1. Use Pre-Existing Structures and Remodel Interior

The group feels that it’s a good idea because it solves more problems than just expensive housing. First, it helps transform brownfields into something functional. Second, it would take away a large structural cost, since the main foundation to the home is built. The remaining costs would be the interior, such as appliances, HVAC, and electrical. This reduces the cost that both the developer and the buyer would need to bring forward. In addition to old buildings, another pre-existing structure that can be used are shipping containers. Recently, a lot of people have been building their shipping container houses in order to save money on building costs as well as utility bills. This helps reduce the number of unused containers, while also decreasing costs to the homeowner, who again only has to pay for the interior remodeling.

2. Build near Public Transportation

The group feels that building a development near transportation lines is a good idea because it reduces costs elsewhere in the homeowners life. It would benefit not only the owner, but would also benefit the companies that they work for. Being close to transportation would allow them to easily get to work. This would make housing more affordable in the sense that other expenses in the homeowners life would be decreased. Cars cost a lot of money both for maintenance and gas, so not needing to rely on one would leave more money in the budget for a home. Additionally, the developer would be able to eliminate substantial parking. This can increase the number of properties that can be built, ultimately increasing the density of the housing development.

3. City wide policy requiring certain percent of housing in all development projects to be “affordable rate housing”

The group feels that this is a good idea because it can help solve problems that could potentially arise from neighborhoods with only affordable housing. These neighborhoods tend to be lower income, therefore the schooling is also not as great as some of the schools in suburbs. This is unfortunately a common problem, which is why integrating the affordable housing into all neighborhoods can help mix the socioeconomic statuses, and allow everyone to benefit from the better schooling and environments. This would help prevent these areas from becoming some place that people try to avoid. This plays more into circulating resources to everyone in the community, since there will be more interactions among different people. This can help spread ideas, knowledge, and even job prospects. It allows equal opportunity, regardless of your income. This can provide further payoffs in the future, and certainly allow more people to rise above their current income level.

Which is considered the best idea?

The group considers the first idea, remodeling pre-existing structures, the best idea for making housing more affordable. The idea solves more than just a housing problem, and saving money on the main structure and foundation work will cut a lot out of the overall budget. It helps more people afford housing, while also turning a previous brownfield into a functioning site that plays into the community. This idea helps not only the homeowners, but the other community members also benefit, and it is for that reason that it is thought to be the group’s best idea.

THE Diamond Developers: Trolley Barn Brownfield Redevelopment

Trolley Village

Existing Conditions/Site Description/Surrounding Area:

      The Old Trolley Barn site in Olde Towne East is a historically significant site. It is very worthy of being saved and rehabbed but is also in need of site cleaning and many repairs. The current plot consists of the large trolley barn building on the southwest corner of the site, some very dilapidated and less-significant buildings in the middle, and one story storage-like buildings on the east edge. The surrounding area is completely residential with green space directly across the street, a two-way street to the south of the site, a one way and busier street to the west of the site, and the large and well-known Franklin Park and Conservatory just a short two block walk north. There are also vacant, two-story townhomes across the street to the south that could present a unique redevelopment opportunity in the future.

Repurposing the buildings:

• The westernmost building (The Trolley Barn)
  • The trolley barn is what sits at the farthest south and west corner of the site. This building allows for a very unique redevelopment opportunity as it is a very long and open building with an interesting past. This building is currently boarded up, but with careful restoration, new windows can be installed opening and brightening up the large, two story interior. With minimal work done on the exterior other than some sprucing up, along with complete renovation and cleaning of the inside, our team envisions this building as an art gallery and creative-oriented business with a “400 West Rich Street” vibe to it.

• The easternmost buildings (One story, storage/warehouse buildings)
  • The easternmost buildings on this site present an opportunity to create an active, flexible, and vibrant working space for local artist at an affordable rate. These one story buildings can be outfitted to accommodate many small work spaces for artists and craftspeople much like similar and recent projects in the city. The flexible spaces within can be adaptable to fit a variety of needs and rented out at affordable monthly rates. Because these will be used as work spaces, the exterior will need cleaned up and rehabbed some but the inside can remain rather gritty, as long as it is conducive to the ability to be creative and work easily inside. With these spaces very nearby to the proposed gallery in the trolley barn, original works can easily be transported and sold just steps away adding to the authenticity and artistic vibe of the area.

