"Neighbors form their own development firm to do it right" CoolTown Studios

Link: Neighbors form their own development firm to do it right.
Neil Takemoto
CoolTown Studios
July 16, 2007

...It started with one progressive-minded resident (and architect), Cathy Bellem, who realized an empty lot in their ethnically and economically diverse neighborhood was being bid on to build a project to maximize profit at the expense of the local character. She took it upon herself to rally her neighbors to raise the money to buy the lot themselves. The next day she had $40,000 in checks and soon raised the $150,000 to buy the site. A bit of crowdsourcing and beta community if you will.

They formed an LLC, named it the Curtis Park Investors Group, and sold $5000 shares, with each share garnering a vote. There was enough collective talent within the neighborhood to provide all the expertise needed, resulting in the contemporary four-townhouse Champa Terrace (lower image), which sold out within a month. Not only that, the resident investors enjoyed both a 65% return on their investment along with enhanced property values...

You can sit back and wait for the perfect downtown neighborhood to evolve or you can get your hands and your wallets involved. This is really fascinating stuff when you think about it. There aren't really any barriers in development once people step outside the box.

Think about this...

You want a cheaper condo downtown? Gather up twenty people willing to pay $120,000 each and you've got $2.4 million. Look for some land, tag the city for a low interest loan to fund the construction, get an architect looking for some exposure who'd be willing to buy into the experiment and see what happens from there.

Design it collaboratively with some type of mini-charrette, communicate expectations and limitations for the start, and get going.

$2.4 million isn't that much so we'd be looking at some bare-bones units if it could be done. I guess it's not so much if. It could be done.  It's just what you get in the end that would be the interesting part.

Here's the box. What we're talking about here is not in it.

Poke around CoolTown Studios website (the above article) and you'll see what I'm talking about with a much more in-depth strategy...

"Sewer bills may rise sooner" The Columbus Dispatch

Link: Sewer bills may rise sooner.
Ohio EPA may want 40-year plan done in 20, city utility officials say
By Robert Vitale
THE COLUMBUS DISPATCH
June 7, 2007

Columbus leaders warned in 2005 that a 40-year plan to fix old, environmentally unfriendly sewers would nearly triple customers' bills by the time it's completed.

Now they fear the state will force them to speed up the projects, which could send rates even higher, even faster.

"We could be talking about significant increases to pay for those improvements," Councilman Kevin L. Boyce said. "It's like financing your house, instead of a 30-year loan, in a 15-year loan."

The Ohio Environmental Protection Agency has yet to rule on the city plan submitted two years ago, but Columbus Public Utilities officials are bracing for the worst. The state hasn't allowed any city to stretch sewer improvements over such a long period of time...

"Nonprofits carry ball for housing in the city" The Columbus Dispatch

Link: Nonprofits carry ball for housing in the city
Mayor's tax-abatement program has backed construction of 97 homes
Sunday, May 06, 2007
Mark Ferenchik
THE COLUMBUS DISPATCH

...Inner-city development is hard. Old industrial sites need to be cleaned up. Potential homebuyers must be convinced that they?ll be safe. Commercial builders want to avoid costly risks...

...It is difficult to persuade a for-profit developer to build in the inner city because the cost forces the builder to list prices higher than the market can bear, said Stephen Torsell, executive director of Homes on the Hill...

...The for-profit development that former heavyweight boxing champion James "Buster" Douglas says he will build along E. Main Street is in one of the five districts.

His partner, Joseph Recchie of National Community Builders, said the abatements played a part in his decision to get involved. They won't help him, but they'll be attractive to potential buyers...

"Welcome to Ikeatown" The Guardian

Link: Welcome to Ikeatown
Steve Rose
The Guardian
April 2, 2007

...BoKlok (pronounced "book look", Swedish for "smart living") is Ikea's biggest idea yet. Having seized the market for affordable home furnishings in the past decade, the Swedish retail giant is now planning to provide the homes themselves. They've already built some 3,500 BoKlok dwellings across Scandinavia - and now they're coming to the UK...

...Jokes about homebuyers being handed a pile of flatpack boxes and one of those fiddly little Allen keys are greeted with forced "haven't heard that one before" smiles at BoKlok's HQ in Malmo. "Yes, we get a lot of that, even though they're built in factories by skilled craftsmen," says Ewa Magnusson, BoKlok's marketing manager. BoKlok, she explains, is actually a joint venture between Ikea and the Swedish construction giant Skanska, and is being built under licence in the UK by Live Smart@Home, a subsidiary of the Home property group...

Improving 'Green' Building Efforts

This is a snippet from the City Council Highlights for December 4, 2006 which highlights a progressive and somewhat more aggressive step in the terms of "going green" with regards to demolition debris. Good stuff here:

While every effort is made to find adaptive reuses for older buildings, sometimes demolition is the only recourse. Councilmember O’Shaughnessy sponsors Ordinance 2022-2006 to require the recycling or reuse of at least 25% of the debris generated from demolition of all commercial and multi-family structures, saving space in landfills, reducing disposal costs, and feeding the new eco-friendly business sector.

While requiring recycling may bring a higher cost to demolishing buildings, it simultaneously puts more weight on the concept that developers need to be exploring all means necessary to utilize an existing structure before they run for the wrecking ball.

While this helps on the landfill side of the equation and older structures I'm wondering if it will be widening the gap between suburban development vs. urban development even further.

