscape should not be an afterthought. Use your landscape professional as a trusted advisor so that you understand how to invest wisely in your landscape. Remember, your landscape is not a commodity; it is a living representation of your property and your brand. P The National Association of Landscape Professionals, Inc. (NALP) is an organization built by the collaboration of landscape and lawn care professionals from across the U.S. For more information, visit www.loveyourlandscape.org. Properties | March 2023

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Landscapes + Hardscapes

Sustainability with Clay Contemplate the grander environment with permeable clay pavers Story & images provided by The Belden Brick Company

ith landscape architects poised to lead a new era of infrastructure, the need for creating sustainable foundations is at the forefront of any new project, especially with alternative resources becoming more popular in lowering one’s environmental impact. Consumers are choosing ecofriendly materials such as stone, HempCrete, urbanite and recycled plastics. Another leading-edge product that has substantial environmental benefits is permeable clay brick pavers. Permeable clay paving systems have been gaining popularity because they help reestablish a more natural hydrologic balance and reduce stormwater runoff volume, trapping and slowly releasing precipitation into the ground instead of allowing it to flow into storm drains and out to receiving waters as effluent. Not only are they durable, aesthetically pleasing and low maintenance, but permeable clay pavers are a strategic component of sustainable design. Because they are drought-tolerant, clay pavers allow water and moisture to seep into the ground, which means more water is available for plants, and less water makes it into the storm drains. In addition to reducing the runoff 54

from the rain that falls on them, permeable clay paver systems can help filter out pollutants that contribute to water pollution, making them increasingly

Permeable clay paving systems have been gaining popularity because they help reestablish a more natural hydrologic balance and reduce stormwater runoff volume. popular among municipalities with aging wastewater systems and property owners looking for resourceful, beautiful ways to go green.

Landscape architects can use fired clay brick products to accommodate stormwater infiltration, traffic load, durability, maintenance and installation issues. Fired clay pavers serve as the wearing surface for the pavement. These are brick units fired in a kiln to develop the necessary strength, absorption and durability properties. The unit’s geometry and spacing creates necessary void space in the pavement to allow stormwater infiltration to the base and subbase. Due to their materials and process of manufacture, permeable clay pavers provide a robust and weather-resistant surface to the pavement. Pavers of 2-3/4 inch thickness will support heavy Properties | March 2023

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The keys to the success of permeable pavements are to insure proper design,

Because they are droughttolerant, clay pavers allow water and moisture to seep into the ground, which means more water is available for plants, and less water makes it into the storm drains materials, installation and maintenance. The engineered design must include traffic-bearing capacity and storm exposure provisions. In addition, the soil type on which the paving is to be built and the expanse of the paved area all come into play when analyzing the system’s requirements. This design must be performed by landscape architects or qualified engineers to identify the variables of

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drainage rates, base type and Permeable clay pavers bring depth, setting material, paver several advantages to the table, type and size, joint material from aesthetics to function; and edge restraints. While withstanding extreme weather, many of these systems look they are a healthy option for similar, the design is unique rural areas to prevent floodto each project. The proper ing and replenish groundwater. size and depth of the supportThey meet ADA standards ing base and subbase for the and qualify for additional pavers are determined in the LEED Certification categories design. This way, the base has of Sustainable Sites, Water sufficient strength to resist Efficiency, and Materials and traffic loading and adequate Resources, depending on the volume to act as a reservoir design strategies. to hold the stormwater until These are all great reasons it is absorbed or drained away to consider permeable clay from the surrounding soil. pavement for your next projFrom here, the stormwater LAYERED APPROACH The entire pavement section is designed and ect, but the most impressive will deplete over time to the constructed for structural stability with permeability. In this case, feature might be its sustainsurrounding area or can be pavers (A) are arranged with spaces between (B), which allow water able impact for residential and collected as raw water for irri- through a 2” setting bed (C), a 4” base (D) and 12” minimum subbase commercial purposes. As more (E) and finally to the sub grade below (F). gation or other needs. permeable clay paving systems The highly penetrable are constructed, and lessons aggregate that fills the joints learned are shared, the design various land use contexts. On residengives the pavement surface its perme- tial sites, they are suitable for driveways, and implementation of this technology ability rather than the paver. As the patios and walkways. In commercial and will continue to improve. P pavers are the first line of stormwater public areas, they serve as parking lots, flow, their installation must create a sidewalks, plazas, courtyards and walk- The Belden Brick Company is the largest familyminimum of 8% surface void area. In ways. They are also appropriate on city owned brick manufacturer in the United States. permeable pavements, spacer lugs on streets, parking lanes and other pave- For more information, visit www.beldenbrick. com or call 330-456-0031. clay pavers are larger to maintain a uni- ments subjected to vehicular traffic. form joint width of 1/4 inch or more. In contrast, pavements with a sand setting bed have sand-filled joints as narrow as Benjamin Little 1/16 inch, making them comparatively Field Technology Sales impermeable. Alternatively, the shape 330-607-6622 of the paver may allow water to pass The Experts in Design-Build-Operate Solutions BJL@bpohiovalley.com through openings formed by its edges or Proudly Serving PA, OH & WV within its body; the installation pattern in which the pavers are laid provides enough area for drainage. Clay pavers in these permeable paving systems should comply with ASTM C902 or ASTM C1272. Permeable clay pavers that comply with either ASTM standard can support light vehicular loads when properly installed. Mixed Reality

