Field Guide to Rezoning University Circle - Randy Hoover

PLAN FOR REZONING UNIVERSITY CIRCLE

A REPORT BY RANDY HOOVER

The printing of this Field Guide was not authorized by any sort of resolution produced by a governing body, as of 12/09/2016.

BE IT RESOLVED, that in approving the appropriation of $53.60 for the printing of this report by Randy Hoover, it is distinctly understood that the City of Cleveland holds no responsibility whatsoever to implement or utilize the proposed augmentations herein. The printing of this report was not halted via SWAT team simply for the purpose of enabling the public to have a chance to view and study the recommendations made on rezoning.

Randy Hoover 2016 2

TABLE OF CONTENTS 06 - INTRODUCTION 08 - SITE 10 - OBJECTIVES 12 - PROCEDURE 16 - ARTIFACTS 18 - CATEGORIES 32 - HYPOTHETICAL

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INTRODUCTION PREMISE

The parcels made newly available for development in Cleveland’s University Circle shall be subject to the regulations made apparent and suggested within this re-zoning field guide.

To increase the impact of individual desires and needs within the boundaries of available construction, the Rezoning Code configures existing conventions of land use and aesthetic regulation to utilize information gathered from a community subconscious.

Additional systems and characters act upon the city without access to capital, land ownership, or design pedigree. This booklet and its contents augment the existing zoning code of Cleveland (with its variable successes and failures) allowing a set of interventions that create more flexible and unique conditions.

The community subconscious has been made identifiable and can now be curated using a regimented process. Emphasis on subconscious coordination of planned urban spaces will increase the cognitive and imperceived connections that individuals have to each other and the community at large.

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SITE

BROKERED POWER Four main entities are called out here for their significant social and economic contributions to Cleveland: The Cleveland Clinic, Case Western University, Municipal Cultural Centers, and the neighborhood of Hough.

Enormous resources and high development ability characterize the Cleveland Clinic as an actor in the urban fabric. The culture and program of the hospital created a parallel universe in which residents are temporary, workers belong to an high-wage low-risk intellectual class, and buildings unify to create a quarantine campus.

Case Western University, by nature, has also created an urban agenda that is focused on short-term residencies and campus-like spaces. This center for higher education creates urban spaces that are meant to be populated by students: short term residents with no stake in the local economy and infinite funds at their back which serve as infinite variables in a development equation.

The local cultural centers have a unique stake in the Rezoning Proposal.

Acting as stewards of shared artistic and historic artifacts, organizations like the Cleveland Museum of Art and the Museum of Natural History place higher value in their own aesthetic and effective qualities. Opportunities to extend the influence of these cultural centers into each of the other local power players is seen as an equating force - balancing comparable scales of cultural understanding and social engagement.

The neighborhood of Hough holds the most permanent and populous neighborhood characters, unconnected by a governing body that seeks to develop for their unified future. Augmenting the allowable constructions in this neighborhood through connections to a set of un-unified subconscious minds will level the playing field.

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OBJECTIVES The addition of these new possibilities to the existing Cleveland Zoning Code and planned 2020 update will provide alternate ways to regulate the built environment based on observation and extrapolation of available data.

This available data is found in the form of sculptural artifacts collected over multiple visits and walks through the neighborhoods.

To more evenly distribute the urban subconscious between power brokers in the area, these artifacts have been classified and extrapolated into forms based on those scaled-up qualities.

Rather than a set of limiting rules and guidelines based on the economic well being of its participants, the Rezoning Code here outlines ways in which these regulations can be relaxed in favor of providing for the egalitarian concept of subconscious.

In Short: • Remove the ability of individual power brokers in the University Circle area to use their land ownership, capital, or design pedigree to attain superiority or hierarchal imposition over the built environment.

• Provide a framework for gradiated transition from highly dense insitutional zones to lower density residential areas.

• Respond to growing concern that Hough, CWRU, the Cultural Centers, and the Cleveland Clinic are creating their own imbalanced urbanism outside of Architecture and Urban planning disciplines.

