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It's been a while....from ThisWeek (Upper Arlington), 10/20/05:

 

 

BZAP gives Kingsdale condos final OK

Thursday, October 20, 2005

By CHRIS BOURNEA

ThisWeek Staff Writer

 

The Upper Arlington Board of Zoning and Planning granted unanimous approval Monday night to final plans for the Arlington Crossing condominium development.  The development, previously known as the Kingsdale Condominiums, will be built at 1771 Ridgecliff Road, across from the Kingsdale Shopping Center.

 

Arlington Crossing will consist of a four-story, 46-unit building with concealed parking. Gibson said the city's master plan for the site calls for commercial developments that are no higher than three stories, but city planning staff recommended approval for Arlington Crossing because it would fulfill the master plan's objective of promoting economic development and revitalization in the Kingsdale area.

 

More at

http://www.thisweeknews.com/thisweek.php?edition=UpperArlington&story=thisweeknews/102005/UpperArlington/News/102005-News-30960.html

 

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From Business First of Columbus, 11/7/05:

 

 

Upper Arlington development

If you don't have a downtown, create one

Dan Eaton

Business First

 

Upper Arlington consists of 95 percent residential properties and 5 percent commercial. Sivinski said it's important to maintain the commercial property and the income tax revenue it generates, with the Kingsdale center being priority No. 1.  As the city developed its master plan and its hopes to reposition Kingsdale as a mixed-use development, opportunities arose nearby.

 

Bob Long, president of Long & Wilcox, said his company was exploring a project at Kingsdale when the properties across the street went up for sale.  The story was similar for Wears Kahn McMenamy.  "We were looking at redevelopment around Kingsdale," said Dave Rhodehamel, principal with Wears Kahn McMenamy. "With the rental market soft and the condo market doing well, we thought this was an opportunity to redevelop some older properties."

 

Read more at http://columbus.bizjournals.com/columbus/stories/2005/11/07/focus1.html

 

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^The landscape being discussed would probably fit such a large building. Rowhouses or similar structures would look nice, but would contrast quite starkly to the mostly 70s ranch homes in this area of Upper Arlington.

 

I grew up in Upper Arlington, within walking distance of Kingsdale actually. As much they're trying to hype it, this new construction really won't "create" a downtown per se. Upper Arlington, while truly already a quite desirable place to live in the Columbus metro, has always looked at other suburban communities and said "I want that." When Hilliard, Westerville, and others were building community centers, Upper Arlington went to voters saying that Upper Arlington needed one also. Of course, UA citizens wisely voted it down (just an FYI, the proposed site for the community center was Kingsdale). With the rise of downtowns as very desirable attractions to suburban communities, such as in Worthington, Gahanna, and Grove City, Upper Arlington wants the same thing. There is a small, old commercial strip in Old Arlington, however it just barely qualifies as a downtown in and of itself. The plans being pursued now for the Kingsdale area should definitely help the old shopping center and create a more "urban" environment, as well as start building UP, which is about time Upper Arlington start doing.

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New downtown creations suck today.  Look to the south and west in our nation.  They are auto-dependent downtowns that are spread out and not attractive.  Make old downtowns bigger and better...no new downtowns....THEY ARE TERRIBLE!!!

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From ThisWeek Upper Arlington, 12/8/05:

 

 

City looks to Cleveland suburb for inspiration

Thursday, December 8, 2005

By CHRIS BOURNEA, ThisWeek Staff Writer

 

A shopping center in a Cleveland suburb could serve as a model for revitalizing Kingsdale, Upper Arlington city officials say. During a recent city council conference session, Patty Dalton, deputy city manager for economic development, described a visit city officials took to the Crocker Park Lifestyle Center in Westlake.

 

In the 1980s, Cleveland-based developer Robert L. Stark Enterprises purchased 29 acres and built a 200,000-square-foot retail strip center.  Crocker Park, a mixed-use development of retail, office and residential units, was built next to the strip center and is connected to the center with sidewalks and public space.  Westlake demographics are similar to Upper Arlington's, and the strategies used to develop Crocker Park and revitalize the adjacent strip center could be used for Kingsdale, Dalton said.

 

Read more at http://www.thisweeknews.com/thisweek.php?edition=UpperArlington&story=thisweeknews/120805/UpperArlington/News/120805-News-60349.html

 

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From ThisWeek Upper Arlington, 1/12/06:

 

 

Kingsdale Shopping Center

Long: City needs to take strong stance

Thursday, January 12, 2006

By CHRIS BOURNEA

ThisWeek Staff Writer

 

Upper Arlington City Council members have cited reviving the aging Kingsdale Shopping Center as a top priority in the next few years.  Local developer Bob Long detailed the challenges in accomplishing this goal at the first council meeting of the year on Monday night. "I've tried with other developers to buy Kingsdale and there's issues to be overcome," Long told council at the start of his presentation. "I thought I'd give you a developer's perspective."

