So we're getting a modern high-rise apartment building in the center of town, replete with indoor parking and ground level office/retail.  This, in an area of older walk-up apts, fancy restaurants, shops and trendy hotels; a few blocks from a full-service supermarket and a subway station; on a street busy with pedicabs in the evening and a hansom cab every now and again.... What's up with all this?  Is Cleveland trying to be New York or something?

 

But in all honesty... in 2007, if you had told me what Downtown - Warehouse/FEB/Playhouse Square especially - would look like today, I would have contacted your  family and told them to get you in a twelve-step program.

 

We are so so close to getting permanent sustainability to this if we just had more equity properties downtown. Then the additional necessary stores would follow... mini-Target, hardware stores, etc. Heinen's, Geiger's and Co. are GREAT... we just need a little further nudging.

Just in time for Cavs playoffs panoramas of downtown

 

I was thinking about the crane being viewed from Progressive Field; of course depending on where you sit.  Will be filling in a nice section of the skyline from the stadium:

 

http://www.ballparksofbaseball.com/wp-content/uploads/2016/03/prog16951.jpg

Can anybody create an image of the skyline as seen from the Valley View bridge with Beacon in place? I think it will fill in the gap between 200 Public Square and the Fifth Third building nicely.

I can at some point but in this pic on I90 eastbound look to the lower right of Terminal Tower and 200 Public Square. That yellow 'line' is the tower crane from the initial garage construction:

 

I can at some point but in this pic on I90 eastbound look to the lower right of Terminal Tower and 200 Public Square. That yellow 'line' is the tower crane from the initial garage construction:

 

 

I appreciate the effort, but I cannot make out a thing from that image

It's a gold/yellow diagonal line, crossing what little you see of 800 Superior.

 

OK I see it.  It's almost like a small puff of yellowish smoke against the dark red building.

I am so excited for the volume this will bring to the aesthetics of the skyline.

I am so excited for the volume this will bring to the aesthetics of the skyline.

 

I'm also excited about the volume of people this will bring to the core.  This will likely be the largest residential building in the immediate area (I'm not sure how many units 668, across the street, has but I suspect the Beacon will be substantially larger).  With Beacon, Garfield and 668 in such close proximity -- along with nearby E. 4th street, this area is morphing into a substantial apartment district.  And, as you note, Beacon's bulk and height, as well as its modern feel, brings added potential.

I am so excited for the volume this will bring to the aesthetics of the skyline.

 

I'm also excited about the volume of people this will bring to the core.  This will likely be the largest residential building in the immediate area (I'm not sure how many units 668, across the street, has but I suspect the Beacon will be substantially larger).  With Beacon, Garfield and 668 in such close proximity -- along with nearby E. 4th street, this area is morphing into a substantial apartment district.  And, as you note, Beacon's bulk and height, as well as its modern feel, brings added potential.

 

Great point with the population.

 

As for the aesthetic look, I often point to Pittsburgh. When compared to Cleveland, they do not have THAT many more 20+ story buildings than us. However, their geographic limitations of the rivers and surrounding hills have forced them to create their downtown in a way that gives it a beautiful aesthetic look in a relatively small area. I think the Beacon will "patch" the area in between PNC and 200 Public in a way that will do a lot for the eye.

And the great thing about tall residential buildings--the lights in the windows are on at night!  Most of our buildings go dark at night (except for the government ones who seem to keep them going 24/7).

Don't forget about The 9. That's two residential towers of nearly 30 stories within the outfield view of Progressive Field.

 

And in terms of housing units, I'm pretty sure the conversion of 925 Euclid will add more than anything else existing or planned downtown.

LADIES AND GENTLEMEN CONSTRUCTION BEGINS TOMORROW

I need pictures of fencing going up before I really believe it!!!

LADIES AND GENTLEMEN CONSTRUCTION BEGINS TOMORROW

 

Are you sure? Bids were due two days ago... didn't think they have selected a CM yet.

LADIES AND GENTLEMEN CONSTRUCTION BEGINS TOMORROW

 

Are you sure? Bids were due two days ago... didn't think they have selected a CM yet.

 

It was my understanding that the CM had been chosen before the bid deadline

Was it bidding for CM yesterday?  Maybe general trades?  I don't think they could have come this far without a CM or owners rep selected yet.

Trust me... I work for one of the CMs that submitted a number on Thursday.

If I remember right, Turner had the garage and Donleys was the cement contractor. 

^ correct. back when the garage was built.