• Make the concept of Zoning a city more accessible and enjoyable for residents and non-professionals through simplification and gamebased reasoning.

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HOW THE JOB WAS DONE All calculations and mapping have been based upon the study of theoretical uses and unpredictable trends rather than obvious and assumed paths of development.

This involved the creation of local characters, estimating the values and opportunities they assert are essential to their life in Cleveland.

It also involved the application of a 10’ x 10’ grid system that acts as an intersection between the existing zoning code’s rules on setbacks / height limitations and the proposed collage of subconscious estimation.

A fresh approach was taken to the regulation of uses - the effort being to state positively what new grid spaces in the property are allowed to stray from land uses already specified in the zoning code rather than to merely state what can/cannot be constructed on the property or expanding on those tired definitions.

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PROCEDURE If instructions below are followed with successful accuracy and are judged to be objectively collected and without tampering the Rezoning Plan will be permitted to take effect in the requested matrix of grid spaces.

1. LAND - As hypothetical example, 48.49 acres of land in the University Circle area are to be made available for individual purchase. The city shall negotiate with interested parties to ensure a fair process of acquisition based on intention and narrative over market analysis and economic returns.* 2. ARRIVE - Visits to the site must be made by pedestrian travel or public transit. As the current requirements for UC parking have been met, there should be no additional thought given to the need of additional parking or traffic concerns when considering future developments.

3. THE PARTY - The visitors shall be made up of the intended Developer of such land, the Architect, the Owner, and a Cleveland City Building Official.

4. ATTEND - In order to achieve full cognitive incorporation and conception of the four power players in University Circle, two site visits must be made by the intended Developer, Architect, Owner, and a Cleveland City Building Official. (One visit must be made during the work week, Monday through Friday from 8:00am to 5:00pm. A second visit may be made at any time outside of that specified window.)

5. WALK - From transit station or point of pedestrian origin to site, the party of adventurers shall walk for two hours at minimum. Each of the four local power players IN ADDITION TO the intended site of construction must be visited. Locations must be tracked, as exemplified on page XXX of this Rezoning Field Guide. *The city has allowed developers to forego property tax for 15 years when considering development, after which the quality of a property or its intended use cannot be guaranteed.

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6. SCULPTURE COLLECTION - Using the guidelines set below, the party will collect subconscious sculpture on site for utilization in the Rezoning determination of their proposed property.

• The artifact must be sculpted (changed, edited, augmented) by human hand and interaction.

• It must not have been found more than 75’-0” from any sidewalk or other publicly accessible area.

• The evidence of human sculpting and interaction must be free from unconscious editing. Unconscious editing forces include but are not limited to: weather, automobiles, and animals.

• Evidence of subconscious human interaction with the object must be apparent.

7. RECOGNIZABILITY SCORE - Each object shall be approached from a distance of ten yards, visit a local football field if reference of this is required. Record the distance in yards from which the identity of the object in question is identifiable. (For example: a tissue is distinctly named as a tissue from three yards away. Its RS would be recorded as 3 in the item catalog.

8. RECORD AND IDENTIFY - Map and catalog each item found along the journey as accurately as possible. See the ARTIFACTS section of the Rezoning Field Guide for examples.

9. Model the results in 3D using guidelines provided in the ARTIFACTS section. The model and its accurate dimensions will serve as a diagram of possible zoning exceptions and their overlapping nature.

This model will be shared by all members of the party and approval of the project’s nonconformance to the existing zoning code shall hinge upon adherence to the extrapolated data.

10. FOR THE PURPOSES OF RELEVANCE AND ACCURACY, EACH REZONED GAME BOARD MAY BE UTILIZED THREE TIMES BEFORE IT IS CONSIDERED OBSOLETE. THE BOARD WILL ALSO EXPIRED THREE MONTHS AFTER CREATION, REGARDLESS OF ITS NUMBER OF USERS. A NEW BOARD MAY BE CREATED AT ANY TIME. 14

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ARTIFACTS Artifacts collected from a previous city walk are collected as an example.