 

Long, of the development firm Long and Wilcox, is overseeing the construction of Town Center Place, a condominium development to be built across from Kingsdale on Ridgecliff Road. In addition to residential units, the development will include 20,000 square feet of office/medical and retail space.

 

A major obstacle to redeveloping Kingsdale is that goals outlined in the city's master plan to redevelop the site as a mixed-use facility with retail, office and medical tenants is inconsistent with those of Jacksonville, Fla.-based Regency Centers, which owns the mall, Long said.

 

Read more at http://www.thisweeknews.com/thisweek.php?edition=UpperArlington&story=thisweeknews/011206/UpperArlington/News/011206-News-78581.html

 

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From ThisWeek Upper Arlington, 2/9/06:

 

 

Redevelopment at Kingsdale tops agenda at council retreat

Thursday, February 9, 2006

By CHRIS BOURNEA

ThisWeek Staff Writer

 

Upper Arlington city officials say they remain committed to spurring revitalization at the Kingsdale Shopping Center despite ongoing challenges. Council members and city administrators discussed the issue at council's daylong retreat Monday at the Senior Center.

 

Patty Dalton, deputy city manager for economic development, cited data indicating Kingsdale currently has a 47-percent vacancy rate. In order to spur redevelopment, Dalton said, the city will have to be willing to invest financial resources, including tax-increment financing and other incentives. "I do believe if substantial change is desired, financial participation is required," she said.

 

An encouraging sign, Dalton said, is that a recent appraisal commissioned by Jacksonville, Fla.-based Regency Centers, which owns Kingsdale, indicated that an optimum use of the property would be as a mixed-use facility.

 

Read more at http://www.thisweeknews.com/thisweek.php?edition=UpperArlington&story=thisweeknews/020906/UpperArlington/News/020906-News-92810.html

 

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From Upper Arlington News, 3/8/06:

 

 

Regency aims for Target at Kingsdale

By LYNDSEY TETER

 

Could Target lead the charge in a revitalized Kingsdale Shopping Center? Representatives from Regency Centers, owners of the Kingsdale shopping center, attended Upper Arlington City Council's meeting Monday night. They said a large retailer is interested in settling down at Kingsdale, and that Regency could see breaking ground as early as next year.

 

After the meeting, John Compton, vice president and regional officer at Regency, revealed that Target has come forward expressing a strong interest in Kingsdale. Compton said preliminary talks indicate the retailer could move onto the Northwest Boulevard side of the shopping center.

 

Read more at http://www.snponline.com/NEWS3-8/3-8_uaTarget.htm

 

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From ThisWeek Upper Arlington, 3/16/06:

 

 

Kingsdale store would load NW quadrant with 4 Target outlets

Thursday, March 16, 2006

By CHRIS BOURNEA

ThisWeek Staff Writer

 

The owners of the Kingsdale Shopping Center say a new Target store could help spur revitalization there, but a local retail analyst wonders why the company would want a fourth store in northwest Columbus

 

Representatives of Regency Centers, which owns Kingsdale, announced at Upper Arlington City Council's March 6 conference session that Target has expressed an interest in moving into Kingsdale. The new store would consolidate about 126,000 square feet of space and help reduce the shopping center's 50 percent vacancy rate, according to Regency representatives.

 

Target spokesman Joshua Thomas confirmed that the Minneapolis-based retailer is considering Kingsdale as a possible site for a new store. "We're generally interested, but I can't say for sure that we're coming," Thomas told ThisWeek.

 

Read more at http://www.thisweeknews.com/thisweek.php?edition=UpperArlington&story=thisweeknews/031606/UpperArlington/News/031606-News-113674.html

 

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From ThisWeek Upper Arlington, 4/27/06:

 

 

Cost of redevelopment called too high

Thursday, April 27, 2006

By CHRIS BOURNEA

ThisWeek Staff Writer

 

Despite new developments in the vicinity of the Kingsdale Shopping Center, a complicated set of factors is impeding revitalization at the mall itself, local developer Bob Long said in his April 20 presentation at the Upper Arlington Chamber of Commerce monthly luncheon.  Long is president of real estate development firm Long & Wilcox, which is headquartered at Kingsdale.  The firm is developing Arlington Crossing, a 48-unit luxury condominium project currently under construction on Tremont Road across from Kingsdale.

 

In his presentation, Long said the price of land at Kingsdale is one of the factors that is keeping redevelopment from happening.  "It's hard to find anybody in Columbus who's willing to pay $1-million per acre," he said.

 

Transforming Kingsdale into the mixed-use facility outlined in the city of Upper Arlington's master plan is complicated by the fact that the mall's owner, Jacksonville, Fla.-based Regency Centers, specializes in operating grocery store-anchored retail centers, Long said.  "The master plan was a dream," he said. "It really didn't get into the economics of what was doable."

