REDEVELOPMENT:
VARIETY THEATRE COMPLEX
Request for Proposal
Stephanie Turner, Real Estate Associate T: 866-861-4761 Ext 212, C: 216-256-6939
Akil Hameed, Broker 866-861-4761 (O-TF), 330-405-0545 (O-L)
FASS Real Estate Services 3705 Lee Road
Shaker Heights, Ohio 44120
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REQUEST FOR PROPOSALS (RFP) FOR REDEVELOPMENT OF THE VARIETY THEATRE COMPLEX
Cleveland, Ohio October 26, 2020
INTRODUCTION
The Variety Theatre LLC is seeking to redevelop the historic Variety Village Complex (VTC) in Cleveland
Ohio. The VTC is approximately 35,000 square feet. It features a 26,000 square foot theatre and a
balcony that holds approximately 350 seats; 7500 square foot of 10 storefronts and 10 second floor
apartments. The 1st floor storefronts can also be integrated into the 2nd floor apartments for live /work
space units; See Floor Plans, Appendix A;
This Request for Proposals (“RFP”) provides details about the VTC and the surrounding areas,
establishes the goals for development and the process by which a developer will be selected.
One of Cleveland’s historic gems is slated to return to life in the near future, bringing with it revitalization
and economic vitality for the diverse Westown neighborhood: The VTC is located in the Variety Village
District at: 11801-11825 Lorain Avenue. The location’s excellent freeway access to I-90 and I-71 at West
117th, is also equidistant between Detroit-Shoreway’s Gordon Square Arts District and Kamm’s Corners
commercial center. See Map Appendix B. In 2019 a 95 space parking facility was completed across the
street, from the VTC which is municipally owned.
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The parking facility was designed and built with adherence to state of the art green infrastructure technology utilizing specialized landscaping and bio swales to reduce storm water run-off. The facility was featured at the City of Cleveland’s Annual Sustainability Summit in September of 2019. See Parking
Facility Appendix C.
Qualifications and supporting materials must be received by Monday, February 1, 2021.
Tours of the building can be arranged upon request.
Variety Theatre LLC seeks to identify a developer or development team that will that provides a new or
adaptive reuse of the complex that supports an economic development vision for the community.
Incentives in place for the re-development of the VTC includes 2.5MM grant commitment from Cuyahoga
County Department of Development based on job creation; and a $335.000.00 grant from the Ohio
Facilities Construction Commission for an arts & culture component. Interested developers please submit
BUILDING INFORMATION LOCATION AND DESCRIPTION
The Variety Village District is the historic Variety Theatre Complex, located at 11817 Lorain Avenue in
Cleveland. It is located just west of the intersection of Lorain Avenue and West 117th Street, which
connects directly to the onramp of I-90 going east into Cleveland. Just north of the freeway along West
117th is a major chain regional retail shopping area including a Giant Eagle, Target, and other stores and
fast-food restaurants. In addition, to the east of the site, along Lorain Avenue at West 106th Street, is a
smaller neighborhood shopping center known as Westown Square, containing a Save-A-Lot, Shoppers
World, smaller shops and medical services. Also along Lorain Avenue and south on West 117th, within
the immediate area, are several central American, Mexican and Asian
restaurants, middle eastern groceries, family dental offices, legal services, a fabric store and
bike shops serving regional clientele, and cafes and convenience stores, among other uses.
There is a fair amount of vacancy on the street, which is available for retail expansion
surrounding the Variety Village catalytic area.
Significant public and private support exceeding 1 MM in support has been invested in the VTC including
the restoration and fabrication/erection of the historic marquee and blade sign; installation of updated
electric panels throughout the complex, roof stabilization in 2016; and 2.5 Million in roadway replacement
new traffic signalization, decorative lighting, street trees and public art . Preliminary construction drawings
and an engineering envelope analysis of the VTC was completed in 2016. .
In 2017, the VTC won a national competition in “THIS PLACE MATTERS” supported by Mike Wolfe, star
and creator of History Chanel’s “American Pickers” program, and the National Trust for Historic
Preservation.
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BUILDING HISTORY
The Variety Theatre Complex is listed on the National Register of Historic Places. Its unique and ornate
Spanish-Gothic architecture was designed by noted Cleveland architect Nicola Petti. The theatre opened in
1927 as a vaudeville and silent films theatre. From 1927 to 1954, it was owned by Warner Brothers as a
first-run Hollywood movie theatre. It remained a movie theatre throughout the 1980s, and in the 1990s the
theatre hosted many rock groups including Bono and U2, Stevie Ray Vaughn, REM and Metallica. The
complex includes 10 storefronts with a total of 7,500 square feet of rentable space, and 10 second floor
apartments. It also features a 20,000 square foot theatre, including stage, orchestra pit, dressing rooms,
plus a 350-seat second floor balcony, and a VIP apartment that was reserved for vaudeville stars and
celebrities.
