Goodale

All posts tagged Goodale

City addresses long term plans for Goodale Blvd.

Published April 28, 2017 by justicewg

Brexton BldgConstruction of a five-story building on the former reTAGit site on Goodale, as well as street work and the nearing completion of the pool, has focused attention on the area. A TVN story gives the latest news on the city’s long term plans.

I think the parking and flooding issues are the main challenges the city must confront in developing the street. Although past work on the floodwalls has improved the classification of some of the area, there are still lots that might end up under water.

“Because the property sits in the flood plain, federal, state and city regulations limit the cost of renovation to being no more than 50 percent of the property value … The high cost of flood insurance also required the first floor (of the five story building) be used for covered parking rather than the retail or office use desired, Galvin said. “

Patrik Bowman, the city’s director of administration, recounted past efforts to work with the city of Columbus to build flood flap gates across the train tracks that would hold back flooding, but that never worked out. He mentioned a possibility of a re-calculation because of a lowering of the Olentangy River , but didn’t put much hope in that occurring.

The small size of the lots on Goodale makes any future tall buildings difficult to plan because of a lack of parking. The use of the first floor for parking is a serious strike on the profitability of any future construction, the utility of the first floor for retail businesses is a key to the income for most developers.

Bowman predicted that future re-development on Goodale would be limited to renovation of existing structures, rather than tall new buildings.

The newspaper article ended with a odd quote:

Galvin said he is concerned that property values on Goodale could lead some developers to seek approval of higher density, residential development along Goodale. He said he would rather see smaller development involving office or retail use.

The Galvin who is quoted in this part of the article is the CEO of Brexton, the developer of the five story building. I’m not sure why his wishes for the future are of importance for a story about the long term plans from the city of Grandview. (Edit) I was reminded that Galvin was a city council member from June 2014 – January 2016, but was not re-elected. His opinion on development for Goodale might be well informed, but he is no longer a office holder, so his wishes for the future of the city are not as important as the current council and city director of administration. The story would have been improved with their comments.

More Bozos on the bus

Grandview doesn’t need to look far to find examples of small towns that were overwhelmed by new housing. Powell, Ohio shows what can happen when too many residents turn the streets into gridlock and government services stretched too thin leads to unhappiness.

New residential housing on Goodale would cause the least disruption on inner street traffic for rush hours, out of any other location in Grandview. However, choke points like the intersection of Goodale and Grandview Ave. will become worse.

Allowing more development without careful city planning is a sure fire way to turn Grandview into Powell. Careful watch of the city council members is needed to prevent pro-development boosters taking the city the wrong direction.

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AEP Service Center construction reveals dirt mountain

Published January 16, 2014 by justicewg

New AEP bldg
AEP Ohio made an announcement back in September last year that they were building a new Grandview Service Center. The old building on Goodale has been torn down and it looks like they are now preparing the foundations for the new building.

The project is supposed to cost $4.8 million and will hold 58 employees, mostly shifted from other places to the new shop. I don’t think any awards are in the cards for the utilitarian building that will be finished sometime late in 2014, but anything is an improvement to the 1940’s shacks that it replaces.

The interesting bit in this photo is the mountain of dirt that has been revealed in the background since the removal of the old shop.

Dirt mountain

Dirt mountain

That mound of dirt is hundreds of yards behind the AEP property, on the other side of the railroad tracks. The distance makes estimates hard, but I’m guessing that is a 50 foot tall pile. What is the deal with this new mountain?

The location of the mountain is the Kaplin site, where a developer tried and failed to build a project to be called “Grandview Station” (now called “Grandview Crossing”). It is now being remediated with a Clean Ohio grant by Wagenbrenner Development. The completion of that cleanup is supposed to take years, and further development not expected before 2021.

Toepfner mound 2

Toepfner mound 2

So my lazyweb question – why did they create the huge dirt pile? It’s much taller than any further construction might use on the property – unless a ski hill is part of the new development.

(update) There is now an issue with the cleanup on the Kaplin property, getting a special permit from the EPA will cause all water wells within a half-mile to be prohibited from use. The Grandview pool is a short distance away, the well that is used to fill the pool saves the city big money, at least $12K a year. Adding new pipes to connect to the Columbus water system could cost $80K. The council is not happy.

Cosmic irony Grandview style

The dirt pile is on the opposite side of 33 from the location of the old Toepfner mound. I wrote about this historical Adena monument, and how it was torn down to make commercial buildings.

What would the Adena tribe think if they could see a new mound going up across the street, ten times the size of the old mound?
toepfner