I like it. In a way it tones down the "Jenga" look of the tower.

 

The version done by the professionals is better.

 

So says the guy who harshly criticizes every rendering ever released ;)

Most renderings are crap, and this is a really nice job of editing the original renderings, but the original is more proportionally appropriate.  Just thought the dissenting view needed to be heard.  :-D

 

Also please note that that is the first ever face that I've inserted into a post as I'm not trying to be Mr. Negative. :lol:

Fun Random Thought Of The Day

 

Within the next five years we may have two new hotels opening near musically significant buildings. How cool would it be if the hotel flags were appropriate to both settings? I therefore humbly propose that it should of course be a Hard Rock Hotel opening on the lakefront near the Rock & Roll Hall Of Fame. But what to brand the hotel within nuCLEus? Given that it will neighbor the Harold and Record Rendezvous buildings on Prospect, it can't be anything other than a Virgin Hotel! It’d only be fitting that a hotel owned by one of the most historically significant record store companies of all time setup shop next door to what used to be one of the most historically significant record stores of all time.

 

Note I'm just spitballing this... I'm not demanding it or expecting it. And I certainly don't have the resources or networking connections to make either one a reality. It was just a fun random thought that popped into my head that I figured I'd share.  :-D

 

http://www.hardrockhotels.com/

http://virginhotels.com/

Hard Rock's considering building a hotel in Northfield.  I doubt they build two.

Understood. As mentioned, I'm not holding my breath. It just seems that between those two possible sites, one would be a cool location that's "in the heart of it all" and makes sense for the entire region while the other is... Northfield. Regardless, it was actually the Virgin Hotel at nuCLEus idea that just popped into my head today.

Whats going on with this project? I haven't seen much update about it.

^ The financing isn't all there yet, so we won't be hearing much until it's there. From what little I hear, insiders are optimistic that the financing will come together.

My source (leader of a prominent Cleveland construction firm) told me in December that this project will definitely happen, but it may not occur as quickly as the developer has publicly stated. He implied that it probably will be built in phases (first being parking garage + retail), which is consistent with what has been reported. We will be at the same event in March, so I will see what he's willing to divulge!

My source (leader of a prominent Cleveland construction firm) told me in December that this project will definitely happen, but it may not occur as quickly as the developer has publicly stated. He implied that it probably will be built in phases (first being parking garage + retail), which is consistent with what has been reported. We will be at the same event in March, so I will see what he's willing to divulge!

 

The skeptical Clevelander in me fears this.  One little financial crisis and we're left with just another parking structure....

^well currently on the site there is a surface lot and a "parking structure" which is falling down, has no retail and is not capable of eventually supporting a larger building on top of it so your worse case scenario is better than what we have now.

^well currently on the site there is a surface lot and a "parking structure" which is falling down, has no retail and is not capable of eventually supporting a larger building on top of it so your worse case scenario is better than what we have now.

 

Touche....and I agree that this would be better. 

I remember Stark indicating he thought financing would be wrapped up by June. Fingers crossed.

^ just what i was wondering -- thanks!

david jurca ‏@davidjurca  10m10 minutes ago

Will the Midwest's new crop of skyscrapers embrace cities at the human scale? http://archpaper.com/news/articles.asp?id=7899#.VP9alYb3arV … Via @archpaper

 

And so begins the formal approvals process (ie: not conceptual presentations)....

 

http://planning.city.cleveland.oh.us/bza/agenda/2015/crr03-30-2015.pdf

 

Board of Zoning Appeals

 

MONDAY MARCH 30, 2015

 

9:30

Calendar No. 15-33: 420 through 630 Prospect

& 601 through 611 Huron Ave.

Ward 3

Joe Cimperman

14 Notices

Gateway Huron, LLC., owner, proposes to construct an approximately 650 foot tall, 54 story building

with 885,749 square foot residential/hotel floor area, 119,332 square foot retail area and 492,684

square foot parking area; connected to a second proposed 25 story building up to 350 feet tall with

approximately 244,000 square feet of office area, 16,853 square foot retail area, and 257,600 square

feet of parking area, both on a 130,075 square foot lot in an E5 General Retail Business District and

Semi-Industry District. The owner appeals for relief from the following sections of the Cleveland

Codified Ordinances:

1. Section 355.04(b) which states that in an “E” Area District, the maximum gross floor area of a

residential building cannot exceed one and one-half times the lot area. A maximum gross floor

area of 195,112.5 square feet is permitted: a gross floor of approximately 2 million square feet

is proposed.

