Are the Lakewood City and County Land Banks One Huge Scam?

[Kate McCarthy]

If anyone from City Hall or any of their affiliates wish to rebut this, please be prepared to do the following:

1. Explain why these houses needed to be razed, including both written and photographic documentation.
2. Explain why if these houses were such nuisances, why they sat for years before being addressed and why they suddenly became alleged nuisances.
3. Explain why the houses could not be saved.

This is just some of the allegedly stolen homes. I will try to update this thread as I discover more information.

Actual documentation and facts, please; and not commentary, chest-thumping, or fluff from Summers & Co.

Lori,

Have you made any formal requests to the city for this information? I would like to hear the answers to your questions. I would assume there is a process involved before a demolition permit is issued? And if not, why not?

This is a very interesting topic and I am anxious to see if there is any paper trail on these properties. And if none exists, that is wholly unacceptable.

[Brian Essi]

Ms. Allen,

I can't speak to the mound of evidence you have gathered on the homes you reference--I juts don't have the time right now to examine the evidence.

However, while canvassing for the NO on 64 campaign, I came across residents who are victims of the City of Lakewood's oppressive tactics. They named Bryce Sylvester and a "female" Lakewood prosecutor as their victimizers.

I have also had a handful of Lakewood property owners reach out to me about the oppressive nature of bad actors in housing and building enforcement.

The Rebranded Insiders Voters for Fraud are losing votes on Issue 64 due to the BAD GOVERNMENT of Sylvester et all.

VOTE AGAINST 64.

[Lori Allen _]

Brian,

Thanks for the information. I inform everyone I see in Lakewood, in stores, the Library, the park, gas station, etc., about what appears to be some sort of illegal housing issues happening in Lakewood. The good news is that most persons I have spoken with are already on to what appears to be Summer's and Council's alleged shady deals with CCF and our resident's homes. I have encouraged them all to vote NO on issue 64 and to get registered if they are not registered. I believe it is time for Lord to speak the truth to the residents of Lakewood. The reign of terror and alleged abuse must end!

By the way, it appears that Summer's is again resuming his alleged abuse of power by, once again, sending a city worker to follow my son on the bus to school and around school. Lord Lakewood, have you ever heard the song by Tom Petty, "I won't back down"?

[Lori Allen _]

This home at 12318 Plover was demolished last week. According to the Board of Control Meeting agenda for 9/19/16, the reference number for this particular award was BC-16-121. The Board of Control meeting agenda for 9/19/16 states "amend - demolition of nuisance property at 12318 Plover". Amend means to change. What are they changing? The demolition is job is already done.

It should be noted that the Board of Control consists of Jennifer Pae, Kevin Butler, Joe Beno, and Mike Summers.

Anyway, this building was most likely demolished not due to an actual, existing nuisance, but rather to make room for the "Birdtown-Infill Project". C&J Contractors did not do this demolition, as I believe it is mostly federally-controlled. Did HUD know that this property appeared to not be a nuisance as City Hall claimed? Is it possible that the feds got duped? Does this mean that the funding for the demolition of the seemingly perfectly fine or almost perfectly fine buildings on Thoreau and Madison came from another source? Cuyahoga Land Bank (Gus Frangos) or City Hall?

According to county records, this property was a City Hall takeover, and the owner named Michelle, had to give up her property to City Hall for $0. I could be wrong, but it seems to me that when City Hall finds some land they want, they deem the property a nuisance and take it over, running the owner out. Does this house look like a nuisance to you? I talked with the neighbors, and they said the house was not a problem.

12318 Plover before demo 1.jpg (238.51 KiB) Viewed 5005 times

This home was built in 1922.

What the heck is going on? I have never seen so much demolition happen in such a short time, or so many demolitions during one city administration. It is hard for me to keep up there are so many now.

Once again, I urge City Hall to hold absentee landlords accountable and make them fix their properties before building new homes. Some of Lakewood's residents, especially the underprivileged on Lakewood's east end and in Ward 4, are living in deplorable conditions due to seemingly deadbeat landlords. For example, black mold in bathrooms, rotted porch floors, broken windows, broken doors, torn screens, etc. If a property looks bad on the outside, what do you think the inside looks like?

It is my opinion that the hospital deal was not done with the most honesty, integrity, or legality. The more I find out, the more I believe the former to be true. If you are tired of things like this happening, and wish to take the first step in restoring honesty to City Hall and taking our city back, I implore you to vote against Issue 64 on Nov. 8th. It is not too late to get registered.

Just my opinion.

[Jim O'Bryan]

This home at 12318 Plover was demolished last week. According to the Board of Control Meeting agenda for 9/19/16, the reference number for this particular award was BC-16-121. The Board of Control meeting agenda for 9/19/16 states "amend - demolition of nuisance property at 12318 Plover". Amend means to change. What are they changing? The demolition is job is already done.