Carefully read each entry and use as a guideline for data categorization on your own visit. Categories may be selected from the following list: ACCESSORY - ALCOHOLIC - COLORFUL - DISTRACTION - JUNK FOOD - LIQUIDS MONOCHROME - OCCUPATION - RECREATION - REMNANT - SAVORY - SWEET UTILITY (The approval of new categories for a significant item is possible if agreed upon by the party.)

IDENTITY: Medical Gloves RECOGNIZABILITY SCORE: 04 CATEGORY: Accessory, Monochromatic, Occupation, Utility WALK #: 01

IDENTITY: Fritos RECOGNIZABILITY SCORE: 06 CATEGORY: Colorful, Distraction, Junk Food, Remnant, Savory WALK #: 02 16

IDENTITY: Dunkin Donuts Cup RECOGNIZABILITY SCORE: 07 CATEGORY: Distraction, Liquid, Sweet WALK #: 02

IDENTITY: Chipotle Bowl Top RECOGNIZABILITY SCORE: 08 CATEGORY: Monochrome, Remnant, Savory, Utility WALK #: 02

IDENTITY: La Boulangerie (Starbucks) Wrapper RECOGNIZABILITY SCORE: 02 CATEGORY: Junk Food, Remnant WALK #: 01 17

CATEGORIES Each found item on the UC walks shall fit into at least one of the categories mentioned here. These categories will serve as listed exceptions to the current zoning code guidelines.

Upon the classification of an artifact, the 3D model shared by all parties will copy the category’s structure to that location - using the artifact’s exact geographic location as centerpoint. This will generate a large scale diagram of possibilities.

Operate with the following in mind: • Numerous items will fall into a category. The typical model for each category should be copied to the location of all items under its classification.

• The utilization of a 10’-0” x 10’-0” x 10’-0” grid structure is intended to simplify design solutions as well as scale each exception to individual pedestrians and residents.

• The Rezoning Code shall not apply to any areas with an existing structure. They will exempt the total floor are within exterior walls from any exemptions or impositions. This is to prevent the imposition of new subconscious networks on existing structures in the city - a palimpcest of cognition.

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01 - ACCESSORY - Host Form Items which are classified under the Accessory category are indicative of a vital relationship to something else. Without the existence of an Accessory item, it would be impossible to consume or utilize the main object.

Items that fall into the accessory category are typically tissues, liquid containers, and information storage devices. Forms affected by this category mimic the qualities of the original item; they are an essential background infrastructure that can be disposed of once utilized.

ZONING EXCEPTION - Any space within an ACCESSORY zone may ignore short term use regulations. In exchange for the opening of land use, at least 70% of the site shall not be constructed upon and will be made available for public gatherings, fairs, theatrical productions, or other temporary gatherings of crowds.

Width: Length: Height: Position:

Average RS of Accessory Items x 100’-0” Average RS of Accessory Items x 100’-0” 30’-0” at edge, 10’-0” at all center spaces.

Center on artifact, sink 10’-0” into existing ground plane.

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02 - ALCOHOLIC - Sensory Deception Alcoholic artifacts speak loudly, moreso than other artifact categories, regardless of their Recognizability Score. Moral value judgements should be avoided when considering the individual subconscious that is communicate from an Alcoholic artifact. As a remnant of adult and autonomous consumption, architectural forms in this category shall be oriented toward self sufficient members of the community and the less affluent counterparts.

ZONING EXCEPTION: The use of spaces within an Alcoholic category space shall be narrowed to “High Density Residential.” For the providence of the aforementioned land use, height limitations may be ignored for the structure. 20% of the floorpace must be provided for restaurants and other lifestyle establishments to serve residents in the tower and around.

In exhange for the providence of those spaces, the tower may ignore setback regulations.