New Development:

      Our team saw a fantastic opportunity to add to the already great potential uses on this site. We believe the addition of both residential and retail would greatly benefit the attractiveness of both the site and the neighborhood as a whole. We envision 3 story townhomes or brownstones lining Kelton Avenue to the west from just north of the trolley barn all the way to the alley north of the site. In the first floor of the first unit in this section of the new development (closest to the trolley barn) would be a small retail site that could end up being a cafe or restaurant, something that is certainly needed in this neighborhood. This business would not only bring a wonderful amenity to the neighborhood, but would also bring more jobs and opportunities to the local live-work artists and youth of the area.

      From the intersection of Kelton Avenue at the alley north of the site, the 3 story buildings could continue and wrap around the northern section of the site creating an ‘L’ shape in new development. These should remain the same material for aesthetics purposes but could have a slightly different design to them allowing for different floorplans and densities.

      On Oak Street facing south, our team envisioned more 3 story townhome-style units of the same materials. However, these should be different. These units should be affordable units rented out at lower rates allowing for a mix of incomes in the neighborhood. While the units facing Kelton could be larger and more expensive, we believe that the new buildings facing Oak should be built somewhat smaller allowing for higher density housing and cheaper housing. A good mix of for sale units, rentals, and different incomes levels creates a stronger community.

The New Trolley Village

       In the middle of all the new development and the repurposed buildings to the southwest and east sides of the site would be parking. While this site is situated on a bus line near a stop, we understand that this area is still very car-dependent. There are many bike lanes in the neighborhood and improvements have been made in the city in regards to transit options, but parking is necessary and will be mostly hidden in this site.

      The opportunity of adding some green space should not be passed up and would fit in well in this neighborhood. On the northern end of this site in between the new housing and the repurposed north-eastern workspace building would be a small shaded lawn or pocket park with seating. In the middle of the eastern-positioned buildings, there seems to be a roof collapse. We see this as an opportunity to create another small pocket park with the possibility of hanging lights creating a community hang-out and gathering space.

      Also, on the far southeastern section of this site, we envision a green space with a lot of benches, trees, and a signature sculpture or work of art facing Oak Street that could be created by one of the local artist. This would serve as a fantastic area to relax and socialize in for this small neighborhood and the community as a whole. Finally, in between the affordable-rate units on Oak and the trolley barn building would be a relatively wide pedestrian walkway with trees and benches allowing for easy access from Oak along with the main entrance from Kelton Avenue.

      There are always concerns when new development arrives in a neighborhood. However, our team believes this plan is not only an appropriate plan for this brownfield site, but also a plan that will bring out that sense of community and pride in this Olde Towne neighborhood. While there may be a very slight increase in traffic and noise, we believe the benefits of gaining local cafes and galleries will outweigh any extras that nearby neighbors may be worried about.

      It is important to save sites like this. Historic sites tell stories, they are attached to a culture and help make cities what they are. Sites like these give cities their identities and bring a sense of pride and community to the whole area. Reviving, repurposing, and redeveloping brownfield and historic sites like this one bring economic recovery, an increase in tax base for the cities in which they belong, and clean up areas that may have been dealing with trash, crime, and toxic materials due to abandoned sites like this one. It is vital that this site, and others like it, be saved.

The design that we chose for the new residential, commercial and office complex going in the lot bordered by Long Street, Gay Street and High Street captures several of the adjectives that the group feels is Columbus. Columbus is a city that is growing, and slowly getting its population back as it becomes more 

Green- The group felt that above all, the new complex needs to capture the environmentally friendly, green city that Columbus has become. Parks spot the city, giving families and pet owners an escape from the concrete, without leaving city limits. For that reason, there are plant walls with flowers that will last through all Ohio weather, a courtyard in the middle, and gardens on different step-backs. Not only does it play to the many parks throughout the city, but it provides a nice escape for the office workers and the residents. 

Pride– People in the city of Columbus are proud to be from Columbus, and love to see things that represent their city and state. Being Ohio’s state flower, the group plans to incorporate the red flowers in the flower walls and gardens. The Columbus Park of Roses is a huge attraction for everything from a casual walk to a wedding. In addition to the state flower, roses will be featured in the rooftop gardens.  