WEST BOULEVARD NEIGHBORHOOD
The West Boulevard neighborhood is approximately 2.9 square miles and the area is home to some of
Cleveland’s most stable housing stock, stately West Boulevard leads the pack of affordable living options.
It is near everyday amenities and shopping-from boutiques to big box- and all are located close to I-90, I-71
and public transit. Food lovers can visit authentic ethnic eateries, which serve good food with real ethnicity
and even classic American fare. It also celebrates community at Halloran Park during the Summer Concert
Series and feature ice skating at the Winter Frolic.
West Boulevard is a vibrant, historic and culturally diverse area with architecture inspired from the early 20th
century. Residents enjoy tree-lined residential streets, two nationally recognized recreation centers and
park facilities. Unique small businesses along Lorain Avenue Corridor include locally owned imports food
markets and popular cafes that serve international cuisines. Strategically located close to all major
highways, approximately 300 manufacturing corporations are located in the area.
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The most recent development in the surrounding area is the Madison Industrial Park which is located at W.
108th and Madison. The Madison Industrial Park (Building A) is the first of a 10 acre business district. The
facility is a 168,750 square foot that will include two (2) industrial spaces of 60,000 square foot each.
PROJECT REQUIREMENTS
USES
The Variety Theatre LLC welcomes, creative transformative concepts for the redevelopment of the Variety
Village District that complement the neighborhood and will catalyze additional development in the area.
COMMUNITY INPUT
The input of the community including business owners and other stakeholders is imperative to the
successful development of the Variety Village District. Developers are asked to outline a plan for
effectively engaging the community to shape the redevelopment concept(s). The outline should include
your approach to effective community engagement for this project and your experience successfully
navigating this process with previous projects.
TIMING
A primary goal of The Variety Theatre LLC is to select a developer by Q1 2021.
SUBMISSION REQUIREMENTS
All proposals submitted for consideration shall include, but not limited to, the components identified below.
If development teams consist of more than one company, please provide the requested qualifications for all
companies.
DEVELOPMENT TEAM INFORMATION
Provide a brief history and overview of your company and your experience with urban redevelopment
projects. Identify key members of your development team, their proposed roles for this project, and their
qualifications and experience. Summarize the team’s past experience working together, identify the
principal person who will speak for the development team and any other key participants who will be
involved in negotiating the terms.
RELEVENT DEVELOPMENT EXPERIENCE
Describe at least three recent urban development projects that your company has successfully completed
or that are currently underway. Include project summary, location, project, cost-funding sources,
development challenges and solutions, and municipal references. List development team members and
their roe in each project.
FINANCIAL CAPACITY
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Outline your company/team's ability to purchase the physical asset and finance the development project. Include commitments of equity and debt capital and any public (city, county, state or federal) financial assistance necessary for the project to proceed.
PROPOSED CONCEPT(S)
Provide a narrative description of the proposed development concept(s), including the following:
• Overall vision and proposed user(s) for the Variety Village District;
• Estimated capital investment;
• Description and evidence of how the concept(s) address existing market conditions;
• Plans for existing traffic needs; and
• Discussion of pedestrian, sustainability, greenspace and other elements of the concept(s).
PROPOSED PROCESS AND TIMELINES
The Variety Theatre LLC would like to reach its full development potential quickly. Please describe the
anticipated timelines for fully developing the Variety Village District, specifically identifying dates for
commencement and completion of key project activities including, but not limited to:
• Building, market, financial, or other due diligence;
• Securing financing commitments;
• Design development, pre-construction planning etc.;
• Permitting and approvals;
• Construction; and
• Occupancy.
If the proposed project involves phasing, please be specific regarding the above timelines for each phase.
ECONOMIC IMPACT
Please describe the anticipated economic and fiscal impact of the proposed development concept,
including but not limited to:
• Projected capital investment;
• Projected new employment and payroll anticipated to result from the project:
• Discussion of how the project could catalyze additional nearby development.
MINORITY BUSINESS ENTERPRISE INCLUSION
The Variety Theatre LLC encourages the participation of minority-owned business enterprises in the
development of the Variety Village District. Please describe any efforts you have made on past projects to
include minority-owned businesses and any steps you intend to take to include minority-owned businesses
for this project.
