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Columbus: Harrison West / Dennison Place Developments and News

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Having a curb cut is not necessarily desired but turning the old service station into an integrated garage entrance is actually interesting. Sure, integrated into a restaurant space is probably better but it's better than a total demo. 

 

Sometimes I'm convinced these people think too highly of these communities (and I'll say 'our' since I'm a University District resident). This concept of 'overwhelming historic structures' is asinine. Is the structure gonna have a panic attack? The area around campus has been bastardized for decades by cheap landlords and small beans developers and commercial developers getting away with murder but NOW we suddenly care how a historic structure is going to feel next to a tall building. As if it's a continuous in tact neighborhood.  Maybe the historic buildings felt underwhelmed by years of terrible development. 

 

I'm going to hate seeing uncommon 2.0. But at this point, I don't blame them. 

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Another public meeting announcement for the Giant Eagle site, this time on the Short North Civic Association FB page:

 

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The Short North Civic Association invites you to a special neighborhood meeting hosted by CASTO on Wednesday, February 26th, 7:00-8:00 pm in the former Giant Eagle Store at 765 Neil Ave.  CASTO will use this time to present the historical background associated with the Giant Eagle site, constraints the developer must work within in order to redevelop the center, and to solicit neighborhood feedback.

 

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I don't know why Business First keeps calling this Victorian Village. This is in Harrison West.

 

First Look: More details emerge on $41M, 11-story tower planned in Victorian Village

 

olwt-heritage-pointe-east-side-2*1200xx3

 

"Ohio Living has a design and financing plan for a third luxury high-rise on its Westminster-Thurber Community on Neil Avenue in Victorian Village.

 

The 56-unit Heritage Pointe will cost $41 million, and is expected to bring in about $15 million in entrance fees, CFO Robert Stillman said in a recorded call with bond investors.

 

There is a 120-person waiting list for Goodale Landing, which opened in 2016. Of those on the list, Stillman said, 90 already are financially pre-qualified to buy in to the project."

 

https://www.bizjournals.com/columbus/news/2020/02/19/first-look-more-details-emerge-on-41m-11-story.html?iana=hpmvp_colum_news_headline

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11 minutes ago, aderwent said:

I don't know why Business First keeps calling this Victorian Village. This is in Harrison West.

 

First Look: More details emerge on $41M, 11-story tower planned in Victorian Village

 

olwt-heritage-pointe-east-side-2*1200xx3

 

"Ohio Living has a design and financing plan for a third luxury high-rise on its Westminster-Thurber Community on Neil Avenue in Victorian Village.

 

The 56-unit Heritage Pointe will cost $41 million, and is expected to bring in about $15 million in entrance fees, CFO Robert Stillman said in a recorded call with bond investors.

 

There is a 120-person waiting list for Goodale Landing, which opened in 2016. Of those on the list, Stillman said, 90 already are financially pre-qualified to buy in to the project."

 

https://www.bizjournals.com/columbus/news/2020/02/19/first-look-more-details-emerge-on-41m-11-story.html?iana=hpmvp_colum_news_headline

 

One would think that with a waiting list that long, they would try to do more than 56 units.  

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1 minute ago, jonoh81 said:

 

One would think that with a waiting list that long, they would try to do more than 56 units.  

 

Also, 56 units is all they could fit in 11-stories? How massive are these units?

 

Eh, maybe a waitlist means another tower. Overall, still really don't like the aesthetic of this project or the 2016 tower (I hate the green aluminum roof), but I didn't expect much. It'll continue to add density to the area which can help increase amenities and transit in the neighborhood, i'll take it. 

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11 minutes ago, DevolsDance said:

 

Also, 56 units is all they could fit in 11-stories? How massive are these units?

 

If it is modeled after Goodale Landing, anywhere from over 1100sf to nearly 1900sf

 

They are marketing to old people that want flats the size of single family homes. 

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26 minutes ago, DTCL11 said:

 

If it is modeled after Goodale Landing, anywhere from over 1100sf to nearly 1900sf

 

They are marketing to old people that want flats the size of single family homes. 

 

I want a 1100sf flat and I'm not even 40 yet!

 

I like how it looks like it is going to be built right up next to the sidewalk, and overall I like the style.  Maybe in 40 years I'll be in this place 🙂

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2 hours ago, jonoh81 said:

 

One would think that with a waiting list that long, they would try to do more than 56 units.  

I thought this exact same thing. This location probably has the best view of their entire lot, why not go higher, maximize what you charge for views, and shorten the waitlist? 

 

Overall, I don't mind the design and like that it's built out to sidewalk. Hopefully this encourages some density when they redevelop the old giant eagle lot up the block. 