It should be noted that the Board of Control consists of Jennifer Pae, Kevin Butler, Joe Beno, and Mike Summers.

It is my opinion that the hospital deal was not done with the most honesty, integrity, or legality. The more I find out, the more I believe the former to be true. If you are tired of things like this happening, and wish to take the first step in restoring honesty to City Hall and taking our city back, I implore you to vote against Issue 64 on Nov. 8th. It is not too late to get registered.

Just my opinion.

Great post, shows what is wrong in this city. Take a Mayor give him too much power surround him with sycophants desperate to stay working in 6 figure jobs...

Surround him with friends that are desperate to develop anything, anything, and you have Lakewood 2016.


.

[Dan Alaimo]

Lori,
Excellent research. It seems to me it would help make a case if some of these people would come forward to complain. Any possibilities?

[Lori Allen _]

Jim, Dan,

Thanks. The process of tracking down previous owners and contacting them is in the works.

Others,

Meet this property at 1369 Westlake. This home was demolished in 2011. I cannot find an exact reason in writing, but I suspect that City Hall declared it a "nuisance". Other than some paint and lattice work, does this house appear to be a nuisance? Is the foundation crumbling or is the roof caving in? It doesn't appear to be. Also note that although City Hall appeared to demolish this home, that the owner (or former owner) is still being slapped with water, tax, and grass-cutting bills. Huh?

1369 Westlake.jpg (82.6 KiB) Viewed 4866 times

The owner of this home was 66 years of age at the time of it's demolition. I believe he still lives in the area. It is worth noting that court records show that he had been taken to court back in 2001 for not repairing the property. However, the City of Lakewood allowed him to enroll in a payment program so that he could keep the house and not face prosecution. Ten years later, the house is demolished, evidently by the Summers administration. Why could the owner enroll in a program in 2001 but not in 2011?

Now for more information, as it appears that this home had historic significance. First, the home was built in 1887, according to county records, meaning it was 114 years old when it was demolished. I knew that most of the homes on Westlake Ave. were not built until roughly 1900 to 1915. Therefore, I did some property history research. Curtis Hall, the son of Joseph, an early Lakewood pioneer, owned the land that Westlake Ave. now stands on at the time this house was built 1887. In 1887, said land was Curtis Hall's farm. Therefore, it would appear that Curtis Hall built this house or had it built, maybe as a farmhouse or a house for his farm workers. However, I believe Curtis Hall did not actually live in this house, as his actual place of residence was listed as 16102 Detroit, behind Sweet Designs Chocolate.

Also note that another house owned by the Hall Family was demolished on Detroit just west of Edwards Park. I believe this was demolished during the Fitzgerald administration. Wasn't Summers on council during the Fitzgerald administration? Isn't Summers refereed to as Fitz!'s political spawn?

Also note that the Curtis Block building was named for Curtis Hall. LHA appeared to run the condition of this building into the ground when they owned it between 1987 and 2016. City Hall now owns it, although they appear to have made no repairs to the rusting balconies, chipping and peeling trim, etc. See pictures on this thread:

http://lakewoodobserver.com/forum/viewtopic.php?t=23260

Another pre-1900 home in Lakewood - gone. Most of the pre-1900 homes are located down on Coutant, Newman, Winchester, Grace, and Clarence. Enjoy them while they last. I would encourage the historical society to pay more attention to the seizure and demolition of these historic homes.

[Lori Allen _]

Here is one that probably needed to be torn down. It is (was) at 1280-82 Clifton Prado. It appeared that the porch was rotting and that possibly the foundation on the south side of the house was bowing out, not to mention the peeling stucco, etc.

1280 Clifton Prado.jpg (191.75 KiB) Viewed 4830 times

1280 Clifton Prado front.jpg (159.06 KiB) Viewed 4830 times

The owner was an absentee landlord from Euclid. The fact that it probably needed to be torn down in 2011 does not mitigate the fact that:

1. City Hall apparently let the property go to the point that it had to be torn down. Why was the house allowed to get to this point?
2. City Hall apparently never gave this person a chance to fix the house, as no court cases were ever filed against the owner for building code violations.
3. The previous homeowner is still being slapped with bills for grass-cutting, etc. Why? What is the benefit of this? Anything?

Did City Hall want the land for something? If so, what?

[Lori Allen _]

Are Cuyahoga County and City Hall Billing the Deceased?