DEVELOPMENT AND USE AGREEMENT
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At the conclusion of the evaluation process, The Variety Theatre LLC anticipates the announcement of
the selected developer(s) and outlines roles, responsibilities and timelines for completing the
development. Broadly identify any development agreement terms that you would require or that would not
be acceptable.
EVALUATION CRITERIA
The goal of the RFP process is to identify the developer or team possessing the vision, experience and
financial resources to carry out a development in scope and which is best suited for the neighborhood. It
is anticipated that submittals will be evaluated by a review team based upon, but not limited to the criteria
below:
Developer Qualifications
• Recent history of successful, highly-impact urban development projects
• Access to sufficient equity and debt capital
• Commitment to long-term operation of the building
• Ability to navigate development hurdles
Development Concept
• Preservation of building’s historic character
• Compatibility with surrounding uses of the neighborhood
• Incorporation of the community with a focus on the Theatre
• Potential to catalyze nearby investment
• Incorporation of greenspace
• Focus on sustainability
• Ability to stand the test of time
Development Approach
• Strategy for effectively soliciting and incorporating stakeholder input
Economic, Fiscal and Community Impact
• New job and payroll creation
• Capital Investment
• Synergy with neighborhood businesses
• Benefit to residents
• Potential to attract visitors, new residents and new business
• Potential to generate City income and payroll tax
Development Schedule
• Timeline to begin and complete construction identifying relevant milestones
EVALUATION PROCESS AND TIMLINE
It is expected that the developer(s) or developer teams whose submissions best meet the evaluation
criteria established above will be selected for an interview with review team.
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The following is the anticipated schedule for the evaluation and selection of a development team.
Milestone Date
RFP Released October 26, 2020Deadline to Respond February 1, 2021
Finalists Notified Q1 2021
Tours of the building can be arranged by request by contacting Stephanie Turner, Agent, FASS Real Estate
Services at [email protected].
Variety Theatre LLC intends to adhere to this selection process but reserves the right to reject all
submissions or deviate from the process as necessary to accomplish the goal of selecting the most
qualified development(s) for this important property.
LEGAL STATEMENTS
CONFIDENTIALITY
Variety Theatre LLC will maintain and guarantee the confidentiality during the selection and review process
of financial information or disclosures by the developer(s) or prospective users.
RIGHTS RESERVED BY VARIETY THEATRE LLC
Variety Theatre LLC reserves the right to reject any and all submittals, to negotiate with proponents, to
change without notice the Request for Proposals and evaluation process, and to waive any informality in
submissions whenever same is in the interest of Variety Theatre LLC and its development objectives.
SOLICITATION AND TRANSPARENCY POLICY
Proposers may discuss their proposal with the FASS Real Estate Services Team and only under the
direction of the FASS Real Estate Services Team with members of the Variety Theatre LLC board. The
policy is intended to create a level playing field for all Proposers and assure the integrity of the selection
process.
SUBMISSIONS INSTRUCTIONS
Development(s) teams should submit 7 identical hard copies, one unbound had copy and one electronic
copy. Packages must clearly label “Redevelopment Proposal for the Variety Village District. Qualifications
packages and supporting materials must be received by Tuesday, December 15, 2020 to be considered.
Packages should be addressed to:
Akil Hameed, CEO & Broker Stephanie Turner, Real Estate Associate
FASS Real Estate Services FASS Real Estate Services
3705 Lee Road 3705 Lee Road
Shaker Heights, Ohio 44120 Shaker Heights, Ohio 44120
866-861-4761 216-256-6939
The electronic copy should be emailed to [email protected].
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Appendix A
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Appendix B
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APPENDIX C
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Who We Are
FASS Real Estate Services (FASS) is a licensed, Greater Cleveland-based boutique
Real Estate Brokerage firm, specializing in Property Management, Real Estate Sales
and Leasing, Real Estate Consulting, and Commercial Real Estate and
Development.
Founded in 2006, FASS began as a simple concept: to help accidental landlords,
investors and renters seamlessly connect to quality housing for investment
purposes, or a great place to live, and within a short period of time. As a company,
we provide a variety of real estate services across 4 primary service units:
Residential, Commercial, Property Management, and Consulting.
FASS Premier is the luxury real estate unit of FASS Real Estate Services.
Today, FASS represents clients from over 20 states, and countries including China,
Japan, Australia, Singapore, Malaysia, Canada, and the UK.
To learn more, visit us online at www.FASS-RES.com Akil Hameed, Broker 866-861-4761 (O-TF), 330-405-0545 (O-L)[email protected]
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