Applications

Permeable clay brick pavements are appropriate where traffic loads are not excessive and where reduction of runoff and improvement of water quality would be beneficial. They are applicable in

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Landscapes + Hardscapes Planting Callery Pear No Longer Permitted in Ohio ODNR shares information regarding control of common tree variety, offers alternatives Provided by Ohio Department of Natural Resources

t is now illegal to sell, grow or plant Callery pear (also known as Bradford pear) in Ohio because of its invasive qualities and likelihood to cause economic or environmental harm. There is no requirement for the removal of existing plants, but the Ohio Department of Natural Resources (ODNR) Division of Forestry encourages control and removal to benefit native forest ecosystems. “Callery pear often dominates young, regenerating forest areas and inhibits the growth and establishment of native plant species,” says Dan Balser, chief of the ODNR Division of Forestry. “Halting the further sale and intentional propagation of Callery pear will help reduce the further introduction of this environmentally harmful tree species.” Callery pear is an ornamental species native to regions of Asia. It was introduced to North America in the early 1900s for agricultural use. It quickly became a favorite in landscaping for its adaptability, flowering, fall color and rounded crown. Callery pear is most easily spotted in early spring, when it blooms with white flowers along highways, yards, fields and other disturbed sites. The rounded leaves are dark green with a shiny upper surface, and arranged alternately. The leaf margin is wavy and finely serrated. The white flowers are clustered with five petals, and blooms typically have a strong, unpleasant smell, often compared to rotting fish. Tiny, hard pears appear in the fall. The brown fruit is almost woody until frost softens it.

PLANT BAN Once a favorite choice for landscaping, Callery pear trees are no longer allowed to be sold, grown or planted in Ohio. The trees are most easily spotted in early spring, when they bloom with white flowers along highways, yards and fields.

After that, the fruits are eaten by birds who spread the seeds. The tree was also believed to be unable to reproduce by seed and bred to be sterile. However, many cultivars can cross-pollinate with each other and produce viable fruit. The most popular of those is the Callery pear, or ‘Bradford.’ Other common species

include ‘Cleveland Select,’ ‘Autumn Blaze,’ ‘Chanticleer’ and ‘Whitehouse.’ Depending on site conditions, Ohioans may consider using tree species native to the eastern United States with similar characteristics to the Callery pear. Some potential alternatives include: • Serviceberry (Amelanchier spp.) • Eastern redbud (Cercis canadensis) • Chokecherry (Prunus virginiana) • American plum (Prunus americana) • Flowering dogwood (Cornus florida) • Eastern hophornbeam (Ostrya virginiana) • American hornbeam (Carpinus caroliniana) • Yellowwood (Cladrastis kentukea) • Hawthorn (Crataegus spp.) • Blackgum (Nyssa sylvatica) P For more information, visit Ohio Department of Natural Resources online at www.ohiodnr.gov.

