Grandview Crossing

All posts tagged Grandview Crossing

Current progress, Grandview Crossing

Published March 29, 2018 by justicewg
The dirt pile

The dirt pile

The development at the corner of Grandview Ave and 33 was originally projected to become a big box store anchored retail development, the 2006 plans were called “Grandview Station”. Opposition to the development by the city, and the downturn of the great recession, killed that first attempt.

We are now up to version two of the Wagenbrenner owned Grandview Crossing development (original plan in this 2016 story).

We are still years away from the start of construction, the long history of change in planning makes any prediction of the final form unreliable. This is the current dream.

The stats today

GC is now 52 acres, purchases from the railroad have expanded it some. The Grandview section is 16 acres, about 36 acres are in Columbus, which also must approve plans. Because Grandview will probably ask for more Mixed Urban, Multi-story plans than Columbus, we can probably set the tone for the entire development.

The project now is projecting 200K square feet of office, about 128K square feet of retail and restaurants, and about 1,178 residential units. The Grandview section is expected to include a hotel, a four-story, 240-unit senior-housing complex and three one-story retail/commercial buildings. An additional building might include 27 rental units above retail stores. Read the TVN story for more details of the current plans.

Implications for Grandview – more tax money from a hotel, retail stores, and residential housing. Because the senior living building will have no children, we have no reason to expect more kids attending Grandview schools (maybe a few from the 27 rental units).

Not mentioned in the TVN story – how did the developers get approval for residential buildings on top of the old dump site? Maybe the additional property bought from the railroad is the location of the housing (the Grandview section was not a waste dump, it was last occupied by a motel).

The location of the housing just yards away from a busy railroad track doesn’t make much sense to me. But then I couldn’t understand the appeal of the rental development behind the Lennox, and it appears to be thriving. I guess people just learn to adapt to the noise.

The entrance into the property from Grandview Avenue is still part of the plans. Read this story from 2015 with then council president Panzera’s take on the possibility of traffic problems cause by this entrance. In the time since this story, traffic has only gotten worse in that section of Grandview Ave. during rush hours. I’ll ask the council if there are any new plans for traffic control for this entrance.

A new traffic light on Grandview Ave

(Edit ) The April 2 city council meeting had some more discussion of the Grandview Crossing plans. Go to the minute 28 committee report by Panzera on the video. At around minute 34 he says that a traffic light south of the train tracks is the only way to make the new entrance to GC work. I don’t see how adding a traffic light is going to make an already slow section of the road get anything but slower.

First plans for Grandview Crossing shown to commission

Published June 3, 2016 by justicewg

The Grandview Heights Planning Commission will review the first plans for the Development at the corner of Grandview and SR 33 at the June 2016 meeting (the meeting in which the plan will be reviewed is June 15).

Grv crossing 6-16 plan

First impression – there is a lot of green space to the left of this plan, that area is where the Grandview property line is located. I’m not sure where the line is, but it looks like very little of the new construction will be inside Grandview.

The larger building to the right will be the size that might hold a “Jr. Big Box” store, which is just what we were told last year. A Dick’s Sporting Goods was used as an example of that size business, but there has been no mention of who will be in any of these spaces yet.

Good news for traffic issues – I see the main entrance will be well down Dublin Road, a couple hundred yards from the intersection. This will ease any issues with traffic going downtown on 33 who need to turn left.

Bad news – there is an entrance off Grandview Ave, by the tracks. This area is already packed with cars most of the day, a left turn lane off Grandview into the shopping area could turn the street into a parking lot. Not sure how this will be planned out, but I can’t think of a good way to have an entrance at that spot that will not make Grandview Ave traffic worse. Imagine if there is a line to turn left, and then a train comes through, and drops the gates onto sitting traffic!

Read this older interview with former Pres Panzera, he has the same worries about that entrance into the development on Grandview Ave near the auto store, and said he would oppose plans that would create more traffic problems on the street.

