Opportunity Corridor Vision Report by James R. Lennon

Opportunity Corridor VISION REPORT

AN ARCHITECTURAL & URBAN DESIGN EXPLORATION INTO THE POSSIBILITIES SURROUNDING A NEW BOULEVARD ON CLEVELAND’S EAST SIDE

SUMMER 2018 | ARCH 60150 KENT STATE UNIVERSITY CLEVELAND URBAN DESIGN COLLABORATIVE COLLEGE OF ARCHITECTURE AND ENVIRONMENTAL DESIGN PROFESSORS: PRAVIN BHIWAPURKAR | DAVID JURCA | JEFF KRUTH

Table of Contents PROJECT OVERVIEW 06 ROLE OF THE STUDIO 07 VISION STATEMENT 08 PROJECT GOALS 09 KEY ACTORS & STAKEHOLDERS 10 PROJECT SCALE

SITE ANALYSIS

CASE STUDIES

METHODS OF IMPLIMENTATION

IMPLIMENTATION DECISIONS 20 THINKING BEHIND THE PLAN 26 PROGRAMMING DIVISION 28 CHANGE AGENTS 30 TO BE CONTINUED 33

Project Overview WHAT IS THE CLEVELAND OPPORTUNITY CORRIDOR PROJECT? The Cleveland Opportunity Corridor project will build an urban “boulevard” that is approximately 3 miles long with 13 traffic lights and intersections from the I-490-East 55th Street intersection to the East 105th street-chester avenue intersection. It will be four to five lanes with a low, grassy median, walking/biking path and sidewalk. The total cost of the project is estimated to be $331.3 Million. The Opportunity Corridor project has been divided into three construction sections: • • •

Section 1 – East 105th Street from Quebec Avenue to north of Chester Avenue; Section 2 – New roadway from East 93rd St. to Quebec Ave. Design-Build; Section 3 – New roadway from I-490/East 55th Street to East 93rd Street;

PROJECT SITE

The purpose of the Opportunity Corridor Project is to improve the transportation system an support planned economic development in the areas between I-490/I-77 and University Circle in Cleveland. The area between I-490 and University Circle includes a part of Cleveland known as the “Forgotten Triangle” due to the lack of economic activity. Aside from the transportation benefits it could bring to this part of Cleveland, this effort opens the potential for new economic development, new jobs and a new identity for the community.

6 East 10tth Street cross section (Looking North)

http://www.dot.state.oh.us/PROJECTS/CLEVELANDURBANCOREPROJECTS/OPPORTUNITYCORRIDOR

CONCEPTUAL BASIS

Industrial activity and population growth expanded urban boundaries of the city in the past. Due to migration of economic opportunities, today the city population is decreased and facing increased vacant land, brownfield development, and strained urban infrastructure in diverse socio-economic conditions. During this transition the city is also facing the environmental challenges of rapidly changing urban climate and degenerating urban ecological conditions within the region. Often, the shortsighted urban planning and design principles are criticized due to lack of coupled natural and human dynamics.

Role of The Studio WHO IS THE CUDC? WHO ARE THE STUDENTS? Our group consists of a graduate-level architectural studio class at the Cleveland Urban Design Collaborative (CUDC), a branch of Kent State University. We are led by Professors David Jurca, Jeffrey Kruth, and Pravin Bhiwapurkar in our endeavor to create intelligentlydesigned interventions at a variety of levels, including overarching planning frameworks, down to architectural-scale implementations. The CUDC often focuses on improving existing communities and to foster a sense of responsibility and ownership among residents and workers by utilizing both large and small scale interventions.

Vision Statement

WHAT IS THE OPPORTUNITY CORRIDOR ENVISIONED TO BE?

VISION STATEMENT BY ODOT The purpose of the Opportunity Corridor, according to ODOT is to improve connectivity, access, and mobility within the City of Cleveland. This will be accomplished by adding to the the roadway network within a historically underserved, economically depressed area by improving The project is also intended to support the City of Clevelandâ&#x20AC;&#x2122;s planned economic development. To avoid, minimize and mitigate the potential environmental impacts ofthe proposed project as well as by avoiding impacting local community resources

VISION STATEMENT BY THE CUDC & STUDENTS The Opportunity Corridor should become a magnet for new job opportunities, bringing new residents into the city, hosting commercial and cultural activities, preserving large areas of green space, and providing for efficient transportation. The central Hub of the corridor will be walkable, livable, and characterized by human scale. An attractive mix of offices and shops, restaurants, cafes, residences, cultural amenities, parking, waterfront access and parks will create a unique destination for residents and visitors.