Properties | March 2023

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Landscapes + Hardscapes

NAIOP NEWS Commercial real estate happenings

Well-Maintained Landscapes Lift Property Value

ardscapes and landscapes play a significant role in real estate development by enhancing the value of property and providing a range of benefits to residents and property owners. For a Class A office building, a well-maintained landscape can create an inviting environment for tenants and visitors, enhancing the building’s image and increasing property values, while promoting sustainability and energy efficiency.

TOM CHAREK

One of the primary benefits is that they can increase the aesthetic appeal of a property, which can help to increase property values and attract potential buyers or renters. A property with a well-designed and maintained exterior is often more appealing to buyers, as it creates a positive first impression and a sense of pride and ownership.

Inviting impact

A commercial property’s landscaping is the first impression that tenants and visitors have of the building, and the quality of the outdoor experience

can make a big difference in creating a welcoming atmosphere. In a highly competitive real estate and job market, an attractive landscape and hardscape can set a Class A office building apart from the competition and help to attract top-level tenants and employees, who often seek out work environments that are appealing and well-maintained. Incorporating hardscape elements like walkways, plazas, outdoor seating areas and garden terraces can create additional space for tenants and visitors to relax and unwind. These

Properties | March 2023

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Natural benefits

Landscapes also provide a range of practical benefits. Plants, trees and shrubs can help to improve air quality, reduce noise pollution and provide shade and cooling effects, which can help to reduce energy costs. Additionally, landscaped areas can provide habitat for wildlife, such as birds and bees, which can help to support a more vibrant and diverse ecosystem.

Supporting sustainability

Hardscapes and landscapes can contribute to a sustainable and environmentally conscious property, which is becoming increasingly important to tenants, especially those who want to reduce their carbon footprint. A welldesigned and maintained landscape can incorporate practices that are environmentally responsible, like using native plants, irrigation systems that conserve water, and stormwater management that reduces runoff. An eco-friendly landscape can make tenants feel good about their contribution to sustainability, and it can also be a point of pride for owners of the property. For a commercial office property, a well-designed landscape can promote natural cooling and heating, which can reduce energy costs for the building. For example, strategically placed trees can provide shade during hot weather, reducing the need for air conditioning. Similarly, using low-water

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Landscaping and hardscapes can promote brand recognition for Class A office buildings. Incorporating welldesigned landscaping and hardscape elements that are unique to the building can help to create a distinctive image and identity for the property. These features can help to reinforce a building’s brand, making it more memorable and identifiable to tenants and visitors. For example, a fountain or sculpture in the

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Brand building

A commercial property’s landscaping is the first impression that tenants and visitors have of the building, and the quality of the outdoor experience can make a big difference in creating a welcoming atmosphere. courtyard of an office tower can create a lasting impression, and potential tenants may associate that artwork with the brand of the building. In conclusion, hardscapes and landscapes are an essential component of real estate development, providing a range of benefits that enhance value and appeal. From improving aesthetic appeal and creating functional outdoor spaces to fostering community and promoting environmental sustainability, hardscapes and landscapes are critical to the success of real estate development projects. By incorporating well-designed and maintained hardscapes and landscapes, developers can create properties that are attractive, functional and environmentally responsible, contributing to the overall well-being and satisfaction of property owners and residents. P Tom Charek is president of Welty Development and Communications Chair with NAIOP Northern Ohio. Visit NAIOP Northern Ohio online at www.naiopnorthernohio.com. Properties | March 2023

Surveying the Landscape Davey Tree Expert Company shares trends, popular topics in 2023 Story & photo provided by The Davey Tree Expert Company

new year means new landscape trends are emerging on the commercial property scene. Whether you’re managing a retail space, an office park, a healthcare facility, an educational environment or an industrial facility, knowing the new advancements and ideas for your landscape could not only make your property stand out, but could also save you time and money.

Take a look at these commercial trends in landscaping for 2023. You might see something that inspires an idea for your commercial property or something you may want to add to your long-term plan for your site.

