This website serves as the landing place for detailed information throughout the Downtown Development Process. The drop-down menu to the right provides basic information about the process and as you scroll through the community updates you can see how the process progressed over the past few years. Please continue to check the website for updates throughout the process.
Community Update March 12, 2019
The results are in! Thank you to everyone who took the survey on the community gathering space as a follow-up to the January 30th meeting. The presentation below summarizes the results.
Last week at the Planning Commission meeting, the Carnegie Management and Development Corporation reviewed the Community Gathering Space layout. This week they will review the building designs and gathering space with Architectural Board of Review. Presentations from both meetings will be posted.
Community Update February 5, 2019
Community Update January 17, 2019
Please join us and help shape the community gathering space!
When: January 30th, 6:30 PM
Where: Lakewood Public Library Main Branch
Community Update January 14, 2019
At January’s Architectural Board of Review Meeting, the Carnegie Development and RDL Architects team presented an update on their progress designing the southern, residential portion of the development. They presented initial architectural concepts for the residential building fronting on Belle and Marlowe Avenues. This was followed by an update from the team’s landscape architects regarding the proposed streetscapes along Belle and Marlowe and within the site.
The entire presentation can be found at the link below as well as a recording of the presentation:
The Board, City Staff, and several members of the public provided feedback on the plan, which will continue to be refined over the next several months, and the item was ultimately deferred to a future meeting.
Also, starting this week, the small commercial building off Marlowe will be demolished. This precedes the full demolition to make room for staging more equipment.
Community Update January 2, 2019
The Architectural Board of Review saw the updated preliminary site Plan presented by the Carnegie Team at their meeting December 13th. The presentation and a recording of the discussion are provided below:
The Carnegie Team will not be heard at the Planning Commission Meeting in January, but will be reviewed at the Architectural Board of Review on January 10th .
Community Update December 7, 2018
Last night at the Planning Commission meeting, the Carnegie Team presented updated site plans. The site plans made several improvements responding to neighborhood concerns that have been brought up over the last few months. The presentation also went through the first draft of the design for the community gathering space. The video recording of the presentation is provided below.
At the meeting, Planning Commission recommended the preliminary Planned Development approval of the plan as the first step of the zoning process, as shown below. This approval allows the Carnegie team to move on to more detailed design of the development.
Planned Development Approval Process
- Planning Commission reviews plan for preliminary approval
- Architectural Board of Review begins review of site plan and elevations
- Planning Commission approves final development
- Architectural Board of Review approves site plan, elevations and materials
- City Council approves Planned Development zoning
The project will be heard at Architectural Board of Review at the meeting on December 13th at 5:30 PM.
The updated site plans are provided in the presentation below.
Community Update November 20, 2018
(a) Communicate updates on abatement and demolition
(b) Gain feedback on project specific to “sensitivity to the directly adjacent neighborhood”
Notes from the meeting as well as the presentation are provided below:
Community Update October 31, 2018
One Lakewood Place will not be heard at Planning Commission or Architectural Board of Review in the month of November, it will be deferred. The architect is working on updating the plans in response to the comments they have heard to date and will come with an updated plan in December.
During the October meetings, City staff presented at Planning Commission and Architectural Board of Review their analysis of the One Lakewood Place site plan. The staff provided context by showing buildings in the neighborhood, properties throughout the city, and showing examples of projects in the region that are comparable to parts of the One Lakewood Place project.
The recordings are provided below:
Community Update September 19, 2018
Lakewood Alive Board Meeting with the Downtown Business Association
The City, in partnership with Carnegie Management and Development Corporation, has conducted several public meetings about the One Lakewood Place Development over the past weeks. The meeting minutes from each of these meetings are provided below, as well as a link to the video from the Planning Commission and Architectural Board of Review (ABR) meetings. These meetings marked the beginning of the community planning and meeting process. Please sign up for email updates on the right side of this screen to get information on upcoming meetings.
Community Update September 7, 2018
Last night, at the regularly scheduled Planning Commission Meeting, Carnegie Management and RDL Architects presented their preliminary plans for the Planned Development. Planning Commission is focused on the land use for the development. This meeting kicks off several months of community meetings. The plans and code analysis that were presented are provided at the link below.
