*Note: All picture examples are located at the end of the post
The goals and objectives of planning in the University District are focused on recommendations for the development around the university and a gradual lessening of development intensity as the area transitions to a mostly single-family area. The plan provides proposals to revitalize several High Street locations. It also describes the percent usage of the area; residential and institutional uses combined make up 87 percent of the area, commercial, industrial, mixed use and office is about 6 percent of land uses, with the majority located in the High Street corridor. Parks and open space comprise of approximately 4 percent of the planning area. The rest of the area includes utilities, railroads, and undeveloped land uses.
The land goals and objectives are appropriate, but over-allocate high-density development near campus. Mixed-use buildings of 45-72 feet tall are in the plan all along High Street, and in the bordering areas of the University District. This encourages buildings of this height to extend further along High Street and further East into Victorian and Italian Village. This takes away from the residential and historical aesthetic of these districts. The permissibility of high-rises to spread away from High Street and into this district can further be seen by the already expansion outward of these high-rise mixed-use apartment buildings. The University District plan encourages the vertical expansion of the surrounding area, which would disrupt the integrity of the landscape and create an increasingly urban environment along Ohio State’s campus. Because of this fact, such expansion must be confined to particular areas near High Street and Lane Avenue – places where the high-rise buildings create an attractive, modern look. The University District Plan states that all attempts must be made to preserve historical buildings, meaning that as long as residential demand does not exceed supply, a vast majority of the existing homes East of High Street will remain.
The University District has done an incredible job recently in regards to creating new developments that are consistent with the land-use goals and objectives for the area (Picture #1). Whether it is the maintenance of residential sectors or the redevelopment of an area, the City of Columbus has done well at keeping things up to code. There are both subtle and obvious examples of such efforts. When it comes to less-noticeable examples, one can simply observe the housing patterns on the East side of High Street. While high density apartments begin to rise along the main corridor, medium (Picture #2) and low-density (Picture #3 ) housing remain on the feeder roads in accordance with the zoning standards (both in regards to plot size and building height). Larger-scale developments have been made in recent years in the “regional mixed use” sector of High Street located on South Campus. These developments – including the Gateway District, Eddie George’s Grill, and Barnes & Noble – follow the city’s recommendation for “larger scale commercial use” and for a focus on walkability. A third example of recent development is the revamping of Cazuela’s Mexican Grill, located in one of the “neighborhood mixed-use” areas of High Street. In accord with the University District Plan, the restaurant chose to preserve/utilize pre-existing residential buildings as opposed to constructing a more commercialized structure (Picture #4). Such examples of compliance extend far beyond High Street and can be seen in various locations throughout the University District. Whether it is the new apartments on Lane Avenue that follow the” 15-foot landscaped setback” requirement (Picture #5) or the addition of 4thStreet Bar and Grill which follows variance laws set for residential areas (Picture #6), it is easy to see the strong impact that the plan has had on the area.
There have been two issues our group has identified in past adventures along High Street. One of those issues has been the insertion of many apartment complexes, and the other is the low amount of public art. Within the plan, the area along High Street has been designated as mixed-use which means that both commercial and residential uses can be implemented, but in our opinion, the plan does not fully address the issue of the numerous apartment complexes. There are height restrictions and subsequent parking restrictions included, but there doesn’t seem to be any limit to the number of apartments that are allowed to be put in. Additionally, there is only one page (Page 75) in the entire plan which addresses public art. The page outlines the guidelines by which such artwork must be approved, but no further details are given. Public art is a very open topic with many possibilities, which makes a lack of further information somewhat understandable. Although more work must be done, some art does exist. Such pieces include the “Sohud 2.0” and “Ohio Exterminating Company” building murals.
Overall, the City of Columbus has done a fantastic job in regards to implementing a plan that has helped the University District grow to be more modern while still maintaining its historical character. Much of this growth has come through the mediated redevelopment of High Street, which has been transformed from a place of single-story shops to a bustling network of multi-story commercial prowess. While High Street has been improved, other areas of concern remain underdeveloped. One of the most pressing areas of need is the parks and recreation sector within the University District. While campus itself and the area surrounding the Olentangy River are overflowing with green space and recreation opportunities (Picture #7), the surrounding residential areas continue to suffer from lack of such enrichment. In fact, there is not a single park on the East Side of High Street between Arcadia Road and 9thAvenue (nearly 30 blocks). There are only three major parks in the entire district (Weinland, Luka, and Tuttle) and only two have playground equipment. The City of Columbus currently requires that a park must be located within 1.5 miles of all residents, but does not specify the quality of facilities that must be required. Such specifications, along with greater funding, should be put in place to increase the overall park scene on the East side of High Street.
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