Turner Construction Company wraps up Allen Theatre Complex project in downtown Cleveland

Ask people what city boasts the largest performing arts center outside of New York City. They’d probably be surprised to learn that the answer is Cleveland.

 

The not-for-profit Playhouse Square performing arts center attracts more than 1 million visitors each year to it more than 1,000 annual events. And now, thanks in part to Turner Construction Company, Playhouse Square — along with regional theater Cleveland Play House and Cleveland State University at PlayhouseSquare — has a newly updated and expanded home.

 

The new Allen Theatre Complex, which had been under construction since October of 2010 and includes the addition of three new theaters, officially opened its doors in downtown Cleveland in early March. The goal was to create a cultural arts and education center for both the public and for those Cleveland State University studnets studying theater, drama and dance at the school

 

http://www.rejournals.com/2012/03/14/turner-construction-company-wraps-up-allen-theatre-complex-project-in-downtown-cleveland/

http://www.csuohio.edu/offices/architect/statusreports/CurrentStatusReport.pdf

 

The vacant space between Cowell & Hubbard and Idea Center will hopefully be a CSU art gallery!

OH GOD  :-o Call it green space, call it whatever, its a SURFACE LOT.  In an area SURROUNDED BY SURFACE LOTS. 

 

http://www.cleveland.com/business/index.ssf/2012/03/kd_buys_playhousesquare_land_p.html

Meh, it's tough to get too worked up by this, IMHO.  The lot was already vacant and was literally just covered with gravel.  In the sort term, this will actually make things look better.  Might also make it easier for PHS to develop the lot on Euclid next to the Hanna Bldg.

Dog park?

The whole area is pretty unattractive so all in all you are right, and the fact that these apartments are happening is a great starting point. But all of these surrounding blocks need to be improved all the way to the Wolstein Center and back towards Progressive Field. I guess in this case, a surface lot is a start!

^Don't get me wrong, all else equal, surface parking turns me off as much as next UOer!

 

^^I'm guessing the "green space" Price is referring to is nothing more than the typical landscaping strip that the city requires for all new surface lots.  But a dog park would be awesome.  Still can't believe there isn't one downtown.  That and a high-quality, fenced playground seem like super low-hanging fruit for getting neighbors together as the residential population grows.

The whole area is pretty unattractive so all in all you are right, and the fact that these apartments are happening is a great starting point. But all of these surrounding blocks need to be improved all the way to the Wolstein Center and back towards Progressive Field. I guess in this case, a surface lot is a start!

 

Ain't that the truth.  From the southern fringes of CSU's campus all the way to the Gateway District is extremely depressing.

Meh, it's tough to get too worked up by this, IMHO.  The lot was already vacant and was literally just covered with gravel.  In the sort term, this will actually make things look better.  Might also make it easier for PHS to develop the lot on Euclid next to the Hanna Bldg.

 

Except that there's a parking garage attached to the Hanna Annex, just east of the annex on Prospect. I have a hard time believing that deck is maxed out to capacity. And I'm putting myself in the shoes of a prospective renter, not as urbanist who probably cares more about land use than the average renter. If I'm considering renting an apartment in the annex, a parking space in the attached garage would be more attractive to me than having to cross two streets in the weather before I can get to my car.

Meh, it's tough to get too worked up by this, IMHO.  The lot was already vacant and was literally just covered with gravel.  In the sort term, this will actually make things look better.  Might also make it easier for PHS to develop the lot on Euclid next to the Hanna Bldg.

 

Except that there's a parking garage attached to the Hanna Annex, just east of the annex on Prospect. I have a hard time believing that deck is maxed out to capacity. And I'm putting myself in the shoes of a prospective renter, not as urbanist who probably cares more about land use than the average renter. If I'm considering renting an apartment in the annex, a parking space in the attached garage would be more attractive to me than having to cross two streets in the weather before I can get to my car.

 

That garage is never full.  I walked past it last week and the entire first level had probably four cars sitting there.  If they need parking, it's right there next to them.  Turn that gravel lot into something like Perk Park, that area needs something attractive or at least green.

^That would be an awesome compliment to the cemetery!

