With the Fillmore, Fox, Music Hall, Masonic, Opera House, Fisher, Gem, Majestic and the casinos [[including Caesar's Windsor) as event venues to compete with, it's pretty impossible to envision a business model that supports a multi-million dollar investment into the UA theater. But that doesn't mean that the state and the city should cave in to another demolition with the lost building replaced with a "landscaped parking lot." If the theater footprint is not viable for ramped parking [[and first floor retail), the taxing agencies should leverage their tax credits by requiring additional residential units on the newly vacant land. As for parking, remember that Ilitch Organization owns hundreds of surface spaces literally across the street from the UA. The feasibility of any UA redevelopment does not hinge on the availability of 15-20 spots that would fit on the theater footprint.