Project Goals We seek to improve the design of the surrounding neighborhoods at a variety of scales ranging from urban to architectural implementations. Through a rigorous process of site analysis and examination of relevant projects, we have outlined a new zoning overlay, program options, and design guidelines to improve the integration and function of this area. As the studio continues, students will each focus on a particular site within the area influenced by the roadway, designing a development or building at the architectural scale. Through these interventions, we hope to meet community, performative and economic goals that we have agreed upon for this academic exercise. Ideally, we would like to see our work inspire the city to take a greater interest in the development and reactivation of these neighborhoods, in order to empower residents to build a better future for themselves and stimulate economic growth for this portion of the city.

DESIRED MEASURABLES FOR THE PROJECT ECONOMIC

1.1 Create inclusive economic atmosphere

1.2 Strengthen â&#x20AC;&#x153;Hubâ&#x20AC;?- university circle

1.3 Attract Talent, leaders, and patients ENVIRONMENTAL

1.1 Phased brownfield remediation strategy

1.2 Intelligent and planned industrial use

1.3 Increase wildlife ecosystem

1.4 Promote healthy atmosphere

1.5 Responsible water management TRANSPORTATION, MOBILITY AND ENERGY

1.1 Make physical connection between neighborhoods and central ARB zone

1.2 Minimize energy usage and generate energy HUMAN, SAFETY AND CULTURAL

1.1 Connect to or provide for recreational sites

1.2 Encourage existing community retention and growth PROGRAMMING AND AESTHETIC

1.1 promote the actual implementation and regulation of stated goals

1.2 maximium land use value and active/interactive environment

Civic Actors & Key Stakeholders

PRIVATE ACTORS

cdc’s

NEIGHBORHOODS -Central

Micelli’s

-Broadway-Slavic village

Orlando’s

-Kinsman

Greater Cleveland Partnership

-Buckeye-Woodhill

Cleveland Urban Design Collaborative

-Fairfax

Small Business Owners

INSTITUTIONAL ACTORS

PUBLIC ACTORS

-RTA

-CWRU

-CMHA

-UC Museums & Cultural

-Cleveland Hopkins Airport

-Cleveland Foundation

-City of Cleveland

-NOACA -EPA

-Clevelanders for Transportation Equity

-Cleveland Clinic/University Hospital

Project Scale This project is intended to examine the site of the Opportunity Corridor and the surrounding neighborhoods at a variety of scales, including its integration into global industry and health networks, regional consequences, and the impact of a single parcel of land on energy performance and walkability standards. At the top level, this site ties into a complex matrix of national transportation that is critical for the economic restabilization of forgotten neighborhoods. Additionally, the new boulevard helps to link the rest of the world with the Cleveland Clinic, a symbol of health, hope, and innovation within the overarching medical community. At a smaller scale, the connection to University Circle will help to stimulate activity and commerce in Clevelandâ&#x20AC;&#x2122;s uptown. In order to analyze these influences, our class researched nine topics relevant to the Opportunity Corridor and compiled a body of reports to be used in the development of individual site strategies. A new planning framework and collective development goals were generated to guide design and to promote diversity of program, community integration, and efficient performance of buildings and infrastructural systems.

University Circle

Airport

Site Analysis CURRENT DEMOGRAPHICS The neighborhoods that are affected by the Opportunity Corridor are made up of a vast majority of African-American residents, nearly 60% of which live well under the poverty line with an average annual household income of $25,000 or less. Income: Census Discrepancy Income: $1-$25,000 Income: $25,000-$65,000 Income: $65,000+ Education: < Highschool Education: High School Grad Education: College + Age: 0-17 Age: 18-44 Age: 45-64 Age: 65+ Race: White Race: Black Race: Other Gender: Male Gender: Female

BROWNFIELDS Brownfield remediation represents one of the largest site issues surrounding the Opportunity Corridor. Much of the land has had industrial land uses in the past and requires significant cleanup in order to become suitable for residential or mixed-use develpement.