Great idea. Besides, if there's to be more residents in the area, where do they take their dogs to run, bark at squirrels or answer nature's call? To the cemetery? I think not!

^That would be an awesome compliment to the cemetery!

 

The wall dividing helps make a distinction between a park and cemetery.

If it were already city owned I guess I wouldn't object to the lot being made into a park, but considering that it's surrounded by parking lots, a parking garage, and a cemetary, I don't think it would be very well used for the foreseeable future, especially when there's a really nice public space just a block away at Playhouse Square.  Also not sure what competing priority the city is supposed to pull $1.6M away from to buy the land.

 

Except that there's a parking garage attached to the Hanna Annex, just east of the annex on Prospect. I have a hard time believing that deck is maxed out to capacity. And I'm putting myself in the shoes of a prospective renter, not as urbanist who probably cares more about land use than the average renter. If I'm considering renting an apartment in the annex, a parking space in the attached garage would be more attractive to me than having to cross two streets in the weather before I can get to my car.

 

Lol, is this KJP or Lafont? :)  Someone can correct me if they know otherwise, but I don't think K&D is buying that garage, so they wouldn't be able to promise its spaces to residential tenants.  Of course, if a tenant really wanted to park in there, I'm sure the operator would sell them a monthly pass just as they would to anyone else.  Longer term though, that adjacent garage might be very useful for any development on the surface lot on Euclid next to the Hannah, which would require a fair amount of parking while also displacing something like 130 spaces, so I'm OK that K&D won't be soaking those garage spaces up.

 

It is probably true that K&D is leveraging its bone fide parking needs for the apartments into some additional cash-generating public spaces for office workers/theater-goers, which isn't quite in the spirit of the exemption allowing them to build this new lot.  Very roughly, I think two acres would yield something like 250-300 spaces, which is probably a lot more than tenants of 102 units will need.  But in the scheme of things, replacing a gravel void with a landscaped lot just doesn't rile me all that much...

CITY ORDINANCE BANNING PARKING LOTS ...

 

 

(d)    Prohibition. Notwithstanding other provisions of the Zoning Code, no surface parking lot shall be established or expanded within the designated districts except as approved by the City Planning Commission in accordance with this section.

 

  (e)    Planning Commission Determination. The City Planning Commission shall approve building permit applications for the establishment or expansion of surface parking lots in the designated districts only in accordance with the following provisions:

 

          (1)    Temporary Parking Lots. If the City Planning Commission or Landmarks Commission, as applicable, has approved demolition of a building within the designated district(s) and has approved, in accordance with the regulations of Sections 341.04 and 341.05 or Section 161.05, as applicable, plans for a new building or other non- parking use to replace such building, the subject property may be used as a surface parking lot for a maximum period of one (1) year following the demolition of the building. If all necessary redevelopment permits have not been obtained within one year of the commencement of surface parking use, the property shall be landscaped as open space or shall be converted to another appropriate non-parking use in accordance with a site plan approved by the Commission.

 

          The Commission may, however, approve a request by the owner to extend use of the parking lot for a single period not greater than one (1) year in duration if the Commission determines that the owner has made a "good faith effort" to secure the approved redevelopment. During the time period of such extension, the Commission and the owner shall undertake discussions regarding efforts to facilitate appropriate redevelopment of the property. At the conclusion of the extension period, the property either shall be landscaped as open space or shall be converted to another appropriate non-parking use in accordance with a site plan approved by the Commission or, alternatively, the owner may seek a variance from the Board of Zoning Appeals in accordance with the provisions of division (h) of this section.

 

          (2)    Accessory Parking. Establishment or expansion of a surface parking lot within the designated districts shall be permitted if the City Planning Commission determines that the lot will be used exclusively for accessory parking spaces to serve a new use or uses proposed for a development, expansion or redevelopment project which has been approved by the City Planning Commission or Landmarks Commission, as applicable, but which has not yet been completed. The number of parking spaces in such accessory lot shall not be greater than 120% of the number of spaces which would be required for such use by the City's Zoning Code.

 

          (3)    Action Areas. The City Planning Commission shall approve an application for a surface parking lot if the subject property has been designated for surface parking as part of an "action area" (as defined in Section 315.03) of a community development plan adopted by Council in the manner set forth in Title V of the Codified Ordinances.