Renewal- Columbus is getting younger, and additions such as the Short North and the Arena District help attract and keep the younger residents. With younger people and a growing skyline, the city is being renewed and revived. To help symbolize this new age for an older city, the design includes a growing concept- large open windows for the stores and restaurants. It allows outdoor seating while still being indoors, and is a growing concept that is becoming popular. It adds youth to the building and the city. 

History- Columbus is old, and a lot of the original buildings remind the citizens of the older styles that used to cover the city. The brick, the Corinthian column style border along the tops of the buildings, the decorative window frames and the faux  balconies are seen all around the city. The group wanted to preserve that style, making sure the building fits in with those across the street and around the city. The entire complex will be brick, with the railings surrounding the various gardens imitating those that make up the fake balconies. It’s a way to welcome people into the city with a new building that has a comfortable, old-time feel.

Welcoming– Although it is a big city, the people living there would make one think otherwise. Being in the Midwest, Columbus residents are very welcoming to anyone and everyone. People are kind, they are open, they accept all people. This complex is at the entrance to downtown Columbus, so the group felt that while it will be several stories high, the building shouldn’t be overwhelming to those driving in. This prompted the idea to have the corners of the complex square be a few stories shorter, building up while adding step-backs. The residential area will be the farthest back from the street to give a sense of privacy to those living there.

Diversity- Columbus is a historically diverse city, with its now popular Italian and German Villages that bring light to the cultures of other countries. These neighborhoods, among the several other that differ in style, inspired the group to make each building and side of the complex a little different, whether it be the height or building material. Having each building in the complex be the same height is too boring for a city that has so many components going into it. 

The two block lot bound by High Street, Gay Street and Long Street should be taken advantage of, providing ample living and working space. The group designed each building in the complex to be at least eight stories high, with the pool on the roof. This way, more apartments or offices can be put in and the space isn’t wasted.

The group feels that with this design, the essence of Columbus was captured and implemented. It takes the best qualities of the city and emphasizes them, so that whether you’ve lived in the city your whole life or if you’re just visiting, you’ll look at Parkside on High and think, “Columbus.”

At the ground level the building will be brick to represent the history and authenticity of Columbus. As it rises, the stepbacks will change into a complimentary tan color to match surrounding buildings and break up the different portions of Parkside on High. Each stepback will have a green area for residents or office workers to enjoy. The green expresses Columbus’s environmentally friendly reform and will help break apart the stories in a memorable and symbolic way. On the corner of Long and High the complex’s height will be between 6-8 stories to make it seem more welcoming. Instead of just throwing 14 stories in one’s face at the entrance to downtown, seeing lower stories at first will make the building less overwhelming.

This view, from the perspective of Gay St. shows the opening of this complex. The courtyard that forms a divide in the building allows for people in Columbus to walk and sit and eat and lounge. Columbus is a friendly city and allows people to slow down and talk to one another. The flowers planted here will be carnations, Ohio’s state flower, to show the pride Columbus has for itself and the state. The different levels of the building gives this complex variety and allows for it to stand out and not just be looked over.

This is a top view of Parkside on High. This perspective shows how the courtyard will cut into the building, leaving it as a U shape. Gay St. has more restaurants, cafes, and stores so the opening will allow for people to sit in a gardenesque space and escape city life. The two pools on the roof, rather than on the 3rd floor allow for more stories to be used for office and residential.

The logo that the group came up with for Parkside on High features the Columbus skyline in black, with our building design in white.

The design that we chose for the new residential, commercial and office complex going in the lot bordered by Long Street, Gay Street and High Street captures several of the adjectives that the group feels is Columbus. Columbus is a city that is growing, and slowly becoming known simply for being Columbus.

The group felt that above all, the new complex needs to capture the environmentally friendly, green city that Columbus has become. For that reason, there are plant walls with flowers that will last through all Ohio weather, a courtyard in the middle, and gardens on different step-backs. Additionally, the carnation will be planted, representing the pride that Columbus has for itself, its state, and the people that live here.

The city is being renewed, while keeping with its authenticity and history. For that reason, the group wanted to include some of the older styles with brick and the decorative lining along the top of the buildings. However, included is also some newer concepts, such as large front windows to allow an openness of the retail stores to those passing by on the street.