Efficiency is the name of the game

Your operational costs, including rent, labor and consumables, continue to rise, and that’s not something you can control. But you can get the most for your investment in your services to ensure you’re spending dollars wisely. Commercial landscape professionals are experiencing these same increasing operational costs. As such, you want to make sure you partner with a company that has stability in the supply chain and can scale and allocate resources to meet your needs and goals. TAKING CHARGE While landscape equipment, such as mowers and string trimmers, are When it comes to being more effi- typically fuel-powered, newer equipment using rechargeable batteries is trending as a more cient, you can also cut costs with your sustainable alternative. commercial landscaping by minimizWhile landscape equipment, such as including temperature shifts and alteraing waste on things like water, fertilizer and other chemicals. Opting to have mowers and string trimmers, are typi- tions in precipitation, sea level, storm your commercial landscape professional cally fuel-powered, newer equipment intensity and pest pressure. This is resultconduct a water audit can be a great way using rechargeable batteries is trending in longer growing seasons, warmer to ensure your irrigation and drainage ing as a more sustainable alternative. winters and drier summers, impacting And some major manufacturers have your commercial landscape plants in difsystems are working properly. Using sustainable landscape ideas introduced more robust battery-powered ferent ways. This means that buying the wrong and planting more native plants can tools that are just as capable as their gasspecies of plant, especially if your haralso help you reduce water usage, as powered counterparts. These machines have reduced diness zone has changed, can lead to well as the need for any additional chemical inputs. Native plants are noise, lower emissions and less fuel increased maintenance needs. Focusing more adapted to your specific region, costs because there is no need for a on native plants and making sure you’re so they tend to require less mainte- gas/oil mixture, and they store more working with a commercial landscape nance. These traits can decrease your safely. As landscapers move to bat- partner that is choosing the right plants expenses, while still giving you a pro- tery-powered equipment, the benefits for your site can not only keep you operating within your budget, but can also are felt by everyone. fessional, positive image. ensure high-end visual appeal. P

Shifting to battery power

Along with rising fuel prices, climate change continues to be a concern.

Get in the zone

Nearly every area of the U.S. has experienced impacts from climate change,

For more information, visit The Davey Tree Expert Company online at www.davey.com. www.propertiesmag.com 65

CONSTRUCTION PROGRESS REPORT Updated info on important projects in the region, provided courtesy of ConstructionWire (www.constructionwire.com) Project: #3336248 AVON BREWING NEW RESTAURANT AND PRODUCTION FACILITY PROJECT TYPE/SIZE: Retail/Restaurants (< 10,000 sq-ft), Retail/Mfg./Industrial/Warehouse (< 10,000 sq-ft) CONSTRUCTION TYPE: New ESTIMATED VALUE: $5 million SECTOR: Private LOCATION: 36383 Detroit Rd. Avon, OH 44011 DETAILS: Plans call for a construction of 12,000-square-foot restaurant with double the seating capacity of the current location, outdoor beer garden, separate party room, and production facility for Avon Brewing. The project will include 124 parking spaces. STAGE: Groundbreaking CONSTRUCTION START: 2/2023 CONSTRUCTION END: 8/2023 BID DUE DATE: N/A OWNER, TENANT: Avon Brewing Company Contact: Mathias Hauck, Co-owner 37040 Detroit Rd. Avon, OH 44011

P: 440-937-1816 ARCHITECT: Sixmo Architects 1101 Auburn Ave. Cleveland, OH 44113 P: 216-767-5400 ARCHITECT: HSB Architects Contact: Forrest Paige, Project Manager fpaige@hsbarch.com 1250 Old River Rd. Cleveland, OH 44113 P: 216-586-0229 F: 216-586-0440 GENERAL CONTRACTOR: Engelke Construction Services Contact: Mike Vrsansky, Director of Construction mvrsansky@engelkecs.com 2927 Nationwide Pkwy. Brunswick, OH 44212 P: 330-273-2222 F: 330-273-1752 Project: #3367066 LINCOLN HEIGHTS PROJECT TYPE/SIZE: Multifamily (50-100 units) CONSTRUCTION TYPE: New