 

          (4)    Vacant Lots. On any vacant lot which was vacant on the initial effective date of this section, a surface parking lot shall be permitted, in accordance with all applicable City regulations.

 

    (f)    Existing Surface Lots. Within the designated districts, surface parking lots legally established or approved prior to the initial effective date of this section shall be considered legal nonconforming uses and may be maintained, repaired and improved in accordance with otherwise applicable City regulations. No such lot shall be expanded without approval of the City Planning Commission, in accordance with the provisions of this section.

 

    (g)    Variances for Establishment of Parking Lots. In the case of a request for a variance to permit establishment of a surface parking lot which is prohibited by regulations of this section, the Board of Zoning Appeals shall grant such variance only if it determines that denial of the variance would deprive the owner of all reasonable economic use of the subject property. In making this determination, the Board may seek the advice of experts in relevant fields and shall consider the potential for long-term as well as short term economic gain.

^Thanks for posting.  So presumably Bob Brown was referring to (e)(2), which is expressly for accessory parking.  So under that provision, despite what the article implies, this new lot shouldn't be available to anyone other than residential tenants and their guests,** and the number of spaces allowed is probably a lot less than you could otherwise fit on two acres.  Could be the K&D really will provide some actual green space any not just the required landscape strip.  I look forward to construction reports from our UO advance scouts!

 

**EDIT: Oops, I forgot that there are retail storefronts too.  And maybe he'll also somehow be able to count the parking requirements of the theater too, though that would seem crazy because he's not touching that space.  So maybe no issue with full parking build-out and regular commercial operation for some of the spaces.

retail parking requirements are pretty minimal. 1 space per 250 sqare feet of retail. Those storefronts aren't that big.

Lol, is this KJP or Lafont? :) 

 

WTF? Did I say something that did not make sense? I think it's a waste to offer more parking, especially outdoors and across two streets, when there is underutilized, covered parking next door. Isn't shared parking among uses having different hours of activity (ie offices vs residences) a hallmark of good urbanism? Still with me? If not, then let me roll out my personal preference to make my argument.... I wouldn't consider living in the annex if I had to park my car in the lot on the SW corner. If they can't offer the parking deck to residents as part of a lease, then I think that's going to hurt leasing especially among car owners. Out.

A blurb from freshwater on the progress of Playhouse Square area:

 

playhousesquare primed for plenty of peak performances

DOUGLAS TRATTNER | THURSDAY, MARCH 29, 2012

 

Q: What happens when you combine unseasonably warm weather, a hot new restaurant opening, and a world-class whodunit?

 

A: You get a downtown streetscape absolutely percolating with energy.

 

PlayhouseSquare has always had its own beat, but lately, it seems positively supercharged.

 

As the second-largest performing arts district in the nation, home to a dozen or so performance spaces, the neighborhood attracts well over one million visitors annually. That figure is on the rise thanks to the recent relocation of Cleveland Play House and CSU's theatre department to the renovated Allen Theatre. They will round out a calendar already bursting with theater, opera, dance and music taking place at the Hanna, Ohio, State and Palace theaters.

 

http://www.freshwatercleveland.com/features/playhousesquarebuzz032912.aspx

Even more PD love for "Cowell and Hubbard"...dang!

 

http://www.cleveland.com/top-restaurants/index.ssf/2012/04/zack_bruells_cowell_hubbard_puts_on_a_great_show_in_clevelands_playhouse_square.html

Playhouse Square has some momentum

 

Cleveland State moving its arts program to the Middough Building and Allen Theater

The Cleveland Playhouse moving to the Allen Theater

Cowell and Hubbard Restaurant

Soon to be apartments in the Hanna Annex

Kent State Urban Design Collaborative relocation

Some newly filled office space

 

This part of downtown is a really neat place. I would love to see more foot traffic though.

 

My Playhouse Square wishlist.. in no particular order...

1. More residents! The Hanna Annex is a great start and hopefully just the beginning.

2. Improved restaurant scene. Again Cowell and Hubbard is a great start!

3. Development of the John Hartness Brown Buildings, Truman Building, Cleveland Athletic Club Building will go a long way in increasing foot traffic and activity in the area.

