Peace Building Survey results: Click here.
Thank you so much to everyone who took the time to take our PEACE Building survey! This survey, and the public listening session held Wednesday July 24, at Lee Road, are both part of the information-gathering process that the board asked library staff to conduct, to help inform their future decisions about the PEACE Building.
This shortened version includes tabulation of write-in responses.
If you were unable to take the survey before it closed, you can still express your opinion by emailing the director at director@heightslibrary.org.
PEACE Building News
Public documents related to the operation of the PEACE Building are presented below, including a list of tenants as of May 2024, tenant leases, January 2024 notices to tenants of operating expense increases, expense spreadsheet, and a March 2024 capital needs assessment created by Cresco/Playhouse Square, the building’s management company.
FAQ for the Current Status of the Coventry PEACE Building and Its Tenants
August 9, 2024
Did the tenants present a plan to the Library Board that includes details such as funding and repairs and other specific actions to take care of the building?
No. At the Monday, August 5, Board Committee meeting, the tenants gave a 10-minute presentation to the board, but it included no specific steps, including no financial solutions or plans. It called for collaboration, but presented no details. We are hopeful we may receive more detailed plans soon.
Why hasn’t the Library sought grants and done other fundraising to support the PEACE Building and its tenants?
As a tax-supported government agency, the Library cannot seek grants or fundraise for the benefit of other organizations; it does not operate as a funder or a foundation. It can only write letters of support.
Additionally, over the last few years, the Library has been spending roughly $200,000 a year on basic maintenance and repairs for the building, an amount that the current payments from the tenants doesn’t cover. For example, in 2023, the tenants paid $149,267 in rent and operating costs, but the Library paid $191,290 on utilities, cleaning fees, and other expenses, creating a deficit of $42,000 (see report here). So far in 2024, the gap is already $16,000 and continues to grow. These deficits add up each year.
Why can’t the library give the tenants the PEACE Building? Didn’t the Library only pay $1 for the building?
Ownership of the PEACE property (the park, parking lot, and building) was transferred to Heights Libraries from the Cleveland Heights-University Heights School Board in 2018, for the symbolic price of $1. Ohio Revised Code allows government entities such as public schools, city governments, and public libraries to transfer real estate between them.
The building is legally a public asset, and ownership can only be transferred to another government entity.
Won’t the recent Cuyahoga County property assessments result in more tax money for the Library, that can then be used to support the PEACE Building?
No. The local taxes the Library collects do not go up with home values; they are frozen at the rate they were when the last Library levy passed, in 2014, 10 years ago.
Why can’t the $2.8 million in estimated repairs be postponed? Do they have to be all done at once?
Some repairs can be put off. Others, such as the roof and HVAC, cannot wait. Of the $2.8 million, approximately $1.8 million is for a new HVAC system. As of this writing, the HVAC system is failing. Of the 4 units, one is offline and no longer working, and has been replaced by the Library with a portable, temporary unit. It is only a matter of time before the other three units fail. Complicating the matter is the fact that replacement parts for these old units are no longer available, and new units have a delivery time of roughly 12 months.
Since the tenants cannot currently afford to pay the $1.8 million, it would be up to the Library to do so. But the Library budget needs to be spent on services, collections, and improvements to its 5 existing public buildings.
Why didn’t the Library have a plan in place when they took over the property (park, parking lot, and building)?
The Library did have a plan, which was spelled out in the original leases, and subsequent leases.
The Library inherited the original tenants, who were already in the former school building when ownership of the property was transferred from the CHUH Schools to the Library. The tenants were Artful, Lake Erie Ink, Reaching Heights, Future Heights, the CHUH Teacher’s Union, Ensemble Theater, Family Connections, and Sherri Skedel (a social worker).
The Library has had three separate lease agreements with the tenants. Below is a brief overview of major events and agreements from 2018-present:
- The original 2-year leases (2018) gave tenants two years to create a single governing entity and create a financially feasible structure for taking over management of the building, including payment of all operating costs, and the creation of a reserve account to cover large repairs. This was to be achieved through various kinds of fundraising on the part of the tenants.The original leases were created with the understanding that, while the Library had prevented the building from being demolished, it was not in a position to pay for the building’s operation and upkeep; the Library owned the building, but would focus its efforts on the park, which was open to the general public, unlike the PEACE Building. The tenants would cover all costs for the PEACE building, and would pay the Library back for any large repairs that required the library to front funding.