Crossbar Width: Crossbar Length: Tower MAX Height: Position: 20

60’-0” Average RS of Alcoholic Artifacts x 100’-0” Count of all Alcoholic Artifacts x 50’-0” Center on artifact, top of existing ground plane.

03 - COLORFUL - Uniqueness en Masse Colorful items seek attention from users and yet face the same fate as all other sculpted artifacts - neglect and disuse. They provide a service, though, to understimulated senses and individuals. Colorful items are an urban wildflower, the only vegetation with the ability to grow on asphalt and grass without difficulty. Colorful items create and area around them where conventional architecture’s role as a sterile white box is ignored - the zoning exception removes this characteristic to promote the heightening of aesthetic value arguments made when designing.

ZONING EXCEPTION: Buildings proposed within a Colorful Zone may ignore any and all signage regulations. In exchange for this exception, the buildings may not use any exterior material or finish above grade that can be considered grey, white, black, tan, or beige. If there is an argument of color classification, the Architect’s decision will take presidence.

Width: Length: Height: Position:

Average RS of Colorful Artifacts x 100’-0” Average RS of Colorful Artifacts x 100’-0” ALL CONSTRUCTIONS ON PROPOSED AREA Center on artifact 21

04 - DISTRACTION - A Great Momentum Artifacts which can be classified under the Distraction catgory qualified themselves by speaking louder with colors, shape, and verbage than the product or service they are symbolic of. This places an object or product directly out of reach by the conscious mind, standing in front of them as a lightning rod of attention. Forms related to Distraction artifacts do not act as any significant place, but lead to other events by providing a sensory-pleasing connection. Something with more formal potency is on the horizon.

ZONING EXCEPTION: Due to their typically high recognizability score, Distraction items cover a large area. To provide pleasant connection to other areas of the city, a puiblicly accessible greenway must be provided in the spaces of each Distraction category. In exchange, any runoff collected and recycled from this greenway will be compensated at 200% by the City of Cleveland or relevant utility provider.

Crossbar Width: Crossbar Length: Material: Position: 22

30-0” (may be intruded upon but not severed) Average RS of Distraction Artifacts x 100’-0” All undeveloped surfaces must be traversible Center on artifact, top of existing ground plane.

05 - JUNK FOOD - The Artery Monopoly Junk Food artifacts are renegades, escaping the vice grip of the Cleveland Clinic’s on-campus nutritional restrictions. They signify a self indulgent moment, something that defies all health based reason - and yet can be found anywhere and in use by anyone. The cheapness and accessibility of these items leads to latent health problems for less-affluent families and feeds into a vast global economy that removes the intent to feed from food production.

ZONING EXCEPTION: A publicly accessible running/walking track shall be made available around the perimeter of Junk Food items, under which any use group that involved the sale or production of “junk food” may be installed. These constructions juxtapose a well-maintained method of maintaining personal fitness with the opportunity to indulge.

Width: Length: Height: Position:

Average RS of Junk Food Items x 100’-0” Average RS of Junk Food Items x 100’-0” Perimeter 10’ only, correspond directly to exg regulations Center on artifact 23

06 - LIQUID - Lithecycle Artifacts related to a Liquid container must function perfectly as a management system to prevent spills and leaks. What is left behind once the liquid is consumed can be sculpted or edited beyond the required conditions of a container. The most characteristic subconscious interaction with a Liquid artifact is that of destruction - the human mind sunders without thought that which was once absolutely necessary. A limber ecosystem is necessary at all points and this Rezoning presents an opportunity to provide this.

ZONING EXCEPTION: To prevent the wanton destruction of a liquid environment any further by humans who value land as periphery or subservient to the built object, 40% of land use proposed within a Liquid area must collect and filtrate runoff / grey water from the buildings. In exchange for this, a percentage of setbacks may be ignored depending upon the amount of water collected on site for reuse.

Width: Length: Height: Position: 24

Average RS of Liquid Artifacts x 100’-0” Average RS of Liquid Artifacts x 100’-0” Count of Liquid Artifacts x 10’-0” Center on artifact, top of existing ground plane.

