Dan Mayer has sat outside his house on Gladden Road in Grandview Heights and watched cars turn north onto his street from Goodale Boulevard.

The problem: Gladden is a one-way southbound street.

"It's a concern for me because the demographics of our neighborhood are changing," Mayer said. "There are more of our neighbors with children than there used to be. I worry about their safety."

Goodale Boulevard itself is changing -- first with the establishment of Grandview Yard and, in the past year, the opening of High Bank Distillery Co. and the Brexton Construction office/storage building on the south side of Goodale.

More change is likely as Goodale Boulevard begins to redevelop.

The approach taken with the Yard -- the mixed-use development on the east side of the city -- will need to be applied if redevelopment is proposed for properties on Goodale between C. Ray Buck Park and Northwest Boulevard, Mayor Ray DeGraw said.

"When looking at development at Grandview Yard, the planning commission was very concerned to make sure the residential area bordering the development was protected," he said. "The same consideration should be given to other areas of Goodale."

The section of Goodale between Buck Park and Northwest Boulevard is lined with a series of residential streets on the north side. Several of the streets are one-way.

More potential for redevelopment exists on the south side of Goodale, across the boulevard from the residential streets, said Patrik Bowman, director of administration/economic development.

How redevelopment on Goodale can or should be managed already has been a topic of discussion during the city's current strategic-planning process, Bowman said.

The process will help define the issues that may arise as Goodale evolves, he said.

"Ideally, we'll be able to frame the issues that are at stake so we don't have to start at square one every time we get a development proposal," Bowman said. "We want to try to understand the development potential for these properties and establish guidelines and standards that let property owners know what the city will look at in terms of development and let residents know they aren't being forgotten."

The strategic planning process kicked off in April and includes two separate but related components to create a community plan and a Civic Spaces and Places study.

The community plan will provide a vision to help set guidelines that will allow the city to shape future development in the community.

The Civic Spaces and Places study will create a vision for community civic amenities, including public-service facilities, open spaces and parks and recreation spaces.

The community plan process is being guided by McBride Dale Clarion, a Cincinnati-based planning firm.

The Civic Spaces and Places plan process is being led by NBBJ, a Columbus firm that led the city's last community plan process in 1997.

Work is continuing to create drafts of both plans, DeGraw said.

"We are hoping to have both drafts completed by the end of the year," he said.

The city will hold community meetings to present the draft plans, DeGraw said.

The timeline for when the final plans will be completed is unknown, he said

Neighborly input

At a June 27 meeting, residents engaged in a visioning activity for 13 districts in Grandview Heights, including the section of Goodale between Buck Park and Northwest.

The suggestions residents made included limiting buildings on the north side of Goodale to two stories and three stories on the south side to encourage a Grandview Avenue-type aesthetic; encouraging new business growth but ensuring sufficient parking; adding traffic-calming elements; and improving pedestrian access.

The city needs to do more to make sure residents are kept in the loop about potential redevelopment on Goodale, Mayer said.

Mayer and his wife, Melissa, were among the residents who contacted the city to express concern about the effect recent development on Goodale was having on their street.

Traffic heading the wrong way down Gladden Road was just one issue, Dan Mayer said.

"The alleyway (behind homes on Gladden) is not accommodating for in-and-out traffic, especially for two- and three-car households," he said, "so a lot of residents choose to park out on the street by their home."

After High Bank Distillery -- which includes a restaurant and bar -- opened in June at 1051 Goodale Blvd., parking on Gladden often became a scarce commodity, Melissa Mayer said.

High Bank is opposite and just to the east of Gladden on the south side of Goodale.

Many High Bank customers parked on Gladden and other neighboring residential streets, Melissa Mayer said.

The distillery has made arrangements with businesses located just east of High Bank to allow customers to park in their lots after 5:30 p.m. weekdays and at all times during weekends.

But parking sometimes remains a problem with "the happy-hour crowd" who stop by High Bank before 5:30 p.m., when spaces at the adjacent businesses open up, Melissa Mayer said.

"You come home at 4 or 4:30 p.m. and some days there isn't any parking available on our street," she said. "It's a public street and I guess they have a right to park here, but it's frustrating for the residents."

"We're happy to see new businesses opening up on Goodale," Dan Mayer said. "It brings revenue to the city and they can be nice additions to our neighborhood. But we want to make sure the character of our neighborhood isn't changed."

High Bank representatives declined to comment for this story.

The lack of parking along Goodale is an impediment to potential redevelopment, DeGraw said.

"We've had some preliminary proposals brought to us that were unworkable because they didn't have a way to provide the amount of parking that would be needed," he said.

Things have changed

Goodale between Northwest and Buck Park has split zoning, with the north side -- immediately adjacent to the residential streets -- zoned C-2 Commercial and the south side M-1 light industrial.

The community plan adopted in 1997 still serves as the primary planning tool for Goodale, DeGraw said.

"The plan probably needs to be updated," he said. "Things are a lot different today than they were in 1997. We are more in the market for different-type projects than we were 20 years ago."

The result of the strategic-planning process could be a rezoning of Goodale or a zoning document, such as an overlay district, DeGraw said.

"We have to be careful not to take away the property values and the property rights of the owners," he said.

Bowman said he expects parcels on the north side of Goodale to remain commercial, "but that doesn't necessarily mean retail and restaurants."

The type of redevelopment that could occur on the north side might be limited because of lot sizes, he said.

Efforts to redevelop adjacent sites on the south side also are possible, Bowman said.

"The south side has a lot more flexibility because of the lot sizes," DeGraw said.

Many properties on that side of Goodale remain in the flood plain, which dictates the type of development that could occur, he said.

One of the reasons Brexton Construction proposed a five-story storage and office building at 1123 Goodale was because the property is in the flood plain, DeGraw said.

"They came up with a creative way to deal with the flood-plain issue," he said.

The ground floor was used as a parking garage with the top floor housing Brexton's offices and other office space. The other three floors contain self-storage units.

City Council also granted a variance allowing the building to exceed the height standards for the M-1 district.

Time to re-evaluate?

The five-story building has taken some getting used to, Dan Mayer said.

"We can see it from our house," he said.

"One of the things (I'd) like to see done is a little more execution of the already-established planning and zoning codes so that we don't have a situation where residents who have been here for years are being forced to make accommodations for new businesses and new opportunities," Dan Mayer said.

The pedestrian-friendly nature of Goodale shouldn't be lost, he said.

The potential impact on surrounding residences is a consideration when a development proposal for Goodale is brought to the planning commission, said Jamie Gentry, the commission's chairman.

"What we have to work with is the existing zoning code. That's what we have to stick by," he said.

It may be time to re-evaluate the development standards and zoning for Goodale, Gentry said.

"It's a different time now than it was in the '90s," he said. "If you look at what we think Goodale can be, the question is, do we have the right development and zoning code?"

Where possible, it would be desirable to see redevelopment that allowed buildings to be reused or retrofitted from manufacturing use and turned into office space or retail, Gentry said.

That's what was able to happen with High Bank, which occupies a building that once served as warehouse space for Thomas W. Ruff & Co.

"We want to see redevelopment take place in a useful way that benefits the city and adds to Goodale but doesn't have too much of an impact on the nearby residences," Gentry said.

"What we look at on planning commission is whether something will be too disruptive to the area."



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