Council President Panzera on the Grandview Crossing development

Published July 9, 2015 by justicewg
The dirt pile

The dirt pile

The developer of the Grandview Crossing shopping center at the corner of Dublin and Grandview Ave. has not talked very much about his plans for the tenants he will try to bring in. The only hint we have is the announcement that he was looking for “junior big-box” stores, similar to Dick’s Sporting Goods. I asked the city council President if he had any clues to the future of the development, and how it might affect the traffic on that section of Grandview Avenue.

Why developers are so secretive

Picking the perfect mix of tenants in a shopping center is not a matter of finding the businesses who will offer to pay the most rent. A highly complex formula is needed to find the needs of the nearby communities, and build a mix of businesses that will attract shoppers enough to spend time in multiple stores. As you might guess, there are software solutions that are formulated as a nonlinear integer program and solved using a linear approximation. Businesses who can predict the needs of the developers will ask for lower tenant rates, knowing their acceptance into the center is a vital part in the mix. It’s a complex dance, and it doesn’t enhance the profitability for developers to telegraph the next moves.

It also doesn’t help to give opponents to certain retail chains a head start in organizing community opposition. During the previous attempt to build on this corner Walmart was named as a possible anchor, and council member Panzara was one of the leaders in the opposition.

Thoughts from the city council president

I asked Mr Panzera two questions, will we see a return of Walmart, and how will the city deal with more traffic in the G.C. Area.

Little is confirmed regarding the Grandview Crossing development, and, as you pointed out correctly, much of it lies inside the municipality of Columbus.  The history of the site certainly has made it a great undertaking, and it has been tried before on a couple of occasions within the past 15 years.  This time it obviously looks like it will be a reality.

The last time this was seriously considered was around a decade ago, with a developer named Bear Creek.  Although I don’t believe they publicly named a user at that time, it was widely believed (pretty much known) that they were working with Wal-Mart, as they had a number of sites developed “for” Wal-Mart.  They seemed to work with them regularly based on the developments featured on the Bear Creek website – and those that were familiar with their work.

In this case, it seems that we have a more dynamic developer, and Wal-Mart is not a desired tenant.  We will again be required to work with the city of Columbus to make it a unified development, and hopefully one that provides benefit to the area.  As you know, retail is among the lower performers of revenue to the city, but it does have a necessity.

We were successful in keeping Grandview Yard largely void of big-box and “junior” big-box stores, yet, had it not been valued at some 500k per acre, it would have been far more attractive to big-box.  The Kaplan Tract land acquired for this Grandview Crossing development was *significantly* less, like a fraction.  I’m afraid we have a bit less traction in this case due to so much land being in Columbus, but I do feel a certain comfort knowing that we have a more locally involved developer.  So, it’s a balancing act; we don’t want to end up with simply a giant parking lot on the Grandview Heights side – one large enough to hold a sea of cars for a big-box that Columbus could approve on the land that they control.  At the same time, we have to be practical about the appropriateness of a retail-style development on Dublin Rd.

Our hope is that the developer will keep to their stated desire to avoid big-box, that would be a worst-worst-worst case scenario for Grandview Heights, and one that would certainly not have our support.

As for the traffic on Grandview ave, I have strongly asked for the ingress-egress to be limited to Dublin Rd, far east of Grandview ave. There’s already increased traffic expected on Grandview ave south of Goodale from Grandview Yard, and I am aware that this could be an additional burden. I am not in favor of an entrance near the current Napa store.  I believe (as a resident and Council member – not a traffic engineer) that this would overly-congest and complicate the railroad crossing among other complaints.

There’s a glimpse of my thoughts, stay in touch.

– Anthony Panzera

Whatever happened to Grandview Station? – (G.W.)

Published February 4, 2013 by justicewg

Another repost from the old blog. The Kaplin tract was on the minds of the city council during the recent retreat , is it possible the property will be developed faster than the 2021 date that was projected?

