If Croke Park in Dublin, in the city centre surrounded by housing, with a railway line at one end, and a railway and canal at the other end can be developed from a crap ageing stadium in the early 90s to a modern 80,000 capacity ground with excellent corporate and conference facilities, by an amateur sports organisation, then surely Everton can do something with Goodison.
I would love any new stadium to be on the historic Goodison site and I like your comparison with Croker.
However.....
Goodison has a very tight footprint and would need to have large parts of or perhaps the whole stadium closed during construction, simply to allow machinery and other logistics the room to support the project.. My gut is that we would therefore need to play away from Goodison for a season while construction was going on. If this could be done to our satisfaction then fine. BTW Anfield was ours long before that shower!!
Clonliffe Road, Jones Road, NCR and Summerhill were far enough away from the construction works so that traffic was not affected while Croker was being rebuilt. Goodison Road, Gwladys St and Bullens Rd are right up against three sides of GP and there would be significant traffic issues during construction .
Croker only required capacity of 30,000 + on about 6-7 occasions at the most during construction, so e.g. while the Hogan was being rebuilt, there was ample capacity in the other 3 sides for most of the big games. The All Ireland hurling final was moved to Thurles in 1984.
Everton needs
at least 36,000 capacity (av attendance 36for every home league game (19 times a season) plus Cup matches.. Shutting e.g. the Main Stand for a period of time, even if it was practical, would reduce capacity by 12600.
Anyway, good to hear that some movement has started again on our stadium's future. Reality must be kept to the fore at all times though!