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Cleveland: Downtown: The Lumen

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Another great NEOTrans article and great pic by MrClifton88. That pic, by the way, really plays up the height of The Lumen  - it appears it could be even more than 34 stories high from that angle. Of all the most significant recent additions to downtown, including The Hilton, The Beacon, the E&Y Tower,  The repurposing of The 9 and other beautiful  building restorations and conversions along with the  redesigned Public Square- the Lumen may  be the most symbolic. To have Ohio’s tallest residential tower standing in the heart of Playhouse Square just a few years after it’s introductory rendering really illustrates the narrative of Cleveland as a comeback city. Not that long ago, the notion that a new generation and a returning older one  would want to move downtown  would have been questioned. Now, it’s become reality. I’m looking forward to seeing residents moving into the Lumen and I won’t be surprised if the building leases quickly. The possibility of a second high rise residential  from Playhouse Square is equally exciting. 

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I think it is a reflection of and tribute to the Playhouse Square Association and their "get it done" mentality. They've proven time and time again that they will find a way to overcome the challenges and hurdles that are NEO.

 

Knez Homes is another that continues to make progress on their plans to rebuild the city. They are in every corner/community.

 

Other builders, developers and many of the civic organizations could learn from them.

Edited by Frmr CLEder
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On 2/29/2020 at 7:51 PM, Larry1962 said:

Amen, another GREAT ARTICLE KEN!

 

Just a little typo:

It's the SOUTHEAST CORNER of East 13th Street and Chester Avenue where PHS is considering building a second apartment tower on land owned by the foundation if the FIRST ACT is Successful.

 

 

is this site whats called the middough parking lot 1374 chester?

 

regardless, does phs foundation already control that property? thx

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1 hour ago, mrnyc said:

 

 

is this site whats called the middough parking lot 1374 chester?

 

regardless, does phs foundation already control that property? thx

 

Yes that's the lot. And PHS bought it in 2016.

 

I updated my article with a quote from PHS Foundation. They dispute publicly what two sources told me privately -- that PHS will develop this lot if the Lumen is successful.


"Life is 10% what happens to you and 90% how you respond." -- Coach Lou Holtz

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5 minutes ago, YABO713 said:

Not to be a naysayer...

 

But who's going to pay $84k a year for a 3 bedroom? 

 

In a penthouse? I can think of a few possibilities.

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"Life is 10% what happens to you and 90% how you respond." -- Coach Lou Holtz

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18 minutes ago, YABO713 said:

Not to be a naysayer...

 

But who's going to pay $84k a year for a 3 bedroom? 

 

If you own (or could own) a $2M house in Cleveland, at 2.5% property tax, you're paying $50,000 a year AND you still have to pay to maintain your lawn, your roof, etc.  If your house is $3M (think Gates Mills and such) and you're paying 3% property tax, you're paying $90k a year, plus your own maintenance costs and headaches. So looking at it from that perspective, its not that crazy---as they are both sunk costs--except for the fact that the house may increase in equity over time and with the house you may have more space, but you no longer want/need so much space/land.

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^ This is where I think the Lumen may have dropped the ball here. The price per se isn’t so much the issue as the size of the units themselves. $6-7k for 2-2.5k OK, but for 1.6-1.9k? As I stated upthread, that doesn’t cut it. For us, at least. 


And they reckon that the last thing she saw in her life was
Sting, singing on the roof of the Barbican

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1 hour ago, YABO713 said:

Not to be a naysayer...

 

But who's going to pay $84k a year for a 3 bedroom? 

 

Cleveland State, if their president decides to live close to work again. 

 

As Pugu said, though, $84K is not so much when you consider other upper bracket alternatives.  Which is why Cuyahoga County and the municipalities should adopt a rate-adjustment tax mechanism to lower rates as revenues climb.


There's nothing wrong with optimism, as long as you don't get your hopes up.

