Appendix / verified diligence matrix

What is confirmed, what is unknown, and what still needs proof

A cleaned-up second-pass appendix for 2195 Drydock that avoids conjecture. Each topic is split into confirmed facts, unresolved items, and the next document or check needed to close the gap.

Strongest verified itemParcel + zoning004-30-013 / UI-A3 / Unrestricted Industry
Weakest verified itemFlood + environmental file hitsNo parcel-specific official confirmation retrieved here
Use this page forDecision hygieneKnow what is real vs. assumed

Topline

What we can now state confidently

  • Parcel match: 2195 Drydock St matches parcel 004-30-013 / service parcel pin 00430013.
  • County physical record: about 3.028 acres / 131,900 sf, 4 buildings, warehouse-class use.
  • Official city zoning: UI-A3 with ZONE_USE = Unrestricted Industry and ZONE_HGT = 3.
  • Overlay/planning controls checked: no verified hit in the public planning layers checked for design review district, landmark district/parcel, national historic district, form-based pilot, PUD overlay, live-work overlay, form & PRO overlay, or CBD.

What is still truly unknown

The highest-impact unresolved items

  1. Title exceptions / access / easement burden
  2. Parcel-specific FEMA flood determination
  3. Parcel-specific Ohio EPA environmental-regulatory history
  4. Utility capacity and service specifics
  5. Occupancy / rent roll / actual building performance
  6. Marine structure / shoreline usability if river access matters

1 · Parcel identity

Confirmed

Confirmed

County MyPlace and county GIS both support that 2195 DRYDOCK ST, CLEVELAND, OH 44113 corresponds to parcel 004-30-013 / 00430013. County physical/tax context is consistent with an older industrial warehouse tract with four buildings.

Unknown

No meaningful identity gap remains at the parcel-match level. The uncertainty now is not “which parcel?” but “what burdens and controls attach to it?”

Next proof

None urgently needed beyond normal title/survey confirmation.

2 · Zoning and planning

Now materially stronger

  • Confirmed: official Cleveland Planning layers identify the parcel as UI-A3, Unrestricted Industry, height district 3.
  • Confirmed: no verified hit in the checked public planning layers for the major overlay/district controls listed above.
  • Unknown: full allowed-use matrix, dimensional standards, parking/loading specifics, and any parcel-specific variance/BZA/covenant history were not fully extracted in this pass.
  • Meaning: the general industrial entitlement story is much stronger now, but a formal zoning letter is still the cleanest way to close the remaining gap.

3 · Access / title / easements

Still one of the biggest open risks

  • Confirmed: the parcel sits in an older industrial legal fabric and county GIS exposes an easement-related field.
  • Unknown: actual title exceptions, reciprocal access rights, dock-line rights, utility/pipeline easements, and encroachments.
  • Meaning: this remains a potential deal-shaper. Gross acreage and zoning do not prove clean operational control.

4 · Flood

Framework confirmed, parcel result still unknown

  • Confirmed: FEMA’s Flood Map Service Center is the official source for flood hazard mapping products.
  • Unknown: a parcel-specific FEMA flood-zone determination for 2195 Drydock was not retrieved successfully in this environment.
  • Reason unknown: FEMA MSC address-search endpoints were failing from here, and fallback public hazard-layer tests did not return a clean parcel hit.
  • Meaning: flood-zone status must stay marked unknown in this brief until directly confirmed.

5 · Environmental

No parcel-specific official hit retrieved

  • Confirmed: Ohio EPA is the relevant state environmental authority for this screen.
  • Unknown: no parcel-specific Ohio EPA cleanup listing, covenant, permit hit, or similar public regulatory signal was confirmed in this pass.
  • Meaning: we should not say the parcel has a known environmental issue — but we also cannot say it is clear. It remains unknown.

6 · Utilities

Directional only

  • Confirmed: nothing useful enough was exposed publicly to state service capacities.
  • Unknown: water size/pressure, sewer capacity, stormwater limitations, power size, gas capacity, and fire-flow adequacy.
  • Meaning: utility readiness should be treated as unresolved, not presumed from the industrial location.

7 · Occupancy / capex

Still mostly unknown

  • Confirmed: the county/building context supports an older four-building warehouse/industrial improvement set.
  • Unknown: current tenant/occupant, vacancy, rent roll, deferred maintenance, code issues, dock configuration, clear heights, and sprinkler condition.
  • Meaning: this brief still supports a land/context decision better than an income-property decision.

8 · Marine / shoreline

Potentially important, not yet proved

  • Confirmed: the broader corridor is a real maritime/logistics environment.
  • Unknown: parcel-specific bulkhead condition, dock usability, apron integrity, draft/bathymetry, dredging history, and vessel-operability reality.
  • Meaning: if river access is part of the thesis, marine engineering diligence is required before relying on it.

9 · Taxes

One confirmed near-term issue, several open questions

  • Confirmed: county MyPlace flags a clerical issue affecting some Class II commercial/industrial tax calculations for Tax Year 2024 / Collection Year 2025.
  • Unknown: parcel-specific omitted-tax impact, delinquency, special assessments, and any incentives or abatements.
  • Meaning: tax underwriting should use actual bills, not just value history.

What to order next

Fastest path to closing the real gaps

  1. Title commitment + exception documents + ALTA survey
  2. Formal zoning verification letter (even though UI-A3 is now verified, this closes the use/dimensional/variance side cleanly)
  3. Direct FEMA / local floodplain determination
  4. Ohio EPA / spill / cleanup / permit records pull
  5. Utility capacity confirmation
  6. Occupancy / rent roll / building-condition review
  7. Marine structural review if waterfront use matters to value

Bottom line

What changed after verification

Stronger than before

The parcel identity and exact city zoning story are now solid enough to state confidently: UI-A3 / Unrestricted Industry.

Still unresolved

Flood-zone status, parcel-specific Ohio EPA history, easement burden, utility capacity, and building/income reality remain genuinely unverified here and should stay labeled unknown.

Decision impact

This now looks more like a legitimate unrestricted-industry riverfront parcel with unresolved operational and environmental diligence, rather than a fuzzy parcel/zoning story.

Primary verified sources: Cuyahoga County MyPlace and parcel GIS; official Cleveland Planning zoning/planning layers; FEMA flood-maps overview/MSC; Ohio EPA public portals. See source deck.

Return

Back to the main Drydock brief

Open the main Drydock Diligence view · Open the riverfront outlook appendix · Open the source deck