07 - MONOCHROME - Contrast Conduit Artifacts that perform their function without the use of visual detailing or attention-getting devices are produced with functional efficiency prioritized over aesthetic power. When scattered through the city, monochromatic sculptures exist at once together in network of the overlooked. Due to their relatively low Recognizability Scores and irrelevancy of the amount found on site, the Rezoned Monochromatic will order the prolific and pre-existing monochromatic unit of a city: the Tree.

ZONING EXCEPTION: In exchange for a ring of trees and plantings around the perimeter of a Monochromatic artfiact, the developer may install ONE nonconforming use on the interior, based on the existing zoning code. This exchange serves neighborhoods that suffer most from blight and act as a conduit - into which existing or proposed heat sinks can be plugged and nullified.

Width: Thickness: Height: Position:

Average RS of Monochrome Artifacts x 100’-0” SQUARE Count of Monochrome Artifacts x 10’-0” Perimeter 10’ only, correspond directly to exg regulations Center on artifact 25

08 - OCCUPATION- Role Ladder Those items found that have direct relationship to an occupation are rare, yet are indicative of large scale impacts on the local economy and vitality of the neighborhood. The scultpure and disposal of these artifacts by employees in more residential areas suggests a connection between lifestlye and occupation. Those with less affluence are likely to be in lower tier positions.

ZONING EXCEPTION: Once an Occupation Artifact is found, the land use one site may be permitted to change and include a high-rise office building.

The aim of this is to provide residential areas with a direct contact to higher paying employment opportunities and raise the profile of each neighborhood. No additional changes may be made to the requirements set forth in the existing zoning code with regards to a Business use other than addition of the maxmimum building height by 100’-0”.

Width: Height: Position: 26

Double Avg RS of Occupation Artifacts x 10’-0” DIAMOND Existing Max + 100’-0” Center on artifact, top of existing ground plane.

09 - RECREATION- High Society Artifacts that perform their function without the use of visual detailing or attention-getting devices are produced with functional efficiency prioritized over aesthetic power. When scattered through the city, monochromatic sculptures exist at once together in network of the overlooked. Due to their relatively low Recognizability Scores and irrelevancy of the amount found on site, the Rezoned Monochromatic will order the prolific and pre-existing monochromatic unit of a city: the Tree.

ZONING EXCEPTION: Buildings constructed within a Recreation artifact’s zone are permitted to exceed height limitations by a number of feet related to the amount of Recreation artifacts found in total. In exchange for the extra FAR, at least 75% of the rooftop of each building must be made into a publicly accesible park space. The space may not be programmed in an exclusive manner.

Width: Thickness: Height: Position:

Average RS of Recreation Artifacts x 100’-0” DIAMOND Top of all constructions in the Rezone Perimeter 10’ only, correspond directly to exg regulations Center on artifact 27

10 - REMNANT- New(ish) Urbanism Remnant artifacts are an unusable memory of the product or service they were once essential to. An essential part of the consumption process can be sculpted by the human subconscious once it has been classified as unnecessary, despite any aesthetic value. These artifacts are also the most populous in landfills and garbage dumps, as the signs of consumption may prove to be too affecting to recycle.

ZONING EXCEPTION: The land use group and height limitations of a construction found near remnants shall be changed to permit a new pedestrian retail overlay. Small tenant spaces in buildings of no more than three floors is able to contrast with the institutional scales of UC and gradiate from the smaller residential scale. In exchange for the providence of these small enterprise retail centers, civil engineering guidelines under review by the city may be relaxed - when the changes are found to be safe for the public by a Civil Engineer.

Width: Height: Specified: 28

Double Average RS of Remnant Artifacts x 10’-0� DIAMOND 3 stories Any construction in this area may qualify.