City Taking First Step in Vision Plan for “The Avenue” and South Side

$1.6 Million Invested in Purchase of Parsons Avenue Properties

(Columbus)  Months of discussion and planning are wrapping up at the same time as the City is moving forward with the $1.6 million purchase some 30 parcels along South Parsons Avenue.  The purchase is part of the process started last year, as Mayor Michael B. Coleman, City Councilmembers Mary Jo Hudson and Patsy Thomas, helped start discussions with neighborhood leaders, small businesses and residents through the Greater Parsons Ave Vision Plan, a community-driven planning project that is designed to help jump-start economic redevelopment in the area.

“Since the beginning of this community-driven effort, the redevelopment of the area around the former Schottenstein department store has been a priority. Using city resources to assist in this significant effort makes good sense to area residents and smart business sense for the City,” stated Councilmember Patsy Thomas, who joined Councilmember Mary Jo Hudson in sponsoring the legislation. “The guidance of the Parsons Avenue Vision Plan and the continued input of the community give the City new avenues to explore in revitalizing this once-thriving corridor.”

Tonight, Mayor Coleman will introduce legislation at the City Council meeting, to transfer $1.6 million to the Columbus Urban Growth Corporation, the City’s non-profit development partner, for the purchase of 30 parcels along Parsons Avenue.  Taking control of these and other properties is a key goal to help drive future private investment on the South Side, an area long affected by job losses in the manufacturing industry.

"Urban redevelopment is hard work, but it makes a difference when a neighborhood comes together like we are seeing happen along South Parsons Avenue,” said Mayor Michael B. Coleman.  “As we finalize a plan for ‘The Avenue,’ we will do everything we can to leverage private investment and kick-start the district’s economy.  This is a long-term, team effort, and the City is committed to seeing it through as we work to bring shops, jobs, housing, infrastructure and opportunities for the future."

In the first use of City Council’s Jobs Growth Fund, the City provided resources to the community to begin an assessment of market conditions and market potential for the Parsons Avenue corridor and its relationship to the surrounding Southside neighborhoods.  As a result, the Greater Parsons Avenue Vision Plan will be unveiled in a community event on Thursday, April 6 at 6 p.m. at the former Schottenstein’s Department Store at 1887 Parsons Avenue.

“This past year has been a great case of everybody coming together for a common goal, and even when we have different opinions on how to get things done, we are all working toward a better future for Parsons Avenue,” said Jeff Knoll, owner of The Graphic Touch and Coordinator for the Parsons Avenue Merchants Association.  “I’m excited about the next few years as a small business owner on ‘The Avenue’ and can’t wait to see what happens next.”

The Greater Parsons Avenue Vision Plan incorporated an extensive series of meetings with South Side organizations and stakeholders. Consultants Burns Bertsch & Harris were brought on board in July, 2005 and will be on-hand to present highlights from the plan to the community.

“As facilitator of the many meetings within ‘The Avenue’ community, Urban Growth is pleased to support the community’s self-created vision plan,” said Odis Jones, managing director of Columbus Urban Growth Corporation. “The community owns this effort. But we are blessed as well, because through the leadership of City Hall, we have been empowered to immediately acquire this land and begin planning redevelopment.”

WHAT:
Unveiling of the Greater Parsons Avenue Vision Plan

WHO:
Mayor Michael B. Coleman
Councilmember Mary Jo Hudson
Councilmember Patsy Thomas
South Side Residents, Businesses and Leaders
Columbus Urban Growth Corporation
Burns, Bertsch & Harris

WHEN:
Thursday, April 6 at 6:00 p.m.

WHERE:
Former Schottenstein Department Store
1887 Parsons Avenue

"City buying South Side lots" The Columbus Dispatch

More details on some significant property acquisitions that are taking place in conjunction with Columbus' effort to revitalize the South Side neighborhood area. The Greater Parsons Avenue Area Vision Plan, which is undoubtedly related to the purchases, is to be released this Thursday with details on plans for the area:

Link: City buying South Side lots
$1.6 million bond approval part of plan to reclaim neighborhood
Tuesday, April 04, 2006
Debbie Gebolys
THE COLUMBUS DISPATCH

...The Columbus City Council agreed last night to buy 33 properties close to the former Schottenstein’s store, the first of what is expected to be several purchases along Parsons Avenue.

The council approved $1.6 million in bond funds to buy roughly two city blocks west of Parsons between Barthman and Innis avenues. The properties include a closed grocery store, a body shop, a church and several houses and duplexes. In all, the city is buying property from 13 owners. Much of it is owned by various Schottenstein family trusts...

Visit the website for more information on the Greater Parsons Avenue Area Vision Plan

"Columbus buying Parsons land in economic-development bid" Business First of Columbus

I am just starting to follow the Greater Parsons Avenue development initiative that the city, as witnessed by the following article, is significantly investing in:

Link: Columbus buying Parsons land in economic-development bid
Business First of Columbus
April 4th, 2006

The city of Columbus is buying $1.6 million of property on South Parsons Avenue in a bid to redevelop the south-side neighborhood's economy and attract jobs.

The purchase of about 30 parcels along South Parsons is part of an initiative by Columbus Urban Growth Corp., a nonprofit development company affiliated with the city, and Columbus City Council to attract private investment to an area hit hard by job losses and business closings...