12 Ohio Environmental Protection Agency Brownfield Remediation Database

Site Analysis ADJACENT NEIGHBORHOOD DEVELOPMENT PLANS Many of the adjacent neighborhoods, including Fairfax, Central, and Kinsman have laid out existing plans for development, though many of them have not yet begun construction. These will be taken into consideration when our class makes plans to develop our respective areas. Fairfax Arts and Culture District Plan

Central Open Air and Market Space Plan

ADJACENT STAKEHOLDER DEVELOPMENT PLANS Several of the key stakeholders, including community development corporations, ODOT, Cleveland Clinic, Case Western Reserve, the RTA, and the Sewer District have preferences or actual plans for development, as well. The protected bike path below is a primary concern for many members of the communities surrounding the corridor.

Fairfax Plan http://imgick.cleveland.com/home/cleve-media/width620/img/architecture/photo/17337473-mmmain.jpg

Site Analysis GREEN INFRASTRUCTURE An existing and proposed network of green infrastructure interventions is in place along the Opportunity Corridor development area. Implementations may include bioretention areas, natural water filtration, increased tree canopy, and cooler pavement to reduce the urban heat island effect. NEORSD Green Infrastructure Plan

1. Green Ambassador Urban Agriculture 2. Woodland Hills Green Infrastructure 3. Woodland Central Green Infrastructure 4. Opportunity Corridor Green Infrastructure 5. Union/Buckeye Green Infrastructure 6. Doan Valley Green Infrastructure

EXISTING ZONING AND REGULATORY FRAMEWORK The majority of the site is currently zoned for light industry or transportation and utilities. As we try to promote a more diverse culture and program, the assigned zoning areas will be modified. Additionally, a larger area for green infrastructure will be included in the plan.

Site Analysis MARKET PRIORITY SITES Several sites have been established as market priority sites based on geographic, economic, and pollution factors. There are also many different zoning typologies that may be applied to the site, including Euclidian, Incentive, Performance, Overlan/Hybrid, and Form-Based.

Source: Allegro Reality AdvisorsDetermined through High- Level Land Use Analysis and Economic Impact Analysis

MARKET NEEDS A market needs analysis was performed to evaluate what critical adjacencies needed to be adressed during the programming stage of the design process. This is largely based upon the wants and inherent needs of the residents living in the area. In many cases, they do not have good access to basic goods and services needed to live. Industrial

Office/Lab

Retail

Residential

●

Small Parcel Medium Parcel

Mixed Use

●

Large Parcel

●

Public Transit Access

●

Security

●

Proximity To Interstate

●

Proximity to Jobs Proximity to Housing

● ●

●

Income level Related Long term tenant Complete Remediation

●

Site Analysis CIVIC ACTORS There are several civic actors that will play a crucial role in the reimagining of the neighborhoods surrounding the Opportunity Corridor. Some of these include the city of Cleveland, community development corporations, the Housing Authority, and the RTA.

MOBILITY AND TRANSPORTATION Mobility of residents and visitors to the area, as well as transportation of goods and services is an important consideration in the design of this area. Car ownership by household is very low compared to the rest of the city and surrounding suburbs. Nearly every home either has access to no vehicles or only one to share among all people living there, making public transit pivotal.

Vehicle Availability by Neighborhood 4000 3000 2000 1000 0

Car Ownership by Neighborhood Households with Access to no vehicles Car Ownership by Neighborhood Households with Access to 1 Vehicle Car Ownership by Neighborhood Households with Access to 2 Vehicles Car Ownership by Neighborhood Households with Access to 3 Vehicles

Case Studies

RESEARCHING PROJECTS WITH SIMILAR CHARACTERISTICS ROADWAY PROJECTS Phalen Corridor Route 29 Corridor WATERWAY PROJECTS The Lick Run Project DISTRICT PROJECTS The Downtown Project Menomonee Valley Project Vauban Sustainable City District New Islington Pudong Cultural Center & Park

SOURCE: ODOT

PLANNING STUDY Mill River District Planning Study

PURPOSE:

Case Study research serves as a beginning point to understand a larger complex issue, extending the experience of the designer. Understanding the influencing events, conditions, and implementation of similar projects allows newly gained knowledge to be applied to future problems. Past projects provide insight into the successes, shortcomings, and imperative considerations for areas with similar problems and aspirations so that later proposals are well informed. In this programming research, case studies with shared contextual characteristics were dissected and compared with the Opportunity Corridor in order to understand more useful applications. Topics such as general size, environmental conditions, accessibility, social context, economics, program, and regulatory framework were intensely investigated to determine possible application of key ideals related to design in the urban fabric.

