Problems:
When our group visited the plot of land along High Street between Lane Avenue and Woodruff Avenue, we were faced with two options, both of which would be prime locations with the congestion of High Street. We were able to pinpoint more issues with the east side of the road, which contains the Ohio Stater Apartment complex. The first problem that came up pertained to parking, particularly how it took up so much space that could have been better used for retail or residential space. Of course, the parking spaces would have to be moved because they would still be required in any scenario. One solution that was considered is underground parking. Near the statehouse in downtown Columbus, underground parking garages have efficiently cut down on congestion at the street level.
In our first option, we realized that we would need to keep a portion of the apartments because the demand for housing around the university is so high. Significantly decreasing the number of apartments on High Street would only increase the price of housing in the surrounding area. In a commercial space, shops and restaurants would reserve the left side of the building, the apartments the middle, and the study space the right. The parking lot would then be re-envisioned into a green space. This solution places merchants closer to their customers, while keeping living space away from the noise of High Street. The shops would get a lot of traffic from college students because there is not a mall within walking distance of campus, as well as a lot of exposure if the façade was done in glass. The only major store on High Street towards north campus is Target, but a department store does not provide the same type of variety that can be found in a mall with many shops.
In our second option, we realized that although the university does provide several study spaces including Thompson Library and the 18th street library there is not an easily accessible space for students who are living off campus to study. By building a green space filled with trees and grass, students are invited to escape the congestion of High Street and spend a few hours in the beauty of nature. The indoor study space would be built using glass, so the site could be used year-round. A green space would also be very appealing amid all the traffic and noise of High Street. Traveling north along High Street from the center of downtown Columbus, a commuter does not encounter any expansive grassy area until closer to Clintonville. By repurposing the Ohio Stater Apartment complex for a study and green space, both visitors and commuters alike would experience a peaceful feeling.
Recommendations:
Option one for this space is to divide the plan into different sections, making one a study space, one a small shopping center, and the last portion would be dedicated to the apartments. In this more commercial option, we’re focusing on repurposing the program of the space. We imagine that we’ll keep the building in the same layout and use mostly the same materials, however we want the study space to consist mostly of glass in order to receive natural sunlight.
Option two is our more natural option. Along the same lines of wanting a study space, we want a green space as well. Our thoughts are to take the current parking lot and turn it into an exterior green space with trees, benches, tables, and chairs. The interior of the building will serve solely as a study space. In order to maintain the sight and feel of a natural environment, as with the first option, we decided the surrounding exterior of the building will be glass, that way the building can receive natural lighting all year round. With the sunlight shining in and green space being in such close proximity, even during the most frigid days of the winter months, you’ll have the feel of being right there outside. To save space, we came up with the idea of relocating the parking underground, underneath the complex.
Implementation/Feasibility
Adoption:
For the two revitalization plans we came up with for the Ohio Stater Apartment complex and shops site both the use and occupation of the space are primarily meant to be of benefit to university district students, professionals, and surrounding university district residents and travelers. As mentioned above, the idea is to repurpose the programming of the space, working with existing elements of the site such as the structure of the building itself, while at the same time introducing new elements to make it multifunctional. Our focus is to build based off what contributions can be made to the space to maximize the utility derived from it, both in terms of access and monetary and nonmonetary benefit. The beauty and appeal of the multifunctional nature of the project is that profit can be generated across the space, meaning each space provides its own stream of revenue garnered from its utilization.
Public Policy:
There are several attributes of our project we must take into consideration with respect to public policy. Probably the most important of which in terms of its effect on the feasibility of both plans is the construction of the underground parking garage. Before the plans can go into effect they would need to be approved by local zoning and building authorities. The location of the Ohio Staters Apartment complex and shops building is in a particularly congested area, traffic and space wise. As provided in the above text, underground parking garages have been shown to provide an efficient remedy for street level congestion, hence the introduction of underground parking can actually produce a more favorable outcome than the existing lot. Second, because for the first option we are maintaining the middle section of the apartment complex as living space, it would also be necessary for us to take into consideration housing laws and assure that each unit of the building is up to code, especially in terms of maintaining the safety and welfare of the buildings occupants. Something else to take into consideration is that the property would need to be vacated for construction which calls into question how do we remedy the effect of the displacement of the building’s current residents? One solution to this is to provide an advanced notice to residents that the building will be undergoing renovation but also work some type of financial assistance for those who are displaced into the budget for the project to assist them with finding new homes.
Build:
Option one of our revitalization plan entails the tripartition of the Ohio Staters Apartment complex and shops building into a study space (right side of building), an adjoining apartment space, and a space dedicated to small shops and restaurants (left side of building), with an underground parking garage.
Option two of our revitalization plan of the Ohio Staters Apartment complex and shops building involves remodeling the building as a study space, relocating parking underground, and utilizing the existing parking lot as a green space.
For both options the goal is to work with as much of the existing structure of the building as we can, partially eliminating the time and financial burden of demolishing the site in its entirety and starting anew. However, in order to keep the existing site, while also pursuing the option to construct an underground parking garage, it will be a necessity for some type of support system to be developed to maintain the building and its existing foundation. For instance, take the development of Time Square’s Palace Theater as an example, a plan was created that called for the structure to be lifted 29 ft. from its original position. How? “Put simply, it will be jacked up. Put less simply, some of the current truss would be reinforced and then another part of it would be removed. A protective crate would be constructed around the theater, both above and below ground. Temporary shoring corner towers would also be put in place. Then beams would be inserted for the theater’s new platform before jacks using a telescopic hydraulic system are also inserted” (Bindelglass para 8). A similar plan of action could be developed so that demolition of the Ohio Staters Apartment complex and shops site is not necessary in order to take on the revitalization plans.
Finance:
There are several channels through which we could finance one of our revitalization plans.
• Partner w/ OSU, bond market, municipal bond
Because both plans are meant to benefit those within/ surrounding the university district, especially OSU students and professionals, it would be within the interests of the university to invest in one of the projects. A less traditional route but one that is becoming increasingly more utilized by universities to finance debt or investment projects is issuing bonds. According to Brian Barnett Senior Vice President of Finance and Operations at the University of Minnesota, “Issuing bonds is a way to finance infrastructure without taking too much risk… The university can maintain its cash reserves for operations, while spreading the cost of a capital project over time” (Katsomitros para. 3). The project would not just be of benefit to OSU, but the local economy all together as mentioned above both options have a means of generating their own stream of revenue. Ultimately either project serves to meet increased demands of living in a city and being a college student!
Works Cited:
Katsomitros, Alex.“The Emerging University Bonds Market.” World Finance, 2018 https://www.worldfinance.com/markets/the-emerging-university-bonds-market.
“Palace Theater To Be Lifted 29 Feet For Expanded Facilities And Retail.” New York YIMBY, 25 Nov. 2015, https://newyorkyimby.com/2015/11/palace-theater-to-be-lifted-29-feet-for-expanded-facilities-and-retail.html