I still haven't been able to find a clean definition of exactly what the area is aside from the fact that it include 2.6 miles of Parsons Avenue but they denote 8 distinct neighborhood associations as being part if the impacted area: German Village (excluded from current market analysis due to status of revitalization in the area but included in the study area), Hungarian Village, Merion Village, Reeb-Hosack, Schumacher Place, Southern Orchard Civic Association, Southside C.A.N., Stambaugh-Elwood Avenue Association and Vassor Village.

It also appears that the Greater Parsons Avenue Area Vision Plan is superseding the most recent study that was assembled in The South Side Plan from 2002 and is including some of the previous findings of that plan and a few other previous studies in that area from previous years.

Typically these neighborhood plans can sit around for years on a shelf and remain virtually untouched, hence the existence of a few previous plans that the Greater Parsons Area Vision Plan is superseding.

There are some hints that that may not be the case with this one.

With the purchase of 30 parcels on South Parsons by the city, it's looking like the plan may not even get a chance to gather any dust once it is released this week.

"Columbus officials object to possible cuts in program" ThisWeek Newspapers

In the past I've discussed the fact that Columbus has been mandated by federal and state authorities to implement a storm water and sewer renovation project to the tune of $2.5 billion over the next 40 years. Looks like some of the funding that Columbus was banking on to help fund part of the project is on the chopping at the federal level:

Link: Columbus officials object to possible cuts in program
ThisWeek Newspapers
Thursday, March 23, 2006
RANDY NAVAROLI
ThisWeek Staff Writer

...According to a press release issued by Columbus Mayor Michael Coleman's office, the White House has proposed cuts of 6 percent from the fund in Ohio, or $11.7-million. Under the plan, $361-million would be cut from this year's total of $1.1-billion for the Clean Water State Revolving Fund.

The city has used the federal revolving loan program to borrow money at low interest rates to pay for sewer projects that are part of a Wet Weather Management Plan that, when completed, will bring the city into compliance with with state and federal mandates to reduce the amount of pollution in local waterways...

If you recall, the 40 year sewer system renovation project is in part to separate our combined storm water and sewage lines that currently divert raw sewage to the Scioto river during times of heavy rain. We have a city full of this old sewage infrastructure that has to be overhauled and separated. There is now way around paying for it and it looks like we may be getting even less help from the federal government than thought.

While we spread ourselves out over the Central Ohio farmlands because it has been easier to build out than up, we have left the streets and utilities that we still have to maintain in our urban core.

With some of our blighted and or heavily vacated neighborhoods it would be nice to throw everything in mothballs, turn off the water valves and go our merry way. This is not a possibility. The more infrastructure you build, the more you have to support including the old and under-utilized portions.

As we look at the ease and comfort of the suburban lifestyle, it is financial issues such as the funding that is required for installation and maintenance of an ever expanding infrastructure system that wakes us up to the reality that we can't just keep growing out without looking back. We can't just abandon the city.

When the city enacted the "pay as you grow" plan that added a $2000+ fee per home for new home developments that require new city streets, water, sewage and electrical infrastructure, there were gripes from the industry about the cost eventually going to the home buyer and the potential harm the extra cost could have to the new home business.

Anyway you go, "we the people" all end up paying for it in the end so I don't mind biting into a developers profit a little. That's just me though. But I digress...

It's not only oil and gas prices that loom over the security of the suburban lifestyle on the streets but there is the ever growing burden of what lies below.

The next time you flush your toilet and it's raining out pretty hard...you just think about that. <evil grin>

"Columbus Partnership has goal in its sights" The Columbus Dispatch

This is one group that we don't hear too much about but has contributed quite a bit to the urban effort here in Columbus, specifically downtown:

Link: Columbus Partnership has goal in its sights
Group hopes to land tax breaks, continue improvement efforts
Sunday, January 08, 2006
Mike Pramik
THE COLUMBUS DISPATCH

...Initiated in 2002 by 15 central Ohio business leaders, the group (Columbus Partnership) has grown to 30 in number. Leslie H. Wexner, chairman and CEO of Limited Brands, is chairman of the group, while John F. Wolfe, chairman, publisher and CEO of The Dispatch, serves as vice chairman...

"City council OKs higher rate" ThisWeek Newspapers

Looks like Columbus (that's us) gets to foot the bill for the storm water and sewage improvement project all on our ownwith no help from the Federal government who is mandating the project.

On a side note, this improvement project is going to mean the tearing up of streets throughout the city to separate the storm water and sewage lines over the next forty years:

Link: City council OKs higher rate
Thursday, December 1, 2005
By RANDY NAVAROLI
ThisWeek Newspapers

Columbus City Council approved the first of what will be a series of significant water and sewer rate increases Monday as city officials scramble to fund a 40-year, $2.5-billion storm water improvement project mandated by the state and federal governments...

...Hudson called on area residents and officials to contact their elected representatives to see if pressure can be brought to bear on the state and federal governments to contribute to the massive, ongoing improvement project....

"Water-sewer bill to soar" The Columbus Dispatch

More news on the sewer rate increases. Looks like there is the potential for renters and owners of rental properties to be the ones to take the biggest collective hit from the rate increase:

Link: Water-sewer bill to soar
Tuesday, November 29, 2005
Jodi Andes
THE COLUMBUS DISPATCH

...Renters could see a 39 percent to 61 percent increase in utility fees, said Steve Gladman, executive director for the Columbus Apartment Association...