 

Read more at http://www.thisweeknews.com/?edition=UpperArlington&story=thisweeknews/042706/UpperArlington/News/042706-News-140144.html

 

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From Upper Arlington News, 8/9/06:

 

MODEL: This is a model of the proposed Shoppes at Tremont, unveiled Monday night

 

Grande plans

Another Tremont project could include Starbucks

By LYNDSEY TETER

 

Although no official deals have been inked, a local developer has some grande ideas for development along Tremont Road across from the Kingsdale Shopping Center. Developer and UA resident David Rhodehamel, principle of Wears, Kahn and McMenamy, is seeking city officials' approval for the Shoppes at Tremont -- a mixed-use development along Tremont Road near Ridgeview Road.

 

The concept, in tune with the city's Master Plan, calls for six retail hubs on the first floor and six 2-story rental townhome units on top. The retail portion of the project is expected to be anchored by a Starbucks with a drive-through and could include a high-end sandwich shop and "two UA staples who are looking to relocate," the developer said.  Rhodehamel is constructing the adjoining condominium development along Ridgecliff Road just to the west of the planned mixed-use development. Town Center Place is nearing completion and features 20 upscale stone-and-stucco condominiums.

 

Read more at http://www.snponline.com/NEWS8-9/8-9_uastarbux.htm

 

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From ThisWeek Upper Arlington, 8/17/06:

 

PHOTO: Construction of Town Center Place nears completion at Tremont and Ridgecliff roads, while space for Arlington Crossing, to the south, was cleared last week.  By David Rea/ThisWeek

 

PHOTO: Another new project, the Shoppes at Tremont, is in the planning stages.

 

Tremont sees redevelopment

Thursday, August 17, 2006

By CHRIS BOURNEA

ThisWeek Staff Writer 

 

Redevelopment across Tremont Road from the Kingsdale Shopping Center is moving along and is expected to spur revitalization in the area.  Local developer David Rhodehamel of Wears, Kahn and McMenamy unveiled for informal review the Shoppes at Tremont, a proposed mixed-use development, at the Upper Arlington Board of Zoning and Planning's Aug. 7 meeting.

 

Architect Jim Bender said the Shoppes at Tremont will complement Town Center Place, a 20-unit condominium development currently under construction on the north side of Ridgecliff Road at Tremont Road. A Starbucks coffee shop and a sandwich shop could be tenants at the Shoppes at Tremont, which will include six residential rental units and six retail shops, Bender said.

 

Read more at http://www.thisweeknews.com/?edition=UpperArlington&story=thisweeknews/081706/UpperArlington/News/081706-News-205161.html

 

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From Upper Arlington News, 9/13/06:

 

 

Density becomes key issue at Henderson site

Council members must decide on tax incentives for medical building plans.

By LYNDSEY TETER

 

Although city officials are waiting on a formal submission, council members and neighbors had a chance to weigh in on proposed site plans for the CIC-owned land on Henderson Road last week.

 

Central Ohio Medical Building Associates LLC are in contract to purchase the 2.8-acre parcel at 4030 W. Henderson Road. Site plans for the last major non-developed commercial space in Upper Arlington are getting scrutiny from city staff and neighbors.  Plans were discussed at an informal work session of the Board of Zoning and Planning Sept. 5.

 

A development team of five -- including architects, real estate agents and contractors -- shared initial site plans that included two buildings to be constructed in separate phases. A 15,000-square-foot medical office will be built as Phase 1, followed by construction of a 5,000-square-foot office building. Both facilities were presented as one-story structures.

 

Read more at http://www.snponline.com/NEWS9-13/9-13_uaCOMBA.htm

 

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From ThisWeek Upper Arlington, 9/28/06:

 

 

PHOTO: A hot air balloon floats over the Arlington Crossing construction site during Thursday evening's kick-off celebration for the complex.  By Megan Nadolski/ThisWeek

 

Condo construction kicks off with 'homecoming' party

Thursday, September 28, 2006

By CHRIS BOURNEA

ThisWeek Staff Writer  

 

Upper Arlington-based development firm Long & Wilcox celebrated the start of construction on Arlington Crossing, a new condominium development to be built across from the Kingsdale Shopping Center on Tremont Road, with a Sept. 21 "homecoming" celebration in Kingsdale's parking lot.  "Arlington is a unique community. It's close to the university, it's close to downtown," said Long, president of Upper-Arlington based firm Long & Wilcox, which is developing Arlington Crossing. "Arlington's a community where people stay, people don't leave. Most of the suburbs in all the cities have a very transient population."