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Looks like a tower component of 10+ stories may already be being discussed in the redevelopment of the Giant Eagle Site. Again, this also makes sense since the NIMBYs have not been able to do anything about the Westminister Thurber tower that will directly abut Neil. 

 

A couple things that stood out from the CU article to me:

 

Quote

Tonight’s meeting is with the Harrison West Society (HWS), which would eventually weigh in on any proposal for the site. Because the property sits just outside the boundaries of the Victorian Village Commission, it would not have to go before that board (so, instead of needing the approval of a historic architectural review commission to move forward, a proposal for the site would only have to be brought before the HWS for a non-binding, advisory vote).

 

So there isn't much of an opportunity for NIMBYs to formally block it like other areas?

 

Quote

Tim Price, HWS President, said that representatives of CASTO have met with the group’s executive committee and given a rough outline of the developer’s thinking for the project. It will likely include retail along Neil Avenue, with apartments either behind or above the storefronts – a residential tower could rise to a height of ten or more stories, but no decisions have yet been made about the exact scale of the project. The redevelopment could also include single family homes or other types of smaller-scale residential units.

 

One important piece of the puzzle moving forward, he added, is the CVS, which still has 11 years left on its current lease and has indicated a preference for prime frontage in any new development (which likely means a spot right at the corner of Neil and Buttles). In addition to the CVS, CASTO has indicated that some type of grocery store could also be a part of the project.

 

 

https://www.columbusunderground.com/apartment-tower-could-be-part-of-giant-eagle-redevelopment-bw1

 

 

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59 minutes ago, DTCL11 said:

Looks like a tower component of 10+ stories may already be being discussed in the redevelopment of the Giant Eagle Site. Again, this also makes sense since the NIMBYs have not been able to do anything about the Westminister Thurber tower that will directly abut Neil. 

 

This will be very interesting to watch. Hopefully they do go at least 10-stories high. If they do, I wonder if we could see a domino effect in the surrounding area. There are numerous 1970-1980 era suburban style apartments that would be ripe for redevelopment. I have to think a developer would be chomping at the bit to purchase The New Yorker Townhomes or the Thurber Gate Apartments, demolish them, and then put up an 8-12 story mixed-use building. 

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24 minutes ago, cbussoccer said:

 

This will be very interesting to watch. Hopefully they do go at least 10-stories high. If they do, I wonder if we could see a domino effect in the surrounding area. There are numerous 1970-1980 era suburban style apartments that would be ripe for redevelopment. I have to think a developer would be chomping at the bit to purchase The New Yorker Townhomes or the Thurber Gate Apartments, demolish them, and then put up an 8-12 story mixed-use building. 

 

I believe that will be a natural development and that it makes sense for the cluster of mid-late century low rise apartments to be swapped for mid-rise development.  The infrastructure/set up for dumping traffic onto goodale and neil is there as well for that and should alleviate *some* traffic concerns. 

 

There are a couple hurdles to that. The owners will hold on to that land for everything. I'm sure some of those properties have long been paid off and the income they make will need to be heavily offset by a high purchasing price, perhaps beyond what we've seen in other big deals. (Wouldn't you?).

 

There is also the flip side in 'natural affordability.'  It is something Chicago is struggling with right now as parts of the city experience widespread demolition of post war - mid century buildings for newer structures that are significantly more expensive. Unfortunately, as we've seen across the US, significantly greater supply doesn't necessarily mean prices will drop. 

 

I had a friend that lived in Thurber Gate and I LOVED his apartment.  He held on until he had to leave the area for work. While still not cheap, they were more affordable at the time. Not sure what rent is now but I imagine they aren't demanding premium dollar.  Not everyone is looking for granite, hardwoods, etc etc that leads to the 'natural affordability' of dated, well kept, apartments. 

 

I'm neither here nor there on it. I certainly wouldn't chain myself to one of them if they get torn down but I can see where there is some value even if more units can be obtained through demolition and rebuilding. 

 

I will say that should that be the eventual fate, I really hope the city would put an affordability quota and actually stick to it if we are talking about hundreds of new units in a handful of mid-rise. Just my thoughts. 

Edited by DTCL11
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20 hours ago, 17thState said:

Hopefully this encourages some density when they redevelop the old giant eagle lot up the block. 

Great point. I didn't even think about the implications this could have on future development in that lot. 11 stories is a great way to set the precedent. 

