Imagine the Possibilities…

Lakewood Hospital Campus

Some Alternative Ideas

Several Groups Have Weighed In—Several Options Have Been Considered

Suggestions Have Been Made…

Director Siley has suggested moving the new Cleveland Clinic buildings to the land west of the current hospital

Mayor Summers has suggested healthcare and housing for “the next century”

Councilman Bullock has suggested a “state-of-the-art” iconic building with drawing power

‘Save Lakewood Hospital’ and ‘Build Lakewood’ have suggested alternative plans for healthcare

Final Selection Should: Leverage Lakewood’s Heritage

Uphold and build upon the “Brand” differences Lakewood has over other western suburbs Preserve/Re-purpose Lakewood’s older buildings Maintain walkability of Lakewood Promote increased foot traffic in Lakewood’s downtown area

While providing a healthcare (and economic) model to take Lakewood

into the next Century

Current Site

Two, large areas for development:

• Eastern• Western

Envisioning the Western Property

What are the possibilities?• A new, state-of-the-art ER and

• Family Health and Wellness Center

State-of-the-Art Emergency Room on St. Charles

Could it be the iconic building envisioned by Councilman Bullock?

Community Wellness Center on St. Charles

Envisioning theEastern Property

1. Maintain the Curtis Block Building

2. Maintain a Portion of the existing hospital (two options):

1. The original 1907 building

2. A portion of the 1939 addition

3. Provide new, alternative housing

So What Could A New Hospital Campus Include?• A Boutique Hotel

• New Retail

• Restored Apartments

• New Alternative Housing

Hotel Market Report, Lakewood

January 3, 2013

The historic Scofield Building on East Ninth is currently undergoing an adaptive re-use as a luxury hotel/apartments.

Scofield Building Circa 1902

Lakewood Hospital Circa 1921

Option 1—Convert the oldest part of the Hospital building to a hotel

After all, hospitals consist of rooms and bathrooms…and so do hotels! A boutique hotel would promote Lakewood tourism on weekends…shopping and dining at Lakewood’s unique retailers and restaurants

Hotel Lakewood

Exterior Interior

HOTEL LAKEWOOD

Hotel Lakewood--Financial Potential

• 60 Rooms @ $120 per night at 60% occupancy would yield almost $1.6 million in annual revenue exclusive of any on premise dining

• Additional employees• Additional tax dollars to City

HOTEL

LAKEWOOD

Option 2--Convert the 1939 expanded Hospital Building to a hotel and apartments

• If a developer thinks the Boutique Hotel project is too small to be economically feasible, then expand it to include apartments in the 1939 Hospital Building

Similar to the Bailey Building, the 1939 hospital façade was covered in 1971

Also similar to the Bailey Building, the original façade can be exposed and restored…retaining it’s original character

Hotel Chains doing Historic Re-Use

Kimpton Hotels 1929 R. J. Reynold’s Building, Winston-Salem, NC 1903 Beaux Arts-style James H. Reed Building, Pittsburgh, PA 1906 B&O Railroad Building, Baltimore, MD 1902 Scofield Building, Cleveland, OH

Hyatt Hotels 1930 U.S. Post Office and Custom House, St. Paul, MN 1923 Genesee Building, Buffalo, NY 1864 First National Bank, Jersey City, NJ 1890 Arcade, Cleveland, OH

Hotel Chains doing Historic Re-Use

Omni Hotels 1926 Financial Center Building, San Francisco, CA 1806 Stone Inn, Bedford Springs, PA 1855 Parker House, Boston MA 1913 Grove Park Inn, Asheville, NC

Miscellaneous Boutique Hotels 1920 Salvation Army Headquarters now the Distrikt Hotel, Pittsburgh, PA 1931 Federal Reserve Bank Building now Drury Inn & Suites, Pittsburgh, PA 1890 Granite Building now a Forbes Hotel, Pittsburgh, PA 1929 Detroit Fire Dept. Headquarters now the Foundation Hotel, Detroit, MI 1890 Pabst Brewery Corp. Office now Brewhouse Inn & Suites, Milwaukee,