GENERAL TAKEAWAYS: Overall common themes include: - Architectural Diversity needed. - Maintain vision: Adhere to Goals - Nodes of Engagement - Serve the interest of current and future residents/ end users. - Flexible design framework - Environmental Stewardship

- Understand and Design for the Market - Attract diverse crowds - City & Community & Developer Collaboration - Explore a number of iterations - Respond to Context - Acknowledge History - Interesting Landscapes& Hybrid Programming -Multimodal Transportation & Supporting Policies

Methods of Implementation STRATEGIES FOR URBAN DEVELOPMENT ALONG THE CORRIDOR MARKET DRIVEN Market driven implementation is developed strictly based on need and without extensive design. Anchor businesses will move in haphazardly and usually appeal only to the automobile. Infill retail and office buildings will follow near industrial void space, and mixed use development may occur near transportation nodes or key intersections. Residential may occur wherever the developer can buy land due to relaxed zoning codes. The relationship between each program may feel disconnected.

NEIGHBORHOOD CONCENTRATION The neighborhood concentration approach creates separate close range nodes of programming. Development would focus on neighborhood centers. This would allow for close-knit walkable communities that influence interaction between all programs. A live- work community atmosphere would encompass all amenities needed, similar to the Vauban case study. There are opportunities for these nodes to interact at a specific point, or be completely isolated, depending on the goals of each individual community.

NORTH & SOUTH CORRIDORS

Major North and South corridors reach out like fingers into the surrounding neighborhoods. This implementation method would create increased access to jobs and retail. Concentrated development would not occur along every portion of the opportunity corridor, allowing for increased speeds along certain portions, and slower speeds in others. Opportunity for solar harvesting, stormwater management, or park amenities could occur in-between these development corridors. Dense uses can occur near transportation hubs.

A site can be organized in any number of ways. The organizing method of implementation can differ depending on envisioned goals and desired interaction between both people and program. Visualized below are abstracted methods of how a city or district can be designed. Each square represents one acre of land which, in this case, relates to the ODOT area of impact. The colored squares represents correlating program defined in the key on the right. The purpose of this exploration is to understand the possibilities as well as positives and negatives of each.

GARDEN CITY APPROACH A take on garden cities could be one strategy of development. This type of implementation focuses around one central point which could be a new â&#x20AC;&#x153;district centerâ&#x20AC;? of sorts. Development would strategically radiate out from the center, with pockets of residential development. The in-between space could be used for green infrastructure, wind energy or solar harvesting. It is a suburban approach where people would move to the center area for work and recreation.

TRANSIT ORIENTED A transit oriented approach concentrates itself around key public transportation amenities. This allows for denser development, and suggests increased transit usage. Usually, mixed use facilities occur closest to each node and radiates outward in what could be a form- based development. Transit oriented development usually has a balanced mix of jobs, housing, and retail. These nodes reduce intensity as they move out, creating a gradient of development, which differs from the selfcontained neighborhood concentration approach.

DISTRICTS Separate districts of similar program can lead to separation of land uses. This development pattern is disconnected but may provide benefits in serving as a regional industrial or retail hub. These single use districts could be focused around transportation hubs and encourage transit use. It does not encourage active use around the clock.

Impelementation Decisions METHODS CONSIDERED IN NEW ZONING When approaching a site, there numerous possible methods that can be utilized as a foundation to organize programming. One method does not always meet collective goals set forth, but a combination of a few can allow those goals to be met. In developing a new regulatory framework for the opportunity corridor, logical placement is suggested based on how adjacent sites may interact. Phasing, Architecture review boards, building heights, and land use were considered as driving factors to ensure a contiguous transition from one space to the next. These decisions were not market driven, but driven by a combination of other methods including North/ South corridors, Transit Oriented Development, natural geographical features, and response to surrounding context were considered throughout the process.