Although it is a big city, the people living there would make one think otherwise. Being in the midwest, Columbus residents are very welcoming to anyone and everyone. This complex is at the entrance to downtown Columbus, so the group felt that while it will be several stories high, the building shouldn’t be overwhelming to those driving in. This prompted the idea to have the corners of the complex square be a few stories shorter, building up while adding step-backs. The residential area will be the farthest back from the street to give a sense of privacy to those living there.

Columbus is a historically diverse city, with its now popular Italian and German Villages that bring light to the cultures of other countries. These neighborhoods, among the several other that differ in style, inspired the group to make each building and side of the complex a little different, whether it be the height or building material.

The two block lot bound by High Street, Gay Street and Long Street should be taken advantage of, providing ample living and working space. The group designed each building in the complex to be at least eight stories high, with the pool on the roof. This way, more apartments or offices can be put in and the space isn’t wasted.

The group feels that with this design, the essence of Columbus was captured and implemented. It takes the best qualities of the city and emphasizes them, so that whether you’ve lived in the city your whole life or if you’re just visiting, you’ll look at Parkside on High and think, “Columbus.”

At the ground level the building will be brick to represent the history and authenticity of Columbus. As it rises, the stepbacks will change into a complimentary tan color to match surrounding buildings and break up the different portions of Parkside on High. Each stepback will have a green area for residents or office workers to enjoy. The green expresses Columbus’s environmentally friendly reform and will help break apart the stories in a memorable and symbolic way. On the corner of Long and High the complex’s height will be between 6-8 stories to make it seem more welcoming. Instead of just throwing 14 stories in one’s face at the entrance to downtown, seeing lower stories at first will make the building less overwhelming.

This view, from the perspective of Gay St. shows the opening of this complex. The courtyard that forms a divide in the building allows for people in Columbus to walk and sit and eat and lounge. Columbus is a friendly city and allows people to slow down and talk to one another. The flowers planted here will be carnations, Ohio’s state flower, to show the pride Columbus has for itself and the state. The different levels of the building gives this complex variety and allows for it to stand out and not just be looked over.

This is a top view of Parkside on High. This perspective shows how the courtyard will cut into the building, leaving it as a U shape. Gay St. has more restaurants, cafes, and stores so the opening will allow for people to sit in a gardenesque space and escape city life. The two pools on the roof, rather than on the 3rd floor allow for more stories to be used for office and residential.

The logo that the group came up with for Parkside on High

1. 2207-209 Neil Avenue

The Neil Avenue lot was 34 feet wide and 73 feet long with a front setback of 12’ 6” inches and a side setback measuring 1’ 6”. We estimated the lot coverage to be 85%, since the house took up a majority of the lot to the side and the back, with more space in the front. We measured the sidewalk width to be 6’, and the right of way to be 85’ 4”.

There is a parking lot behind the house, however we believe this parking lot is for residents of Harrison Apartments, so it is likely residents of the Neil Avenue property park on the street. The alley to the side of the house is most likely very loud and busy because of the likely traffic to and from the parking lot. There are also dumpsters in the alley, either for the neighboring bar or for the apartments, contributing to the alley making the property a less desirable place to live.

This is a residential property surrounded by a few commercial buildings, and the Harrison Apartments. We believe the area was planned properly, and the surrounding restaurant and gas station are compatible with the neighborhood. The busy Lane Avenue is blocked by the Harrison Apartments, which could potentially block a little of the noise coming from that area. Living at 2207-2209 Neil Avenue is beneficial because it is close to campus, restaurants and the highway, but the alley and being close to a busy street could be a drawback for the residents.

2. Norwich Avenue

Norwich Avenue appears to be a quieter, and calmer neighborhood compared to Neil Avenue. The larger front and side setbacks, allowing for larger yards, contribute to this change in character. Additionally, the one way street reduces traffic which allows for a quieter neighborhood. The neighborhood seems to be moderately well lit at night, judging by the amount of street lights, which we estimated to be 125’ apart. The telephone and cable wires are above ground, which is most likely due to the age of the area. This neighborhood may have been developed before underground wiring became more popular.

