Cuyahoga County Planning Commission Weblog

Local housing news:

• The City of Berea will work with the Cuyahoga Land Bank to demolish three vacant houses.
• Chagrin Falls Village Council approved plans for phase two of the River Walk condominiums on West Orange Street.
• An Ohio City developer plans to rehabilitate the former Jay Hotel as market-rate apartments.
• The City of Highland Heights authorized the construction of 18 additional houses in the Aberdeen development.
• Construction of the Clifton Pointe townhouses in Lakewood is on schedule. The 17-unit first phase sold out, and developer Abode intends to proceed with plans for a five-unit second phase. Lakewood City Council is considering a request for a 10-year tax abatement. Some neighbors have concerns about the project.
• A Cuyahoga County Common Pleas Court judge upheld Olmsted Falls' zoning regulations, ruling that the City's refusal to rezone a 54-acre site from industrial to residential did not constitute an illegal taking. The property owner is considering his legal options.
• A New York developer plans to build a 125-unit apartment building for seniors on Huffman Road near Stumph Road in Parma. The Parma Planning Commission approved a rezoning for the property.
• The City of Parma plans to raze nine vacant houses that City Council recently designated as nuisance properties.
• The City of South Euclid and the One South Euclid community development corporation started three programs intended to address distressed housing issues.
• The Strongsville Planning Commission approved plans for 15 single-family houses in the Westwood Farms subdivision.

Local residential projects in the news:

• Developers of the planned Commerce Park Apartments at Chagrin Boulevard and Green Road are seeking final approval of their plans from Beachwood officials.
• The K&D Group is proceeding with its plans to convert the Hanna Building to 102 apartments. Funding for the downtown Cleveland project includes a $7 million federal New Markets Tax Credit allocation.
• A ribbon-cutting celebration was held for the first phase of the mixed-use Uptown development in University Circle.
• Construction of the Waverly Station townhouses is underway on Bridge Avenue in Cleveland's Detroit-Shoreway neighborhood. Six of its 22 units were sold prior to groundbreaking. Case Development is offering a $5,000 credit to purchasers who agree to volunteer in the neighborhood.
• The City of Cleveland Heights and developer the Orlean Company continue to develop plans for a mixed-use building at the intersection of Meadowbrook and Lee roads in the Cedar-Lee district.
• Developer Andrew Brickman of Abode Living proposed building luxury townhouses on the site of Mandley-Vetrovsky Funeral Home in Fairview Park. The Cleveland Metroparks hold an easement on a portion of the property.
• The Zaremba Group wants to build a 336-unit apartment project on the site of the former Locust Grove golf course at the intersection of Cedar and Lander roads in Mayfield Heights. An earlier residential development on the 14-acre site was abandoned in 2005.
• Solon residents have concerns about the proposed 13-house Neptune Oval Estates subdivision and its potential impact on flooding issues in the area. The project needs a permit from U.S. Army Corps of Engineers in order to proceed.
• The Liberty Court development in South Euclid has been completed. It had been placed on hold in 2008.

Several local construction projects celebrated milestones:

• Developers broke ground in Lakewood for the 17-unit Clifton Pointe townhouse project. Three Sloane Avenue houses were demolished. The first units are scheduled to be ready next spring.
• The Ronald McDonald House of Cleveland broke ground on a 20,000-square-foot expansion. When completed, it will provide space for an additional 17 families per night.
• The celebration of the West Side Market's centennial began with the opening of the renovated Market Square Park.
• Cleveland's Croatian community dedicated the new Croatian Cultural Garden in Rockefeller Park.
• In South Euclid, developers and officials held a ceremonial groundbreaking for the Oakwood Commons shopping center.
• Solon officials formally broke ground on Solon Village Plaza, the redevelopment of the former Solar Shopping Center.
• A topping off ceremony took place for the 18-story office tower, the main component in the first phase of the Flats East Bank development. It's scheduled to open next year.

First Interstate Properties confirmed that the Oakwood Commons retail development in South Euclid will include a 177,000-square-foot Wal-Mart superstore. Construction of the store is scheduled to begin in September.

Update: Wal-Mart verified that the supercenter will replace its store at Severance Town Center in Cleveland Heights.