Meet this property at 1427 Scenic St. Scenic is at the far western end of Lakewood at the end of Detroit Extension. This home was demolished by the Cuyahoga Land Bank in 2013. Also, City Hall had declared it an “imminent” nuisance. The previous owner of the home, named Tom, passed away in 2008. However, Cuyahoga County continued to send Tom tax bills to the home on Scenic St, even though he had passed away. Also, City Hall had sent Tom about five grass-cutting bills between his death in 2008 and 2013, when the Cuyahoga Land Bank took over the property. In other words, Cuyahoga County and City Hall are billing the deceased. Due to the fact that Tom had passed and could not pay his taxes, the delinquent property taxes on the property racked up to about $8,700 by 2013.

The Cuyahoga Land Bank took over the property and demolished the home in 2013. Mind you, this was a 1-bedroom, 1-bathroom, roughly 400 square foot home. It was a unique home, in my opinion. It would have been perfect for an older resident or a single person. However, City Hall felt that it was a nuisance and the Cuyahoga Land Bank evidently demolished it. Does it look like a nuisance to you? It looks like a cute little shack to me, and unique to the area:

1427 Scenic.jpg (71.8 KiB) Viewed 4803 times

The only possible explanation I can think of is that the property deteriorated between the passing of the owner and 2013. However, if this were the case, why did City Hall not take over the property and sell it to somebody that could fix and live in it instead of waiting and tearing it down?

Cuyahoga Land Bank sat on the vacant land for about three years until January 2016 when they gave it away for free to LakewoodAlive. In March 2016, LakewoodAlive sold the vacant land to Prairie Stone Group, LLC for $2,050. According to county records, the vacant land was appraised at about $17,000. In other words, it was sold for about 12% of its value. A new home is now being built on the vacant land. According to the Ohio Secretary of State, Prairie Stone Group LLC is owned by a Dana Paul. Mr. Paul is involved with LakewoodAlive and was on the list of endorsements for Mike Summers during the last election. Mr. Paul also flipped a house on Grace Ave. behind Drug Mart a few years ago, according to county records. I have to say, it looks like he did a good job on the flip.

While I'm sure Mr. Paul is not a bad guy and probably has good intentions, I do have some questions about the cute shack that was demolished on Scenic St.

1. The photo above does not appear to show that the property is in major distress. Why was it declared an “imminent nuisance”? Documentation and photographic evidence to explain would be ideal.

2. Why were City Hall and Cuyahoga County sending bills to a long-deceased person?

3. What will happen to that almost $9,000 that the deceased owner named Tom allegedly owed?

4. If this person was deceased, did City Hall or Cuyahoga County try to get hold of any family members? Does this automatically mean City Hall or Cuyahoga County get the land? Wouldn't that have to be put up for public sheriff's auction?

5. I was told my a member of LakewoodAlive that the salary of Ian Andrews is paid by the Cleveland Clinic. If anyone out there has this in writing, I would be very interested in seeing it.

[Dan Alaimo]

Lori,
I know you are most comfortable posting on the Deck, but I sense that you are going to have to align with somebody to get some answers from those who won't post here. Right now many of the people who would likely do it are involved in the hospital issue, but maybe after election day their time will open up. It seems to me you are really onto something here. Just a suggestion.

[Pam Wetula]

Lori,

Thank you for all the research you have done. I look forward to studying your points and helping this cause.

Something surely smells bad here. I was aware of the 4 family home on West 117th that has not paid taxes in 8+ years (currently at about $108K). He still owns that home. Huntington Bank has not received any payments or rents from that home since it went into Foreclosure & the owner went into bankruptcy ( 4 + years now). The owner travels back and forth to Jordan at will. He lives in Strongsville in a home that is in his wife's name that was also saved in the bankruptcy. Someone recently tried to purchase the home but a 3rd lien position holder (behind the county & Huntington) will not release the judgment they have on this unless someone gives them at least $25,000 of the $50,000 lien. The home will not appraise enough for Huntington, the county & this 3d lien holder to receive what they want (not even close- $50 grand off). Plus the owner wanted the buyer to give HIM $20,000 off to the side. Have I mentioned that the 3rd lien holder's attorney has recently been indicted on felony charges? Have I mentioned that the owner's attorney has had ethical inquiries into his practice. Have I mentioned that the potential buyer was told by the county that this property will be part of a tax lien certificate soon that will bundle a bunch of these properties up and sell them to some investor? (it was supposed to be in a tax lien certificate last year per the county but they did not execute one- likely because the furor around the issue.) Do you want to guess who that investor will end up being? it will be interesting to see what happens. The tenants are frightened as they received notification that they are out of there soon. Have I said that the word is out that Lakewood wants this property as they own the lot next door. They bought the building next door & tore down the building. Again, something smells bad here.

