Cleveland Creates Development Department to Manage 18,000 Vacant Parcels
Min 1: Vacant Parcels Represent Very Big Liability for City
Of Cleveland's 167,000 total parcels, 33,000 or roughly 20% are vacant according to data. At more than 6,000 total acres, this land covers equivalent of three Hopkins International Airports. Cleveland ranks second in country for vacant lots with more than 18,000 residential parcels in Land Bank inventory. Those 18,000 parcels represent very big liability for city according to Alyssa Hernandez, Cleveland's director of Community Development—we're responsible for maintenance and keeping safety. But what is our greatest liability can become our greatest asset. Few other large cities have available space for development and repurposing vacant property high priority for current administration. Collective 6,000 acres of empty land make up about one-eighth of city's total area and when combined would be triple size occupied by Cleveland Hopkins International Airport. One parcel of land equals 0.10 acres, so 18,000 parcels represents substantial redevelopment opportunity.
Min 2: City Launched Portal to Streamline Permitting Processes
In parallel effort, city launched portal this week to streamline permitting processes according to announcements. In Crain's story, developers criticized Cleveland's existing system as unpredictable and slow, inflating project costs and derailing timelines. Western Reserve Land Conservancy led two-year initiative through EPA Environmental Justice Collaborative Problem-Solving grant to overhaul current system with CLEVLOT—Cleveland Vacant Land Opportunity Tool. User-friendly, open-source database and planning tool created with input from variety of stakeholders. Potential buyers and project leaders able to see which parcels available and how community would like them repurposed. Land Bank transitioning application process to online system and updating land parcel inventory maps to improve communication and processing serving residents and stakeholders. City works closely with Cuyahoga County Fiscal Office to assure timely foreclosure of tax delinquent vacant land with most properties transferred to Land Bank held for redevelopment.
Min 3: Most Residential Parcels Currently Go for Flat $200 Rate
Most residential parcels currently go for flat rate of $200 according to Cleveland Land Bank procedures. Soon properties in market rate and high-demand neighborhoods will cost $10 per square foot. Property owners whose lot shares border with vacant lot can buy it to expand own yards at current $200 price for yard expansion parcel. Owners interested in building on property go through lengthier process with City Planning Commission which must approve construction changes. Residents can also apply to lease vacant properties from city to create urban gardens or grow food. Developers of affordable housing obtain buildable sites at $100 per unit through city policy. Land Bank office reviews requests for alignment with neighborhood plans, zoning codes, and council concurrence, with parcel made available for lease or sale depending on specifics of request. Long-term maintenance was concern for some parcels, so Land Bank considered leases for green space parcels instead of direct sales though this being updated.
Min 4: Community Gardens Transform Vacant Lots Into Assets
Revolutionary Love Community Garden occupies five parcels of formerly vacant land in Mt. Pleasant neighborhood since 2017. Art-centric, youth-focused nonprofit Elements of Internal Movements uses garden as site for learning, workforce development, and healing. Just the hope and aesthetics and care you put into it says something about space. Garden of 11 Angels, Western Reserve Land Conservancy project, created memorial in place of vacant lot where convicted serial killer's house formerly stood. Numerous other vacant lots yet to see redevelopment though community groups increasingly interested in transforming liability into asset. City works through formalizing and updating Land Bank's policies to make process easier for residents and developers. Residents contact Land Bank office by email or phone, submit Expression of Interest Form and site plan. Applications processed based on property type, intended use, neighborhood alignment, and zoning requirements.
Min 5: Bulk Acquisition Strategy for Land Banking
The 18,000 parcel inventory creates unprecedented land banking opportunity for investors with capital and patience. An institutional investor who partners with Cleveland Land Bank to acquire 1,000 parcels at $200 each in targeted corridors invests $200,000 upfront. Hold for 3 to 5 years while new Department of Development expedites surrounding infrastructure improvements—road repairs, streetlight installations, utility upgrades. As neighborhood revitalization takes hold, land values appreciate from $200 per parcel to $5,000 per parcel for buildable residential lots. Investor then either sells back to city at appreciated value or develops directly, partnering with affordable housing developers to build 200 homes at $100 per unit land cost. The 1,000-parcel portfolio initially costing $200,000 generates $5 million in appreciated land value or $20 million in developed housing revenue over five-year horizon. Strategy requires working closely with city on Master Plan alignment, securing options on contiguous parcels to create developable assemblages, patient capital willing waiting for infrastructure investments to materialize.
The Takeaway
Cleveland creating new Department of Development to manage 18,000 vacant parcels totaling 6,000 acres equivalent to three Hopkins airports, with Chief McNair saying new structure radically speeds transactions by removing bottlenecks to position city for investment and long-term growth. Vacant parcels represent very big liability with city responsible for maintenance and safety, but director Hernandez sees greatest liability becoming greatest asset as Cleveland ranks second nationally for vacant land with 20% of 167,000 total parcels empty. City launched portal to streamline permitting after developers criticized existing system as unpredictable and slow, while Western Reserve Land Conservancy created CLEVLOT tool through EPA grant making online database showing available parcels and community preferences. Most residential parcels currently sell for flat $200 rate though market-rate neighborhoods moving to $10 per square foot while affordable housing developers access buildable sites at $100 per unit, with yard expansion parcels staying at $200. Institutional investors acquiring 1,000 parcels at $200 each ($200,000 total) in targeted corridors hold 3 to 5 years as new Development Department expedites infrastructure improvements, appreciating land from $200 to $5,000 per parcel generating $5 million value or $20 million developed housing revenue over five-year horizon requiring Master Plan alignment and patient capital.