WI (NOTE: Property was originally a School built in 1858)

Maintain Curtis Block

Five Retail Storefronts and Five 2-Bedroom Apartments

Part of the fabric of Downtown Lakewood Located at one of only several remaining intersections with original

streetcar-era commercial buildings on all four corners, the Curtis Block is one of the most architecturally significant and intact buildings in Lakewood

Quite possibly, no single family has had a greater impact on the development of Lakewood than the Hall family—the original owners of the Curtis Block

Some notable local businesses rented retail space including: Fischer Bros. Grocers Morbitzer Bakery, (Plain Dealer records show they also rented an

apartment in the building) Tische’s Cake Shoppe

Curtis Block, Then and Now

Little has changed outside the Curtis Block since 1913…

Little has changed inside the Curtis Block

All five Apartments have features that appeal to today’s renters:• Fireplaces with the original mantels • Natural oak floors and trim• Original windows in good condition• Original hex tile bathroom flooring • Claw-footed tubs (in three units) • Original kitchen cabinets (in all but one unit)

Curtis Block, FutureNew retailers, ranging from national chains to local mom & pop shopsNew apartment tenants

Mix of National and Local Retailers

These national retailers are pre-disposed to locating in older buildings:• Banana Republic• 7-Eleven• Urban Outfitters• Athleta

Curtis Block, Financial Potential

• Five retail storefronts generating sales and employing people• Five, 2-bedroon apartments generating rent of $1,000-$1,400 per

month/per unit for the owner, increasing property taxes and income taxes for the City

• $27,000 or more every year in property tax; new payroll and income tax revenue

South of the Hotel…Bungalow Village

• Between 1908 and 1940, about 70,000 Sears homes were sold…during the era when housing in Lakewood was exploding

• New, 1½-floor residences

• Embodies the vision of Mayor Summers to accommodate the living needs our Lakewood’s aging population

South of the Hotel…Bungalow Village• New, floor-and-a-half Bungalows with first floor Master Suites• 8-10 Individual designs, each unique• Built upon the heritage of the existing Lakewood housing stock

Bungalow Village—Economic Potential

• Average selling prices between $275,000 and $450,000• New Property taxes • Potential new Income taxes• Increased sales to surrounding retailers

The Benefits of Historic Preservation

Environmental

Cultural

Economic

Environmental Benefits of Historic Preservation

Preservation demonstrates long-term vision by preserving irreplaceable resources and promoting sustainability through conservation of limited environmental resources

Lakewood High School Demolished

Emerson Elementary School Preserved

Economic Benefits of Historic Preservation

Preservation is a powerful tool in sustaining local economy, creating jobs, and even generating capital. The aesthetic, cultural and historical benefits of preservation are well known, but now, communities are realizing there are positive economic effects too.

University of Akron Plantation Home

Cultural Benefits of Historic Preservation

Architecture is one aspect of heritage which be adapted. Some buildings have specific historic context and must be meticulously and exactly preserved.  Most buildings, however, must be lived in, interacted with and maintained. These buildings change with us, thus recording a piece of each generation’s story. We have an obligation to respect this community resource and preserve it for future generations.

Marjorie Before

Majorie After

Overall Benefits of Historic Preservation

Preservation strengthens a community’s future. Historic buildings create vibrant, cultural downtowns that draw tourism, art, festivals, and other activities which in turn draw investment, revenue, and economic growth.

Developers understand the benefits of Preservation

Just

AnnouncedJust

Announced

Huntington Building to undergo $280 millionMixed use rehabilitation

East 4th Street

Imagine the Possibilities…with The Preservation of Curtis Block and a Portion of Lakewood Hospital

So no matter who anchors the Lakewood Health Campus…PLEASE PROTECT LAKEWOOD’S HERITAGE

Buildings can be repurposed…again, and again.

Respectfully Submitted, The Lakewood Heritage Advisory Board