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59 minutes ago, Pugu said:

 

 

If you own (or could own) a $2M house in Cleveland, at 2.5% property tax, you're paying $50,000 a year AND you still have to pay to maintain your lawn, your roof, etc.  If your house is $3M (think Gates Mills and such) and you're paying 3% property tax, you're paying $90k a year, plus your own maintenance costs and headaches. So looking at it from that perspective, its not that crazy---as they are both sunk costs--except for the fact that the house may increase in equity over time and with the house you may have more space, but you no longer want/need so much space/land.

 

Really well said @Pugu, thanks!

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39 minutes ago, Ruken said:

 

Heh, I had that in my article on Saturday. 😉

 

Quote

Although a new site for The Lumen is scheduled to go live this week, a Lumen Web site produced by Greystar Worldwide, LLC is already live. PHS Foundation hired Greystar to provide leasing and management functions for the apartment tower.

 

Edited by KJP
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"Life is 10% what happens to you and 90% how you respond." -- Coach Lou Holtz

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10 minutes ago, KJP said:

 

Heh, I had that in my article on Saturday. 😉

 

 

Ha, didn’t realiZe this was the site to which you were referring.

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6 minutes ago, Ruken said:

Ha, didn’t realiZe this was the site to which you were referring.

 

That's OK, I wasn't sure if that was going to be their final Lumen site.


"Life is 10% what happens to you and 90% how you respond." -- Coach Lou Holtz

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Can't overstate how much I hope this project succeeds, especially with PHS as the "developer."  They've long had an innovative approach to funding themselves by owning so much of the surrounding neighborhood (e.g., the Ideastream offices on Euclid, etc.)  It's already made them the premier theater district in the Midwest by almost any measure (and yes, that includes Chicago).  Now add high-end residential as the icing on the cake?  Brilliant, especially for their core business (filling theater seats 12 months out of the year).  You thought it was tough to get tickets for the FIRST run of Hamilton two years ago?  Wait till 34 floors of wealthy apartment dwellers move across the street...

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3 hours ago, KJP said:

 

Yes that's the lot. And PHS bought it in 2016.

 

I updated my article with a quote from PHS Foundation. They dispute publicly what two sources told me privately -- that PHS will develop this lot if the Lumen is successful.


Ken, you did a lot of tea leaf reading when being the first to report SHW would remain in Cleveland (e.g. Morikis lakeside mega mansion & geotechnical drilling).  
 

Anything similar you’re seeing with PHS, outside of your sources, that indicate they’re lining up a second residential project?

 

Just curious is all.. I’m probably comparing apples to oranges.

Edited by Sapper Daddy
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I'm very excited for this to finally open....And it will only add to the area.  But keep in mind that it will only have about 600 people if totally occupied.   

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There is still money in greater Cleveland.  This building will fill up.  Think about all the physicians and clinical staff that work at the Clinic and UH that are from other cities and use to paying these prices.  

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There are also corporations and their suburban executives who may want to maintain a residence in the city for themselves and/or visitors.

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1 hour ago, Frmr CLEder said:

There are also corporations and their suburban executives who may want to maintain a residence in the city for themselves and/or visitors.

 

Sometimes without their wives knowing....

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22 hours ago, YABO713 said:

Not to be a naysayer...

 

But who's going to pay $84k a year for a 3 bedroom? 

 

The building I live in has a couple of athletes that could easily afford this - beats having to sell a 2m house in Avon if they get traded.

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3 hours ago, Garfield12323 said:

 

The building I live in has a couple of athletes that could easily afford this - beats having to sell a 2m house in Avon if they get traded.

 

Good point.

 

And what's the down payment on a 1M+ house? That's gotta be hundreds of thousands, or 3-5 years worth of rental costs.

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I went on a building tour today. Good news: the apartments are stunning with floor-to-ceiling windows and quality finishes. The bad news: the tour at this early date took us only up to the 9th floor. We also didn't get to see the fifth-floor amenity deck.

 

I will post lots of pictures tomorrow with an article. In the meantime, here's some teasers.....

 

 

 
I'll blow up the interior shots....
 
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Edited by KJP
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"Life is 10% what happens to you and 90% how you respond." -- Coach Lou Holtz

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Rent prices seem right if that's ONLY the fifth floor! Wow! Props Playhouse Square Foundation!!!!!!