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On 2/11/2020 at 10:26 AM, Pablo said:

Hmmm, very interesting. From the Harrison West Society facebook page:

 

 

image.png.aa3c2db5df56b40f857f6d25c482a4fc.png

Was anyone able to attend? I’m antsy for some details! 
 

edit- quote didn’t work out, I’m referring to the 2/19 HW meeting about the GE site. 

Edited by FudgeRounds

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18 hours ago, DTCL11 said:

 

I believe that will be a natural development and that it makes sense for the cluster of mid-late century low rise apartments to be swapped for mid-rise development.  The infrastructure/set up for dumping traffic onto goodale and neil is there as well for that and should alleviate *some* traffic concerns. 

 

There are a couple hurdles to that. The owners will hold on to that land for everything. I'm sure some of those properties have long been paid off and the income they make will need to be heavily offset by a high purchasing price, perhaps beyond what we've seen in other big deals. (Wouldn't you?).

 

There is also the flip side in 'natural affordability.'  It is something Chicago is struggling with right now as parts of the city experience widespread demolition of post war - mid century buildings for newer structures that are significantly more expensive. Unfortunately, as we've seen across the US, significantly greater supply doesn't necessarily mean prices will drop. 

 

I had a friend that lived in Thurber Gate and I LOVED his apartment.  He held on until he had to leave the area for work. While still not cheap, they were more affordable at the time. Not sure what rent is now but I imagine they aren't demanding premium dollar.  Not everyone is looking for granite, hardwoods, etc etc that leads to the 'natural affordability' of dated, well kept, apartments. 

 

I'm neither here nor there on it. I certainly wouldn't chain myself to one of them if they get torn down but I can see where there is some value even if more units can be obtained through demolition and rebuilding. 

 

I will say that should that be the eventual fate, I really hope the city would put an affordability quota and actually stick to it if we are talking about hundreds of new units in a handful of mid-rise. Just my thoughts. 

 

That whole area was just an extension of Harrison West/VV in terms of being a historic, largely single-family neighborhood.  Everything west of Neil and Harrison and south of 1st Avenue was demo'd in 1960 as part of "slum clearance".  We're talking hundreds of buildings.  At one point, everything west of Neil north to OSU was proposed to be demolished, but luckily it didn't happen (though OSU and Battelle have whittled things down over the years).  

Most of the current development in this area is mid-century crap.  It would be a perfect area to completely rebuild over time, including restoring at least some of the original street grid.  While the loss of more affordable housing (for the area) would be a negative, there is nothing stopping any new development from including affordable units, especially if it was mandated.  As it stands, this entire area is a lot of wasted space in a prime location.  It was built according to 1960 suburban standards.

Edited by jonoh81
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22 minutes ago, FudgeRounds said:

Was anyone able to attend? I’m antsy for some details! 
 

edit- quote didn’t work out, I’m referring to the 2/19 HW meeting about the GE site. 

 

Yep, I was able to swing by for a few while it was being discussed. 

 

- Neighbors generally open to taller development in this location

- Casto said they are considering anything from 8-15 stories along Collins and Neil, shorter 3-5 stories along Buttles 

- Hidden or underground parking structure to handle increased density but restoring character to area

- CVS has 11 years left in their lease, will be given a prime location in new development

- CVS has must stay open during development, project may be phased

- Casto interested in luring a Trader Joes/Aldi/Whole Foods market with a 12,000 - 15,000 sq/ft retail along Neil or Buttles

- Biggest concerns were wanting Casto to favor/re-incorporate existing plaza business into development 

 

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3 minutes ago, DevolsDance said:

 

Yep, I was able to swing by for a few while it was being discussed. 

 

- Neighbors generally open to taller development in this location

- Casto said they are considering anything from 8-15 stories along Collins and Neil, shorter 3-5 stories along Buttles 

- Hidden or underground parking structure to handle increased density but restoring character to area

- CVS has 11 years left in their lease, will be given a prime location in new development

- CVS has must stay open during development, project may be phased

- Casto interested in luring a Trader Joes/Aldi/Whole Foods market with a 12,000 - 15,000 sq/ft retail along Neil or Buttles

- Biggest concerns were wanting Casto to favor/re-incorporate existing plaza business into development 

 

 

Can this get any better? And bless you for your attendane.

Edited by Zyrokai
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From the Harrison West Society FB page:

 

Quote

Thank you to all those that came out last night to learn about the Neil Ave Giant Eagle plaza redevelopment. The meeting was very well attended and productive. We loved seeing so many new faces, this is what community looks like! Full meeting minutes can be found at the link listed in the bottom of this post. Below is a high level summary.