"Council eyes water and sewer rate increases" ThisWeek Newspapers

More news & info on the impending water and sewer rate increases and the combined sewer system problem we currently have:

Link: Council eyes water and sewer rate increases
Thursday, November 24, 2005
By RANDY NAVAROLI
ThisWeek Staff Writer

...City officials estimate that sewer rates could nearly triple by as early as 2014 due to the 40-year stormwater project that is designed to correct sewer overflows into the Scioto River that occur during heavy rainfall. Ninety percent of all E. coli and fecal bacteria contamination that currently occur in the river is traced to the sewer overflows, according to Roberto.

She said Columbus is required to reduce those levels to 30 percent by 2010 and to 7 percent by 2025. Nearly 1.6-billion gallons of untreated waste flows into area streams each year, she said...

"Plan to raise sewer, water rates draws little public opposition" The Columbus Dispatch

A sewer & water price increase is required to foot the bill for the $2.5 billion dollar upgrade the city needs to perform the separation of the citywide combined stormwater and sewer lines. I was just mentioning this in my last post. Lots of streets will be getting torn up in the coming years...

It looks like we can expect continued price increases through 2009:

Link: Plan to raise sewer, water rates draws little public opposition
Wednesday, November 23, 2005
Jodi Andes
THE COLUMBUS DISPATCH

...But in a 90-minute hearing, only three people objected.

The hearing was the last chance for residents to weigh in on the increases before Monday, when the Columbus City Council is scheduled to vote on them...

...The increases are needed to pay for a 40-year, $2.5 billion plan to improve the city’s storm, water and sewer system. The improvement plan is so extensive that printed, it stands 5 feet, 4 inches tall, Roberto said.

The city entered into agreements with the federal government in 2002 and 2004 that require the city to stop sanitary overflows that reach waterways when there’s too much rain...

"City approves 200 projects" The Columbus Dispatch

Our tax dollars hard at work which I'm always glad to hear about:

Link: City approves 200 projects
Tuesday, November 22, 2005
Jodi Andes
THE COLUMBUS DISPATCH

...Columbus City Council last night approved a to-do list of improvement projects befitting a healthy city budget.

Two hundred projects are on the list — from adding roadways to extending the city’s walking and bicycling trails to putting an addition on the Fire Division’s headquarters...

Just some food for thought as we think about improvement projects:

As we spend tax dollars on maintaining and enhancing existing city infrastructure, let's just say inside of 270 for the moment, we are paying to sustain the streets, sewers and other utilities that have been in place for years. If there are home vacancies in a blighted area of the city, we still must maintain the infrastructure irregardless. We can't just shut part of the city because someone's not using it and let it rot away.

It tends to be much denser in the city than out in the suburbs, meaning that there are more people per acre than outside of 270. I'm simplifying the example, but bear with me. Higher density means more tax base to collect from in a given square mile.

In the inner city, on average, we tend to see a higher demographic of less affluent people and higher level of poverty in general. So, even though there are more people per acre, we may be seeing equal or less tax dollars per square mile for urban neighborhoods than in the suburban ones.

So let's just say for today that the tax dollar comparison is a wash and that even with higher density inside 270, there are lower income levels which means a square mile inside 270 brings in the same taxes for public services and infrastructure improvements as a square mile outside of the city. This is not necessarily the truth of the matter but let's pretend for a moment that it is.

Fast forward 20 years. Suburban sprawl continues. Columbus adds the 470 outer-outerbelt to accommodate the new and growing suburban ring. We now have inside 270 (inner ring), outside 270 (middle ring), and then outside 470 (outer ring). 3 rings as it were. The inner ring, unattended and steeped in growing poverty and vacant buildings, is still there, with an infrastructure that requires maintenance. The middle ring is now experiencing a flight of the affluent from there cardboard and matchstick built McHouses that are now 20 years old and sliding into disrepair. They still have to have roads to drive away from their middleness and they were sure to use the bathroom before their long trip to New Suburbia...which still flushes into a functioning sewer system which must be maintained even though they are moving away.

What's that you say? Even though we just finished spending $2.5 billion over the past 20 years (remember I said we are 20 years in the future) on splitting our "inner ring" storm water and sewer systems as mandated by the EPA (that's actually what we have to do today), now we have to update the middle ring's substandard water lines and flux capacitor inter dimensional exchanges? (I made that up...I just mean there will be some new infrastructure issue that we have to go back and bring up to code) We're not really using the inner ring that much. Let's just have everyone move out of there and we'll turn the lights out. We can't do that? Not a good idea you say?

Repeat that a couple more times and make it a 5 ring city structure. We have plenty of land, let's just keep going out...but what about the old stuff? Wait a minute...we still have to pay to maintain that.

Ah-haaa!!!

We have found a primary and inherent flaw in a city bent on sprawling solutions as opposed to urban renewal and revitalization plans.

Recycle your cities folks...or have them fold under the impossible strain of a burgeoning infrastructure that taxes will not longer be able to pay for.

Bare in mind this was an over simplified model but you get the idea...a simple lesson on why sprawl is bad and Pay-as-you-Grow is good (while we figure out a longer term strategy to deal with paying for a growing infrastructure).

"Builders gird for battle" Columbus Business First

This article is a great read because there are a lot of good tidbits that pop-up throughout it since it crosses over between home-building in Central Ohio and the economic impact of the industry in terms of the jobs that are created to build the home.