The next opportunity to participate in a public meeting about the project is next Thursday, September 13 at 5:30 PM in the Auditorium at City Hall. Architectural Board of Review will focus on the design of the project.
Community Update August 29, 2018
Carnegie, and its architect RDL Architects, are ready to begin the public meeting process with Planning Commission and the Architectural Board of Review (ABR) for the Planned Development zoning. RDL is the architecture firm that designed McKinley Place, and will lead most of the design and planning process with Carnegie.
The first Planning Commission meeting is on September 6th at 7 pm, and the first ABR meeting is on September 13th at 5:30 pm, both in the City Hall Auditorium. Planning Commission will be focused on topics related to land use (i.e. site planning, setbacks, density, building heights, use groups, traffic circulation, etc.), and ABR will be focused on design of the site and property (massing, building materials, landscaping, architecture, etc.). Both meetings will be treated as the formal kick off of the community planning process, which will involve numerous meetings with ABR and Planning Commission, in addition to having community meetings outside of city hall with the community and stakeholders (dates TBD). We expect that this community planning process will take several months.
You may start to notice activity around the Belle and Marlowe property. Our safety forces are using the building for rare training opportunities. Training will mostly be inside the building.
Some of the hazardous materials removal will also begin in September. They are as follows:
- Underground storage tank pull– There are two underground storage tanks in the front yard of the hospital site that are required to be removed. The tanks held fuel for the backup generators at the property. The removal of these tanks will begin the first week in September. The work will take 45 days in total. Most of the tank removal portion of the work will happen in the first two weeks. You can expect to some temporary fencing in the front yard, and some increased truck traffic in early September.
- Hazardous Materials Abatement – The hazardous materials bids have been received. A contractor will be hired in September, and the work will likely begin at the end of September.
Community Update July 18, 2018
Lakewood Family Health Center
The new $34 million Lakewood Family Health Center, across the street from the former Lakewood Hospital site, has now begun accepting patients. The facility features 60 exam rooms, with a 24/7 full-service emergency department. The emergency room will begin operating in the new space July 25th , when the Clinic will vacate the former hospital building.
Soon after the former hospital building is vacated by the Cleveland Clinic, abatement of the hazardous materials in the building will begin. You may soon notice work on the site such as utility marking and environmental testing in preparation for the early fall removal of the diesel tanks that are buried in the front yard.
Community Update May 9, 2018
On Monday, May 7th, Lakewood City Council approved Proposed Ordinance 27-18, authorizing the execution and delivery of an agreement by and between the City of Lakewood, Ohio, and Carnegie Management and Development Corporation, related to the development of City-owned property at the southeast corner of Detroit Avenue and Belle Avenue. This vote approved the One Lakewood Place Term Sheet and enabled the City of Lakewood to draft and enter into a Development Use Agreement with Carnegie Management and Development Corporation.
The term sheet explains the business terms and structure of the project, the roles and responsibilities of the parties, and the minimum requirements for each party to deliver. By approving the term sheet, Lakewood City Council has made it possible for the City of Lakewood to realize the benefits of the One Lakewood Place development. Just a few examples of the benefits include the restoration of the historic Curtis Block Building, the development of Lakewood’s only Class A Office Space, new residential housing and a new community gathering space. Please click on the below PDF (attached) for the combined presentations given to Council over the last four meetings showing many of the benefits of the project.
We will continue to utilize this site, and social media for future updates and the opportunity to weigh in on the design process of One Lakewood Place at upcoming public meetings.
Community Update April 30, 2018
At a council meeting on Monday April 30th, the discussion was focused primarily on questions that have come up over the previous two weeks from council members, and from members of the public. See below for a video of the meeting, as well as a presentation that was given to Council. Also, please find the updated “One Lakewood Place FAQ’s” in the Downtown Development FAQs drop down section on the right side of this page.
Community Update April 24, 2018
At a council meeting on Monday April 23rd, the discussion was focused on the return on investment of the project, financing, and the community gathering space. Please see below for a video of the meeting, as well as a presentation that was given to Council.
