LANE AVENUE REDEVELOPMENT SITE
By
New Horizons Planning Group
Ohio State University
Fall Quarter 2011
C&RP 110
After the recent major improvements made along Lane Avenue the Ohio State University is now teaming up with developers to continue to revitalize other aspects for the Lane Avenue corridor. These conceptualized revitalizations seek to implement a series of high quality and high impact development sites that combine to create a Lane Avenue experience. Our team, New Horizons has been chosen to identify a few sites, along the section of Lane Avenue between High and the Olentangy River, for potential development and to apply seven (7) qualifying concerns in the study of those sites. Our group was also asked to make recommendations for a new “Complete Street Design” of Lane Avenue.
Our Seven ideal concepts in recommending the sites chosen are:
- The sites chosen should have the greatest impact.
- That the land uses should be: Economical, Educational, Environmental, Parking related, Recreational, and Residential in nature.
- The market for this site would be the Ohio State University, and residents of the area.
- The sites should contribute to long term development and growth along Lane Ave.
- Any development should incorporate the following design guidelines:
A) Wide sidewalks and building to the sidewalk closer to lane but with wider setbacks nearer the Olentangy River.
B) Follow a similar Italianate architectural style as set by the Fisher College of Business campus. New development would permit the use of brick facades, columns, porticos etc and allowing variations in that style.
C) Should provide for mixed uses and interesting places that promote the concept of community.
D) Providing adequate parking through parking garages and on street parking while prohibiting parking lots in front of buildings.
E) Provide adequate seating and places for vendors especially for game days.
F) Create a sense of scale that brings together the academic properties of the Ohio State University, future mixed use environment of Lane Avenue and the residential areas of Northwood and Norwich.
- The Positive impact will be improvements towards creating an urban village environment but consideration must be made towards any impact on the Olentangy River.
- To work towards establishing Lane Avenue as a “Complete Street” within the Campus District.
In reviewing the seven ideal concepts that we wanted to address in the redevelopment of the Lane Avenue area we selected several locations that we thought were in need of redevelopment. Not all the sites were marked for complete redevelopment but rather simply modification. On those properties where complete redevelopment was recommended, we attempted to look at the needs of students that lived in the area, Columbus residents, and the needs of the Ohio State University.
Our first property is located at 222 W. Lane Avenue and belongs to Harrison Holdings, LLC. The site is currently occupied by the Harrison Tower. 
(GIS map of 222 Lane Ave) (Photo of Harrison tower)
Our initial response was that the building was an undesirable addition to the early 20th century neighborhood around it and should have been torn down! New Horizons with community input decided that the best remedy was to modify the exterior to bring it inline with the surrounding community and to redesign or soften the surface lot around the site with landscaping and screening for the parking areas. The front parking lot itself should be eliminated and replaced by a landscaped public area that would include shops, areas for recreation and vendors. The new walkable design would allow residents to enjoy the area with their feet and add a sense of community character. In addition, bringing in trees and other attractive landscaping, as well as neighborhood-serving shops, and the conversion of units to condos or offices and other community enhancements, would stave off blight and provide an economic boost to the area.
(Conceptual photo of usable green space)
The second site was the parcels forming the addresses of 240 to 256 W. Lane Avenue. These properties are held by three different owners but were placed together for consideration as one development.
(GIS map of 240 to 256 W. Lane Ave) (Photo of 252 and 256 W. Lane Ave)
Our main goal here was to remove the odd collection of architectural intrusions and to replace this with a traditional 3 to 4 story contemporary Italianate design that mirrors the traditional urban village. The site development would include a mixed use of commercial and residential units that would be supplemented with ample streetscape design in the form of flora, seating and lighting. Commercial use would include coffee shops, book stores, restaurants, business, and academic offices. Activities along here would include out door cafe seating and dining along wide side walks and other social activities.
(Conceptual image of a redeveloped section of W. Lane Avenue)
The third site 262 and 270 W. Lane Avenue sits on the corner of Lane Avenue and Tuttle. The site is owned by Marshall LH Company. The site is currently listed as being used as a commercial garage. New Horizons decided to make similar recommendations for this site as were made for site number two. New Horizons decided to continue the contemporary Italianate design and also considered the use of 1st level or ground level parking to accommodate increased parking needs in and around the area. The building here would compliment the opposite corner currently occupied by The Varsity Club. New Horizons has recommended building height be maintained at 2 to 3 stories to compliment building heights adjacent to the site. The use of tile shingles to compliment the structure to the north-west corner was recommended.