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LOTS OF PICTURES at the link below!

 

Lumen-tour-030420-14.jpg

 

THURSDAY, MARCH 5, 2020

Lumen apartment tours reveal modern elegance, towering views

 

If you want to rent your preferred apartment at Ohio's tallest residential building, you'd better take a tour of The Lumen soon. But if you want to see what the views look like from the upper floors of the building, wait until summer before booking a tour.

Rental prices, marketing information and guided hard-hat tours began this week at the 34-story, 396-foot-tall apartment tower at 1600 Euclid Ave. in Cleveland's Playhouse Square district. And on Tuesday of this week, the building got its first signed tenant, said Justin Young, property manager at Greystar for The Lumen.

From now until July 21, the public can take hard-hat guided tours of Ohio's tallest residential building by booking them via this Eventbrite page. Tours are offered Mondays through Thursdays most weeks. There is no cost to register, but tour group sizes are limited to 10 persons. As of March 5, tours for the rest of March are booked solid.

 

MORE:

https://neo-trans.blogspot.com/2020/03/lumen-apartment-tours-reveal-modern.html

 

Edited by KJP
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"Life is 10% what happens to you and 90% how you respond." -- Coach Lou Holtz

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I already outlined upthread why we won’t be moving there, but we had already booked our hard hat tour and took it this last week. 
 

The apartments are well finished and fantastically light with those windows. Needless to say, even from just the ninth floor, the views are great. 
 

A few things did seem a bit off though given the high end nature of the development. The units we saw only had half, maybe three-quarter size, washers and dryers. They are nice Bosch ones though. The pool is tiny. I’m happy for someone with knowledge to educate me, but three elevators for a building that size seems one too few. 

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And they reckon that the last thing she saw in her life was
Sting, singing on the roof of the Barbican

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4 hours ago, roman totale XVII said:

I already outlined upthread why we won’t be moving there, but we had already booked our hard hat tour and took it this last week. 
 

The apartments are well finished and fantastically light with those windows. Needless to say, even from just the ninth floor, the views are great. 
 

A few things did seem a bit off though given the high end nature of the development. The units we saw only had half, maybe three-quarter size, washers and dryers. They are nice Bosch ones though. The pool is tiny. I’m happy for someone with knowledge to educate me, but three elevators for a building that size seems one too few. 

Doing out tour on the 18th, I’ll be interested to see if I share your concerns.

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4 minutes ago, CleveFan said:

 If there’s a separate service elevator, three elevators should be fine. 


No. We were told that one of the three doubles as the service elevator. 

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And they reckon that the last thing she saw in her life was
Sting, singing on the roof of the Barbican

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I still wouldn’t worry about 3 elevators for a building of that size - I lived in a 26 story building with only two for fifteen years and the only major problem occurred when one of the elevators was down for days at a time for repair purposes - but  that building was forty years old. 
The Lumen, I would assume, will have the newest efficient elevator technology and they’ll have to be judicious about monitoring move-ins and service work. 

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I guess I haven't been down at night lately, it looks amazing with ACTUAL lights on/not construction lights. Great shots @Silent Matt!

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4 hours ago, GISguy said:

I guess I haven't been down at night lately, it looks amazing with ACTUAL lights on/not construction lights. Great shots @Silent Matt!

Yes, thank you! What I find so cool about this building is that during the day it looks silver or blue depending on the angle but at night it takes on a green and black hue! She’s a chameleon!

A56A45BF-5AC1-4D71-B846-E30A499FF308.jpeg

EB52A121-60C9-4E80-B09D-568C579499C5.jpeg

9AFB49CC-7D7B-42CA-AACF-949B3A05183D.jpeg

Edited by Silent Matt
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"Life is 10% what happens to you and 90% how you respond." -- Coach Lou Holtz

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We just did our tour today.  Units are really stunning.  We are going to sign there in the next few weeks I think.

 

Added a few pictures my wife took on tour.