Community Update April 18, 2018
At the Committee of the Whole meeting on April 16th, city administration presented the shared vision for One Lakewood Place, the downtown development at the corner of Belle and Detroit. The presentation, a video of the meeting, and frequently asked questions (FAQs) are in the One Lakewood Place resources section on the right side of the page. We will be updating the FAQs as questions come up throughout this step in the process.
Community Update April 13, 2018
On Monday April 16th we will begin discussing the next steps of the One Lakewood Place development with City Council. The city administration and Carnegie Development Corporation have agreed on a shared vision for the development and now are recommending an approval of a term sheet.
Our partnership with Carnegie has created a flexible document, with important controls, that will deliver a transformative project on this site. The term sheet explains the business terms and structure of the project, the roles and responsibilities of the parties, and the minimum requirements for each party to deliver. It is primarily informed by Carnegie’s Round 2 proposal and the city’s development objectives created to guide this entire process, both of which can be found on this page. A summary of the sections and deliverables outlined in the term sheet includes:
- Minimums established for the amount of office, retail, residential and on-site structured parking to ensure a truly mixed use project is constructed
- Carnegie paying for the construction and maintenance, and programming for the first-class multi-functional community gathering space for the community
- The historic Curtis Block building will be preserved, and renovated to create dynamic new spaces for growth in this architecturally significant building
- The project will be completed within four years
- The project will be maintained in a first-class manner in accordance with an approved operations and maintenance plan
- Community engagement is specifically recognized as a vital and integral component of the project
- Acknowledging and affirming the importance of the planning review process by the Planning Commission and the Architectural Board of Review as part of the project
- The design of the project will integrate with the residential properties on Belle and Marlowe Avenues
- On-site structured parking will include available spaces for any patron or visitor to the Downtown Lakewood District
- Performance bonds will be secured for the to ensure the completion of the Project
- Carnegie and the city have agreed to explore ambitious areas of focus for sustainability elements this project may be able to take on – including renewable energy possibilities, alternative transportation, and green infrastructure
The estimated $72 million development will generate real estate taxes on this property for the first time and will create new opportunities for income tax growth, most notably through new Class A office space and the addition of residential units that will attract businesses, add jobs, and increase the tax base. The project will generate a conservative estimate of $1.5 million in combined real estate and income taxes annually, which will directly benefit Lakewood’s tax base to support core services, in addition to supporting our other local government partners – the schools, the county, the MetroParks and the public library.
The city is investing in this project through the value of the land, which has an estimated value of between $5 and $6 million. The estimated value is primarily based on the fair market appraisal completed for Cleveland Clinic Family Health Center site in 2016, and will be confirmed by a market appraisal on the One Lakewood Place site. The city’s investment is critical to achieving the above mentioned tangible benefits of the partnership, in addition to creating an opportunity for the city to be a formal partner throughout the design and approval process. One Lakewood Place will secure the long-term land use as a mixed-use site, which is a recognized urban development best practice that promotes and enhances neighborhood vibrancy and economic vitality, diversifies marketplace risk, and provides ample opportunities for people to engage with the project.
Carnegie has continued to be steadfast in its focus on and commitment to the development objectives, its proposal of a true mixed-use project, its approach to public financial support, and its confidence and thorough understanding of the marketplace. Specifically, Carnegie continues to address the importance of job creation, high quality urban design, opportunity for a diverse and sizable product mix (office, retail, apartments), and a commitment to forming a true partnership with the city. Carnegie is committed to making this Lakewood’s project and is eager to begin the community planning process that will change the character of the project for the better.
Committee of the whole is at 6 pm on Monday April 16th in the auditorium at city hall.
Click here for the term sheet and ordinance that will be introduced on Monday.
Community Update October 25, 2017
There have been two presentations to City Council recapping Round One and Round Two of the Downtown Development process. The presentations are provided below.
- October 16, 2017: Committee of the Whole meeting to recap Round 1 of the process.
- October 23, 2017: Committee of Whole to recap Round 2 of the process.
In addition to the Council Meetings above, a Committee of the Whole meeting will be held at 6:30 PM this coming Monday, October 30th in the Main Library Auditorium. This meeting will include an informational open house to discuss the Carnegie Proposal, and answer any questions the community may have about the process.
Community Update October 19, 2017
At this point in the process Carnegie is looking at a development to the scale of the mid-rise option.
