CleveFan

I'm very interested in more thoughts from @KJP and/or other Forum posters that have expertise and insight. As I thought further about the idea of one mixed-use hybrid Nucleus Tower, it did seem to offer intriguing possible advantages. I allowed myself to fantasize, momentarily about a Nuclues that aspired to "The Pinnacle at Central Wharf" project in Boston - a true game-changer on that city's harbor front. But to "stark" reality again - A Nucleus issue seems to be that the only committed tenants for the office tower are Benesch and Stark (I thought Cleveland Live had been a part of the picture, but perhaps not) - a total of perhaps 200,000 square feet of office space for a planned 350,000 square foot tower. If that tower's office allocation was reduced to say,250,000, s.f. it would mean that Stark instantly had commitments for 80% of the office space = a figure that would provide the kind of leasing percentage required for shovels in the ground and critically, for preserving Benesch as the critical anchor tenant. I've got to think there's a window closing in the near future for Benesch's ability to wait for Nucleus. On the financing side, I believe the city of Cleveland does not offer tax abatement for office towers but could for residential. Could a creative deal, of incentives ( TMUD, EB-5 and others) effectively close the financing gap? The April 24, NeoTrans indicated that Stark "had resources to move on a slimmed-down Nucleus". Even if that is no longer true - it suggests that Stark might still be close to closing the deal. I don't know how much a residential component- (slimmed down from 310,000 square feet to perhaps two thirds of that size) - would cost when added to the top of a shorter, but still substantial office component - of say, 20 stories. Adding apartments on higher floors, and hopefully, Pandemic and recession-proof condos on the very highest and Nucleus could offer a dynamic residential opportunity (e.g. "view") in every unit. But would the new total construction cost for "Nucleus 4.0" - possibly exceeding 30 stories - offset any possible incentives and/or abatements that could be creatively brought together? Would the original parcel for land earmarked for the apartment tower in the two building Nucleus become sellable land for Stark, producing a big windfall? What would the garage component of a single mixed-use tower now be? How would the Herold Building factor into the equation? The answers to these questions and others require a higher paygrade than mine - and may be disappointing. I'm just asking, and hoping for some optimism in this friendly forum.

Yes, that’s what I was asking.

Thanks @KJPfor that specificity! Maybe this is inherently problematic , but is it possible that one Nucleus Tower which was a “hybrid” of both office and residential could be a creative solution?

Thanks @KJP for a very hopeful article on the development possibilities offered by the beautiful coast of the Great Lake Erie. I remember back in the 80’s when the term “North Coast” was used by some in the media (particularly WMMS). It created a very different image in my imagination about what Cleveland’s coastline could look like. It was a continuation of Lakewood’s way-cool Gold Coast skyline somewhere to the East (exactly where I didn’t know) and at least some new high rise residential development downtown East of Erieview. Now, in 2020, I feel hopeful that, in the not too distant future, at least something of my young man’s fantasy will become reality. I‘ve seen first-hand examples of how zoning changes and adjustments of height restrictions have spurred development In other cities. We’re now seeing it with projects such as The Viaduct Tower in Cleveland itself. I’m certain that some, perhaps a majority, on UO, will not share this opinion - but I feel strongly that the relocation of Burke airport and repurposing of its land for residential development would transform Cleveland. It may take decades but a vision and eventually a reality of an urban coastal lifestyle -at a much more affordable cost of living - can be offered, in a fairly unique way, by Cleveland. Milwaukee, as cited in the Neo-Trans article has been able to capitalize on similar opportunities in a climate zone no better than Cleveland. Rethinking formerly accepted norms is a major theme for 2020 in a Covid World - and I sense that key leaders, movers and shakers are sensing new possibilities for a future Cleveland that provides world class amenities and life style opportunities to more people that are priced out of the megacities on the other coasts. I’m rooting for Cleveland to continue its somewhat audacious resurgence!

@KJP- have you heard what the “new” data is regarding pre- leasing? If not, what percentage of Nucleus would you think is pre-leased? If the percentage is much lower than anticipated, Would that kind of status “normally” be enough to delay or stop a project of this type? I’ve been a defender of Stark simply based on his ability to construct The Beacon - but his complete lack of communication or new PR on the project is a concerning sign. and “X” - I can see the next thread on UO now - 24 hour downtown 7-11!

And the classic @KJPtease - “another new construction tower that’s lurking out there..”. Inquiring minds want to know.

Couldn’t agree more - it’s “edgier” than what is typical for Cleveland - and I think that’s great! A lot of fun and not-so serious but well considered details to enjoy in this design. This building will be noticed! The city’s image is changing in a positive way, project by project, and block by block. Love it!

I like that theory! Safe to say that’s the “best case scenario”.

Thanks to @KJPfor creating this new thread - very helpful to keep track of latest posts on this specific project! I’m really rooting for the Viaduct to mirror the rapid pace of The Lumen from its announcement to its groundbreaking and construction.