The Crains article from last month said ground breaking, so to speak, is in June. And there seems to be enough confusion above that I won't hold my breath for tomorrow. Btw, anybody know if the building will be steel or ptc?

BEACON OF LIGHT

 

NADAAA designs a shimmering tower for downtown Cleveland

By MATTHEW MESSNER (@MESSNERMATTHEW) • April 27, 2017

 

A 19-story residential building designed by Boston- and New York–based NADAAA, with local architects Westlake Reed Leskosky, will soon rise in Cleveland. The new 187-unit Beacon tower will sit atop an existing 8-story parking structure in the city’s downtown.

 

Like many NADAAA projects, the building has an expressive envelope system. Panels of varying color and reflectivity play with light during the day and night. The coloration is calibrated to accentuate the height of the building, while a LED lighting system on an upper-level terrace “produces a dramatic lighthouse effect.”

 

MORE:

https://archpaper.com/2017/04/cleveland-beacon-tower-nadaaa/

The Crains article from last month said ground breaking, so to speak, is in June. And there seems to be enough confusion above that I won't hold my breath for tomorrow. Btw, anybody know if the building will be steel or ptc?

 

Steel

So, I parked in 515 today and walked an extra 800 feet to work. There were 4-5 men sitting in the bed of a pickup truck with blueprints and a GIANT yeti cooler, so of course I approached them. They stated that GC, CM, and subs were mostly in line and that they are using this week and part of next as a "walk-through" of each phase with all of them. Not entirely sure what that means, but it appears that preparations begin today but construction will likely not begin until after these "walk-throughs" are complete.

 

^ can anyone more in tune with construction tell me what the hell a walk through is?

^^I guess my question is why would you have a CM and GC.  If they are going the CM route aren't all the other trades prime contractors?  Or are they going the GC and subcontractor route and the CM is more or less just reporting back to the owner and letting the GC run the show?

^ can anyone more in tune with construction tell me what the hell a walk through is?

 

Basically it's reviewing the scope of the drawing set in relation to various trades so that all subs are (hopefully) on the same page with construction sequencing, who is handling what aspects of the project, scheduling, project requirements, submittals, staffing, shop drawings, purchasing, etc. etc. etc. so that the project can happen as smoothly and efficiently as possible.

^^I guess my question is why would you have a CM and GC.  If they are going the CM route aren't all the other trades prime contractors?  Or are they going the GC and subcontractor route and the CM is more or less just reporting back to the owner and letting the GC run the show?

 

I may have misspoken. Forgive me, I am not overly familiar with the procedural aspects of construction. What I was told is that all of the players are in line, basically

Something like that...

Nice rendering!  That building will then be blocked with the view of NuCLEus, correct?

 

^^I guess my question is why would you have a CM and GC.  If they are going the CM route aren't all the other trades prime contractors?  Or are they going the GC and subcontractor route and the CM is more or less just reporting back to the owner and letting the GC run the show?

 

I may have misspoken. Forgive me, I am not overly familiar with the procedural aspects of construction. What I was told is that all of the players are in line, basically

 

They very well could have both a CM and GC.  Construction Manager could be internal to Stark, who would work with, oversee, and manage the General Contractor. 

^That's very common for this type of project. A ton (most?) of big developers have internal construction managers that are savvy to exactly what the developer likes to do, how they like to handle certain situations that arise, how they like to value engineer certain areas if needed, etc. It streamlines the process and removes the need for meetings that take up valuable time and energy and replaces them with one internal expert who acts on behalf of the developer.

Not to mention, that someone has to have the developers best interest at heart and not leave it to trusting the GC or the city inspector to make sure the project is built to plan and spec.

^There of course is nothing wrong with having an owners rep on site fulfilling the duties described above, but I would not consider that role a classic Construction Manager.

 

In a traditional CM scenario the owner contracts with the CM  and it basically guides all the other trades (scheduling, negotiating  change orders and the like, as a couple of examples).  The owner then directly contracts with all the other trades (steel erection, electrical, plumbing, HVAC, etc.)

 

If you have a GC he basically runs the show and the trades are subcontractors who contract directly with GC not the owner.  There are important legal distinctions.

 

I would imagine if there is a GC and CM (again more of an owners rep) duties are going to have to be spelled out in writing or there could be mass confusion on a daily basis.

Looks like the height of the Beacon has increased by 20'. 