 

Construction officially began Aug. 9 on Arlington Crossing, which will provide options for empty-nesters and others who wish to remain in Upper Arlington but don't want the maintenance of a stand-alone house, Long said. "We have a huge void for people who want to stay here but they don't want to stay in their home," he said. Arlington Crossing will feature 56 condominiums ranging in price from $299,900 to $699,900, with private terraces and a lower-level parking garage.

 

Read more at http://www.thisweeknews.com/index.php?sec=upperarlington&story=sites/thisweeknews/092806/UpperArlington/News/092806-News-232623.html

 

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From Upper Arlington News, 10/11/06:

 

Wellington, neighbors agree to settlement on expansion

By GREGORY L. JONES

 

The Wellington School can move ahead with its construction plans after conceding to some neighbor demands. A court battle between Wellington's neighbors, the city of Upper Arlington and the school, which began July 20, 2004, is finished. On June 6, the 10th Circuit Court of Appeals ruled partly in favor of Christopher and Nancy Krumm, who appealed a previous court decision that allowed Wellington's $25 million renovation plans to proceed. The appeals court remanded the case back to the Franklin County Common Pleas Court for reconsideration.

 

Read more at http://www.snponline.com/NEWS10-11/10-11_uawellingtonsettle.html

 

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From ThisWeek Upper Arlington, 10/26/06:

 

 

Community survey

Residents: developing Kingsdale is a priority

Thursday, October 26, 2006

By CHRIS BOURNEA

ThisWeek Staff Writer

 

The majority of Upper Arlington residents support converting the Kingsdale Shopping Center into a mixed-use facility as outlined in the city's master plan, according to a preliminary draft of the recently-completed 2006 community survey.  Upper Arlington City Council members reviewed the survey results at Monday's night meeting.

 

Sixty-three percent of survey participants indicated they prefer a mix of retail, restaurants and office and medical services at Kingsdale, according to the survey.  Survey participants indicated that "having a mix of those would improve their overall quality of life," said Orie V. Kristel of the Columbus-based Strategy Team Ltd., which conducted the survey throughout September. Two thousand Upper Arlington households were randomly selected to participate in the survey. An online survey at the city's Web site (www.ua-ohio.net) was the main survey method, with hard copies available for those who requested them. The Strategy Team also conducted a pre-survey focus group with 11 participants.

 

Read more at

http://www.thisweeknews.com/index.php?sec=upperarlington&story=sites/thisweeknews/102606/UpperArlington/News/102606-News-248618.html

 

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Conversion will allow tenants to purchase units, developers say

ThisWeek Upper Arlington, 2/23/06

 

The new owners of the Riverpark Apartments, located along the Scioto River on Riverside Drive just north of Lane Avenue, say current tenants will be given an opportunity to purchase their units once the complex converts to condominiums this spring.

 

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From ThisWeek Upper Arlington, 11/16/06:

 

 

According to hockey advocates, rink could enhance community

Thursday, November 16, 2006

By CHRIS BOURNEA

ThisWeek Staff Writer

 

Over the past six months, the Upper Arlington parks and recreation strategic plan has included input from coaches, players, parents and others involved in field sports and local swim clubs. Representatives of another sport, hockey, expressed their needs at a Nov. 8 meeting of the task force charged with drafting the plan.

 

Jones cited the popularity of the Chiller ice rinks in Dublin, Lewis Center and Worthington. There is also a new ice rink being built in Hilliard in the Mill Run area. If Upper Arlington were to build an ice rink, dollars that are currently being spent in other areas of the city and state could be kept in the community, Jones said.

 

Read more at http://www.thisweeknews.com/index.php?sec=upperarlington&story=sites/thisweeknews/111606/UpperArlington/News/111606-News-259917.html

 

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This appeared in a couple of the SNP newspapers on 11/29/06:

 

 

Columbus, UA officials seek ways to save historic house

By JENNIFER WRAY and LYNDSEY TETER 

 

Columbus City Council has approved spending $200,000 in an effort to preserve an aging stone house that dates back to the late 1700s.

 

The Dam Tender's House, also known as the "Richards House," originally was owned by the Richards family, early settlers in what is now northwest Columbus and Upper Arlington.

 

Located just north of Griggs Reservoir and in Columbus, it can be reached by traveling along Nottingham Road across Riverside Drive and heading south along the river...

 

http://www.snponline.com/NEWS11-29/11-29_coluadam.html

 

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From Upper Arlington News, 1/31/07:

 

 

Regency promises some news soon

Target store remains central to company's redevelopment plans.

By LYNDSEY TETER

 

Regency Centers officials now are saying late February or early March.  Owners of the Kingsdale Shopping Center said Monday they are "inches away" from submitting a plan to city staffers for a revitalized center -- fitted with a Target store.  Despite the fact that a "90-day" promise has stretched out to almost a year, David Birdsall, regional officer for the company, said revised plans were expected at his office this week.  He "just needs a few more weeks" before he's ready to make a big announcement, he said.