PROPOSED ARCHITECTURE REVIEW BOARD DISTRICTS New Architecture Review Boards are created to ensure that goals continue to be met and a specific character or aesthetic is maintained.

PROPOSED PHASING OF DEVELOPMENT Phasing is suggested to begin around local anchors and transit hubs first, and reach out into surrounding commuities and areas over time, thus strengthening connections.

Residential-Existing

Opportunity Coridor

Residential-Proposed

Major Road

Transit/Transport HubParking/Warehousing

Minor Road

FAIRFAX

QUINCY

Grey Infrast.-Existing

Heavy Rail

Mixed UseNative Industrial

RTA Red Line

Mixed UseCommercial/Resid.

RTA Blue/Green Line

Mixed UseAgr. Commercial

5-Minute Walking Radius

Mixed UseIndustrial/Off./Resid.

Neighborhood Boundary

Mixed UseNative Office/Lab

Kingsbury Run

Park/Preserve

RTA Stop

Agriculture

Bus Stop

E. 79 TH

E. 55 TH

KEY

WOODLAND

Ag. Indust./Processing

CENTRAL

Commercial Industrial-Existing

KIN

SM AN

KINSMAN

RD .

PROPOSED LAND USE/ ZONING MAP

EY E

ODH

ILL

Rezoning is imperative to ensuring that goals of the site continued to be met. It provides a regulatory framework that can be followed over the course of many years, and may have additional overlay districts added over time. The last zoning update in this section of the city was completed many decades ago and is in need change.

SHAKER

WOODLAND HILLS

N 0

500’

1000’

PROPOSED VERTICAL BUILDING HEIGHT

Building heights often determine the character of an area. Consistent heights ensure that random development does not happen, further regulating what can and cannot be built. Form based code influences a smooth gradient of change from a multi story district and a single story area.

Thinking Behind the Plan UNDERSTANDING THE DECISION MAKING PROCESS Proposing a new zoning plan is not something that should be taken lightly, there is much thought that goes into developing a comprehensive plan flexible enough to accommodate various programming, yet strict enough to ensure that the overall vision is attained. Understanding the thinking leading up to the plan illustrates the intention of the designer or planner.

NEIGHBORHOOD CONNECTION Creating a smooth connection between the new development and surrounding neighborhoods is important to influencing a true multimodal place. Integrating a pedestrian scale permeation zone between fairfax and kinsman in addition to traffic calming techniques will reduce speed, and increase activity in this section of the corridor. Small scale interventions psychologically raise pedestrian awareness. This is especially important in an area with relatively low vehicular ownership.

HYDROLOGY & GREEN SPACE

Addressing hydrology during the design phase is a proactive approach to dealing with one of Clevelandâ&#x20AC;&#x2122;s biggest issues, Combined Sewer Overflows. By first locating subtle ridges within the topography, an understanding of how water naturally moves within the study area can be reached and allow potential infiltration to occur. Green infrastructure spaces adjacent to other programming allow users to benefit from biophyllic aspects of vegetation.

TRANSPORTATION TRANSITION Hubs for transportation transition influence people to consciously decide to be forward thinking when it comes to moving throughout the corridor. The new boulevard is geared toward the automobile, however appealing to cyclists and pedestrians is also important. Locating transportation transition points at logical areas aim to reduce vehicular intensity where possible.

CONTIGOUS PROCESS The adjacency of diverse programming generates a unique opportunity for interaction from varying industries and land uses. These land uses can seem separated, but often propose value added processing, and unforeseen economical relationships that can result in an exponential return on investment when contigously located.

PROGRAM ADJACENCIES

Programming adjacencies can support reductions and sharing of resources between land uses. Locating development in intillegent proximites to each other suggest logical organization.

Programming Division PLANNED SPACES FOR THE OPPORTUNITY CORRIDOR Essential to any project, the type of programming can influence not only the character of a site, but the functionality of the site as well. Integrating different types of programming can create activity, diversity, and shared spaces that can influence how space is utilized. Maximizing program pairing can be a sustainable approach to eliminate ineffeciencies so on. A market study can allow a designer to better understand the feasibility of what kind of programming is needed and how much can be absorbed by the market. Much of the research was based on the Allegro Market Study, which was professionally completed in 2011. This will provide a clarity to what types of spaces are needed. Our job is to organize many of these spaces into a well planned design.