The home-building industry in Central Ohio is preparing to battle any new fees that may be coming there way both today and in the future. Their argument is based on estimates that home-building accounts for 2/3rds of the regions job growths and of $3.2 billion in the local economy:

Link: Builders gird for battle
Dan Eaton
Business First
October 28th, 2005

Already battered by rising interest rates, high building-material costs and a stagnant local economy, Central Ohio's home-building industry is planning to fight any new hikes in building fees, including expected higher costs for water and sewer service in Columbus...

..."We're dealing with impact fees and other fees that continue to be placed on the housing market as a funding source for local government," said Jim Hilz, executive director of the Building Industry Association of Central Ohio. "There is only so much you can add on to the price of a house before it impacts the market, especially homes at a lower price point."...

While the home-building industry's argument may seem to have merit at first glance, let's think about it for a moment...

The home-building industry is concerned about the new fees negatively effecting the housing market and limiting the amount of affordable housing that can actually be built with the already sky-rocketing construction costs. They argue that since the industry significantly contributes to job growth and tax base in Central Ohio...the government should be careful with the fees so as to not upset the housing market.

What hits me right off the bat is the idea that if something is bringing in good revenue and creating jobs, we shouldn't mess with it according to the home-builders. That seems logical enough. But what if this huge revenue and job generator is something that creates significant problems in another area...like the negative effect of creating huge tracts of developments that require public services that the city can't support or pay for. Do we want to forget about the fees just so that we can see job growth and big payroll taxes? The answer is no...we need the fees regardless of any curbing we may see in the home-building industry.

Here's why:

It shouldn't be so easy to sprawl. If the builders want to keep growing out on greenfield developments then they need to pay. More houses mean more public services, more fuel for the cars to drive to these developments and an easy way to avoid working on our urban woes and tackling development problems in the city.

Columbus is going to be paying $2.5 billion dollars to upgrade our metro sewer systems over the next 20 years. That is reason enough alone to keep the fees for building new utilities elsewhere in place. Don't make it easier to build out because it is bringing in short-term job growth and tax revenue. You don't want to use the old system, pay for the upgrade.

Bottom line, if the home-builders don't want to chew on the problem of revitalizing and reusing our metropolitan infrastructure because it is cheaper and easier to roll homes out over an old cornfield, then the industry is not concerned about the long term fiscal health of Columbus.

Thanks for the short-term benefits...curse you for the sprawl we can't support.

"Opus North hints it might add to projects in region" Columbus Business First

Possibly a name to be on the look out for in the near future. Any article that has "mixed-use" in it typically catches my eye:

Link: Opus North hints it might add to projects in region
Columbus Business First
Brian Ball
October 21st, 2005

Opus North Corp. has expanded its Columbus staff and is contemplating residential and retail development in the area...

..."We're evaluating some residential, retail and mixed-use development in Columbus," Weeks said. "Stay tuned."

Why don't we have cheap downtown units?

After looking through all the available condo properties listed on the MLS in the 43215 zipcode this week, we currently sit at 149 available units including representation of most of the larger downtown projects.

Mind you, this unit count doesn't factor in all the available units in all the developments since they aren't all listed on the MLS, but you get a flavor for what is out there. There is no shortage of units at the moment, just a shortage of units in the price range that a good chunk of the demographic that wants to go urban can afford.

It got me really thinking about what I would develop if I was in the position to build my own dream project (that's the goal) and then the cost factors started to come together. My experience as a fly-on-the-wall with Jeffrey Place in terms of construction (I'm the sales guy) and from numerous sit-downs with my boss and mentor Joe Recchie and his partner Doug Ervin, some harsh realities start to make themselves clear. Why do we have so few inexpensive units downtown to cater to those folks who would move in a heart beat if they had the money?

Ultimately it's because the math doesn't work out for a developer to build inexpensive units and still turn a profit. And we're not talking a huge, greedy, weigh-the-money profit, just one that makes the endeavor worth while to a company with a bottom line to worry about. It's just a sad fact.

Some developers hinge the success of their downtown projects on getting additional state funding in the form of Clean Ohio Revitalization Fund grants to help make their projects financially viable, as is the case with the Seneca Hotel. One of the principals of the project stated it may be "moth-balled" if they don't get the $1.9 million grant which will fund the very expensive removal of asbestos.

Land, albeit that there is plenty of it that is vacant and disguised as parking lots, is also not cheap downtown.

Basically what I'm saying is: There are barriers. It's not to say that they can't be overcome. Who knows, maybe the city will develop a plan of sorts that will raffle off some of the public parking to the developer with the best entry-level condo project with integrated parking and ground-floor retail. How about reallocating just $2 million of some of the $155 million of our tax dollars that are being proposed for RiverSouth to buy some land for a mid-rise entry-level development. The Warehouse District is a prime spot if you ask me. Start from the edges and work your way in. That's just me. I'm not a planner or a developer...yet.

Remember, the comments are turned on now. What do you think?

"Closed landfills top candidates for cleanup grants" The Columbus Dispatch

Place your bets ladies and gentlemen. There's still time to pick the winner in the race for the Clean Ohio Revitalization Fund dollars.

Gowdy Field has moved into the position of top contender with the Timken site falling to the bottom. From the sounds of it, The Seneca Hotel has moved into an obscure "middle-child" position that, according to a consultant for the project, puts the projects future completely on outcome of the grant awards. No money...no Seneca (for now).