2. Section 353.01 which states that in a “5” Height District, maximum height of the building

cannot exceed 250 feet.

3. Section 357.09(b)(2)© which states that the interior side yard in the amount of one-fourth

the height of the main building is required.

4. Section 357.08(b)(2) which states that the rear yard in the amount of one-half the height of

the building is required. (Filed February 10, 2015)

 

On Friday (3/13/15), Nucleus Jdek LLC filed an amended form D.  The document says that have sold $9.5 million in equity up to this point.  Progress is being made folks.

 

http://www.secinfo.com/d1hTqh.me.htm

Two questions (if any one can answer)

 

Is the 9.5 at this time inclusive or exclusive of the equity contribution of Stark Enterprises?

 

What is the standard debt to equity ratio in a development project of this size?

Looking at the massing, if we could bookend E4th with nuCLEus (can't believe I actually used that term) and 515 tower, downtown CLE would be in real good shape.

 

Walking by 515 Euclid today, I noticed a Stark Enterprises sign hanging from the top of one of the windows on the ground floor stating 'Now Leasing'.  Did the 515 garage change hands (I may have missed this)?  Or would there be other situations where Stark could lease space there?

 

What is the standard debt to equity ratio in a development project of this size?

 

70-80%

 

 

 

 

Walking by 515 Euclid today, I noticed a Stark Enterprises sign hanging from the top of one of the windows on the ground floor stating 'Now Leasing'.  Did the 515 garage change hands (I may have missed this)?  Or would there be other situations where Stark could lease space there?

 

Interesting. Harbor Group International still owns "Euclid Avenue Garage LLC" which owns 515 Euclid (along with 200 Public Sq):

http://www2.sos.state.oh.us/reports/rwservlet?imgc&Din=201432300226

 

But I noticed that the Cuyahoga County property ownership records show it as "Euclid Avenue Garage LLC & Samal Euclid LLC" but that also lists to Harbor Group:

http://www2.sos.state.oh.us/reports/rwservlet?imgc&Din=201432300227

 

So I dunno.....

That could be a leasing office for nuCLEus

Take this for what it's worth, but I've heard rumors from a reliable source that the hotel at Nucleus may be a W. It's still early and nothing is certain, but hey, it's pretty cool that it's even being considered.

Take this for what it's worth, but I've heard rumors from a reliable that the hotel at Nucleus may be a W. It's still early and nothing is certain, but hey, it's pretty cool that it's even being considered.

That would be awesome!

Walking by 515 Euclid today, I noticed a Stark Enterprises sign hanging from the top of one of the windows on the ground floor stating 'Now Leasing'.  Did the 515 garage change hands (I may have missed this)?  Or would there be other situations where Stark could lease space there?

 

Interesting. Harbor Group International still owns "Euclid Avenue Garage LLC" which owns 515 Euclid (along with 200 Public Sq):

http://www2.sos.state.oh.us/reports/rwservlet?imgc&Din=201432300226

 

But I noticed that the Cuyahoga County property ownership records show it as "Euclid Avenue Garage LLC & Samal Euclid LLC" but that also lists to Harbor Group:

http://www2.sos.state.oh.us/reports/rwservlet?imgc&Din=201432300227

 

So I dunno.....

 

What about this one?  Stark 515:

http://www2.sos.state.oh.us/reports/rwservlet?imgc&Din=201431800350

I had a meeting with a few folks that are working with Stark on 515 plans.  I think there is more to that sign in the window.  The intent of the meeting was not to discuss the 515 deal, nor was I in the place to ask specifics.  If I learn more, I will pass it along.  All they said was they are working on this which invloves adding multiple stories to the garage. 

^ Hopefully that's not multiple stories of more garage...

I guess I am confused by a number of the above posts.  Does this mean Stark does have an ownership interest in 515?

 

And if they do I sure hope we don't get into a biting off more than they can chew scenario.  I'd rather see them focus on Nucleus and get it done right.  Hell right now I would settle for the rehab of the smaller buildings they bought on Prospect that were involved in all that litigation.

Now that I think about all of the above, I remember seeing a massing proposal for NuCLEus that looked to the north and it showed 515 expanded/topped off.  That kind of stuck out like a sore thumb and looked odd, but maybe not a coincidence afterall?

Now that I think about all of the above, I remember seeing a massing proposal for NuCLEus that looked to the north and it showed 515 expanded/topped off.  That kind of stuck out like a sore thumb and looked odd, but maybe not a coincidence afterall?