4. Improved retail scene. This could be said for all of downtown though.

5. Development of the parking lot across from the Palace Theater. This alone could bring residents or workers into the area, while also bringing in retail/restuarants, and improving the connection to CSU and filling in the Euclid streetwall.

6. Id like to see more retail spaces along star plaza. Possibly restaurant patios as well.

7. Improved Huron Road. By this I mean, improved storefronts, possibly conversions to apartments(especially the Halle Garage), improved Halle Building street-frontage. Basically make Huron feel more connected and more a part of the district.

8. Some new Video Screens. Those current ones are getting a bit outdated.

 

 

#4 has a lot to do with #1.

As such, the Hanna Annex conversion is a really big deal.  My biggest wish is that development moves south along 14th.  PHS looks great until you gaze in that direction and the city feels one block wide.

Who is in charge of maintaining lights in this city?  :-P I know earlier in this thread there was discussion of the art installation in Playhouse Square in the RTA median that was out.  Well I can tell you that it is STILL completely off.  Also I noticed that the exterior lights on the Wyndham are like 90% off.  It seems like only a few still work.  I know these are small things to some but I think maintaining these aspects make a difference to the whole area!  The building owners need to step it up

Playhouse Square has some momentum

 

Cleveland State moving its arts program to the Middough Building and Allen Theater

The Cleveland Playhouse moving to the Allen Theater

Cowell and Hubbard Restaurant

Soon to be apartments in the Hanna Annex

Kent State Urban Design Collaborative relocation

Some newly filled office space

 

This part of downtown is a really neat place. I would love to see more foot traffic though.

 

My Playhouse Square wishlist.. in no particular order...

1. More residents! The Hanna Annex is a great start and hopefully just the beginning.

2. Improved restaurant scene. Again Cowell and Hubbard is a great start!

3. Development of the John Hartness Brown Buildings, Truman Building, Cleveland Athletic Club Building will go a long way in increasing foot traffic and activity in the area.

4. Improved retail scene. This could be said for all of downtown though.

5. Development of the parking lot across from the Palace Theater. This alone could bring residents or workers into the area, while also bringing in retail/restuarants, and improving the connection to CSU and filling in the Euclid streetwall.

6. Id like to see more retail spaces along star plaza. Possibly restaurant patios as well.

7. Improved Huron Road. By this I mean, improved storefronts, possibly conversions to apartments(especially the Halle Garage), improved Halle Building street-frontage. Basically make Huron feel more connected and more a part of the district.

8. Some new Video Screens. Those current ones are getting a bit outdated.

 

Great list. I would add:

 

A bigger media presence in the district.

 

It's too late for WKYC tv and WKNR radio, but it's not too late to entice Fox 8 and WTAM and others to relocate there in the near future. To me it just makes sense to have your media outlets centered in one place. Synergy!

You do know that WJW used to be in Playhouse Square - until they built their new building out along the Shoreway? The Hoolihan and Big Chuck Show used to start with a claymation of King Kong climbing up their building.

^that was my father who did the King Kong claymation.  We still have the figure in our family house.

Who is in charge of maintaining lights in this city?  :-P I know earlier in this thread there was discussion of the art installation in Playhouse Square in the RTA median that was out.  Well I can tell you that it is STILL completely off.  Also I noticed that the exterior lights on the Wyndham are like 90% off.  It seems like only a few still work.  I know these are small things to some but I think maintaining these aspects make a difference to the whole area!  The building owners need to step it up

 

I seem to recall it is Cleveland Public Power.

Playhouse Square has some momentum

 

Cleveland State moving its arts program to the Middough Building and Allen Theater

The Cleveland Playhouse moving to the Allen Theater

Cowell and Hubbard Restaurant

Soon to be apartments in the Hanna Annex

Kent State Urban Design Collaborative relocation

Some newly filled office space

 

This part of downtown is a really neat place. I would love to see more foot traffic though.

 

My Playhouse Square wishlist.. in no particular order...