Gowdy would be a great boon for the city and would fill in an empty gap between Grandview and Harrison West. This sits well with me but doesn't get my blue ribbon in the urban "fair" but of course I'm not the one handing them out.

The Timken site is a plan that primarily consists of retail and although it touts "economic redevelopment of a community" their plan at one point consisted of buying 200 homes (after their bid for eminent domain failed) in the community to knock down and put in more retail. With a neighborhood that is already only at 27% residential I'm not clear on how removing 200 homes would be considered redevelopment. I'm still scratching my head on this one.

To our urban cause, of course the greatest contender is The Seneca Hotel renovation but it could be a few more years down the road if it doesn't receive the funds:

Link: Closed landfills top candidates for cleanup grants
Wednesday, August 24, 2005
Mike Pramik
THE COLUMBUS DISPATCH

...Gowdy Field in Columbus and Gahanna’s Bedford Landfill were recommended as the top two area projects to vie for Clean Ohio Revitalization Fund grants, to be awarded in December by the Ohio Department of Development...

"5 Franklin County projects are vying for Clean Ohio grants as program gains notice" Columbus Business First

This is an older article I just came across that goes into a little bit of detail about the 5 Franklin County development projects that are competing for limited Clean Ohio Grant fund dollars. A few of the more local projects that are competing include the former Timken Co. site in the Milo-Grogan neighborhood, the Seneca Hotel downtown, and Gowdy Field in Grandview.

Link: 5 Franklin County projects are vying for Clean Ohio grants as program gains notice - 2005-07-04.
Columbus Business First
Brian Ball
July 1, 2005

...Projects are evaluated on several criteria, with a focus on economic benefits for the site and neighborhood, as well as improvements to the site's environmental quality. McGill said projects are looked at for more than the number of jobs created...

If you want to get involved, here's your chance. The following is the information for atending the public hearings for each of the urban projects that fall into the nieghborhoods that RetroMetro covers. If only I could be everywhere:

Timken Co.
Location of Property:
1025 Cleveland Avenue & 479 East 5th Avenue, Columbus

Public Library where application is on file:
Columbus Metro Library
Main Branch
96 S. Grant Avenue, Columbus

Public Meeting Location:
City of Columbus
Department of Development Office Conference Room
109 N. Front Street, Columbus

Public Meeting Date & Time:
Monday August 8, 2005 6 pm

Seneca Hotel
Location of Property:
361 and 371 East Broad Street, Columbus

Public Library where application is on file:
Columbus Metro Library Main Branch
96 South Grant Street, Columbus

Public Meeting Location:
City of Columbus
Department of Development Office
Conference Room
109 N. Front Street, Columbus

Public Meeting Date & Time:
Tuesday August 9, 2005 6:00 pm

Gowdy Field
Location of Property
Olentangy Road between W. Third St & Goodale Ave, Columbus•

Public Library where application is on file:
Columbus Public Library, Northside Branch
1423 N. High St, Columbus

Public Meeting Location:
Conference Room, Columbus Public Library, Northside Branch
1423 N High St, Columbus

Public Meeting Date & Time:
Thursday August 11, 20

"City task force report maps future growth" Columbus Business First

This article leaves me thinking about two issues. Give it a read and them come back to my comments:

Link: City task force report maps future growth - 2005-07-13.
Columbus Business FIrst
Tony Goins
July 13th, 2005

The 21st Century Growth Policy Team, a group of around 80 community representatives assembled by the city of Columbus, unveiled its recommendations on how the city should grow at a meeting Tuesday night. Columbus City Council will consider enacting several recommendations in the coming months.

Columbus needed a new plan because it's running out of room to grow, said Mayor Michael Coleman, and can't always afford the infrastructure to support new development.

The first issue is: How many tax breaks, incentives, and redirections in the name of growth and development can the city handle before it becomes a wash or even harmful?

I've recently read an old Dispatch article in regards to TIF abuse (Tax Increment Finance districts that redirect taxes collected in that area directly back into that area and that area only) and how the TIF's are allocated. If all the new development sees the tax dollars they generate in terms of property taxes, what about the older existing neighborhoods? To my limited understanding, TIFs were originally created to spur commercial growth and renewal of declining neighborhoods in urban areas. Are TIFs being misused in the suburbs? I guess if the only tool you have is a TIF hammer, than everything suburban or urban becomes a nail...

The second issue is: Why don't we get crazy and take some of these tax dollars and, instead of offering a break or an abatement, create a housing renewal program in the inner city and urban neighborhoods that could be offered to more than just low-income and affordable housing receipients and non-profit developers? Put the money back into the community rather than the pockets of the individual person, as is the case with most downtown abatements.

I guess the bigger question is this: If we can cut your taxes back and in some cases eliminate them all together, would you rather use the cut to reduce you monthly payment so that you can buy something that you could otherwise not afford or would you rather see the funds go back into your neighborhood or community to beef up local public services, parks and amenities?

Of course the answer lies in how I phrased the question...but that's just one man's opinion :)

"$2.54 billion sewer plan may triple size of bills" The Columbus Dispatch

The following post goes into great detail about the stormwater sewer issue that Columbus faces which I've discussed a few times in the past. It gives a great amount of detail about the project, the cost and the timetable.

The pooh-ticular point of the project is to stop raw sewage from dumping into the Scioto River during times of heavy rainfall, like the past two days. The city's stormwater and sewage infrastructure is very old and outdated and is not able to support excessive amounts of water. The "relief valve" is the dumping into and polluting the river.