(From Febuary 2008)

Back in early 2006 the big buzz was the proposal by the Bear Creek Capital developers to build a large shopping center at the corner of 33 and Grandview Ave. The project, called “Grandview Station”, was at first proposed to contain two “big box” retailers, with Home Depot and Wal-Mart mentioned as possible tenants. From the initial application:

The conditional uses proposed by the applicant are incorporated into a development plan for a large shopping center. The development plan includes two large retailing operations of approximately 200,000 +sq. ft. and 102,000 sq. ft., five (5) restaurant out parcels containing a combined building size of nearly 23,000 sq. ft. and a mixed use office/retail building of 49,000 sq. ft.

Opposition by Grandview residents was swift. Speakers at city council meetings said they didn’t think the massive stores fit into the Grandview tradition, would be good employers, or would be a good long term use of the land.

In March of 2006, the Mid-Ohio Regional Planning Commission’s dual-jurisdictional vision for a revitalized Grandview Avenue-Dublin Road was presented. Residents received copies of the study during the first meeting of the Dublin Pike Planning Area, an ad hoc committee of the city council. This plan called for a higher intensity, urban mixed use of the area, including office, retail, and residential. While the plan was viewed as a better use of the land, it was only a suggestion. Later the more formal Dublin Pike Resolution clarified the zoning intent for the area (which is for smaller development, not big box stores). This required the Bear Creek people to make substantial revisions.

A March 2006 recommendation by the city to the planning commission killed the first plan with the big box stores.

After the rejection of the first plan by the Grandview planning commission (the application was rejected because it was incomplete, but the above recomentation would have killed it anyway), Bear Creek was supposed to come back with a new plan. Here is a post I make in April of 2006, listing the players and current events.

As of this date (Feb 2008), although the website remains, (well, it did back when this post was put up, it is a 404 now) Bear Creek has not renewed its option on the land. The last mention of the project in the council meeting notes is in Nov. 2006, when some planning meetings were still under way. I asked Director of Administration Patrik Bowman if there had been any more word on the project:

The project is currently dead. Bear Creek has not renewed its option. The restaurant did change hands but I have not talked with the new owner. I’m afraid that given the cost of the restaurant and motel there may be pressure for surface user–gas stations/drive-thrus.

So which do you prefer, Grandview – watching a boarded up motel slowly rot away, or shall we allow a developer to build a gas station or drive-thru? My suggestion would be to tear it all down and build a park – with all that non-existent money that the city will never have.

Despite the loss of new development in Grandview, the council did a good job holding off a deep pockets proposal that simply was wrong for the city. Maybe NRI should be studying the history of this proposed development before they try to lean on the city council.

(Feb. 2008)

Is the Kaplin landfill along Dublin Road back in play?

Published May 21, 2012 by justicewg

To understand the history of this property, read a post from the old blog, Whatever happened to Grandview Station?

The short version – back in 2006 Bear Creek developers were going to build big box stores on the property, giving the project the name “Grandview Station”. The city of Grandview (which only owns part of the land) required higher intensity, urban mixed use of the area and blocked the developer’s plan. The plan got dropped by 2008, maybe because they didn’t like the planning Grandview was pushing, maybe they found that it is a toxic waste dump that would be too expensive to clean up. It was never quite clear why it died.

There was some indication from Wagenbrenner a few months ago that they were trying to revive development with the new name “Grandview Crossing”.

News from the B.F. is that Wagenbrenner Development has landed a $3M Clean Ohio grant for Grandview Crossing project. The  Ohio Controlling Board must still approve the grants.

I’m not looking for anything to come out of this for quite a few years. Lots of things can go wrong with grants, the cleanup could be a long process. Interestingly, there was nothing said about this project by the Mayor during his meeting, when he was  projecting 5 years in the future of the city.

(Later) Wagenbrenner says the project is not expected to be completed until 2021.