1. More residents! The Hanna Annex is a great start and hopefully just the beginning.

2. Improved restaurant scene. Again Cowell and Hubbard is a great start!

3. Development of the John Hartness Brown Buildings, Truman Building, Cleveland Athletic Club Building will go a long way in increasing foot traffic and activity in the area.

4. Improved retail scene. This could be said for all of downtown though.

5. Development of the parking lot across from the Palace Theater. This alone could bring residents or workers into the area, while also bringing in retail/restuarants, and improving the connection to CSU and filling in the Euclid streetwall.

6. Id like to see more retail spaces along star plaza. Possibly restaurant patios as well.

7. Improved Huron Road. By this I mean, improved storefronts, possibly conversions to apartments(especially the Halle Garage), improved Halle Building street-frontage. Basically make Huron feel more connected and more a part of the district.

8. Some new Video Screens. Those current ones are getting a bit outdated.

 

Great list. I would add:

 

A bigger media presence in the district.

 

It's too late for WKYC tv and WKNR radio, but it's not too late to entice Fox 8 and WTAM and others to relocate there in the near future. To me it just makes sense to have your media outlets centered in one place. Synergy!

 

Agreed! It's my dream to have an actual media district down there. I would Love to see Clear Channel, Salem, and Radio Disney down there! And maybe even Univision!

Tell MTS to get Time Warner down there, too.

Tell MTS to get Time Warner down there, too.

What Time Warner exactly?

Time Warner has ad sales down there already.

Time Warner has ad sales down there already.

 

Where?  If I'm not mistaken, everything is on Lakeside.

I see Time Warner at odds with a theatre district like PHS.  All the ads would say to me is.....  "why are you letting the misses drag you to see the Nutcracker for the 15th time when you can be at home sipping a beer watching ESPN Ocho in HD!"

I see Time Warner at odds with a theatre district like PHS.  All the ads would say to me is.....  "why are you letting the misses drag you to see the Nutcracker for the 15th time when you can be at home sipping a beer watching ESPN Ocho in HD!"

 

Unless they also had their community-oriented educational programming produced there, perhaps in conjunction with Tri-C or CSU, along with their offices.

 

Playhouse Square should be more than just an entertainment district. It should also be where the business district and the educational districts come together to collaborate, create and innovate.

"5. Development of the parking lot across from the Palace Theater. This alone could bring residents or workers into the area, while also bringing in retail/restuarants, and improving the connection to CSU and filling in the Euclid streetwall."

 

Playhouse Square has had these conceptual plans for awhile (a new, mixed use building on East 17th & Euclid).  Maybe with the $millions$ they will receive from selling the Hanna Annex, they can resurrect this project.

That's the huge problem downtown...there's a lot of space for things, but not necessarily good space

The vacant lot diagonally across from the Hanna Annex has always bothered me.  I didn't like the old Goodyear place that was there, but the lot is worse.  Development of that lot is #1 on my list.

And we have light!

 

 

The lights flash and change too.

I asked this somewhere else and dont believe I got a response. But didnt the light used to go all the way down to the base?

And we have light!

 

 

The lights flash and change too.

Seems as if Playhouse square was booming!! I like it!!! :clap:

And we have light!

 

 

The lights flash and change too.

Seems as if Playhouse square was booming!! I like it!!! :clap:

 

Playhouse Sq. is a neat, visually pleasing anchor on upper Euclid.. The theatre facades are lovely and the restaurants always seem to have a buzz even when the theatres are dark.  Playhouse Sq, while not perfect, is in a pretty good place right now.  Obviously, it's a theatre district that's matched by few others around the country...  All the neon and the video screens give the place an exciting, mini-Times Sq. look to it... And the coming Hanna apts, plus others, will make it even better.

I asked this somewhere else and dont believe I got a response. But didnt the light used to go all the way down to the base?

 

Yeah I believe so as well (sort of like the Terminal Tower).  Also they need to replace most of the lights at the top and elsewhere on the Wyndham Hotel. 

Playhouse Sq, while not perfect, is in a pretty good place right now.

 

Absolutely--it is a fabulous district, a treasure to Ohio, and a preservation success story...and it is only poised to get better.

Where?  If I'm not mistaken, everything is on Lakeside.