- In 2019, to help the tenants create a model for operating the building themselves and covering costs, the Library and tenants hired the nonprofit real estate company IFF to do a full assessment of the PEACE building, including recommendations for lease rates, estimates of future utility costs, building management, and necessary capital improvements such a HVAC and roof repair. The total costs totaled approximately $2 million. The tenants rejected the IFF assessment and recommendations.
- In October 2020, the Library signed a one-year lease with the CPC (Coventry PEACE Campus) organization, who took over building management and held the master lease (tenants paid rent to CPC, who then paid the Library). This agreement required that the CPC cover maintenance, utilities, and other operating costs, and also act as real estate agent, and acquire new tenants. Renewal of CPC’s lease long-term was contingent on its ability to successfully manage the building, including demonstrating financial and organizational stability.
- In December 2021, after careful deliberation, the Library Board deemed that CPC did not have the necessary financial and organizational stability necessary to operate the building, and decided the building required professional property management. CPC’s lease was therefore not renewed long-term, and converted to month-to-month. Several challenges with building management lead to the decision. After an RFQ process in early 2022, the Library hired Playhouse Square/Cresco management. The CPC did apply to manage the building, and was not chosen. Also at this time, the Library hired commercial real estate firm Allegro Real Estate Brokers and Advisors to complete a second assessment of the Coventry School property to help determine rent rates and the structure of any agreement with a property management company and future tenants. The Library commissioned this study at its own expense following the expiration of CPC’s lease term, as part of the Library’s efforts to develop a sustainable and financially responsible plan for the building.
- New 18-month leases were signed with individual tenants in February 2023, and the new leases did not require fundraising, but instead called for regular rent increases to cover the building costs.
- All tenants missed the April 1, 2024, deadline to renew their leases for another 18 months. The Library board decided not to renew, and instead extended the leases for 6 months, without a rent increase, at which time leases will convert to month-to-month. Either party (Library or tenants) can end the agreement with 60-days’ notice.
May 24, 2024, updated on June 7, 2024
On Monday, May 20, the Heights Libraries board voted not to renew the 18-month leases of nine PEACE Building tenants (Artful, Building Bridges, Cleveland Heights Teacher’s Union, Coventry PEACE Inc., Future Heights, Grace Communion, Lake Erie Ink, Reaching Heights, and Singer’s Club).
Here are answers to some questions that members of the CHUH community have asked the Library.
Why did the Library fund the expansion and renovation of their Noble Branch building but is unwilling to invest funds in the PEACE Building?
Heights Libraries receives its funding from state and local taxes, so the money it spends must go toward public services, which can include anything from materials, to classes, to spaces to sit in and work, study, or just be. Any member of the public, whether from our community or not, can enter a library building, no questions asked, for no reason other than they want to be there. No one needs to have an appointment or a purpose. Once there, that person can stay all day reading, relaxing, taking classes, using a public computer, taking their child to a storytime, or even, if they are under 18, getting a free snack in the children’s and teen areas after school. For example, the Noble branch serves an average of 138,000 people a year (not counting 2024, when it was closed most of the year for renovation).
The Library, however, is not a funder, nor a foundation, and the PEACE Building is not a public building, and offers few free services to the public.
People must buzz in to the PEACE building unless there is a specific event that is open to the public. Programs are not free to the public except in rare cases. For example, Artful does have some free events like the PEACE Pops, but it resells space to artists; it is not a free resource to artists. Other tenants are nonprofits that do not directly serve the public, like the CHUH Schools Teacher’s Union.
Did Heights Libraries change the deadline for the tenants to renew their leases?
No. The 18-month leases, which each tenant signed, clearly state that they must inform the Library of their intent to renew their leases AT LEAST 90 days before the lease expires on June 30, 2024; the expiration date is clearly spelled out in section 5 of each lease (copies of each lease can be found here):
Term. The term (the “Term”) of this Lease shall commence on January 1, 2023 (the “Start Date” or “Effective Date”) and end after a term of eighteen (18) months on June 30, 2024 (the “End Date”), unless otherwise extended as provided herein.
Section 6 of each lease states:
Option Term. Tenant shall have one (1) option to renew this Lease for a period of an additional eighteen (18) months (the “Option Term”) from the conclusion of the Term set forth in Section 5 of this Lease. Tenant may exercise its option to renew this Lease for the Option Term by providing Library with written notice of such exercise at least ninety (90) days prior to the End Date.
Additionally, each tenant received, via email and hand delivery, a letter reminding each tenant of the rent increase that would take place July 1, 2024 IF they renewed. (Copies of each letter can be found here.)
Does the Library have a buyer lined up for the PEACE building?