A787EF99-AFA4-479C-96D8-CDD4499D5322.jpeg

B8CB43A2-5957-4C53-90C9-05490A5139DF.jpeg

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8DF69E21-4523-479F-B4F9-F2A59436F10F.jpeg

ED7BBED0-ECB2-4604-A45F-918B07807CEF.jpeg

C87ED343-D4BC-4E01-9398-AD87E141645E.jpeg

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346EA365-B11A-429C-B770-49E8124079DE.jpeg

6B1C5157-71AE-4426-A4CA-71D751254EEF.jpeg

Edited by Ruken
Added pictures from tour.
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^ Glad to hear that. Just out of interest, how many people were on your tour? When we did ours all 10 spots were booked, but only three of us actually turned up. The building manager suggested that wasn’t the first time that’d happened. Got me thinking that they should be charging something nominal to filter out people who are not serious. 


And they reckon that the last thing she saw in her life was
Sting, singing on the roof of the Barbican

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1 hour ago, roman totale XVII said:

^ Glad to hear that. Just out of interest, how many people were on your tour? When we did ours all 10 spots were booked, but only three of us actually turned up. The building manager suggested that wasn’t the first time that’d happened. Got me thinking that they should be charging something nominal to filter out people who are not serious. 

Charge and refund on check-in at your tour would be the most logical thing, although then you pay for payment processing.

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4 hours ago, roman totale XVII said:

^ Glad to hear that. Just out of interest, how many people were on your tour? When we did ours all 10 spots were booked, but only three of us actually turned up. The building manager suggested that wasn’t the first time that’d happened. Got me thinking that they should be charging something nominal to filter out people who are not serious. 

Mine was full actually.  They split us into two smaller groups four tours. 
 

My only complaint is that all the 2 bdrs are in prospect side of building, would have enjoyed those city views. 

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If all the 2 bedrooms face East , I’m a bit surprised by that design.  I guess the logic to it would be that they wanted to increase capacity for the city views that will be most in demand. 
Still, it would’ve been nice for a line of the more expensive 2 bedroom units to have that western view.  The city and the sunsets- wow. 

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I just finished up a hosted virtual tour.  The finished apartments look great.  Here are some interesting tidbits, including a few things that I didn't previously realize:

- The top (35th) floor is a Sky Lounge amenity deck. As far as I can tell, everything that isn't mechanicals is a shared common space. There are both indoor and outdoor areas on that floor.  The northeast corner has a viewing deck - you can make it out in some of the renderings.  The northwest corner is also open air.

- There are video tours of a few units on the web page.  Go to the "Floorplans" page to find them.

- The kitchens feature gas ranges and all (?) units have full sized washer / dryer.

- Each apartment floor has basically the same floor plan of 11 apartments, except for the penthouse floors 33 and 34 (6 penthouses each floor), and the lower levels 2-4 which only have 6 apartments (the other half  of each floor is part of the garage).

 

1625065491_Lumen32ndfloorviewofdowntownlores.png.0a1b669953804a682e4aeba4b871f965.png

 

North is down in this floor plan of the 35th floor Sky Lounge level:

 

1716326101_Lumen35thfloorskylounge.thumb.png.5d6b4210f38bb5def2b33437ae4869fc.png

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Wow, so many floor plans to choose from.The interiors remind me a lot of The Beacon. 

 

Also, I feel sorry for the tenants with this view. 😂

Screen Shot 2020-03-21 at 4.42.14 PM.png

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Hit the breaks. Where did this horizontal striping come from? Sorry for poor quality screengrab.

 

Screen Shot 2020-03-21 at 6 (1).jpg

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1 hour ago, Pleco said:

Hit the breaks. Where did this horizontal striping come from? Sorry for poor quality screengrab.

 

Screen Shot 2020-03-21 at 6 (1).jpg

Good question. There had been previous debates about the aesthetics of the verticle stripes on the two sides, now they've also added horizontal stripes too. Are they on the same sides (south and east)?

Edited by Frmr CLEder
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1 hour ago, Frmr CLEder said:

Good question. There had been previous debates about the aesthetics of the verticle stripes on the two sides, now they've also added horizontal stripes too. Are they on the same sides (south and east)?

OMG, those look awful!! Someone tell them to stop!!

 

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