Plans for the Oakwood Commons shopping center under construction in South Euclid include a 180,000-square-foot Wal-Mart supercenter. Wal-Mart currently operates a store less than a mile away at Severance Town Center in Cleveland Heights. At GreenCityBlueLake, Marc Lefkowitz explored redevelopment and retrofitting examples that could be employed if Wal-Mart closes its Severance Center location.

Election recap

Tuesday's election included the following issues:

• Mayfield Village
  Issue 82 (commercial rezoning): passed
• Richmond Heights
  Issue 90 (participation in joint service districts): failed
• Solon
  Issue 95 (industrial rezoning): passed (reactions)
• South Euclid
  Issue 96 (retail rezoning): passed (more)

Visit the Cuyahoga County Board of Elections for complete results.

In Lorain County, voters rejected a quarter-percent sales tax increase. The county will institute cuts that include reducing its contribution to Lorain County Transit from $100,000 to $50,000. Avon voters approved a charter amendment that establishes a minimum lot size for residential areas.

South Euclid City Council approved the sale of approximately seven acres of the Cedar Center property to developer the Coral Co, and company president Peter Rubin revealed some of the tenants coming to the redeveloped shopping center. The City also recently sold an outlot to Bob Evans, and the GFS Marketplace store held its grand opening.

The November 8 ballot includes several planning and zoning issues in Cuyahoga County communities.

• Issue 82 in Mayfield Village is a residential to commercial rezoning of two properties on Wilson Mills Road for a proposed expansion of Deacon's Chrysler Jeep.
• Issue 90 in Richmond Heights would allow municipal participation in joint service districts.
• Issue 95 in Solon is a residential to industrial rezoning for the planned Nestle research and development center.
• Issue 96 in South Euclid is a referendum on the residential to commercial rezoning for the Oakwood Commons development.

In Avon, voters will decide a charter amendment that would establish a minimum lot size.

The Coral Co. plans to begin construction of 60,000 square feet of retail space at Cedar Center within 30 to 60 days. The company intends to complete the first phase of the redevelopment project in South Euclid by the end of 2012.

By a vote of 6 to 1 (PDF), the Ohio Supreme Court ruled that a South Euclid group properly submitted a referendum petition on the rezoning of the Oakwood Club property. The Court said that the City must either rescind the rezoning or place the issue on the November ballot. The citizens group was pleased and the developer was disappointed.

Update: City Council unanimously voted to put the rezoning issue on the November ballot.

The News Herald reported on sustainability programs in three east-side Cuyahoga County suburbs: the stormwater management project at Mayfield Heights City Hall, the Mayfield Village Greenway Corridor, and the City of South Euclid's Green Neighborhoods Initiative.

In July, opponents of the planned Oakwood Commons development submitted a petition for a referendum on the rezoning of the property. On Monday, South Euclid City Council rejected the petition, saying that petitioners failed to file a certified copy of the ordinance with the City prior to its circulation.

Update: City Council rejected the petition because the certified copy was submitted to the clerk of council instead of the finance director.

Update 2: a citizens group is challenging the decision. A Sun News editorial says that residents "should be given the chance to speak their minds at the ballot box."

South Euclid City Council unanimously voted to rezone 40.7 acres of the former Oakwood Club for developer Mitchell Schneider's proposed Oakwood Commons shopping center. Schneider hopes to break ground in September. Opponents want to to place a referendum on the November ballot.

Developer Mitchell Schneider told South Euclid City Council that he intends to increase the amount of permeable pavement at his proposed Oakwood Commons retail development and that he would pay the City $12,000 per year for maintenance of the undeveloped portion of the property. He also shared two conceptual designs (PDFs) for the project.

On Monday, developer Mitchell Schneider spoke with South Euclid City Council's Planning and Zoning Committee about his proposed Oakwood Commons retail development.

A Wednesday public hearing about the proposal to rezone the South Euclid portion of the former Oakwood Club property attracted a large audience. Prior to the meeting, a group of citizens protested outside. The 72 residents who spoke at the meeting expressed a variety of opinions.

The South Euclid Planning Commission discussed the Coral Co.'s plans for the redevelopment of the north side of Cedar Center. Developer Peter Rubin said he will incorporate the feedback into the plans. A GFS Marketplace store at the western end of the site was approved in January, and Gordon Food Service purchased 1.4 acres of the property for the store in February. A groundbreaking ceremony was held in April.