 

Retail in general -- and a Target store specifically -- remain the focus of the redevelopment proposal, Birdsall said. A related plan was floated to City Council almost a year ago, whetting the appetites of residents and officials who hunger for something positive to happen at the city's centrally located retail center. It has struggled to find tenants ever since voters in 2002 rejected a tax increase for a city-funded community center to be located on a portion of the property.

 

Read more at http://www.snponline.com/NEWS1-31/1-31_uakingsdale.html

 

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CONSTRUCTION ZONE

Senior living redefined at First Community

Monday, January 29, 2007

Mike Pramik THE COLUMBUS DISPATCH

 

First Community Village of Upper Arlington is a reflection of what’s in demand for seniors who find it’s time to give up the house. The village is nearing the completion of a $55 million renovation at its 30-acre campus that will result in new buildings for those seeking independent living, assisted living and Alzheimer’s care residences.  The project comes at a time when other retirement centers are expanding. Last year, for example, Friendship Village of Dublin completed a major addition. "The market is probably just right," First Community sales and marketing director David Walbright said. "There are no bad examples of retirement housing in Columbus."

 

Read more at http://www.dispatch.com/business-story.php?story=dispatch/2007/01/29/20070129-F6-00.html

 

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Shopping center developments buck downward trend in retail

 

A new strip center that will be built near Upper Arlington this year continues the steady development of smaller retail projects around Central Ohio.  But the announcement of the redevelopment at the northeast corner of Kenny and Henderson roads, to be known as Henderson Place, comes at a time when retail development in Central Ohio has slowed dramatically.  The lack of major developments heightens the awareness of projects such as Henderson Place, Arlington Pointe at the intersection of Henderson and Reed roads and other similar projects.

 

New retail development in Central Ohio is expected to slow to about 1.3 million square feet of new space in 2007, down from an average of 2 million square feet per year during the boom years of 1999 through 2005. Those years saw the rise of mega-projects such as Easton Town Center and Polaris Fashion Mall.

 

But while those larger projects dominated the attention of media and shoppers during their openings, developers never lost interest in building new strip centers or redeveloping older ones, said Chris Boring, president of Boulevard Strategies and a long-time follower of the Central Ohio retail scene.

 

MORE: http://columbus.bizjournals.com/columbus/stories/2007/05/07/focus6.html?b=1178510400^1457633

 


"You don't just walk into a bar and mix it up by calling a girl fat" - buildingcincinnati speaking about new forumers

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From ThisWeek Upper Arlington, 6/21/07:

 

 

Design competition to enhance Arlington Crossing streetscape

Thursday, June 21, 2007

By CHRIS BOURNEA

ThisWeek Staff Writer

 

Long & Wilcox, an Upper Arlington-based real estate development firm, is currently hosting a landscape/streetscape design competition for the new Arlington Crossing condominium development across from the Kingsdale Shopping Center.  Arlington Crossing, currently under construction on Tremont Road, was designed in the trend of new urbanism. In new urbanism, design elements and landscaping emphasize a pedestrian-friendly environment, said Bob Long, principal of Long & Wilcox.

 

"The idea is to move buildings closer to the street to have the buildings and the environment connect with people," Long said. "You walk out your front door and you have restaurants, entertainment and all these things at your fingertips."

 

Arlington Crossing's architecture, designed by Jim Bender of Columbus-based J.L. Bender & Associates, is a modern interpretation of many of the historical structures around Upper Arlington, Long said. The exterior mirrors the design history of the community through the use of brick towers, stone bases, projecting terraces and finely-scaled sloping roofs.

 

 

Read more at http://www.thisweeknews.com/?story=sites/thisweeknews/062107/UpperArlington/News/062107-News-374059.html

 

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From ThisWeek Upper Arlington, 6/28/07:

 

 

Francisco Glen

Development readies for tenants

Thursday, June 28, 2007

By GARY SEMAN JR.

ThisWeek Staff Writer

 

Francisco Glen will welcome its first residents in 60 days, roughly two years after the 48-unit housing development was approved by Columbus City Council.  Ground was quietly broken last year on the single-family project, with the construction on the first house beginning this past April.  The remainder of the houses and infrastructure will continue to be built throughout the rest of the year.

 

Developer Marty Savko, managing partner of Savko Bros. Properties, an extension of Savko Construction, said the 1,800- to 1,900- square-foot, single-story homes are geared toward senior citizens. Association fees pay for lawn-cutting, maintenance of landscape and shoveling snow.  Savko said Francisco Glen fills a niche for people who want to leave the suburbs and their higher tax burdens. Houses with stucco and stone facades start in the $340,000 range. Each unit is equipped with attached, two-car garages.