The City has begun discussions with City Council about the Downtown Development. City Council will be hosting meetings over the coming months to go over this process and define its path forward. The next step is for City Council to work together with the administration to develop a term sheet and development agreement. City Council, through its process, can decide to begin developing the term sheet and development agreement or not to develop the term sheet and development agreement if it does not approve of the recommendation made.
The meetings with Council are intended to recap the entire process from February to October of this year. These meetings are listed in the updated schedule to the right of this page. Additional meetings will be scheduled at the end of October. The schedule on this webpage will be updated as meetings are scheduled.
Council will consider taking the following formal actions related to the development project.
- Council votes on term sheet/development agreement
- Property rezoned to Planned Development (6 step process to occur in 2018)*
- Introduce to Council to rezone the property
- Preliminary review and approval by Planning Commission
- Preliminary review and approval by Architectural Board of Review
- Final review and approval by Planning Commission
- Final review and approval by Architectural Board of Review
- Review and approval by Council
* Review of mix of uses, site planning, setbacks, heights, design of buildings and public space, material selection, landscaping, parking, etc.
Please engage with the City throughout the project via the Community Discussion form on the right of this page or reach out directly if you have questions about the process, project, or would like more information.
Community Update October 9, 2017
Carnegie Management & Development Corporation has been recommended as the most qualified and best partner to develop the nearly 6-acre former hospital site in the heart of Lakewood.
The letter to Council announcing the selection can be found HERE.
The next step is to enter into exclusive negotiations with Carnegie, and work towards building a term sheet and development agreement for the project. Flexibility and thorough understanding of the marketplace will be very important factors as the community approaches the next step in planning for the redevelopment of this site.
Community Update August 15, 2017
On July 25th the City hosted a Joint Planning Commission and Architecture Board of Review meeting. Over 150 citizens of Lakewood came to show their support and ask questions about the proposals! Final selection of a development partner will occur in the fall.
Carnegie Management and Development and CASTO/North Pointe Realty presented their concepts and then fielded a variety of questions. Presentations were focused on architectural and public space design, the proposed mix of uses, project value, and the Development Objectives. Unfortunately, due to microphone system issues, sound for the full presentation was not captured. PDFs of the Presentations and videos of the complete question and answer sessions are posted below.
A full list of the submitted questions is available here.
Community Update July 6, 2017
The Round Two proposals are in! The final two Development Teams, Carnegie Management & Development Corporation and CASTO & North Pointe Realty, worked over the last two months to propose concepts that interpret the City’s Development Objectives and how they might be specifically addressed on the 6-acre site. The designs included are preliminary and conceptual. Each proposal provides site plans, architectural renderings, elevation studies, details on the proposed public space, parking, and how each team is incorporating sustainability in its concept. These proposals mark the beginning of the City and Public’s conversations with the Development Teams about what the sites could look like. The City and the citizen-led panel will conduct an in-depth review of the full proposals in the upcoming months.
This marks another key point in the process in working towards selecting the best and most qualified Development Team for this project.
You can access the details of each submission via the two links below.
Community Update June 21, 2017
The City is excited to announce a joint Planning Commission and Architectural Board of Review meeting to hear the initial proposals from both of the Round Two teams. The meeting will be held in the auditorium of City Hall at 6:30 p.m. July 25. Please reserve this date to hear the concepts, ask questions, and add your input on the selection of a development partner. If you are unable to make it to City Hall for the presentation, the discussion will be live streamed and a video recording posted to this webpage.
Community Update May 10, 2017
The Round Two, Request for Proposals has been shared with the final two teams and is posted under RFQ, RFP & Resources . The document includes the required contents of the proposals, which are due on June 30, 2017. Stay tuned for more information on the Round Two public meeting!
Community Update May 3, 2017
The citizen-led advisory panel and the City administration conducted interviews with the five shortlisted teams. These teams were reviewed based on the evaluation criteria (consisting of Project Team, Relevant Experience, Approach, and Financials) and qualitative feedback. The Panel and City administration recommended two teams to move forward to Round Two of the process. These teams are:
- Carnegie Management and Development Corporation
- CASTO and North Pointe Realty, Inc.