ESTIMATED VALUE: $12 million SECTOR: Private LOCATION: 1850 Brevier Ave. Cleveland, OH 44113 DETAILS: Plans call for construction of a new multifamily development. STAGE: Planning CONSTRUCTION END: N/A BID DUE DATE: N/A DEVELOPER: Geis Companies Contact: Brandon Kline, Director of Design Development brandon@geisco.net 10020 Aurora Hudson Rd. Streetsboro, OH 44241 P: 330-528-3500 F: 330-528-0008 Project: #3366524 PLAZA ON PEARL PROJECT TYPE/SIZE: Retail (36,700 sq-ft) CONSTRUCTION TYPE: New ESTIMATED VALUE: $5-$25 million SECTOR: Private LOCATION: 6862 Pearl Rd. Middleburg Heights, OH 44130

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DETAILS: Plans call for the construction of a 36,700-square-foot shopping center. It will contain two retail buildings, one of which is a 20,000-square-foot grocery store and will also include electric car charging stations and a pedestrian walkway between the grocery store’s front door and Pearl Rd. STAGE: Construction CONSTRUCTION START: 5/2022 CONSTRUCTION END: Q4/2023 BID DUE DATE: N/A ARCHITECT: RDL Architects, Inc. 16102 Chagrin Blvd., Ste. 200 Shaker Heights, OH 44120 P: 216-752-4300 F: 216-752-4301 DEVELOPER: Wald & Fisher Inc. 3311 Richmond Rd. #200 Beachwood, OH 44122 P: 216-464-2000 Project: #3367059 THE HITCHCOCK CENTER FOR WOMEN PROJECT TYPE/SIZE: Office (10,000-24,999 sq-ft), Medical CONSTRUCTION TYPE: New ESTIMATED VALUE: $8 million SECTOR: Private LOCATION: 1227 Ansel Rd. Cleveland, OH 44108 DETAILS: Plans call for construction of a new building for The Hitchcock Center for Women. STAGE: Planning CONSTRUCTION END: N/A BID DUE DATE: N/A OWNER: Hitchcock Center for Women 1227 Ansel Rd. Cleveland, OH 44108 P: 216-421-0662 GC: Marous Brothers Construction Contact: Brian Gerrity, Project Manager bgerrity@marousbrothers.com 36933 Vine St. Willoughby, OH 44094 P: 440-951-3904 F: 440-951-3781 Project: #3321320 DOWNTOWN MEDINA HOTEL PROJECT TYPE/SIZE: Hotels (75 rooms) CONSTRUCTION TYPE: New ESTIMATED VALUE: $12 million SECTOR: Private LOCATION: 253 S. Court St. Medina, OH 44256 DETAILS: Plans call for the demolition of the two existing buildings and the construction of a new four-story hotel with 75 units. STAGE: Starts in 1-3 months CONSTRUCTION START: 3/2023 CONSTRUCTION END: Q1/2024 BID DUE DATE: N/A ARCHITECT: Illes Architects, Inc. 3599 Reserve Commons Dr., Suite A

Medina, OH 44259 P: 330-725-6262 F: 330-725-2590 DEVELOPER, OWNER: Gerspacher Real Estate Group Contact: James Gerspacher, Real Estate Agent & Consultant 5164 Normandy Park Dr., Suite 285 Medina, OH 44256 P: 330-722-5002 jim@grspachergroup.com

Akron, OH 44304 P: 330-434-4464 F: 330-434-8546 TENANT: Akron Children’s Hospital Contact: Brian Lapolla, VP, Facilities, Planning, Construction and Public Safety blapolla@akronchildrens.org 214 West Bowery St. Akron, OH 44308 P: 330-543-1000

Project: #3302541 AKRON CHILDREN’S HOSPITAL BEHAVIORAL HEALTH CARE CENTER PROJECT TYPE: Office (< 10,000 sq-ft), Medical CONSTRUCTION TYPE: Renovation ESTIMATED VALUE: $2.9 million SECTOR: Private LOCATION: 630 30th St. NW Canton, OH 44709 DETAILS: Plans call for the renovation of the Arthur J. Cirelli building to convert it into a regional behavioral health care center with a counseling clinic for children between the ages of 7 and 18. STAGE: Starts in 1-3 months CONSTRUCTION START: 4/2023 CONSTRUCTION END: Q1/2024 BID DUE DATE: N/A DEVELOPER, OWNER: A. Altman Company Contact: Richard Altman, Managing Partner raltman@aaltmanco.com 2555 34th St. NE Canton, OH 44705 P: 330-456-0777 ARCHITECT: Hasenstab Architects Contact: John Stouffer, Principal jstouffer@hasenstabinc.com 190 N. Union St.