11 - SAVORY- Lip Smack / Loose Change Savory items are indicative of consumption, and unlike sweet items their packaging communicates a specific brand (more subdued) with concern for flavor. The consumption of these items is often done to satisfy hunger and palette when there is no time or ability to access the means to produce these flavors or needs from scratch. The urban fabric altered by Savory artifacts will provide more opportunities to grow and produce food locally in the “unusable” or “leftover” spaces of a site.

ZONING EXCEPTION: Land uses in the spaces occupied by a Savory Artifact’s 3D model may be used for non fast-food restaurants, grocers, or other culinary centers. The land uses on propertites already occupied by other tenants and in intersection with Accessory category zones may be used for weekly Farmer’s Markets. The resources utilized in these weekly events may be provided by the City of Cleveland or local businesses.

Number: Zone:

Height:

Contiguous Spaces equal to count of Savory items May be placed anywhere in RS x 100’ DIAMOND and assembled around neighboring constructions.

20’-0” Maximum at any point 29

12 - SWEET- Bubblegum Pop Future Sweet items are indicative of a consumed item, and yet on their own act as a communicator of flavor and content. Appealing to the visual senses, sweet sculpture is colorful, branded, and easily recognizable. The item itself can be destroyed or disfigured, yet the elements of branding still exist. Concern for nutritional health is ignored.

ZONING EXCEPTION: With hope for new materials and technologies that shape the daily life of Cleveland residents, the Rezoning code here makes way for regulating the incomprehensible. Each of the baubles will encompass a volume of property that will be entirely immune from the laws of gravity and conservation of momentum - this will include any and all existing Zoning restrictions that are based on conventional pysics.

Width: Height:

Number: 30

40’-0” in diameter Maximum may be equal to total count of Sweet Artifacts x 20’-0” above grade Average RS of Sweet artifacts per cluster

13 - UTILITY- Public Lawful Good Utility artifacts are those sculpted by need and use. A tissue, napkin, and CD-Rom are not purchased for any inherent quality of the item, but to support another item or action. The spaces created by Utility Artifacts are the essential infrastrucure of a city and yet remains out of conversations about economic growth and development.

ZONING EXCEPTION: Land uses in the spaces occupied by a Utility Artifact’s 3D model will be changed to any of the following: Library, Elementary School, Senior Center, Dog Park, Recreation Center, or any other use that serves a public good without need for compensation. The immediate spaces surrounding and encompassed by a Utility Rezone will be classified as public park space. In exchange fora 50% investment in their construction, any private developer may ignore an existing land use that prevents the construction of residential space - up to a maximum of 50% total GSF Number: Buildings equal to one half count of Utility Items Zone: May be placed anywhere in RS x 100’ DIAMOND and

intersected with neighboring constructions.

Mass: Use as provided in the template model 31

HYPOTHETICAL The following images and notes are taken from a test-game of this Rezoning Field Guide.

PLAYED ON: 11/07/2016 & 11/08/2016

WALK 1: 21 Artifacts Disqualified WALK 2: 18 Artifacts Disqualified

3 Artifacts Disqualified

2 Artifacts Disqualified

15,558 feet traveled on foot 9,378 feet traveled on foot

Artifact and (RS): Artifact and (RS):

Medical Gloves (4)

Cheetos Bag (9)

Tissue 1 (2)

Dunkin Donuts Cup (7)

Swedish Fish Wrapper (9) Can 2 (6)

Napkin 1 (3)

Umbrella (10)

Oreo Wrapper (7)

Juice (4)

Student RTA Pass (3)

Chipotle Container (8)

Tissue 2 (2)

Basketball (9)

Wine Bottle (Ripped Label) (10) Candy Cup (5)

Paper (2)

Fritos Bag (6)

Bottle (9)

CD-Rom (4)

Arizona Can 1 (8)

Can 3 (6)

RTA Pass (3)

Ruffles Bag (7)

Tissue 3 (2)

Snickers (7)

La Boulangerie Wrapper (2) Pink Band (1)

Water Bottle (8)

Arizona (8)

Lotion (6)

Straw and Lid (8)

Can 1 (6)

Napkin 2 (2)

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Thank you.

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