I was unaware of some of the other issues you have documented. I am looking forward to learning more.

pam

[Lori Allen _]

Pam,

Thanks for your kind words. They have torn down at least two of those old, brick apartment buildings on W. 117th in the past few years. I found an old article on one of them and will be posting it soon. It will explain a lot, I think.

If I recall, the only thing standing in the city's way from having a very long stretch of vacant land is the following:

1. The apartment building you mention (it doesn't sound like long until it is torn down)

2. The Lube Stop. I wonder if Lube Stop has been approached yet?

Now it's time for a conspiracy theory: There is a vacant lot on the Cleveland side of W. 117th that has been owned by Montlack Development for years. The Montlack's were Mike Summers' campaign donors. Is there a possibility that Mike Summers is working with Frank Jackson or other City of Cleveland officials to give Montlack a big stretch of W. 117th to "develop"?

My feeling is, there are two probable outcomes for the building you mention:

1. City Hall will take it, tear it down, and turn it into a land bank, possibly wiping out all those pesky taxes.

2. City Hall, will take it, wipe out the taxes, and give it away to "Darren Buys Houses" (Relief Properties), Liberty Development, or Zaremba Group to flip for free.

If the taxes on some properties are being wiped out by putting the property through a land bank, how much are the schools losing?

More will be coming. There is more. Much more.

[Kate McCarthy]

If anyone from City Hall or any of their affiliates wish to rebut this, please be prepared to do the following:

1. Explain why these houses needed to be razed, including both written and photographic documentation.
2. Explain why if these houses were such nuisances, why they sat for years before being addressed and why they suddenly became alleged nuisances.
3. Explain why the houses could not be saved.

This is just some of the allegedly stolen homes. I will try to update this thread as I discover more information.

Actual documentation and facts, please; and not commentary, chest-thumping, or fluff from Summers & Co.

Lori,

Have you made any formal requests to the city for this information? I would like to hear the answers to your questions. I would assume there is a process involved before a demolition permit is issued? And if not, why not?

This is a very interesting topic and I am anxious to see if there is any paper trail on these properties. And if none exists, that is wholly unacceptable.

Lori,

Again, have you made any formal requests to the city? I think this is a very important issue and am very concerned but I would like to know if you expected the city to respond to this forum or have these issues has been formally raised with them.

Thanks for bringing this important issue to light.

[Lori Allen _]

Kate,

Thanks. At this point, I think it would be rather futile to make any requests. I think that if there were any legitimate documentation, with photographic evidence backing up the demolition of these properties, that Summers would have someone come on here and post it. Almost everyone at City Hall reads the Deck, although many of them claim they hate it and that we are a bunch of complainers. If they want to explain by providing said documentation and photographic evidence for each property, I am willing to look at it. It should be all kept on computer and easy to upload.

I also find it interesting that in about 90% of these cases, the owners were never taken to court for building code violations. If the buildings were really nuisances, why were they not given a day in court first? I think that says about most of it.

Again, thanks. More will be coming. Just when I think I am done, more surfaces.

[Lori Allen _]

Meet the former Highland Manor Apartments at 1468 W. 117th. According to a Lakewood Patch Article, the gas was shut off to the building in late 2008 and the building was vacated. Also according to this article, former Lakewood Planning Director and Assistant Safety Director Jeffrey Ashby claimed that the property was becoming a target for break-ins, vandals, etc.

City Hall declared the property a nuisance in October 2009 and had it demolished in early 2011. City Hall has now sat on the vacant lot for almost six years, but rumor has it they are going to sell the land.

Perhaps Ed Fitzgerald (mayor at the time of nuisance declaration), Mike Summers (mayor at time of demolition), or Jeffrey Ashby would like to explain the following:

A. Why was the property allowed to deteriorate to this point?

B.Were any correction notices issued to the apartment owner?

C. Was there anything structurally wrong with the building that it could not be saved? Pictures and documentation would be ideal.

D. If the building was such a nuisance, why was the owner never taken to court for any alleged building code violations? He had owned the building since 1963.

This was a streetcar-era building built in 1924. It was one of the few remaining streetcar-era buildings on the whole block. I have a feeling the one at 1486-88 W. 117th will be coming down sooner or later also. Look how nice this building looked in 2007, before it was allowed to deteriorate:

1468 W 117.jpg (136.67 KiB) Viewed 4597 times

We must not forget that Mike Summers was on council throughout the Fitzgerald administration.

How sad. A brick streetcar-era building demolished. Apparently, it was allowed to deteriorate by City Hall. Was it done on purpose? Conspiracy theory time: did Fitz! Do Summers a favor by allowing the building to deteriorate so Summers could have the building demolished and eventually sell the land to Montlack Development (Summers campaign donor)? I know many on here don't like conspiracy theories, but Montlack Development has land right across the street on the Cleveland side of W. 117th.