On Thursday, the South Euclid Planning Commission unanimously voted to rezone 40.7 acres of the former Oakwood Club property from residential to retail for the proposed Oakwood Commons development and to change the City's comprehensive plan (PDF). The issue now moves to City Council, which will hold public hearings (PDF) on May 18 and May 25.

More than 100 people attended a Thursday FutureHeights forum prompted by the proposed Oakwood Commons development. At the event, Terry Schwarz, Hunter Morrison, and Ed Jerse spoke about land use, regionalism, urban sprawl, and the importance of master planning.

Update: video of the forum is now available.

The City of Cleveland Heights completed work on four houses it was renovating through the use of Neighborhood Stabilization Program funding. The houses are now on the market, and proceeds from the sales will be used to renovate or demolish other neglected houses. The City of South Euclid is finalizing the sale of the first house renovated through its Green Neighborhoods Initiative.

Update: information about renovated homes in 11 Cuyahoga County cities is available through the Ideal Homes Program.

More than 150 people attended a meeting of the South Euclid Planning Commission on Thursday to discuss the proposed Oakwood Commons retail development. Most of those who spoke opposed the project. Consultants with McKenna Associates recently completed a review of the rezoning proposal. Earlier in the week, developer First Interstate Properties announced that it is exercising its option to purchase the 90-acre Cleveland Heights portion of the property. The company has not finalized its concept for the land in Cleveland Heights. Blogger Bob Rosenbaum considered the rhetoric surrounding the proposed development.

Update: the Sun News summarized the report from McKenna Associates.

Update 2: the Sun Messenger continues to support the proposal.

Nepali refugees from Bhutan are settling in Cleveland Heights and South Euclid. The Northeast Ohio community may eventually exceed 1,000 people.

South Euclid City Council referred the proposed rezoning for the Oakwood Commons development to the City's Planning Commission. Residents at the City Council meeting expressed their objections to the proposed big box retail. Community Services Director Keith Benjamin believes the area can support additional stores, and Ward 4 Councilwoman Jane Goodman supports the project. Oakwood Club leaders are satisfied with the sale to First Interstate Properties.

Update: Thursday's Sound of Ideas program was devoted to a discussion of the issues. Fresh Water asked if the area can support more retail, while a Sun Messenger editorial backed the proposed development.

South Euclid boards and commissions approved plans for the first phase of the Cedar Center redevelopment, which will be anchored by a GFS Marketplace store. It's scheduled to open this fall.

Developer First Interstate Properties of Lyndhurst is purchasing the 154-acre former Oakwood Club site. It paid $1.8 million for 62 acres in South Euclid and has a contract to buy the other 92 acres in Cleveland Heights. The company plans to develop the property as Oakwood Commons, which would consist of 22 acres of apartments around the former clubhouse building, 63 acres of retail with 500,000 square feet of stores, and 69 acres of parkland. The Cleveland Heights portion is zoned for residential use, and would require a rezoning. Neighbors of the property are trying to preserve the entire site as a park, and say that the development would destroy too much greenspace.

Update: many residents are opposed to the development, although not as vehemently as in the 1990s. They shared their concerns at at Cleveland Heights City Council meeting, which drew about 75 people. Blogger Hank Drake considered whether the area has too much retail.

The future of the former Oakwood Club site remains in question. The Trust for Public Land had a 90-day option to purchase the property in Cleveland Heights and South Euclid, but it expired at the end of October. The 150-acre site is again for sale, with an asking price of $5.95 million. Neighbors would like to see it preserved as a public park.

The Ohio EPA declared that brownfield cleanup has been completed at a site on Euclid Avenue (PDF) in Cleveland and at Cedar Center in South Euclid. The agency is also considering an expansion of the Urban Setting Designation in Cleveland (PDF) to cover the entire city. The designation (PDF) would would reduce groundwater cleanup requirements in the brownfield remediation process.

In a Plain Dealer op-ed, Cuyahoga County Treasurer Jim Rokakis said that the Cuyahoga County Land Bank is "the most effective and comprehensive program in the country to deal with vacant properties due to its entrepreneurial transactional capabilities and funding." Officials in South Euclid are pleased with the Land Bank's recent agreement with HUD. Next American City cited Cleveland's experience with HUD as an example of "the real danger of this newfound culture of thrift and austerity in Washington."