Project: #3270654 CORPORATE CIRCLE PROJECT TYPE/SIZE: Retail (28,400 sq-ft), Office (63,100 sq-ft) CONSTRUCTION TYPE: New ESTIMATED VALUE: $5-$25 million SECTOR: Private LOCATION: Westlake, OH 44145 2211 Crocker Rd. DETAILS: Plans call for a construction of two 14,200-square-foot, single-story buildings for retail and restaurants and a single story 63,100-square-feet “U” shaped office building. Mission BBQ will be a tenant. STAGE: Construction CONSTRUCTION START: 5/2022 CONSTRUCTION END: Q2/2023 BID DUE DATE: N/A ARCHITECT: Bialosky & Partners Contact: David Craun, Principal dcraun@bialosky.com 6555 Carnegie Ave. Cleveland, OH 44103 Cleveland Office P: 216-752-8750 F: 216-752-9437 TENANT: Mission BBQ 7748 Governor Ritchie Highway

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Glen Burnie, MD 21060 P: 410-773-9888 Project: #3310497 UNIVERSITY HOTEL AND SUITES CLEVELAND REBRAND PROJECT TYPE/SIZE: Hotels (189 rooms) CONSTRUCTION TYPE: Renovation ESTIMATED VALUE: $39 million SECTOR: Private LOCATION: 3614 Euclid Ave. Cleveland, OH 44101 DETAILS: Plans call for extensive renovations to the University Hotel & Suites Cleveland in order to rebrand it to a 189-room Delta Hotels by Marriott hotel. STAGE: On Hold/Postponed CONSTRUCTION END: N/A BID DUE DATE: N/A ARCHITECT: Kaczmar Architects Inc. Contact: Christopher Kaczmar, Principal chris@kaczarch.com 1468 W. 9th St., Ste. 400 Cleveland, OH 44113 P: 216-687-1555 OWNER: Crimson Rock Capital 315 W. 36th St. New York, NY 10018 P: 203-451-6991 Project: #3313300 CLEVELAND CLINIC PALLIATIVE CARE RENOVATION PROJECT TYPE/SIZE: Medical CONSTRUCTION TYPE: Renovation ESTIMATED VALUE: $2.6 million SECTOR: Private LOCATION: 9500 Euclid Ave. Cleveland, OH 44106

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DETAILS: Plans call for renovations to a 15,000-square-foot space on the 7th floor of Building M into a Palliative Care unit. STAGE: Construction CONSTRUCTION START: 9/2022 CONSTRUCTION END: Q1/2023 BID DUE DATE: N/A OWNER: The Cleveland Clinic 9500 Euclid Ave. Cleveland, OH 44195 Cleveland Clinic P: 216-444-2200 ARCHITECT: Hasenstab Architects Contact: Steve Taylor, Project Architect 700 W. St. Clair Ave. #300 P: 216-298-4038 staylor@hasenstabinc.com Cleveland, OH 44113 ENGINEER: IMEG Corp. 672 E. Royalton Rd. Broadview Heights, OH 44147 P: 440-546-9696 GC: Mid-Continent Construction (MidCon) Contact: Darryl Wilkins, Principal dwilkins@midconconstruction.com 7235 Free Ave., Ste. A Cleveland, OH 44146 P: 440-439-6100 Project: #3362015 FOUNDRY LOFTS PHASE 2 PROJECT TYPE/SIZE: Multifamily (50-100 units) CONSTRUCTION TYPE: New ESTIMATED VALUE: $12 million SECTOR: Private LOCATION: 7220 Euclid Ave. Cleveland, OH 44103 DETAILS: Plans call for the construction of a multifamily development as Phase 2 of the Foundry Lofts.