Nice shot @ASPhotoman! Can’t wait to see it with the signage and the retail in at street level.

At least we never knew what the cancelled more than 30 story high skyscraper was - maybe we are more surprised and curious than disappointed at this moment!

I'm a "view person" - that's always played into selecting a place to call home for me- well, that's one great one on a blue sky day in Cleveland (Except for the graffiti garage on the right... - how 'bout some artwork there guys?) Anyway, just imagine how that scene will be even better with the city's new 3rd or 4th tallest tower rising - coming "soon"......

Just adding my congratulations to Cleveland on another very cool project. I like the design very much and think it will complement the Lumen in terms of a glassy modern presence. I also love the "nod" to the Hippodrome - the movie-style canopy entrance is really nice. I think the idea of an affordable studio apartment will be very attractive to a lot of first timers that could've been priced out of the downtown market. If the pandemic taught us anything, it's that the "normal" we've been used to is not something we can count on - so the lower price of a studio may make sense for a lot of younger, single folks that want out of the burbs. Balconies - big plus. And, as @LlamaLawyersaid upthread, it's going to be fun to walk down Euclid Avenue in a couple years, with so many new apartments adding residents. Feeling real good about Cleveland's energy and direction! (P.S. Mr. Stark - please add to our good news by bringing Nucleus across that finish line!!!!)

Cool to see that pic of "Bier Market" in Ohio City - that little scene reminds me of a NYC neighborhood street scene - especially in the summer, with outside seating and life on the sidewalk. Nice!

Are schematic renderings generally extremely similar to final renderings or do they sometimes change a lot between those two steps? Anyone?

What do you see as “gimmicky”?

One thing I’ve “rediscovered” during covid is a love for being out in parks, on paths and in cool outside plazas and spaces that invite pedestrian activity. Obviously, by necessity, our lives have shifted to embracing these areas more than ever. Neighborhoods that we think of as urban, which simultaneously offer socialization and a chance to be outside will only continue to attract residents and neighboring businesses that cater to those residents. I’m excited to see a new embracing of opportunities presented by burgeoning neighborhoods such as Flats South. ( I think that name is sticking.)

The colors are a big part of the problem, IMO- the white against red brick within that individual section and the white front against the rest of the building, as a whole, is a brutal juxtaposition. The materials themselves somehow look cheap. A more subtle coloration might have helped a lot.

Another Kent grad here! (If only I’d met @KJPback in his partying days!) I’ve been back a few times over the last few years and couldn’t believe all the changes when I first saw them. As far as it being a “suburban” campus - nobody goes to Kent for an urban feeling - but I always loved the campus and the small town “charm” of Kent itself. It’s taken on a more upscale look over the years. Lotta changes on campus with some cool buildings.

The next few years should be the most transformative for the skyline since the construction of Key Tower in the early 90’s and the BP tower less than a decade before that.

The Urban Ohio posse is already coming for you @Htsguy( kidding). Just thinking out loud with no inside sources, but from what we know about the more conservative character of SHW, I don’t think there’s much of a chance that their new tower eclipses Key Tower for tallest. (Not that @KJPsaid that) But based on their space needs for now and importantly, the future, I wouldn’t be shocked to see this HQ rise above the Terminal Tower. I also wouldn’t be surprised to see it wind up being the 4th tallest in the city. One things obvious, it will dramatically impact the skyline.

The more I look at those planters, the more I don''t like them. Especially with the dying trees. But I agree with @skiwest - too many, too big.

Another very interesting, well detailed article, @KJP! Thanks, as always. I would think that quick access to related infrastructure/ restaurants would make the Stark-owned site the favorite, especially in view of a longer, more complicated process that a "redo" of the current Justice Center would require. In addition, as stated in the article, the committee would prefer a site as close as possible to the existing one. The mostly Stark-owned site is considerably smaller, which might favor the high-rise courthouse tower. But it sounds like the "mid-rise" option would still work there. Even a 15 story mid-rise in the form of a courthouse building could easily yield a 300' high structure, given the expansive floors in courthouses. Does the committee want the jail and courthouse essentially side by side? The Bedrock site would seem to offer that option and benefit Tower City more than any other. It might seem like the perfect opportunity to redefine the Bedrock site - but would such a development, reaching down to the Cuyahoga, actually help or hurt potential future access and interaction with the river? What is the city's vision, if any, for that crucial land? Sites #4 - #7 seem a bit far from the hub of supporting businesses, at least in "Cleveland terms" and would seem like a harder sell to the committee. A hopeful takeaway- given the inflationary factor of a 5% increase in cost per year, perhaps this project gets pushed up faster than we originally thought. My hope is that, whatever the site and the eventual model - I hope the project might yield a new model of excellence in Cleveland in terms of the justice system, akin to what Cleveland's reputation has become in the medical field. Obviously, money will be a key factor in forthcoming decisions - but hopefully, not at a loss of the great opportunity that presents itself - if we have the vision and leadership.

It's a project that would be a game-changer for an area that could really use it.