THE GOODMAN CORNER STUDY
10,500 SF
Mixed-Use (Retail + Residential)
C-2 Commercial District
6 Apartments
EXECUTIVE SUMMARY & SITE CONTEXT
Objective:
To determine the highest and best use for the corner lot at S. Goodman & Karges Pl. under current C-2 zoning.
Site Strategy:
The proposed design maximizes lot coverage while respecting the urban edge. By pushing the building mass to the corner (0-5' setback), we activate the streetscape and conceal the parking in the rear, creating a pedestrian-friendly mixed-use development that fits the neighborhood character.
Target Demographic:
Young professionals and medical staff from nearby hospitals.
Executive Summary
ZONING ANALYSIS
The following table outlines the current zoning status for the proposed development:
| Regulation | Code Requirement | Proposed Design | Status |
|---|---|---|---|
| Permitted Uses | Mixed-Use, Retail, Office, Residential | Mixed-Use (Retail Ground, Res. Above) | Compliant |
| Building Height | Max 45 FT (3 Stories) | 3 Stories (Flat Roof) | Compliant |
| Front Setback | 0 FT - 5 FT (Build-to line) | 5 FT (Active Frontage) | Compliant |
| Side Setback | Min 5 FT | 5 FT (Buffered with landscaping) | Compliant |
| Rear Setback | Min 5 FT | 5 FT | Compliant |
| Parking Ratio | 1 Space / 300 SF Comm. | 15 Spaces Provided | Variance Required |
| Lot Coverage | Max 80% | 75% (Estimated) | Compliant |
Data Sources: https://ecode360.com/12535018
Site Requirements
Zoning Analysis
SITE CONCEPT
Key Features:
Key Features:
Site Concept
MASSING & VISUALIZATION
Massing & Visualization
Key Site Features
Urban Edge Activation
Building mass pushed to corner (5' setback) to activate streetscape
Tactical Urbanism
Enhanced pedestrian buffers with tree planting strips along S. Goodman St.
Pedestrian-Friendly Design
Concealed rear parking creates walkable, engaging street frontage
Optimized Circulation
Vehicle entry off Karges Pl. preserves S. Goodman frontage
Design Narrative:
Development Metrics
DEVELOPMENT YIELD & UNIT MIX
Development Yield:
Residential Program (Floors 2-3) The proposed massing accommodates a "Market Balanced" mix designed to minimize parking impact while maximizing square footage value.
- Total Unit Count: 6 Apartments
- Unit Breakdown: 2x Two-Bedroom Corner Units (1,000 SF) + 4x One-Bedroom Units (850 SF)
- Target Demographic: Young professionals and medical staff from nearby hospitals.
- Net Leasable Area: ~2,800 SF
- Potential Tenant Profile: Coffee Shop, Boutique Retail, or Co-working space.
Unit Configuration Options:
Option A: Max Density:
Best for maximizing the number of potential tenants. Smaller units, higher turnover.
Parking Note: Requires 12 residential spaces (1.5 ratio). With commercial needs, this triggers a Variance Request.
Option B: Market Balanced:
Best for stability and minimizing parking conflicts. Larger units attract long-term tenants.
Parking Note: Requires 9 residential spaces. Leaves 6 spaces for Retail customers.
Development Analysis
Zoning & Parking Viability
Parking Provided: 15 Spaces
Parking Required: ~18 Spaces
Feasibility Note: The site plan utilizes a shared-parking model (Commercial active during day / Residential active at night). A minor variance of 3 spaces may be required, justified by the site's high "Walk Score" and proximity to transit on S. Clinton Ave.
INVESTMENT SUMMARY
The Opportunity
This feasibility study confirms that the S. Goodman corner is underutilized in its current state. By activating the corner with retail and capturing the air rights for residential units, we can transform a standard lot into a high-yield income-producing asset.
The Path Forward
The zoning envelope is defined. The yield is calculated. The next step is execution.
Clear Site Analytics, LLC
Alexander Panzera
apanzera@clearsiteanalytics.com
585.755.5772