(262 and 279 W. Lane Avenue) (Conceptual redevelopment image)
The fourth site that New Horizons examined for possible redevelopment was the corner of Tuttle and Lane. A site that is currently occupied by a parking lot that serves as parking space for students of the Ohio State University. Adjacent to it are the ROTC building and St. John Arena.
(St. John sport facility and ROTC building) (Lane Avenue Parking Garage)
(Tuttle and Lane/St. John and ROTC parking lot) (Lane Avenue Parking Garage with offices)
In consideration of possible future development in the area and potential loss of parking spaces New Horizons thought it best to approach this one by examining the current building directly east from it. That building called the Lane Avenue parking garage also houses administrative offices of the Ohio State University. New Horizons foresees the need for continued and additional parking spaces for employees, commuting students, guest, and visitors to the Lane Avenue corridor. To address the issue of inadequate parking we propose a new parking facility that offers a contemporary Italianate façade and design. Parking will be available on all levels, behind and on top, with additional parking sublevels designed into the building. The proposed site would have added green space and a graceful streetscape that includes plenty of seating, trees and other vegetation. Widened sidewalks will allow for many social activities where walking becomes an integral form of exercise along Lane Avenue. The result is an environment where people can walk, jog, and stroll as part of daily working and living.
(Conceptual of new parking garage facility) (Rear view of proposed parking facility)
New Horizons final site proposal are the properties located at 322 and 328 West Lane Avenue. The properties are currently owned by the Ohio State University and are used as the Lane Avenue Residential Hall. The site has been chosen as our “winning” / primary site that will make the most impact.
(322 and 328 W Lane Avenue GIS) (Lane Avenue Residence Hall)
Our group sees this as the center of a complex that includes wide open space, with matching twin towers, under ground packing facilities and a wide open vista to towards Tuttle Park. The site would contain tree lined recreational pathways, sidewalk bazaars, and vendor areas will be constructed to promote social continuity. Buildings will be built in a contemporary Italianate style similar to that of the Fisher Business College. Parking for residential and commercial tenants would have separate entrances to diminish noise and security problems. Intertwined throughout the site will be green space areas for large social gatherings such as music, dance, and formal or informal presentations. There will also be intimate areas for a private repose that will be constructed in patterns that weave together all the elements of this site to encourage chance encounters. There will be larger set backs here that move the pedestrians eyes along the open park like spaces toward the great arches of the Lane Avenue bridge and the shores of the Olentangy river. As viewers stand opposite near the Ohio State University they will be able to view down a long elaborate central mall, lined with mixed use shops toward the green space of Tuttle Park.
(Conceptual site tower) (Conceptual building type)
Included in the project would be improvements to lane Ave itself. The recommended improvements are traffic calming elements like curb extensions, bike lanes, on street parking, median islands, raised cross walks and added mid road cross walks. Additionally adding bike lanes, lining the street with large cool shade trees would all help to ease and slow the movement of traffic making Lane Avenue that is a more desirable place to live, work, and relax on.
References
Sucher, David, City Comforts-How to Build an Urban Village, (Seattle: City Comforts’ Inc., 2003)
Hinshaw, Mark L. True Urbanism- Living in and Near the Center, (Chicago: Planners Press, American Planning Association, 2007)
Tyler, Norman, and Ward M. Robert, Planning and Community Development-A Guide for the 21st Century, (New York: W.W. Norton and Company, 2011)
Leccese, Michael, and McCormick, Kathleen, Charter of the New Urbanism-Region, Neighborhood, District, and Corridor, Block, Street and Building, (New York: McGraw-Hill, 1999)
City of San Francisco Board of Supervisors, Plans San Francisco Better Streets –Policies and Guidelines for the Pedestrian Realm Final Plan, December, 2010,
Natural Resources Defense Company- the Earth’s Best Defense, Smart Growth, case studies, NRDC, http://www.nrdc.org/smartGrowth/visions/FeaturedScenarios.asp