STAGE: Planning CONSTRUCTION END: N/A BID DUE DATE: N/A ARCHITECT: City Architecture Inc. Contact: John Wagner, Project Architect john@cityarch.com 12205 Larchmere Blvd. Cleveland, OH 44120 P: 216-881-2444 F: 216-881-6713 Project: #3356012 AVON POINTE HOTEL PROJECT TYPE/SIZE: Hotels (122 rooms) CONSTRUCTION TYPE: New ESTIMATED VALUE: $15 million SECTOR: Private LOCATION: American Way and Chester Rd. Avon, OH 44011 DETAILS: Plans call for the construction of a fourstory hotel with 122 rooms. STAGE: Planning CONSTRUCTION END: N/A BID DUE DATE: N/A OWNER: S.P. Brady Inc Contact: Shaun Brady, Owner spbradyinc@gmail.com 1290 Bassett Rd., Ste. 3 Westlake, OH 44145 P: 440-567-8768 Project: #3365780 CIRCLE SQUARE PHASE 1 RESIDENTIAL (LIBRARY LOFTS) PROJECT TYPE/SIZE: MultiFamily (505 units) CONSTRUCTION TYPE: New ESTIMATED VALUE: $50 million SECTOR: Private LOCATION: 10600 Chester Ave. Cleveland, OH 44106 DETAILS: Plans call for the construction of a multifamily building with 505 units. STAGE: Planning CONSTRUCTION END: N/A BID DUE DATE: N/A ARCHITECT: Bialosky & Partners 6555 Carnegie Ave. Cleveland, OH 44103 Cleveland Office P: 216-752-8750

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. Properties | March 2023

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2417 Woodhill Rd., Cleveland, OH 44104

(216) 421-1203

• Pavement Milling • Asphalt Paving & Maintenance • Site & Sewer Work • Line Striping & Sealcoating

Coming in April The Ascent at Top of the Hill Lorain Public Library System Avon Branch CSA Group Distributed Energy Resources Lab NAIOP Awards of Excellence Roofing/Building Envelope Special Section …and more Want to increase your connections? Contact Properties today and an account representative can help you address your marketing needs: info@propertiesmag.com

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ADVERTISER INDEX Admar Construction Equipment

Lisco Heating & Cooling, Inc.................................... 38

& Suppliers.................................................................. 38

Mammoth Prefab/Panel Tech Group....................7

AIA Cleveland.................................................................. 58

Marcum LLP...................................................................... 38

Air Control Products, Inc............................................71

Masonry Restoration Maintenance......................53

All Floor Removal.......................................................... 28

McMahon Masonry Restoration............................ 64

American Interiors + Knoll.........................................14

Meaden & Moore, Ltd..................................................51

American International Construction................. 68

Messina Floor Covering, Inc......................................67

APX/Apex Pinnacle Services.....................................21

Mullin Brothers Construction Services...............24

Belden Brick......................................................................55

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

BOMA Greater Cleveland...........................................27

NAIOP Awards of Excellence....................................49

Bowen................................................................................. 44

North Coast Paving...................................................... 69

Brennan Heating & Associates............................... 34

OCP Contractors...............................................................4

BuildingPoint Ohio Valley/Precision

Ohio Paving & Contracting...................................... 56

Laser & Instrument, Inc...........................................59 Carey Demolition...........................................................33 Carey Roofing.................................................................. 29 CESCO Imaging.................................................................7

Ozanne Construction Co............................................42 Pella Window & Door Company/ Gunton Corp................................................................42 Perfection Landscapes/Elite

Charles Schulz Building Company....................... 60

Material Blowing........................................................57

Charles Svec Inc...............................................................53

Pete & Pete Container Service..........................17, 25

Cleveland Public Power..............................................14

Precision Environmental Co.....................................53

Columbia Building Products....................................47

Reserve Millwork............................................................13

CEA/CAA........................................................................8, 10

Rice’s Landscapes...........................................................53

Cunningham Paving Inc.............................................24

RJ Platten Contracting Co..........................................24

DCA Roofing.......................................................................3

RL Hill Management.....................................................11

Diamond Roofing Systems.......................................35

RoviSys Building Technologies...............................62

Dollar Bank........................................................................33