The City of South Euclid is continuing its Green Neighborhoods Initiative with the purchase of three additional distressed houses. Using green building techniques, the City will renovate the bungalows on Warrendale, Colony, and Lambert roads.

Susan Condon Love of the Plain Dealer wrote about the City of South Euclid's Green Neighborhoods Initiative and the Wilmington Road bungalow undergoing renovations. The City will unveil the makeover at an open house on June 5 (PDF).

The City of South Euclid is nearly finished renovating a Wilmington Road house through its Green Neighborhoods Initiative. The bungalow is for sale, with an asking price of $149,000.

Two state legislators from Greater Cleveland intend to introduce legislation that would make it easier for communities to collaborate on municipal services. The changes would allow the City of South Euclid to contract with the City of Cleveland for trash collection. Cleveland may be able provide the service at a lower cost than a private company.

The first phase of the Cedar Center redevelopment in South Euclid will include 49 units of senior housing in four stories above one story of retail space.

The cities of South Euclid and University Heights are collaborating on the Nine Mile Creek Green Street Project, an effort to improve water quality and reduce runoff by installing stormwater bioretention cells.

The latest revisions of the plans for the redevelopment of the South Euclid side of Cedar Center include additional retail space, increased greenspace, and shifting three buildings closer to Cedar Road.

Members of Oakwood Club and Mayfield Sand Ridge Club voted to combine the two country clubs. The 144-acre Oakwood Club property in Cleveland Heights will be put up for sale. The nearby Acacia Country Club property in Lyndhurst may also be available.

The City of South Euclid's Green Neighborhoods Initiative is underway. The program's first house is on Wilmington Road, and its renovations should be finished by spring.

The City of South Euclid intends to renovate five to seven houses through its $800,000 Green Neighborhoods Initiative, and will apply green building and universal design techniques. The City is also preparing to establish its first community garden at a previously vacant lot on Warrendale Road.

Notre Dame College in South Euclid opened its new South Hall last week. The four-story residence hall will accommodate 208 students. In January, the College opened its new North Hall. They are the first new dormitories at the campus since 1968.

South Euclid City Council unanimously approved a new development agreement for the north side of Cedar Center. In order to obtain financing, the redevelopment project was split into four phases. Phase one construction could begin early next year. Councilwoman Jane Goodman said that it will be "a magnet for new residents looking to be part of a revitalized neighborhood and city, and a reason for longtime residents to stay."

The City of South Euclid will use a $270,000 First Suburbs Development Council grant to purchase, rehabilitate, and sell abandoned houses. The City will concentrate on five streets north of Cedar Center and the Bexley-Rowland area.

South Euclid Mayor Georgine Welo, University Heights Councilman Kevin Patrick Murphy, and Cleveland Heights Councilman Mark Tumeo spoke at a panel discussion on regionalism last week.

The redevelopment of the South Euclid side of Cedar Center is happening as fast as it can, said developer Peter Rubin. He expects the project will take about three years to complete.

The City of Euclid has joined the City of Cleveland in asking HUD to demolish distressed houses it owns instead of reselling them. Euclid intends to use its $2.6 million federal Neighborhood Stabilization Funds award to rehabilitate 24 homes and demolish 65 others. Meanwhile, South Euclid City Council authorized officials to purchase properties at up to $25,000 without prior approval from City Council. Officials say that they will use only dollars from grants for the purchases.

Last week, consultants for the City of South Euclid presented an analysis of the City's market potential. They examined lifestyle indicators and determined that in the near future, the City will be most appealing to younger couples and childless singles. The methodology (PDF) and indicator descriptions (PDF) are available for download. South Euclid officials are also seeking funding for a concept for renovating the City's bungalows.

The tight credit market may prolong the mixed-use reconstruction of the north side of Cedar Center in South Euclid. The Coral Company, the project's developer, has modified its plans to include market-rate apartments in place of condominiums.

Demolition of the north side of Cedar Center was scheduled to begin earlier this week.

South Euclid City Council authorized the expenditure of $1.8 million to raze the north side of Cedar Center. Demolition is expected to begin later this month.

On Monday, South Euclid City Council unanimously approved the creation a community reinvestment area encompassing the entire city. The City of Brooklyn passed similar legislation last month.

This week's Sun papers have more information about the recent ballot issues in Broadview Heights, Chagrin Falls, Highland Heights, South Euclid, Avon, and Twinsburg.