Right, that was shown multiple times.  Part of me feels that Stark will be quiet on the 515 residential.  I think he dosen't want to steal from himself, and fill up 515 with folks that were waiting for NuCLEus to come on online, and see what kind of "walk in" business he can do at 515.  With simply just a sign, and magazine postings.  Just a thought. 

Jeffrey Wild is an attorney at Benesch, Friedlander, Coplan & Aronoff LLP, one of the state's largest law firms, located in 200 Public Square (former BP Building). He is the incorporator and statutory agent of multiple companies that are or may be associated with Stark....

 

NUCLEUS DEVELOPMENT, LLC

HEROLD BUILDING, LLC

GATEWAY HURON JOINT VENTURE, LLC

STARK 515, LLC

515 DEVELOPMENT, LLC

STARK MANAGER GATEWAY HURON, LLC

 

And another company incorporated in the past year (as were the others listed above) but I don't know if it's related to Stark et al:

SEFU, LLC

 

SOURCE: http://www.bizapedia.com/people/JEFFREY-WILD.html

From Page 3 of this thread.....

 

Appears the Stark folks just added the below nuCLEus brochure (dated 9/2014) onto their site. It adds some additional details - including the "laneways" concept - into the mix. Interesting..

 

Find the brochure download on the left side of this page: http://starkenterprises.com/properties/nucleus/

 

"nuCLEus will introduce laneways to downtown Cleveland, a unique form of urban place making originating in Melbourne, Australia. The laneway at nuCLEus will be a tight intimate space that offers al fresco eateries, one-off shops and cozy little bars, all nestled side-by-side in a unique alley setting with its own individual character and charm."

 

Am I seeing things, or does page 9 of the brochure show a tower on 515 Euclid?

I'm seeing the same thing

 

 

And for those who don't remember the renderings of 515 Euclid when the garage was built in 2005 (and later sold during the Great Recession for a fraction of its construction costs):

 

 

^ I really hope that happens. And I hope the new designs incorporate some small splashes of red, like what is on the garage. With the addition of Nucleus, 515, Leader Building apartments, and Garfield Building Apartments (and most likely eventually the May Co. apartments), I think there could be enough of a population there to revive the retail spaces in the Arcade.

I had a meeting with a few folks that are working with Stark on 515 plans.  I think there is more to that sign in the window.  The intent of the meeting was not to discuss the 515 deal, nor was I in the place to ask specifics.  If I learn more, I will pass it along.  All they said was they are working on this which invloves adding multiple stories to the garage.

 

Awesome.  Are we talking architects? Engineers? Financiers?

I love how UrbanOhio has totally scooped all other media in Cleveland on this pretty important angle.

 

Adding a building to the top of the 515 Euclid garage means adding only those incremental costs that are incurred by and financed by adding the residential component. All of the legal, environmental, site prep, utilities and foundation infrastructure are already paid for. It's a bargain way for Stark to enter the market with a high-rise residential tower. 515 Euclid is what Stark plans to build on Prospect, except here, the pedestal is already done. Best of all, it's paid for by the prior owner taking a huge loss and written it off. As far as I know, it's free and clear after it was sold to Harbor Group who got 515 Euclid for a steal.

Can additional stories of parking be added to the structure?  I'd presume so.  I'm curious if more stories would be tacked on before the residential component.  Also, I'm curious if it is somehow tied to having some portion ready in time for the RNC.

Some background on Harbor Group's purchase of 515 Euclid in 2011...

 

http://www.cpexecutive.com/cities/cleveland/harbor-group-lists-former-bp-tower-invests-in-cleveland-real-estate/1004053473.html

 

If Stark has a deal with Harbor Group to add a roughly 14-story residential tower above the garage, I doubt Stark would agree to numbers for which he couldn't get financing.

 

EDIT: the article says: Hilco Real Estate of Northbrook, Ill., was advertising the property with air rights to build a 14-story tower, originally envisioned as a condominium building, on top of the garage.

 

Hilco Real Estate's website no longer has 515 Euclid's air rights listed on its website.

Reminder that Stark goes before BZA this Monday for variance(s) to build nuCLEus between Prospect and Huron

http://planning.city.cleveland.oh.us/bza/agenda/2015/crr03-30-2015.pdf

 

I wonder if Stark needs anything other than a building permit to put a residential tower atop 515 Euclid? I would think all of the city design approvals were secured a decade ago for 515 Euclid, including for the tower. I can't prove that as I can't find any records to verify that. But if I was the parking garage developer and I wanted the tower as a Phase Two or to market the air rights, I would have taken care of the approvals for the tower at the same time as the garage.