No. If the Library were to solicit offers from potential buyers, it would have to be a public process. The Library HAS received unsolicited offers, which it has turned down. In fact, at the May 20 board meeting, the Board of Trustees formally voted to reject unsolicited offers. The Library will follow the original deed for the property, which stipulated it be for public use.
Are the tenants being kicked out in December?
No. Per the resolution passed at the May 20 Board meeting, the Library is offering the tenants with expiring terms an additional 6-month term, from July 1, 2024 through December 31, 2024, renewing on a month-to-month basis thereafter until terminated by either party with 60 days’ notice.
Are the tenants’ payments covering the costs of the building?
No. Over the last few years, the Library has been spending roughly $200,000 a year on basic maintenance and repairs for the building, an amount that the current payments from the tenants doesn’t cover. For example, in 2023, the tenants paid $149,267 in rent and operating costs, but the Library paid $191,290 on utilities, cleaning fees, and other expenses, creating a deficit of $42,000 (see report here). So far in 2024, the gap is already $16,000 and continues to grow.
1/23 to 12/23 1/24 to 3/24 Total
Tenant payments $148,267 $38,125 $186,392
Expenses $191,290 $54,503 $245,793
Difference (43,023) (16,378) (59,401)
The original leases in 2018 spelled out the tenants’ responsibility to cover the building’s costs in the form of rent, additional payments to cover operating costs, and fundraising efforts that would go in to a reserve account to cover repairs and maintenance. The leases also spelled out a requirement that the tenants had two years to create a single governing entity and create a financially feasible structure for taking over the building. The tenants were unable to do so, and since then the library has, to date, spent almost $500,000 on the building that has not been recouped.
What are the next steps for the property?
The decision about what to do with the Coventry PEACE Building has not been made and there are no inevitabilities. The board has asked staff to evaluate the financial stability of the building. Staff will also conduct an open, transparent and public process to consider options that are both within the mission of the library as well as in the best interest of the community. We are currently planning public meetings that will take place this summer, and will circulate a survey both online and in hard copy. We look forward to hearing from all of our stakeholders across the community.
Staff will be taking into consideration a March 2024 report by Cresco/Playhouse Square Management, the building’s current manager and real estate agent, that finds the former Coventry Elementary School building is in need of slightly over $2.8 million dollars’ worth of repairs. (A copy of the report can be found here.)
Also, on July 7, the Library will celebrate the ground breaking for the new PEACE Park, a public space, open to all, that will feature a new playground for all ages and abilities, an accessible walking path, a performance pavilion, outdoor seating, and over 100 trees. The sledding hill will remain, as will the open field in the middle of the park.
General Documents
- PEACE Building Survey Results
- Coventry CPB December 2023 Income Statement
- 2024 Actual Expense Spreadsheet
- List of Tenants and Rents
- Coventry PEACE Building JUN24 Report
- Coventry PEACE Building JUL24 Report
- Capital Needs Assessment of PEACE Building by Playhouse Square Management/Cresco (2024)
- Appraisal of Value of PEACE Building by Industrial Appraisal Company (2023)
- Appraisal of Facilities and Needs of PEACE Building by IFF (2019)
Lease Documents
OpEx Documents
News and Media Coverage
On February 5, 2018, at a special public board meeting, the Cleveland Heights-University Heights Public Library Board of Trustees voted to authorize the library’s purchase of the Coventry PEACE Campus from the Cleveland Heights-University Heights School District.
The CHUH School Board confirmed the sale at its February 20 meeting.
Before purchasing the property, the library performed its due diligence, conducting a title search, a land survey, and an environmental study.
The title was transferred to the library on March 31.
The six-acre property includes the former Coventry Elementary School, a playground, parking lot, and adjoining green space.
Ohio Revised Code allows school districts to transfer property titles to libraries in their communities.
Why did Heights Libraries take on the Coventry project?
- This is public land that should not be put into private hands. The western parcel was donated in 1917 by Grant Deming for “public, educational use.” The other portion, where the former Coventry school now sits, was later purchased by the school district.
- The property also provides the only free public parking for the library’s Coventry branch patrons.
- The decision preserves the park which is used widely by a wide variety of citizens. Many of these people also use the library.
- The Coventry Branch Library is an historic building in an historic district. The park is part of that district.
- The Library also hopes to be a tenant and use the building possibly as a classroom, meeting room space and a number of other ideas are brewing including some culinary programs.
Heights Libraries Board Offers Short-term Lease Options to PEACE Park Tenants
May 20, 2024
At its Monday, May 20, meeting, the Heights Libraries Board of Trustees agreed to provide short-term lease options for nine PEACE Building tenants: Artful, Building Bridges, Cleveland Heights Teacher’s Union, Coventry PEACE Inc., Future Heights, Grace Communion, Lake Erie Ink, Reaching Heights, and Singer’s Club.