 

 

REHEARING FROM SEPTEMBER 26, 2016

9:30

Calendar No. 16-237:

515 Euclid Avenue

Ward 3

Kerry McCormack

11 Notices

Euclid Avenue Garage LLC., owner, proposes to erect a 19 ½ story residential addition on an existing 8 story parking garage in an E5 General Retail Business District. The owner appeals for relief from the following sections of the Cleveland Codified Ordinances:

1. Section 355.04 which states that in an “E” area district the maximum gross floor area cannot exceed 1 ½ times the lot area. In this case 55,461 square feet of maximum gross floor area is permitted and 265,160 square feet of maximum gross floor area (excluding parking garage area) is proposed.

2. Section 353.01 which states that in a “5” height district a 250 foot maximum height is permitted and the appellant is proposing a 355 foot height.

3. Section 357.09(b)(2)© which states that an interior side yard equal to ¼ the height of the building is required and none proposed.

4. Section 357.08(b)(2) which states that a rear yard equal to ½ the height of the building is required and no rear yard is proposed.

5. Section 357.05(a) which states that a side street yard of five feet is required. (Filed August 29, 2016-Testimony Taken) REHEARING DUE TO AN ADMINISTRATIVE ERROR REGARDING A CHANGE IN THE HEIGHT OF THE BUILDING.

 

http://planning.city.cleveland.oh.us/bza/cpc.html

How are they going to get away with not having a 177.5 foot rear yard?  Where will the swing set go?

Duh, the amenity level ;-)

Looks like the height of the Beacon has increased by 20'. 

 

 

REHEARING FROM SEPTEMBER 26, 2016

9:30

Calendar No. 16-237:

515 Euclid Avenue

Ward 3

Kerry McCormack

11 Notices

Euclid Avenue Garage LLC., owner, proposes to erect a 19 ½ story residential addition on an existing 8 story parking garage in an E5 General Retail Business District. The owner appeals for relief from the following sections of the Cleveland Codified Ordinances:

1. Section 355.04 which states that in an “E” area district the maximum gross floor area cannot exceed 1 ½ times the lot area. In this case 55,461 square feet of maximum gross floor area is permitted and 265,160 square feet of maximum gross floor area (excluding parking garage area) is proposed.

2. Section 353.01 which states that in a “5” height district a 250 foot maximum height is permitted and the appellant is proposing a 355 foot height.

3. Section 357.09(b)(2)© which states that an interior side yard equal to ¼ the height of the building is required and none proposed.

4. Section 357.08(b)(2) which states that a rear yard equal to ½ the height of the building is required and no rear yard is proposed.

5. Section 357.05(a) which states that a side street yard of five feet is required. (Filed August 29, 2016-Testimony Taken) REHEARING DUE TO AN ADMINISTRATIVE ERROR REGARDING A CHANGE IN THE HEIGHT OF THE BUILDING.

 

http://planning.city.cleveland.oh.us/bza/cpc.html

 

It would be lovely to see the top floor be sold as duplex penthouses, not unlike many residential towers in NY and Chicago

I so badly want this to start. "Crane-in-the-sky" during the NBA finals (knock on wood) just sends SUCH a different message visually.

I thought people's "sources" said May 1st is the start date?

See the post by clefan98 from May 11?

can anyone explain why there is a 250' height limit in that area of Downtown Cleveland??  Some of these zoning requirements are ridiculous.

^The current zoning serves no purpose other than forcing developers to come to the city for discretionary approvals, so the city can weigh in on the design.

I thought people's "sources" said May 1st is the start date?

 

Yeah, these same sources I had heard it from say that there has been staff to the site daily since May 1st. Nonetheless, would be nice to see the construction beginning, as finance is lined up.

So when might we finally see the crane for 515?

Sometime this summer.  They are finalizing financing as we speak.

^^I guess my question is why would you have a CM and GC.  If they are going the CM route aren't all the other trades prime contractors?  Or are they going the GC and subcontractor route and the CM is more or less just reporting back to the owner and letting the GC run the show?

 

I may have misspoken. Forgive me, I am not overly familiar with the procedural aspects of construction. What I was told is that all of the players are in line, basically

 

 

wow, now this is the kind of anecdotal on the scene good news we love -- thanks.

 

yeah, when they do these walk-throughs, all the contractors on-site with paperwork walking around, it is on, on on -- and soon -- at least that is what i see when things get built around ny town.

A reliable source has told me construction probably won't begin until August...

and why is your source telling us that we have a 2-3 month delay. I thought financing was wrapped up in late April.

I'll bet the typo in the PZD variance screwed things up. A new building permit will have to be issued. And I can only imagine what a building permit for a residential skyscraper looks like....