 

More at http://www.thisweeknews.com/?story=sites/thisweeknews/062807/UpperArlington/News/062807-News-379169.html

 

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For pictures, etc. Check out this link: http://elephantsonbicycles.teenymouse.com/?p=125

 

Regency Offers Kingsdale Plan…

I received a preview of the Regency Centers proposal for the redevelopment of Kingsdale Shopping Center and I am gutted by just how bad it is. After all of the back and forth over the UDO Regency has chosen to submit a proposal that goes against the ordinance in several ways and that totally disrespects the vision laid out in the Master Plan.

 

What I hope to accomplish here is to lay out a clear set of reasons that even the most hardened anti regulation residents can come together to reject this proposal. Currently this proposal will officially be discussed at the next BZAP meeting on Nov 5 and could be voted on as early as Nov 19. Assuming that BZAP will follow its mandate this plan will be rejected at which point it could be brought before council. This is where the first level of concern lies. If Regency has played its political cards right they may get Leslie Heath and Dan McCormick onto city council, which would almost certainly mean a plan like this could be pushed through. Thus it is imperative that voters choose Seidel, Kraus and Yassenoff for city council if you hope to see Upper Arlington continue to prosper and to be developed in a way befitting a premier community.

 

First, let’s look at what has been offered as a proposal from Regency. You can click on the picture for a larger view.

 

 

 

 

Where you see the dotted red lines are where current buildings stand that will be demolished. The new buildings in some cases re-use parts of the old buildings but are vastly all new construction. At the top of the plan you see Macy’s which owns its property and parking so that is not part of this plan. The street facing walls of the proposed big box store are intended to be blank mixed brick. As you can see the bulk of the 20 acres is surface level parking. All of the buildings are currently designed as single story retail only.

 

You may be asking yourself what is wrong with this picture. From a purely aesthetic perspective I have my opinion that it is akin to something like Northland, Southland, Eastland or any number of other single story failing shopping plaza’s in and around Columbus. Looking at Regency’s website you can get a good idea of what they feel is acceptable refacing of buildings and it certainly doesn’t inspire someone to come and check out the new retail space. Unfortunately you can’t persuade people to action just on the outward appearance of a development; you need more substance so that is what I will outline.

 

1) Regency’s proposal includes 17 retail shops, 1 of which is already occupied (Giant Eagle). Currently Kingsdale Shopping Center offers about 30 store fronts of which 18 are occupied. Doing the elementary math shows us that not only are we not increasing the retail space but we are guaranteed to lose at least 1 of our current occupants.

 

2) Regency’s proposal contains 0 new office space, 0 residential, and 0 entertainment options making no new opportunities for revenue.

 

3) Current tax assessments of big box stores, in this case Target stores, show that the property value of Kingsdale will effectively decrease during this process which will cut into city revenue. When the city loses commercial revenue it must make up shortfalls through residential revenue. Also, due to low wage jobs associated with this type of business, annual revenue is likely to be as low as $50k-$60k, hardly worth the cities time.

 

4) As a comparison, the recent incentivised National Church Residence office expansion adds a mere 7000 square feet of office space on 0.75 acre which should return $40k in revenue to the city. The Kingsdale redevelops almost 20 acres building out over 100,000 square feet of retail.

 

5) Although the proposal uses the Target name as the occupant of the big box store there is no guarantee that Target will move into that space. The reality is that Walmart or even an Odd Lots is just as likely to lease that space as a Target. In fact, with five Target stores within 10 minutes of Kingsdale and only two Walmarts that close you must consider Walmart to be a real possibility.

 

6) This development completely ignores any attempt at sustainable development meaning that our city will continue to expend unnecessary resources to support these buildings for years to come.

 

7) The decrease in property value at Kingsdale could have a similar effect on the property surrounding Kingsdale, particularly the new condo units on the west side of Tremont.

 

The community at large needs to retain its vision and understand that there is a reason for government regulation. Pure market driven solutions discount quality of life issues for bottom line. Regulation is necessary to maintain quality of life in the face of the bottom line. I am constantly amazed when residents of Upper Arlington miss this point. The reason many of us live in Upper Arlington is a perception of a higher quality of life afforded to us here than we would find in Columbus or Obetz, etc. The reality is that the quality of life resources we have in UA are slowly disappearing as the community continues to deny investment in these resources. The other clear effect of this lack of investment is a loss of population to other suburbs and Columbus.

 

Investments are only effective when a clear vision is maintained so that a particular goal can be reached. This requires leadership that believes in this vision and uses their skill to grow that vision in all of the stakeholders. Some of our leaders, and hopeful candidates, believe that it is in our best interest to allow someone else (the market) to dictate what our vision and goal should be. In this case specifically we are being told to let Regency dictate our vision and goal which is essentially the fox guarding the hen-house. I believe that our community deserves better.