Each of the nine tenants had an option to extend their lease for an additional 18 months after their current lease expires on June 30, 2024. The deadline for exercising the lease option was April 1, 2024, but none of the tenants exercised that option by the deadline.
Given the circumstances, however, the Board voted to offer a six-month lease to the tenants, which would give them until December 31, 2024, to find new homes. Read more.
Tenants at Former Coventry School sign new leases
Almost a year to the date that their former leasing arrangement with Heights Libraries expired in December 2021, the tenants of the former Coventry School Building have signed new leases to stay in the building, which began January 1, 2023. The Library owns the...
7/1/2022: FAQ Part 3: Public Questions Raised at the June 21 Board Meeting
This post answers public questions regarding the Coventry School Building raised at and after the June 21, 2022 Meeting of the Library Board of Trustees. As used in these answers: “CPC” means Coventry P.E.A.C.E., Inc., the nonprofit corporation with an existing (but...
5/27/2022: FAQ part 2: Coventry PEACE Inc. (CPC) and the Coventry School Building
This post answers more recent questions from both CPC and the public about the status of the Coventry School Building. Answers were originally posted 5/18, and have been revised as of this date to provide additional context and information based on subsequent...
FAQ 1: Coventry PEACE Inc. (CPC) Lease of the Coventry School Building
This post clarifies the current status of the Coventry PEACE Inc.'s (CPC) lease of the Coventry School Building, and answers public questions raised at the February 10, 2022, special Library Board of Trustees meeting. CLICK HERE FOR FULL INFORMATION ABOUT THIS ISSUE....
Heights Libraries’ Lease with Coventry PEACE Inc. not extended
CLICK HERE FOR FULL INFORMATION ABOUT THIS ISSUE. At its Wednesday, December 22 special meeting, the Heights Libraries Board of Trustees voted against extending the term of its 2020 lease of the former Coventry School building, which the Library owns, to the nonprofit...
Heights Libraries Investing in Coventry Branch and the PEACE Park
At its May 17 meeting, the Heights Libraries Board of Trustees approved a resolution to advertise for Requests for Qualifications (RFQ) for design-build services to upgrade and remodel select areas of the Coventry Village branch building. The building’s upgrades will...
Media Coverage
Cleveland.com
PEACE talks: Coventry tenants ask Heights Library to bring business district, city to table
Cleveland Scene
WKSU/Ideastream
Artists at Coventry PEACE Campus raise concerns to Cleveland Heights City Council
Cleveland.com/Sun Press
Heights Library Board votes to switch Coventry PEACE tenants back to short-term leases
Cleveland.com/Sun Press
Tenants urge City Council to step in and give Coventry PEACE campus a chance — again
CAN Journal
Cleveland.com/Sun Press
Longtime tenants sign new Coventry PEACE Campus leases; focus turns to park and playground
Cleveland.com/Sun Press
Coventry PEACE accord: Heights Libraries settle with nonprofits on prior lease, utilities
Cleveland.com/Sun Press
No peace at Coventry campus over building pending management contract, rent hike
CAN Journal
UPDATED: Some Answers, No Peace
Cleveland.com/Sun Press
Heights Libraries seeking new management for former Coventry School building
Cleveland.com/Sun Press
Cleveland.com/Sun Press
Coventry PEACE Campus signs Heights Libraries’ Letter of Intent; new lease in the works
Cleveland.com/Sun Press
Still no PEACE in sight as Heights Library Board rejects counter-offer from Coventry school tenants
Cleveland.com/Sun Press
Heights Library Board weighs public comments on future of Coventry PEACE Campus
Heights Patch
Coventry PEACE Building Negotiations Stalled, Tenants Say
Cleveland.com/Sun Press
No PEACE yet in the former Coventry school as two-year lease with Heights Libraries expires
Heights Patch
Coventry PEACE Building Could Be Demolished
Cleveland.com/Sun Press
CH-UH school board OKs sale of Coventry school, PEACE Park to Heights Libraries
Cleveland.com/Sun Press
CH-UH Library Board votes to buy Coventry school and PEACE campus
WCPN Ideastream
Library and School Board May Save Cleveland Heights Coventry PEACE Campus
Cleveland Scene
Coventry PEACE Campus Sold to Library, Is Staying Put
Freshwater Cleveland
Heights Libraries decides to give Coventry P.E.A.C.E. Campus a chance