 

In the Ideacenter - 1375 Euclid #350.  oneeasybuy.com

 

They have offices all around the region for paying your bill or getting a new cable box or something.  They have a few ad sales offices and the regional one is in PlayhouseSquare.  It's a cool space with a warehouse loft feel to it. 

 

I asked this somewhere else and dont believe I got a response. But didnt the light used to go all the way down to the base?

 

Yeah I believe so as well (sort of like the Terminal Tower).  Also they need to replace most of the lights at the top and elsewhere on the Wyndham Hotel. 

 

No, this CPA (that's their old name, it's something else now)...this CPA project hasnt changed physically. The lights only go about half way down. It's called "Chorus Line" and there is a picture of it on a photo thread from about a year ago (one of Mayday's?).

 

The Wyndham needs some TLC definitely.

 

Playhouse Sq was really rocking last night,as was most of downtown... Euclid Ave, Prospect Ave, E. 9th , E. 14th, Ontario, and also W Prospect and into the WHD. Yes there were a couple of events but it got me to wondering how hopping it's going to be when there are events going on + the the Casino and  rejuvenated Flats, etc etc.

 

Playhouse Sq was really rocking last night,as was most of downtown... Euclid Ave, Prospect Ave, E. 9th , E. 14th, Ontario, and also W Prospect and into the WHD. Yes there were a couple of events but it got me to wondering how hopping it's going to be when there are events going on + the the Casino and  rejuvenated Flats, etc etc.

 

A few friends and I had some drinks at Becky's by CSU and walked to the Cavs game last night.  While walking through PHS I said to my friend "it feels like we're in an actual city."  What I meant by that was there was all kinds of foot traffic and the restaurants/bars were all crowded in PHS and the Gateway.  I know there were some events but the momentum building downtown is noticeable.

 

Playhouse Sq was really rocking last night,as was most of downtown... Euclid Ave, Prospect Ave, E. 9th , E. 14th, Ontario, and also W Prospect and into the WHD. Yes there were a couple of events but it got me to wondering how hopping it's going to be when there are events going on + the the Casino and  rejuvenated Flats, etc etc.

 

A few friends and I had some drinks at Becky's by CSU and walked to the Cavs game last night.  While walking through PHS I said to my friend "it feels like we're in an actual city."  What I meant by that was there was all kinds of foot traffic and the restaurants/bars were all crowded in PHS and the Gateway.  I know there were some events but the momentum building downtown is noticeable.

I hope downtown will stay at least close to this in the future but I will hold my opinion on this subject of downtown booming like this.I would want to see a week or two of continuous major foot traffic like last night before speaking on it because the rock hall ceremonies were going on that night as well as parties for them.  :|

 

I asked this somewhere else and don't believe I got a response. But didnt the light used to go all the way down to the base?

 

Yeah I believe so as well (sort of like the Terminal Tower).  Also they need to replace most of the lights at the top and elsewhere on the Wyndham Hotel. 

 

No, this CPA (that's their old name, it's something else now)...this CPA project hasn't changed physically. The lights only go about half way down. It's called "Chorus Line" and there is a picture of it on a photo thread from about a year ago (one of Mayday's?).

 

The Wyndham needs some TLC definitely.

 

Playhouse Sq was really rocking last night,as was most of downtown... Euclid Ave, Prospect Ave, E. 9th , E. 14th, Ontario, and also W Prospect and into the WHD. Yes there were a couple of events but it got me to wondering how hopping it's going to be when there are events going on + the the Casino and  rejuvenated Flats, etc etc.

 

Land Studio now.  Yeah I remember the "Chorus Line" piece as it was introduced as part of the public art component of the Corridor project, but swear that the lights went to the ground though.  Otherwise happy they are back on.

 

Must say Easter weekend going to Cowell and Hubard noticed these lights were not yet on, but otherwise the area is great... Really probably my favorite urban environment downtown.  Cowell and Hubbard is a great addition too.     

I asked this somewhere else and dont believe I got a response. But didnt the light used to go all the way down to the base?

 

This video shows how the lights were at 3:15-3:16.

 

 

Looks about the same, correct ??