INDUSTRIAL - 550,000 SF of development by 2029 - 440,000 SF of additional development by 2039 - May consist of light manufacturing, distribution warehousing, flex-industrial spaces, precision manufacturing, etc. Industrial development is crucial to job creation.

OFFICE/LAB

- 187,500 SF of development by 2029 - 125,000 SF of additional development by 2039 - May consist of Research and development facilities, native office spaces, atypical office spaces, labratorys, etc... Office and lab spaces are crucial to job creation, and improving the economy of the surrounding region.

RETAIL - 100,000 SF of development by 2029 - 25,000 SF of additional development by 2039 - May consist of convenience retail, support retail, big box retail, local retail, etc... Retail development tpically occurs during intermitten periods of development, and provides neighbors with a much needed amenity that is lacking in this area.

RESIDENTIAL - 268,500 SF of development by 2029 -199,000 SF of additional development by 2039 - May consist of low income housing, mixed income housing, apartments, townhomes, general housing, etc... Residential development is based on capturing 10 percent of the job market.

MIXED-USE Mixed use development will incorporate each of the programs stated above. This type of development usually occurs in denser areas of development, and ususally around transit stops in transportation oriented development. Mixed use buildings allows for programs to overlap, with close proximities to amenities, people, and jobs.

Change Agents In addition to the design of the initial site interventions, we have been tasked with planning for change over time, in the form of transitional management. This will be accomplished through continuing cooperation with a number of key stakeholders, striving for a healthy environment, community, and economy throughout the life of the new development scheme.

LONG-TERM GOALS

A healthy environment

• pre-idustrial site conditions • stormwater management • emissions reduction • on-site energy

A healthy community

• neighborhood connectivity • community retention and growth • holistic health and wellness

A healthy economy

• job creation and training • high quality business investment • diverse economic

30 Images created by Alena Miller, Clarisse Gates, and Andrew Foster

BLURRED VISION Masterplanning is a beneficial way to generate an overall vision plan, but development can not happen all at once. What will happen if conditions change during the time a masterplan is being implemented? To avoid unstructured development happening incase of a shift in any of the categories listed above, change agents must take initiative to respond to potential shifts and maintain the overall visional goals. Depending on future changes, different groups will be in better position to serve as a change agent.

TRANSITION PATHS One strategic approach to future planning is setting a vision goal and the backcasting to determine the steps required to get there. Possible changes must be factored into this process, resultuig in multiple transition paths that would adjust to potentil shifts while maintaining the overall long-term goals. Systems and networks are usually identified through this process, presenting a large-scale approach to development planning.

DESIGN EXPERIMENTS Test scenarios to determine the most effective or beneficial design choices can be implemented to examine the effects of various condition changes on a community, system, or network.

Change Agents TOP-DOWN APPROACH In this condition, Orlando, the RTA, and the sewer district may act as the change agents to implement site interventions, tackling larger scale issues such as transportation and stormwater. Major players have the most authority over design decisions in the new development.

SCENARIO #1 Transit oriented development (TOD) and green infrastrucutre are planned and implemented for sites bordering Major institutions are the drivers for change within a community. the E 79th Street and Opportunity (Alena Miller, Clarisse Gates, Andrew Foster) Corridor intersection.

BOTTOM-UP APPROACH In this scenario, the local resident acts as the change agent, driving future plans nd stakeholder interest to shift around this small scale intervention. Support is built from a small idea and pathways are discovered to bring these concepts to life.

SCENARIO #2

Local resident creates community garden in a vacant parcel. The garden serves as a public amenity and attracts investors and visitors from nearby neighborhoods.

Small scale community leaders and CDCs build support for change. (Alena Miller, Clarisse Gates, Andrew Foster)

This step integrates changes in site conditions into the measurable goals for new development. This process could be performed based around any significant cange in demographics, economy, community support, etc. and helps to figure out which aspects of the design need to be altered in order to adjust to the changing situations. This is the apex of transition management and these design adapatations are critical for long-term success of the development.

To Be Continued....