Recap of Casto's **tentative** concept:
(1) Retail on the east/northeast of the property towards Neil Avenue, including retaining CVS and (hopefully, but they've expressed confidence) a grocer;
(2) Residential, about 4 stories, on the northwest (towards Buttles and Thurber);
(3) Residential, about 10-15 stories, on the southwest (towards Thurber and Collins).

 

Here are the full minutes:

http://harrisonwest.org/wp-content/uploads/2020/02/HWS_Minutes_02.19.2020.pdf?fbclid=IwAR1hgx7NkvyDhZ0boUpBqGAkg6sEXX-_JHF6dFkRRy-rX1pxW0oQZ3tb-bk

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On 2/19/2020 at 5:10 PM, DTCL11 said:

 

I believe that will be a natural development and that it makes sense for the cluster of mid-late century low rise apartments to be swapped for mid-rise development.  The infrastructure/set up for dumping traffic onto goodale and neil is there as well for that and should alleviate *some* traffic concerns. 

 

There are a couple hurdles to that. The owners will hold on to that land for everything. I'm sure some of those properties have long been paid off and the income they make will need to be heavily offset by a high purchasing price, perhaps beyond what we've seen in other big deals. (Wouldn't you?).

 

There is also the flip side in 'natural affordability.'  It is something Chicago is struggling with right now as parts of the city experience widespread demolition of post war - mid century buildings for newer structures that are significantly more expensive. Unfortunately, as we've seen across the US, significantly greater supply doesn't necessarily mean prices will drop. 

 

I had a friend that lived in Thurber Gate and I LOVED his apartment.  He held on until he had to leave the area for work. While still not cheap, they were more affordable at the time. Not sure what rent is now but I imagine they aren't demanding premium dollar.  Not everyone is looking for granite, hardwoods, etc etc that leads to the 'natural affordability' of dated, well kept, apartments. 

 

I'm neither here nor there on it. I certainly wouldn't chain myself to one of them if they get torn down but I can see where there is some value even if more units can be obtained through demolition and rebuilding. 

 

I will say that should that be the eventual fate, I really hope the city would put an affordability quota and actually stick to it if we are talking about hundreds of new units in a handful of mid-rise. Just my thoughts. 

 

This is happening a lot in Northern Kentucky and is a real problem. Especially when '70s apartments come down and get replaced with expensive new developments right next to an empty lot!

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Casto eyes mixed-use redevelopment of Neil Avenue shopping center previously home to Giant Eagle

 

Although the plans presented were preliminary, Casto representatives heard one thing loud and clear from neighbors: They want a grocery store.

 

More below:

https://www.bizjournals.com/columbus/news/2020/02/20/casto-eyes-mixed-use-redevelopment-of-neil-avenue.html


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From the article:

 

Quote

Right now, Leibowitz said, the pharmacy does appear open to striking a deal. It would require a corner lot and conventional surface parking for its new space, but it does seem like the company is "willing to evaluate a new position and relocation within the project," Leibowitz said.

 

That's disappointing. Manageable but disappointing. I had hoped CVS might take the opportunity to transition this store to a more urban model seen in Chicago but that doesn't seem likely with an archaic contingent like this. *hopefully* it can be minimized or at least mitigated with direct access to parking structure. 

 

They plan to return in April with a more concrete design. 

 

The architecture firm Edge is their design partner. Their portfolio doesn't particularly excite me. This seems like it will be a joint first time venture into mid-rise for Casto and Edge. Everyone has to have their first so we will see what they bring. 

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6 hours ago, DTCL11 said:

The architecture firm Edge is their design partner. Their portfolio doesn't particularly excite me. This seems like it will be a joint first time venture into mid-rise for Casto and Edge. Everyone has to have their first so we will see what they bring. 

 

I think Edge is probably only providing land use planning services, which would make sense considering this project is still in the very early planning stages. Based on Edge's website they don't seem to do building architecture.

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6 hours ago, DTCL11 said:

I had hoped CVS might take the opportunity to transition this store to a more urban model seen in Chicago

 

Ironically, downtown Chicago has a Walgreen's with a surface parking lot at the corner of Clark and Ontario.

 

image.thumb.png.3c3139033fd8ba891538b0191c24012a.png

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6 hours ago, DTCL11 said:

This seems like it will be a joint first time venture into mid-rise for Casto and Edge. Everyone has to have their first so we will see what they bring.

River and Rich II is twelve floors.

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1 hour ago, .justin said:

 

I think Edge is probably only providing land use planning services, which would make sense considering this project is still in the very early planning stages. Based on Edge's website they don't seem to do building architecture.

EDGE are land planners and landscape architects. They did River and Rich for Casto and Moody Nolan was the architect. 

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