3. Norwich Avenue’s Streets and Sidewalks

The sidewalks on Norwich Avenue are narrower than those on Neil, measuring only 4’ wide. These sidewalks feel narrower than the standard, so two people passing each other is possible but not ideal. The street is 24’ wide, which allows for street parking on both sides and enough room for a car to comfortably pass through. However, the slightly more narrow street helps slow traffic through the neighborhood, since you do have to be aware of the parked cars. We think the on street parking in this case is effective since the street is wide enough for it, however there are many surrounding neighborhoods that utilize street parking that would probably benefit from driveways instead.

4. Setbacks on Norwich Avenue

On Norwich Avenue, the front setback averages somewhere between 8’ to 10’, and the side setbacks average around 6’, depending on the specific property. Compared to properties on Neil Avenue, properties of Norwich have relatively large side setbacks, which creates more space in between homes, but the front setbacks are smaller, allowing less of a front yard.

5. 128-134 W. Norwich Avenue

The entire group felt that the footprint and setback of 128-134 W. Norwich Avenue do not fit well within the neighborhood. The parking lot in the front of this building makes the front setback larger than the rest of the buildings on the street and makes the street seem disconnected. The rest of the street has relatively equal setbacks, but this apartment complex breaks up the street and seems out of place.

6. Williams Street and Alley

The parking configuration on Williams Street and in the alley is neither practical or easy to use and additionally takes away from the aesthetic of the neighborhood from the street (see comments on 1281-134 W. Norwich). The cars parked along the building are parked in a different direction than those parked across the street and behind the building, which could lead to cars being hit more easily. It makes the parking spaces difficult to navigate, and not easily accessible. Additionally, the lot behind the building is arranged so cars can be parked in by other cars if the lot is filled. To address this issue we feel that the parking lot in front of 128-134 W. Norwich Avenue should be eliminated, that building should be moved toward the street, and the space to the rear of the building should be laid out as a standard parking lot, and if necessary additional parking spaces could be added on one side of the alley only.

7. Northwood Avenue and Williams Street

At one point in the neighborhood, we believe that the brick walls lining the street served as a neighborhood divider, to mark the change from one neighborhood to another. However, now these neighborhoods all seem to blend together and serve primarily as off-campus student housing, so the walls don’t make any contribution to the layout and overall design of the area. The brick is dirty and some have moss growing, so it doesn’t seem appropriate that they are still standing as a decoration. We feel it is especially inappropriate for the building at the corner of Northwood and Williams Street, which is run down and not very well kept at this point.

8. Measurements of Northwood Avenue

Northwood Avenue’s streets measured at about 22’ , which is slightly narrower than Norwich, but not considerably. Cars can still drive in between parked cars on both sides with considerable room to spare. The sidewalk on the north side of Northwood Avenue is wider than the sidewalks on the south side, allowing for a more comfortable passing distance. This difference is due to the lack of grass area on the north side, which exists on the south side likely as a way to cover underground utilities without the use of pavement.  We think the one way street system is good for a college campus since it can slow traffic, and make it so you only have to look one way in the area where people cross the street. However, a downside to the one way street system would be difficulty in navigation; you have to know the streets well in order to easily get where you need to be. For visitors to the campus area, the first time driving around can be tricky as they try to figure out which streets they can travel down.

9. Setbacks on Northwood Avenue

Using Google Earth, we estimated the front setback to be about 8’ and the side setback to be about 6’. We consider this to be a nice street, since all the houses have a nice yard and most seem to be well kept. It is the same as Norwich in many ways, especially the one way street, the calmer neighborhood feel, and the house styles.

10. 2244 Neil Avenue

Currently, this building serves as a property management office. It is possible that when it was originally built it served as a supermarket, which would have made it an appropriately located commercial building in the residential area. Now, in the middle of a college campus with several other amenities around, the commercial building is a little out of place. The need for a store close by is not as prevalent with High Street only a few minutes walk east. It could be remodeled into a residential building, possible a small house or apartment building. It’s official zoning designation was most likely for a supermarket, a store or a small sit down eating place back when it was originally built. Again, it would be more convenient back then when High Street may not have been as commercialized.

11. 174 W. Lane Avenue (Tommy’s Pizza)

The parking lot paved to the sidewalk is a bad practice. On a campus where people are walking while texting, or not paying attention in general to their surroundings, a subtle change from walkway to road is dangerous. With two busy streets intersecting right by this, it is unsafe.