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Carter&Riverfront:&Reimagining&the&Scranton&Peninsula& A"Capstone"Project"of"Cleveland"State"University’s"UST"611"Planning"Studio!! May,"2015 Two Visions: Transforming the Scranton Planning Studio Peninsula, Cleveland, Ohio Students Ayden Ergun Alethea Ganaway Rachel Gruic Timothy Holcomb Brandon Isner William Jones Steven Kanner Nathaniel Neider Julie Quinn Julia Schnell Megan Shockey Kessa Turnbull Xin Xu Instructors Professor Jim Kastelic Professor Wendy Kellogg Carter&Riverfront:&Reimagining&the&Scranton&Peninsula& A!Capstone!Project!of!Cleveland!State!University’s!UST!611!Planning! Studio!! May, 2015 Prepared for Forest City Enterprises The contents of this report reflect the views of the authors, who are responsible for the facts and the accuracy of the data presented herein. The contents do not necessarily reflect the In Fulfillment of official views or policies of the Cleveland State University or Forest City Enterprises (which Cleveland State University’s, Levin College of paid a stipend to the CSU program in order to participate as a client). Urban Affairs 2015 UST 611Urban Planning All material contained in this document are open source and available to anyone at no cost. It Studio requirements may not be resold without the permission of the authors. When citing this work, proper credit is required . Please cite as follows: This Paper is Available on Our Website CSU, Levin College of Urban Affairs, 2015 UST 611Urban Planning Studio ( Ergun, A., https:// carter-riverfront.com Ganaway, A., Gruic, R., Holcomb, T., Isner, B., Jones, W., Kanner, S., Neider, N., Quinn, J., Schnell, J., Turnbull, K., Xu, X.) Authors Ayden Ergun For further information about this paper, program or CSU, please contact the following: Alethea Ganaway Rachel Gruic Maxine Goodman Levin College of Urban Affairs, Cleveland State University Timothy Holcomb Brandon Isner 1717 Euclid Avenue, Cleveland, OH 44115 William Jones 216-687-6908 Steven Kanner Nathaniel Neider [email protected] Julie Quinn Julia Schnell http://urban.csuohio.edu/ Megan Shockey Kessa Turnbull Xin Xu © The Listed Authors, 2015 Cleveland, OH Abstract Cleveland State University’s Master of Urban Planning, Design and Development’s capstone class is the UST 611 Planning Studio. A class of thirteen students, led by two instructors, prepared a detailed paper regarding potential redevelopment of the area in Cleveland, OH that is currently known as the Scranton Peninsula. Forest City Enterprises is the private majority share owner for the vast majority of the 80 plus acre property that is adjacent to downtown. They acted as the client of the class. A thorough review of the history, current physical conditions, current zoning regulations & uses, current ownership, demographics, culture, similar development plans from across the US, current local and regional plans for the area, surveying local residents and stakeholders, and brownfields risks was completed to understand the context of the area before any redevelopment of the land was proposed. The class named the development project the Carter Riverfront: Reimagining the Scranton Peninsula in honor of the first European American settler in the area. Next, the 13 students broke up into two separate groups and prepared two different development plans for the site. The plans had many elements in common such as the smart growth philosophy of dense development and mixed use (containing residential, retail, commercial, and office), environmental concern, and appreciation of the environs and the surrounding Cuyahoga River. Differences included an urban campground, a graffiti park and an in-depth review of available funding sources in Group B’s plan, while Group A’s included a center promoting cooperatives and cutting edge supply chain processes, an artist live-work co-op apartment and reuse of one of the buildings to create a recreation-art center. Projected costs for the developer were also presented in both papers. Group A projected a cost of close to $96 million in order to complete the development, while Group B projected a cost of close to $450 million. Both put brownfield remediation costs in the area of $10 million. i Table of contents Public Surveys & Stakeholder Interviews 38 Introduction 1 PHASE TWO - GROUP A PHASE ONE National Plans - Milwaukee Riverfront 2 Plan Overview - Team A Site Plans and Elevations 47 National Plans - North End 3 Summary of the Design Elements 51 Local and Regional Plans 4 Themes Synopsis 52 Existing Regulatory Conditions and Ownership 7 LEED ND 53 Zoning, Existing Use and Cleveland 2020 Citywide Plan 8 Area Highest and Best Use 55 Parcel Ownership 9 SWOT Analysis 57 Physical Conditions 13 Remediation & Construction Costs 58 Existing Conditions Summary - Transportation 18 Project Specific Remediation & Development Construction Costs 59 Existing Conditions Summary: Brownfield Analysis 19 Total Cost/Rent Analysis 60 History of the Scranton Peninsula 22 Carter Riverfront Center for Innovation in Demographics 30 Manufacturing and Cooperatives 63 Demographics - Homelessness and Housing Needs 34 Arts and Culture 67 Demographics - Crime 35 Green Space and Recreation 71 Demographics - Culture 37 Transportation 74 PHASE TWO - GROUP B Plan Overview - Team B Site Plans and Elevations 81 Executive Summary 88 Multi - Modal Connections and Place-Making 90 Graffiti Park 93 Carter Townhomes 95 Mixed-Use District 96 River’s Bend Apartments 100 Finances 101 Urban Campground 105 Public Funds Targeting Brownfield Cleanup 107 Funding From Local Foundations 115 Conclusion 119 Acknowledgements 120 Introduction It is likely that John Malvin, of the early 19th century, canal boat captain, The above work will be presented in Cleveland civic leader and one of the first African Americans to live in the section known as Phase 1. Cleveland, floated on a boat down the Cuyahoga River. The odds are that he went past the land that became known as Scranton Peninsula. It is easy to Concurrent to the work done in imagine that he saw great possibilities for that land and for all of Cleveland. Phase 1, an extensive survey of It was a time of the new canals, while Cleveland was growing and becoming random near west side pedestrians a gateway to the west for people and gateway to the east for raw materials. and targeted stakeholders was conducted. The results of this can be Today, our group of thirteen students enrolled in UST 611 Planning Studio, found in the section labeled Public Cleveland State University’s Master of Urban Planning, Design and Surveys and Stakeholder Interviews. Development’s capstone class, also see great possibilities for that same peninsula. In 2015, Scranton Peninsula has gone through extensive wear Next, the 13 students broke up into two separate groups and prepared two and tear and is left with close to 80 acres of polluted and worn down land different development plans for the site. The plans had many elements in Most of it an unoccupied brownfield, and only a few business are left to common, such as the smart growth philosophy of dense development and occupy a few rundown buildings. mixed use (containing residential, retail, commercial, and office), environmental concern, and appreciation of the environs and the Our class, which met during the spring semester of 2015 and was led by two surrounding Cuyahoga River. Differences included an urban campground, a senior Levin College instructors, prepared a detailed paper regarding graffiti park and an in-depth review of available funding sources in Group potential redevelopment of the area in Cleveland, OH that is currently B’s plan, while Group A’s included a center promoting cooperatives and known as the Scranton Peninsula. Forest City Enterprises is the private cutting edge supply chain processes, an artist live-work co-op apartment and majority share owner for the vast majority of the 80 plus acre property that reuse of one of the buildings to create a recreation-art center. is adjacent to downtown. They acted as the client of the class. The above work will be presented in two parts in the Phase 2 section, each Before we as a class could propose what will be, we had to research and self-contained and each section preceded by Site Plans and concept examine the context of the site: what was and what is currently at this land drawings. Group A, consisting of Alethea Ganaway, Steven Kanner, adjacent to the heart of downtown. We broke up into five small subgroups Nathaniel Neider, Julie Quinn, Julia Schnell, and Xin Xu, present their and did a thorough review of the history, current physical conditions, current vision for the redevelopment of Scranton Peninsula into Carter Riverfront. zoning regulations & uses, current ownership, demographics, culture, current local and regional plans for the area, and brownfields risks associated with the site and surrounding area. The class named the The members of Group B, Ayden Ergun, Rachel Gruic, Timothy Holcomb, development project the Carter Riverfront: Reimagining the Scranton Brandon Isner, William Jones, Megan Shockey and Kessa Turnbull will then Peninsula in honor of the first European American settler in the area. present their conceptualization. 1 Phase 1 Review of National plans - Milwaukee Riverfront The key to Milwaukee’s current boom in housing and mixed use development along its riverfront is a public investment that began in 1997. The Milwaukee RiverWalk was a major upgrade to the Milwaukee River which winds its way through Milwaukee most dense urban core.1 The initial upgrades that made the riverfront into the Milwaukee
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