Both teams are well qualified to lead the downtown development. The teams’ experiences display strong relationships with tenants and long-term commitment to projects. The approach laid out by both of these teams shows a valuable understanding of Lakewood as a community. These teams showed an ability to put together thoughtful and purposeful team structures, exemplified project experience in mixed use development, and showed strong financial and design capabilities.
Round Two will include a more in depth submission including preliminary design concepts, financing strategies, and in-depth market analysis. Round Two will include a joint public meeting with Architectural Board of Review and Planning Commission in late July, when the development teams will be presenting conceptual plans to the community. The objective of this process is to select a the best and most qualified private developer or development team that will develop the Site consistent with the City’s Community Vision and Development Objectives.
Please utilize the “Community Questions & Input” section of this webpage if you have any questions, or would like to share input with the city about this project.
Community Update March 31, 2017
The City and the citizen-led advisory panel have reviewed eight competitive submissions for the nearly six acre development site. Five of these development teams have been selected to engage in the first round interview. The team responses to the RFQ are provided via links in the bulleted list below. The initial selection step in the process was created to narrow down the list of development teams that matched the development opportunity best. Following the first round interviews, the city and the citizen led advisory panel will select a short list to submit proposals, which will include the first conceptual visions of the full potential of the site. Full details on the process and schedule can be found in the RFQ document by clicking on the link above, and via the links on the right side of this page.
The five teams shortlisted for interviews are listed below in alphabetical order:
- Carnegie Management and Development Corporation
- CASTO/North Pointe Realty, Inc.
- The Finch Group
- First Interstate Properties, Ltd.
- Flaherty & Collins/Jacobs Real Estate Services/Liberty Development Company
Community Update March 23, 2017
The City of Lakewood received eight responses to the Downtown Development RFQ. The city and the panel are working on their review of the submissions and will announce the shortlisted teams to interview on March 31st.
Community Update March 9, 2017
The City hosted a pre-submission meeting on Feb. 28 for development teams to ask questions about the RFQ process and have time to tour the Curtis Block building and the old wing of the hospital. There were approximately 40 people in attendance. The meeting presentation given by Bryce Sylvester is provided under “Resources.”
A Request for Proposals to conduct a hazardous materials survey of the hospital building was released on February 24th. Interested environmental consulting firms toured the building on March 7 and proposals are due on March 24.
Community Update Feb. 16, 2017
On Wednesday, Feb. 15, the city hosted a community meeting at City Hall to discuss the Downtown Development RFQ process and give the community an opportunity to ask questions and provide comments. There were two presentations before the Q&A session with the public.
- Bryce Sylvester, Director of Planning and Development, presented about the RFQ Process and Development Objectives.
- Chris Ronayne, President of University Circle Inc., provided insight to development in his presentation called Vision to Vibrancy.
Photo courtesy of Aerial Agents
One Lakewood Place Resources+-
Public Meetings about One Lakewood Place will be listed here as they are scheduled.
Community Meeting to Discuss Community Gathering Space
When: January 30th, 6:30 PM
Where: Lakewood Public Library Main Branch, Multipurpose Room
Planned Development Rezoning Process- Begins in September
Underground storage tank pull- Early September
Hazardous Materials Abatement – Fall
RFQ, RFP & Resources+-
The city of Lakewood solicited qualifications from interested parties to redevelop the city-owned former Lakewood Hospital site into a vibrant and transformative mixed-use urban neighborhood. This section describes the process and resources used to select the best and most qualified developer for the project.
Round One of the Process was a Request for Qualifications. The objective of this round was to shortlist the best and most qualified teams to proceed to Round Two of the process.
Round Two of the process was a Request for Proposals, which is posted at the link below. The objective of Round Two of the process was to select a private developer or development team that will develop the Site consistent with the City’s Community Vision and Development Objectives.
Additional resources provided to the Development Teams are listed below.
- Lakewood Community Vision
- Commercial Design Guidelines
- Planned Development Zoning Chapter
- Parking Code
- Phase 1 Environmental Site Assessment
- Summary Feedback from Community Meeting in 2015
- Hotel Feasibility Analysis Conducted in 2013
- Cleveland Clinic Family Health Center Approved Plans
- Lakewood Hospital floor plan, architectural drawings
- Feb 28th Developer Presentation
- Round 1 Evaluation Criteria
- Site Utilities and Topographic Map
Downtown Development E-Mail Sign-Up+-
Is the city of Lakewood’s agreement to sell the former hospital site located at the southeast corner of Belle Avenue and Detroit Avenue to Carnegie Management & Development Corporation legal and in accordance with the requirements of the Ohio Constitution, the Ohio Revised Code and the Lakewood Third Amended Charter and Lakewood Codified Ordinances?