We are being mandated by the EPA to submit a 40 year plan to fix and eventually stop the sewage overflow.  This is the plan that will cost upwards of 2.54 million dollars to implement and will be paid for with tax dollars and an increase in sewer and sanitary fees to almost triple of what they are today.

I've already been on the soapbox on this issue so I will spare the dramatics but keep in mind that we have a very large amount of under utilized housing and infrastructure in the urban neighborhoods of Columbus while we continue to add new infrastructure to sprawling neighborhoods. Some of the areas I'm talking about have high crime and numerous vacant houses. Not easy issues to fix, but we do know that it can be done. We can look to Victorian Village, Olde Towne East and Italian Village as examples of slow but steady success in the revitalization and reuse of existing and neglected housing stock.

There could be no better argument for urban renewal than this $2.64 billion dollar issue. If we are going to rebuild and enhance the old infrastructure, I'd be curious to know how much of the project will occur in blighted areas of the city out of necessity. In otherwords, we have to fix what may potentially be underused. No better reason for finding a way to use those areas again that I can think off...especially since we are going to be paying for the fancy new systems.

In my opinion, it's up to the private sector and tomorrow's real estate developers to start working on plans that have a clearly defined vision for rebuilding the inner-city housing stock and making it not only "the place to be" but the smart thing to do. So bringing together the thinkers, visionaries, and investors today to start working on solid plans for tomorrow might be an amiable goal...

Link: $2.54 billion sewer plan may triple size of bills 
Thursday, June 30, 2005
Mark Ferenchik
THE COLUMBUS DISPATCH

The biggest civic project in Columbus history is going to cost big bucks — and you’re going to foot the bill.

Sanitary-sewer rates could almost triple by the time the city completes a 40-year, $2.54 billion plan to fix sewers so they won’t pollute rivers...

North of Broad Website Launched

As reported earlier in the year on Columbus Retro Metro, vacant lots and urban decay are on the way out while new housing stock is on the way in. North of Broad is promising to create "as many as 32 new or remodeled homes in the King-Lincoln District on the near East Side." The website was unveiled this week and is promising to further spur the ongoing development momentum just east of Downtown.

The turn of events for this district has been interesting to say the least. Only last week was I driving down Long St. and came face to face with a group of picketers protesting the development project announced by the City of Columbus at the corner of Hamilton and Long which would place the police internal affairs and accident investigation units on a vacant lot in a fantastic new building. This along with the demolition of the Whitney Young Apartments seems like a great boost for the area.

To learn more, visit the North of Broad website

Gowdy Field Development

The long vacant parcel that runs along the southern-most stretch of Olentangy River Road is about to see development activity. In the first half of the century, this was a large park complete with baseball diamonds and recreational activities.

Link: Three development groups asked for Gowdy Field proposals
Friday, April 8, 2005
COLUMBUS BUSINESS FIRST
Brian R. Ball

Columbus Urban Growth Corp. plans to ask three development teams to submit formal proposals for the redevelopment of the Gowdy Field site near Grandview Heights.

Urban Growth will ask Continental Real Estate Cos., Opus North Corp. and Daimler Group Inc./Wagenbrenner Cos. to submit proposals to develop office buildings of 65,000 and 120,000 square feet on the 28-acre site along Olentangy River Road between West Third Avenue and Goodale Street.

Odis Jones, Urban Growth managing director, said 18 developers responded to an initial request for qualifications sent out this year.

The three finalists will submit proposals for the project by late April with selection of a developer expected by mid-May, he said.

Article from "Columbus Business First"

Franklin County Land Bank

In an effort to revitalize long forgotten tracks of land in the urban core, Franklin County will be launching a new website designed to spur development.

Link: NEW COUNTY LAND BANK TO REDEVELOP ABANDONED PARCELS
Tuesday, April 12, 2005
The Daily Reporter

Franklin County officials have launched a new land bank intended to facilitate the redevelopment of deserted properties.

At the urging of County Treasurer Richard Cordray, county commissioners adopted a resolution that creates a community improvement corporation with the authority to take the title of abandoned properties through tax foreclosure actions. The county land bank will then sell the properties to either nonprofit entities for redevelopment of the land for residential or commercial use or direct them to political subdivisions for public uses...

...Commissioners approved the resolution two weeks ago, and the county has filed articles of incorporation with the state. The land bank will begin operating once the articles are approved...

Land Bank Article from "The Daily Reporter"

"Columbus is beginning to tackle brownfield problem" Columbus Business First

Did you know... that both Jeffrey Place in Italian Village and the Harrison Park project in Harrison West received government funds from the state to clean up their site to make way for new residential development. It's a large chunk of that fund that went to recycle the concrete on the former Jeffrey Manufacturing Company site and potentially helped demolish the old A.C Humko factory...untimately making the reclamation of both site for residential use a reality from a dollar standpoint.

Link: Columbus is beginning to tackle brownfield problem.
Columbus Business First
Joseph Reidy
April 1, 2005

...Two projects sponsored by the city of Columbus have each been awarded $3 million in grants from the Clean Ohio Revitalization Fund. In 2002, the city partnered with Jeffrey Place Development LLC for the $23-million redevelopment of the former Jeffrey Mining factory east of Italian Village.

