Construction of a five-story building on the former reTAGit site on Goodale, as well as street work and the nearing completion of the pool, has focused attention on the area. A TVN story gives the latest news on the city’s long term plans.
I think the parking and flooding issues are the main challenges the city must confront in developing the street. Although past work on the floodwalls has improved the classification of some of the area, there are still lots that might end up under water.
“Because the property sits in the flood plain, federal, state and city regulations limit the cost of renovation to being no more than 50 percent of the property value … The high cost of flood insurance also required the first floor (of the five story building) be used for covered parking rather than the retail or office use desired, Galvin said. “
Patrik Bowman, the city’s director of administration, recounted past efforts to work with the city of Columbus to build flood flap gates across the train tracks that would hold back flooding, but that never worked out. He mentioned a possibility of a re-calculation because of a lowering of the Olentangy River , but didn’t put much hope in that occurring.
The small size of the lots on Goodale makes any future tall buildings difficult to plan because of a lack of parking. The use of the first floor for parking is a serious strike on the profitability of any future construction, the utility of the first floor for retail businesses is a key to the income for most developers.
Bowman predicted that future re-development on Goodale would be limited to renovation of existing structures, rather than tall new buildings.
The newspaper article ended with a odd quote:
Galvin said he is concerned that property values on Goodale could lead some developers to seek approval of higher density, residential development along Goodale. He said he would rather see smaller development involving office or retail use.
The Galvin who is quoted in this part of the article is the CEO of Brexton, the developer of the five story building. I’m not sure why his wishes for the future are of importance for a story about the long term plans from the city of Grandview. (Edit) I was reminded that Galvin was a city council member from June 2014 – January 2016, but was not re-elected. His opinion on development for Goodale might be well informed, but he is no longer a office holder, so his wishes for the future of the city are not as important as the current council and city director of administration. The story would have been improved with their comments.
More Bozos on the bus
Grandview doesn’t need to look far to find examples of small towns that were overwhelmed by new housing. Powell, Ohio shows what can happen when too many residents turn the streets into gridlock and government services stretched too thin leads to unhappiness.
New residential housing on Goodale would cause the least disruption on inner street traffic for rush hours, out of any other location in Grandview. However, choke points like the intersection of Goodale and Grandview Ave. will become worse.
Allowing more development without careful city planning is a sure fire way to turn Grandview into Powell. Careful watch of the city council members is needed to prevent pro-development boosters taking the city the wrong direction.