Rycon Construction Inc...............................................31

Duffy & Duffy Cost Segregation Services...........7

S.A. Comunale Company.......................................... 40

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

SE Blueprint, Inc............................................................. 64

Efficient Roofing LLC ...................................................15

Siegel Jennings ..............................................................19

Fiber Seal Fabric Care System................................. 58

Sixmo Architects Engineers, Inc.............................21

Fine Wood Design, Inc................................................ 22

Sleggs Danzinger & Gill.............................................. 72

First Commonwealth Bank........................................27

Space Comfort Co..........................................................31

Frantz Ward LLP..............................................................47

STRUCTUR Industrial Roofing..................................37

Geis Companies..............................................................27

Summit Construction Co............................................13

H&M Landscaping & Snow Pros, Inc....................61

Sunray Window Films LLC........................................ 30

Hahn Loeser & Parks, LLP....................................11, 50

Suntrol Co.......................................................................... 50

Infinity Construction................................................... 66

Tec Inc, Consulting Engineers..................................47

Integrated Project Solutions....................................39

The Thomas Brick Co....................................................63

J Barker Landscaping, Co...........................................57

Upright Steel Fabricators &

Jamieson Ricca Fenestration................................... 58

Erectors, LLC...............................................................21

JL Taylor, Co. Inc..............................................................39

US Communications & Electric Co........................41

JV Janitorial Services, Inc............................................47

Wadsworth Solutions...................................................32

Kempthorn Motors..........................................................4

Yerman & Young Painting, Inc...................................7 Properties | March 2023

When starting our business in 2019, When starting our business in 2019, ACP was instrumental. From working ACP was instrumental. From working with their salesman to even being able with their salesman to even being able to meet with the owner directly. Their to meet with the owner directly. Their streamlined services, well-educated streamlined services, well-educated salespeople, and on-staff engineersalespeople, and on-staff engineering team make projects run smoothly. ing team make projects run smoothly. They are the go-to for all our DOAS, They are the go-to for all our DOAS, kitchen hood, fans, ductwork, and air kitchen hood, fans, ductwork, and air distribution needs. distribution needs.

Jeff Perrin, President - Creative Comfort Jeff Perrin, President - Creative Comfort At Air Control Products, it’s not only business, it’s a partnership and it’s personal. We At Air Control Products, it’s not only business, it’s a partnership and it’s personal. We help our customers assemble systems using only top-of-the line equipment and we help our customers assemble systems using only top-of-the line equipment and we always have their back. Together we build better buildings. We are the Premier always have their back. Together we build better buildings. We are the Premier Commercial HVAC & Architectural Solutions Provider. Commercial HVAC & Architectural Solutions Provider. www.aircontrolproducts.com www.aircontrolproducts.com

Sleggs, Danzinger & Gill, Co., LPA

Reducing Real Property Tax Assessments Throughout Ohio And Across The United States

When you hire Sleggs, Danzinger & Gill, you work directly with Sleggs, Danzinger and Gill. Each client is directly represented at all levels by a Partner of the firm with a combined 90 years of experience. No pyramid, no associates, no on-the-job training. Our clients deserve the very best representation, so we structured our firm to allow each client, throughout the entire process, to work directly with Todd Sleggs, Robert Danzinger and Steve Gill. Our philosophy is to work cooperatively with school district and county officials to ensure that our clients pay the lowest possible real property tax obligations. If a fair resolution requires litigation, Sleggs, Danzinger & Gill have the depth of trial and appellate experience to handle the most complex valuation issues. Whether the valuation relates to large industrial plants, apartments, shopping centers, warehouses, office buildings, hotels or any other type of commercial property, the attorneys at Sleggs, Danzinger & Gill will ensure that you receive the best counsel, legal advice and litigation expertise. Most importantly, Sleggs, Danzinger & Gill wishes everyone continued health as we navigate through the Covid-19 pandemic. Todd W. Sleggs, Esq tsleggs@sdglegal.net

Robert K. Danzinger, Esq rdanzinger@sdglegal.net

Steven R. Gill, Esq sgill@sdglegal.net

(216) 771-8990 www.sdglegal.net

Sleggs, Danzinger & Gill

820 West Superior Avenue, 7th Floor, Cleveland, Ohio 44113