The conversion of the Langerdale Retention Basin in South Euclid has been completed. The concrete channelized drainageway along Nine Mile Creek was replaced with a man-made wetland. The 10 acre, $1.2 million restoration will reduce flooding and provide new habitats.

While market conditions have forced the cancellation of some proposed retail projects, developers of the upscale Twinsburg Fashion Place in Summit County and the Cedar Center redevelopment in South Euclid are proceeding with their plans.

In this month's Cleveland Magazine, Afi-Odelia E. Scruggs writes about the longevity and evolution of her South Euclid neighborhood.

The City of South Euclid's purchase and demolition of nine Greenvale Drive duplexes in 2006 has had the desired effect of reducing crime, and the City continues to maintain the vacant lots. However, the City lacks the funds to repeat the process in other areas.

The planned redevelopment of the South Euclid side of Cedar Center will require public investment, thought the precise cost has yet to be established. The Cuyahoga County Department of Development is assisting the City with the environmental cleanup of the property.

The Francis Court Gables townhouses in South Euclid are not selling well, and only one building has been constructed. Developer Jim Teresi wants the City to adopt a residential tax abatement measure. In addition, the proposed Stoneridge Place subdivision and Liberty Court condominiums are on indefinite hold.

South Euclid City Council was informed that it is too late to amend or rescind the exterior point-of-sale home inspection ordinance it passed last November. The City had a 30 day window to alter the law after residents submitted a referendum petition in December. The issue will appear on the November 4 ballot.

South Euclid officials say that demolition of the north side of Cedar Center may begin in August. At Cleveland State, exterior demolition of University Center started this morning.

Construction of the Casa Romana townhomes on Warren Road in Cleveland began last week. In South Euclid, the 16 unit Stoneridge Place subdivision may not be built.

An ordinance passed by South Euclid City Council will allow residents to legally install rain barrels. It's believed to be the first rain barrel legislation in the area.

On Monday, Notre Dame College in South Euclid broke ground on a new dormitory. Work on a second new dormitory is scheduled to begin in May.

The last tenants in the South Euclid side of Cedar Center will leave by the end of May, and demolition might begin in June or July. The shopping center will be replaced with a 240,000 square foot mixed-use district with retail, office, residential, and civic space.

Attendees at a South Euclid Planning and Zoning Committee meeting suggested that the City consider expanding its plans to create a Mayfield-Green mixed use district in order to create a Crocker Park-like development that would complement Cedar Center. City Council may act on the rezoning proposal at its February 25th meeting.

South Euclid's plans to create a community reinvestment area encompassing the entire City are not expected to have a large financial impact on the South Euclid-Lyndhurst School District.

Mayor Welo of South Euclid is optimistic about the future of the Hillcrest Heights Area Recreation Council, and hopes to obtain federal or state funding for the proposed regional recreation center.

The City of South Euclid will not enforce its exterior point-of-sale home inspections law prior to the November election, which will include a referendum measure on the ordinance.

This week's Free Times summarizes the history of South Euclid's plans to redevelop the north side of Cedar Center, as well as the adverse repercussions it has had on the shopping center's merchants.

South Euclid leaders are considering a plan to designate the entire City as a community reinvestment area. Homeowners who reinvest in their properties would be eligible for a property tax reduction. New construction would also qualify for the reduction.

South Euclid residents opposed to the City's new exterior point-of sale home inspections submitted referendum petitions late last month. The City will verify the signatures and then send the petitions to the Cuyahoga County Board of Elections.

The City of South Euclid may create a mixed-use district in the Mayfield-Green commercial area. City Council's Planning and Zoning Committee will discuss the proposal at its January 28 meeting.

South Euclid's Notre Dame College is adding new buildings. Construction of a new residence hall will start in February or March, and President Andrew Roth envisions additional construction.

South Euclid residents opposed to a recently enacted exterior point-of-sale home inspection ordinance are circulating referendum petitions, and hope to see an issue on the November 2008 ballot.

South Euclid officials intend to focus on greenspace issues next year. They plan to adopt a greenspace plan, update the City's master plan, hire a consultant, and investigate the best uses for several undeveloped City-owned properties.

Last week, South Euclid City Council unanimously voted to institute exterior point-of-sale home inspections. Residents opposed to the inspections hope to challenge the ordinance via referendum.