In 2003, the city partnered with a group led by Wagenbrenner Realty to redevelop the 14-acre former AC Humko vegetable oil plant into 11 acres of single and multi-family housing, with a 3-acre public park along the Olentangy River in the Harrison West neighborhood. Known as Harrison Park, construction is expected to begin this spring on 102 condominium units, followed by 222 apartments, with a total value of $62 million...

Columbus City Council "Promoting Smart Growth"

As with many other cities faced with sprawling suburbs and shrinking budgets, Columbus is starting to take responsible steps forward in an effort to enable "Smart Growth."

Link: PROMOTING SMART GROWTH
Monday, April 4, 2005
Columbus City Council

...Council takes the next step in implementing "pay as you grow" in the Hayden Run corridor in northwest Columbus with Ordinance 349-2005, sponsored by Council member O'Shaughnessy, who had earlier initiated the traffic study as the basis of the pay as you grow system. Last year, the City forged an economic development plan with developers, suburbs, and property owners, who will contribute toward public improvements for the growth area. Tonight's action creates the tax-increment-financing district that targets taxes for roadways and other infrastructure. Columbus City Schools will receive at the same time and in the same manner as usual all monies that it would have received in real property taxes had the TIF exemption not been granted.

Columbus City Council Website

"Metro Parks board drops levy talk after process questioned" The Columbus Dispatch - Local/State

With the recent popular topic of imminent state wide budget cuts, which would ultimately lead to a decrease in local public service dollars, it looks like the Metro Park's board was getting a little antsy in trying to ensure survival of its growth and vitality. They were going to try and get some more tax dollars through a property tax increase to set aside funds to purchase more land before it gets too expensive, along with protecting natural areas around waterways. As quickly as the idea of a tax levy came up...it disappeared:

Link: Metro Parks board drops levy talk after process questioned 

"The day before it was to vote on placing a property tax levy on the May or November ballot, the Metro Parks board of directors backed out, citing media criticism and a possible lack of public support..."

Urban Commercial Overlays

This is just an interesting overview of legislation that the city put in place back in 1999 to retain the architectural character and pedestrian friendly design of certain commerical corridors throughout the urban neighborhoods of Columbus:

The purpose of the Urban Commercial Overlay (UCO), consisting of Columbus City Code Sections 3372.601 through 3372.699, inclusive, is to regulate development in specifically designated areas in order to protect, re-establish and retain the unique architectural and aesthetic characteristics of older, urban commercial corridors. Such corridors are typically characterized by pedestrian-oriented architecture, building setbacks ranging from 0-10 feet, rear parking lots, commercial land uses, a street system that incorporates alleys and lot sizes smaller than 0.5 acre. The provisions of the UCO are intended to encourage pedestrian-oriented development featuring retail display windows, reduced building setbacks, rear parking lots, and other pedestrian-oriented site design elements. Where applied, UCO standards generally require full compliance for new construction, partial compliance for exterior building additions and alterations and minimal or no compliance for routine maintenance and the replacement in-kind of materials.

Link: Urban Commercial Overlays

The main streets and corridors that are affected stretch through most of the historical districts. The streets that are protected under the UCO are:

Third Avenue
Fourth Street
Fifth Avenue
Fifth Street
Broad Street
Cleveland Avenue
Front Street
Indianola Avenue
High Street
Hudson Street
Lane Avenue
Livingston Avenue
Long Street
Main Street
Mt. Vernon Avenue
Parsons Avenue
Summit Street

Columbus RetroMetro Urban Development Projects

Added a new page with links to various urban residential condo / loft / townhome development projects organized by their neighborhoods & districts:

View Columbus RetroMetro Urban Development Projects

Neighborhood Design Center

Came across more information regarding another development organization that has been significantly contributing to the revitalization of the Short North and other areas for a number of years now:

"...Many of the early improvements to the Short North were done with ideas from the nonprofit center.

Something that best exemplifies the innovative spirit of the center is the retail Cap at Union Station, built over Interstate 670, leading into the Short North.

It's something the organization envisioned more than 10 years ago.

Since then, the city of Columbus, the center's principal funding entity, has expanded the responsibilities of the organization to 14 other commercial areas in Central Ohio, including Franklinton, Linden and the area north of Ohio State University known as Old North Columbus.

The center has also provided similar services in recent years to the Clintonville and Ohio State University areas..."
Joel Teaford
Business First

View full article on the Business First Website:
"Center aims at urban neighborhood rebirth"
[account required]

Visit the Neighborhood Design Website

WSJ.com - Spreading Cement Shortages Delay Projects, Increase Prices

WSJ.com - Spreading Cement Shortages Delay Projects, Increase Prices

"Shortages of cement -- the basic ingredient for concrete -- afflict at least 30 states, according to surveys by the Portland Cement Association, an industry group based in Skokie, Ill. The problem is most acute across the Sunbelt, from Florida to California, but there are reports of shortages in the Northeast and upper Midwest."

This is about the third article in about a week that have referenced some issues popping up in cement supplies. This is something I actually was thinking about for sometime but it was more from the perspective of what would happen in the future as the world continues to devour cement. My silly thought for the day is whether or not it's like any other natural resource...limited. But we won't go there for now because I couldn't find an easy answer on the web.

With interest rates being increased by the Federal Reserve Board, and a slowing housing market, maybe this cement shortage will play itself out and end up finding time to catch up with the demand as things slow down in the world of development.

To date I haven't seen or heard any local impact on developers working in the Columbus area. I'm sure they are feeling the cost increases but I'm wondering if they are facing any major delays at this point.