 

Currently two very similar communities have decided to embrace their vision, and to do better for themselves. Gahanna Ohio, another suburb of Columbus, has set forth to build (and I believe are nearing completion of) a new, dense, beautiful multifunction facility to act as their new city center. Creekside Gahanna has brought together the city and developers in a way that the city now has a new economic engine which can be used to further other goals in the city. According to Gahanna’s Fiscal Impact report they expect to generate about $300k in revenue after servicing the development debt. The estimated property value INCREASES to $652,530,700.

 

Below is a photoset of some of the features of Creekside Gahanna.

 

 

 

The second example is from Carmel Indiana, a suburb of similar size and affluence as Upper Arlington, just north of Indianapolis. Carmel City Center is what I believe our community is in desperate need of. Currently Upper Arlington has no center, no place to bring people together on a daily basis. This fractured nature of our infrastructure is often reflected in our fractured and disjointed sense of community we see when discussing these types of investments. Carmel City Center is built on 15 acres but offers exponentially higher density and thus an exponentially higher ROI than what Regency is offering.

 

Below are the plans for the street level and plaza level development of Carmel City Center. Click on the pictures for further information.

 

 

 

 

 

There will be several meetings over the next weeks regarding this specific plan. Hopefully the end result will be the removal of this plan from the table and the development of a new draft plan that more closely resembles our vision. I’ll continue to follow this story and update you as to the progress.

 

 

 

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Target to anchor Kingsdale revamp

Business First of Columbus - October 29, 2007

 

A redevelopment plan for Upper Arlington's ailing Kingsdale Shopping Center includes a new Target Corp. store.  Regency Centers LP, the 252,000-square-foot mall's Jacksonville, Fla.-based owner, presented a plan to the Upper Arlington Board of Zoning and Planning that includes an upgraded tenant mix, a 20,000-square-foot expansion of 58,000-square-foot anchor Giant Eagle, and a 132,000-square-foot Target.

 

The goal is to redevelop the nearly 50-year-old space as 100 percent retail, with the exception of a nearby medical office building. A master plan from the city in 2001 recommended a mixed-used development that favored office space.  Demolition and renovation, depending on city approval, could start as early as spring 2008 and the Target could open along with the Giant Eagle expansion in fall 2009, Regency officials said in a release.

 

Read more at

http://columbus.bizjournals.com/columbus/mobile/stories/2007/10/29/daily7.html

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KINGSDALE CENTER

Target proposal not quite a match

Tuesday,  October 30, 2007 3:24 AM

By Martin Rozenman

THE COLUMBUS DISPATCH

 

The owners of Upper Arlington's Kingsdale Shopping Center have told city leaders they want to build a Target store there.  Regency submitted plans Friday afternoon that also include expanding the Giant Eagle grocery store and demolishing several smaller stores to make way for parking.

 

After months of talks, city officials were expecting a better match with their master plan.  It dictates office, residential and retail development at Kingsdale, which has a 50 percent vacancy rate.  The Regency plan is totally retail.

 

Read more at http://dispatch.com/live/content/local_news/stories/2007/10/30/KINGSDALE_TARGET.ART_ART_10-30-07_B1_N08API8.html?sid=101

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New plans offered for Kingsdale

Wednesday, May 7, 2008

By Dean Narciso

THE COLUMBUS DISPATCH

 

The long-frozen redevelopment of Kingsdale Shopping Center in the heart of Upper Arlington might finally be thawing.  After months of intense discussion with the investment arm of Regency Centers, Kingsdale's owner, the city is poised to accept a development deal that could breathe new life into the property and bring the office space that city leaders have asked for all along.  In a letter to the city 10 days ago, Regency proposed three options, all of which presume that a Giant Eagle would be rebuilt at nearly twice its current size along the east side of the Kingsdale property, and that the grocer's vacant building would be used in one of three ways:

 

• It could be leased to one or two midsize retailers.  Retailers have wanted to relocate at Kingsdale, and Regency says it will continue to market the Giant Eagle property in the future.

 

• It could become home to Urban Active, a health club that has wanted to move in.  Regency calls the business the "perfect fit" for Upper Arlington.

 

• It could be sold to the city to be redeveloped with medical or other offices.  Upper Arlington prefers to buy the property and have offices built, said City Manager Virginia Barney.

 

Read more at http://www.dispatch.com/live/content/business/stories/2008/05/07/kingsdale.ART_ART_05-07-08_C10_95A4OBD.html?type=rss&cat=&sid=101

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Upper Arlington Council OKs rezoning; opponents gear up for referendum

Tuesday, May 13, 2008

By CHRIS BOURNEA, ThisWeek Staff Writer

 

Upper Arlington City Council's 5-2 decision Monday night to rezone a 0.92-acre piece of land on Tremont Road from residential to commercial immediately sparked talk of a referendum to overturn the decision.