The South Euclid-Lyndhurst Board of Education decided to not join the Hillcrest Heights Area Recreation Council "at this time", instead choosing to concentrate on passing an operating levy in March.

An agreement with Orion Capital Partners expired this summer, and yesterday, South Euclid City Council approved a development agreement with the Coral Company to redevelop the north side of Cedar Center as a mixed-use project. Demolition of the shopping center is expected to begin in fall 2008.

(Update: this week's Sun Messenger has more information.)

Mayor Welo assured South Euclid residents that the Hillcrest Heights Area Recreation Council will not build a proposed recreation center if they are unable to align grant funding.

Several municipalities in Cuyahoga County are attempting to address stormwater issues in different ways:

• North Royalton organized a citizen's committee that recommended several strategies, including infrastructure improvements and floodplain expansions.
• Parma Heights is focusing on sewer maintenance.
• Broadview Heights City Council approved a funding mechanism for stormwater infrastructure maintenance and repair.

Mayor Welo of South Euclid offered to personally pay the startup fees for the South Euclid-Lyndhurst School District's entry into the Hillcrest Heights Area Recreation Council. This fall, the mayors of Richmond Heights, South Euclid, and University Heights will meet with Rep. Stephanie Tubbs-Jones to discuss funding sources. They hope to build a new recreation center without the use of local tax dollars.

Demolition of the South Euclid side of Cedar Center is expected to begin this winter. The City is attempting to obtain grants for environmental cleanup of the site.

The recently formed South Euclid Land Conservancy has held two meetings, and members are discussing ways to preserve greenspace in the City.

Financial concerns may prevent the South Euclid-Lyndhurst School District from joining the Hillcrest Heights Area Recreation Council. The Cities of Richmond Heights, South Euclid, and University Heights have agreed to establish the council of governments.

Legislation introduced in South Euclid City Council would permit residents to use rain barrels at their homes. Sponsors say that rain barrel usage can conserve water and reduce runoff.

A South Euclid councilwoman and resident formed the South Euclid Land Conservancy, which met for the first time last month. The organization's second meeting will be held on August 22 at 7:00 p.m. in South Euclid City Hall.

On June 25, South Euclid City Council is expected to vote on a proposal to create a council of governments with Richmond Heights, University Heights, and the South Euclid-Lyndhurst Board of Education to study the feasibility of a regional recreation center. University Heights passed similar legislation on June 4, while Lyndhurst leaders reiterated that they were not interested in participating.

Several former residents donated two undeveloped properties near Green Road to the City of South Euclid. City Council plans to place the properties in a land back.

On Monday, South Euclid City Council passed a resolution encouraging "green building and sustainability efforts" in the City. The City also adopted an anti-idling policy.

The City of South Euclid selected Orion Capital Partners of Little Rock, Arkansas to redevelop the north side of the Cedar Center shopping strip. The company offered $17 million for the property, and wants to redevelop it as a retail/residential mixed-use project. The company has 45 days to reach a deal with the City, which will require City Council approval.

A survey of South Euclid residents found that their top concerns are "neighbors not keeping up their properties" and "loud neighbors". The City's Good Neighbor Committee recommends supplying a "Good Neighbor Guide" to residents, among other suggestions.

Cuyahoga County Probate Judge John Donnelly ruled against a group of Cedar Center tenants who sought to keep the City of South Euclid from acquiring the northern half of the shopping center. The City will purchase the property for $16.4 million and select one of the four developers interested in redeveloping it as a mixed-use project.

Two tenants in the north side of the Cedar Center shopping center are in court this week, challenging the City of South Euclid's plans for a mixed-use redevelopment of the site. Judge John Donnelly toured the property yesterday.

Four developers have expressed an interest in redeveloping the South Euclid side of Cedar Center. The City should take ownership of the properties around March 12, and officials expect to choose a firm in two or three weeks.

Some South Euclid residents continue to advocate for a citywide vote on plans to introduce point-of-sale exterior home inspections. A City Council committee is reviewing the legislation, but was cold to the idea of a ballot issue.

South Euclid City Council unanimously voted to issue up to $17 million in bonds for the purchase of the north side of Cedar Center. Some storeowners remain opposed to deal, and the City is continuing to negotiate with developers.