Reminder that Stark goes before BZA this Monday for variance(s) to build nuCLEus between Prospect and Huron

http://planning.city.cleveland.oh.us/bza/agenda/2015/crr03-30-2015.pdf

 

I wonder if Stark needs anything other than a building permit to put a residential tower atop 515 Euclid? I would think all of the city design approvals were secured a decade ago for 515 Euclid, including for the tower. I can't prove that as I can't find any records to verify that. But if I was the parking garage developer and I wanted the tower as a Phase Two or to market the air rights, I would have taken care of the approvals for the tower at the same time as the garage.

 

::drools::  :-)

Please keep this good news coming.

Some cities have provisions in their code giving expiration dates for permits issued - typically one year. However, variance, conditional uses and what not from P&Z tend to stick with the land indefinitely. So, this should not be a problem as long as the approved use was being pursued on any upcoming project.

This has probably been talked about before, but I'm pretty new to this forum, so please don't chew me out if I'm wrong or this has been discussed. Has anyone looked at this picture of all the places Stark plans on turning into parking? It appears as if he's wanting to turn the back half of the May Company building into a garage along with several other buildings, including one on the end of E. 4th... On the pic, the building on E. 4th just says valet parking; no mention of a garage. Could we lose this building to another empty parking lot? Also, how would he be able to get away with turning the May Company building into a parking garage? Doesn't that building have some type of historic status?

 

I think nuCLEus is a fantastic idea, but is it going to end up with nothing but parking lots and garages surrounding it?

Hi NCJ and welcome to the forum!

 

I think what Stark is saying is that parking exists, or is planned to exist at the above-identified locations.

 

You will find that recent proposals to renovate the May Company include adding parking even as the rest of the huge building would be residential:

http://www.urbanohio.com/forum2/index.php/topic,16941.0.html

 

Also, that location on East Fourth Street does have valet parking. There is a valet parking station behind Flannery's and the cars are parked inside a mid-block building next to May Co.

Zoning variances, at least for residential, expire after 6 months if they are not acted upon with a building permit.  6 month extensions to the original 6 months can be granted administratively, but I'm not sure if they can be extended past that.

Zoning variances, at least for residential, expire after 6 months if they are not acted upon with a building permit.  6 month extensions to the original 6 months can be granted administratively, but I'm not sure if they can be extended past that.

 

Do you think a zoning variance was even necessary for the original design of the garage + tower? I would think a general building plan for garage + tower was approved by CPC a decade ago and should still be in force. If a variance is needed to add the tower, how difficult would that be for Stark to get one? And even if nothing more than a building permit was needed to add the tower, I suspect Stark & Co. would want to make a presentation to the CPC as a courtesy.

FYI...

First I was like

 

 

 

And then I was like

 

 

And now I'm like

 

Why, because the pedestrian in my photo was walking in downtown Cleveland without wearing a coat?? ;)

 

Considering how many wet their pants when this garage was being built, I figured a tower being added to it would generate at least as much buzz.

^Yes, I'm excited and, no, unlike like the bad old days when the City tore down whole blocks of buildings with plans to build that never materialized (Public Square, the hole), Cleveland's obviously on a "can do" roll... Still I'd like to see a little more than just a Stark sign and a desire to move forward before I go all in with the 515 residential tower ... hey wait a minute, this is the nuCLEus thread.    :-o

Stark is pursuing the tower addition as part of nuCLEus. He doesn't think so much in terms as addresses for his developments. He thinks in terms of a multi-block vision even if the development components don't physically touch each other. But they benefit each other nonetheless.

Makes me wonder if the 515 tower will therefore have a similar design as the other NuCLEus buildings, or follow the design of the parking garage.

 

With that in mind, how tall of a tower could the parking garage theoretically support? Or is it limited to around 20 stories as the massings suggest?

Maybe I'm alone in this, but the 515 stuff makes me nervous. I think that old original rendering of the tower is ugly, and my worst fears (born and raised in CLE, what can I say) are that that thing gets built and nuCLEus gets scrapped down the road. It's be great if he builds both (and has a newer, better vision for the 515 tower), but personally, I'd like for the full focus to be on nuCLEus, which would be such a game changer.