 

The rezoning will make way for a proposed medical office building at 3371 and 3381 Tremont Road.  Two single-family homes owned by Centro Inc. and used as rental properties currently occupy the site, which is abutted by five single-family residences.

 

MORE: http://www.thisweeknews.com/live/content/upperarlington/stories/2008/05/08/rezoning.html


"Save the planet. Move to the city." -- The Downtowner podcast

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Ciotola, Shad offer views on city's approach to development

Wednesday, May 21, 2008

By CHRIS BOURNEA, ThisWeek Staff Writer

 

Upper Arlington's ongoing challenges of economic development as a land-locked, first-tier suburb was the topic of the May 15 Upper Arlington Chamber of Commerce monthly luncheon at the Four Seasons Lodge.  City council member Frank Ciotola and Matt Shad, deputy city manager for economic development, presented their perspectives on how to attract development while preserving the assets the community already has.

 

Saying he was speaking as a business owner and resident rather than a council member, Ciotola described how his family redeveloped the former site of Da Vinci's, the restaurant they owned for 30 years at the corner of Reed and Henderson roads.  Rising property taxes and worker's compensation costs and the need for renovations that would have exceeded $1-million led the family to close the longtime community landmark and redevelop it as a mixed-use shopping center, Ciotola said.  "It started to make not so much sense to have a single use on the site," he said.

 

MORE: http://www.thisweeknews.com/live/content/upperarlington/stories/2008/05/21/0522uadevelopment_ln.html

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SUNNY 95 PARK

Residents get to see preliminary plans

Wednesday, July 2, 2008

By CHRIS BOURNEA, ThisWeek Staff Writer

 

Residents got their first glimpse last week at preliminary plans for the development of Sunny 95 Park located adjacent to Greensview Elementary School, 4301 Greensview Drive, and the existing Langston Park.  At a June 25 public forum held under a tent in Sunny 95 Park, Upper Arlington Parks and Recreation Director Tim Moloney and landscape architect John Edsall fielded questions from about 70 residents about plans to develop the 14.7-acre park.

 

The plans are based on public input included in the city's 2007 parks and recreation strategic plan as well as two previous public forums at Greensview, Moloney said.  The city has set aside $300,000 for the first phase of development, which Moloney said will go mostly toward seeding and grading the park's expansive fields.  The entire cost to develop the park is estimated at $1.2-million to $1.5-million over a five- to eight-year period, with a portion of the funds to be raised by grants and donations. 

 

MORE: http://www.thisweeknews.com/live/content/upperarlington/stories/2008/07/02/0703uasunny95park_ln.html

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Residents concerned about Lane Avenue development

Tuesday, July 8, 2008 

By CHRIS BOURNEA, ThisWeek Staff Writer

 

A preliminary site plan for Arlington Commons, a proposed two-story retail building at 1714 W. Lane Avenue across from the Shoppes on Lane Avenue, has raised concerns among residents.  Representatives of Columbus-based development firm Metropolitan Partners discussed the site plan at the Upper Arlington Board of Zoning and Planning's work session Monday night.

 

The plan calls for two 6,500-square-foot buildings to be constructed side by side on the .68-acre lot, which is zoned planned mixed use district.  Each building would be 37 feet high, with a 34-foot space between them that allows for two 580-square-foot patios on either side. 

 

The patios would accommodate adjacent restaurants "similar to what's across the street at Lane Avenue, like Rusty Bucket and Wolfgang (Puck Express)," said Dean Sivinski, development director for the city of Upper Arlington.  The buildings will face Lane Avenue, with a 38-car parking lot in the rear.

 

MORE: http://www.thisweeknews.com/live/content/upperarlington/stories/2008/07/02/lane_avenue.html

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Business buzzing at new Tremont Place retail center

Wednesday, July 23, 2008

By CHRIS BOURNEA

ThisWeek Staff Writer

 

Revitalization efforts may be stalled at the Kingsdale Shopping Center, but retail development across the street on Tremont Road is progressing.  Tremont Place, a shopping center adjacent to the Arlington Crossing condominium development, has experienced brisk business with a Starbucks coffee shop that opened earlier this year and a Robeks smoothie store that opened June 21.

 

Robeks proprietor Jerry Luce, who is based in Cleveland, said the Tremont Road site is an ideal location for the first of three central Ohio franchises he will open this year.  "Demographically, it exceeds Robeks demographic criteria -- median household income, traffic pattern," Luce said. "Upper Arlington is also a very health-conscious community, so that's very value-added to us. It's a very close-knit community, so they support the businesses within the city limits."

 

MORE: http://www.thisweeknews.com/live/content/upperarlington/stories/2008/07/23/0724uatremontplace_ln.html

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