Yes. Lakewood Ordinance 27-18 was adopted and approved by the city on May 8, 2018 and the Letter of Intent and Development & Use Agreement subsequently entered into by the city of Lakewood and Carnegie Management & Development Corporation were legal and in accordance with the procedures set forth in the Ohio Constitution, the Ohio Revised Code, the city of Lakewood Third Amended Charter and the Lakewood Codified Ordinances. All provisions of Chapters 111 and 155 of the Lakewood Codified Ordinances, including but not limited to Sections 111.04 and 155.07, with respect to contracts for the purchase, sale or lease of city-owned property were met by Ordinance 27-18.
Why wasn’t the city required to comply with Ohio Revised Code Chapter 721 and advertise the sale of the ‘hospital property’ at Belle Avenue and Detroit Avenue in a newspaper for five consecutive weeks followed by a sale of the property to the highest bidder?
The city was not required to advertise the hospital property for sale in accordance with Ohio Revised Code Chapter 721 because municipalities, such as Lakewood, have been given home-rule powers in Article XVIII, Section 3 of the Ohio Constitution and have been granted the opportunity to develop their own processes for the sale of property under the authority of their own municipal charters. In many cases, it makes little sense to advertise a property and offer it according to the Revised Code’s customary provisions because properties like the hospital property come with a great deal of complexity (asbestos abatement, demolition costs, what the community envisions for expected future use of the property, and the ability for any buyer to deliver on those expectations, among many other considerations).
Why didn’t the city decide to advertise the property in a newspaper?
The development of a property of this size and complexity, with an existing hospital building onsite and with such a transformative objective in mind, did not merit simply advertising the property and selling it to a bidder. The city underwent a lengthy, detailed process (described more fully here and here) that resulted in a developer being selected who could meet all of the objectives.
Bids are only appropriate when a fixed product is clearly identified. In the case of a large commercial development such as this, the final product would ultimately be determined by a combination of developer vision, marketplace acceptance, and practical realities of building something new and unique. Consequently, the city sought a partner to work through all of these uncertainties. A request for proposal was issued. Seven developer teams responded, and the process narrowed it to two candidates by an experienced and expert group of volunteer citizens accustomed to working with developers on major land-use projects such as this. Additional information was solicited from the two finalists. One was ultimately selected on the basis of experience, financial strength, commitment, corporate culture, approach to risk and design vision for the project. All these steps, rather than a simple advertisement in the newspaper, were required to ensure the best possible outcome for Lakewood.
When did the city of Lakewood adopt its first charter?
In 1913, the city of Lakewood was one of five municipalities, along with Cleveland, Dayton, Middletown and Springfield, to become a chartered one year after the Ohio Constitution, Article XVIII was adopted in 1912. Municipal charters must be approved by a vote of the majority of those voting.
What are ‘home rule’ powers?
According to the Ohio Constitution Article XVIII, Section 3, established in 1912, municipalities have the authority to exercise all powers of local self-government, and to adopt and enforce within their limits such local police, sanitary and other similar regulations, so long as they are not in conflict with general laws. Powers of local self-government are procedural powers of self-government that relate to structure and form of government and procedures – or, how government operates. These powers include the power to buy and sell property on terms approved by city council.
How does a municipal government obtain ‘home rule’ powers?
A municipality was granted home-rule powers in Article XVIII, Section 3 of the Ohio Constitution. Article XVIII, Section 7 grants that any municipality may frame and adopt or amend a charter for its government and may exercise all powers of local self-government. Thus, the municipal charter is essentially the constitution for the municipality.
Has the city of Lakewood amended its charter since first being adopted in 1913?
Yes. The city of Lakewood has amended its charter many times over the years, and has made large-scale amendments in 1985, 2000 and most recently 2017, when the Third Amended Charter was adopted by the voters.