UA's city planners opt to avoid recommendation on Kingsdale plans

Zoning board will consider the plans at their meeting Monday, Feb. 2, that starts at 7 p.m.

By DONAVON CAMPBELL

With so much riding on the outcome of Monday's Upper Arlington Board of Zoning and Planning vote on preliminary site plans to redevelop the Kingsdale Shopping Center, the city's planning staff has decided to lay out the facts and lay off the recommendations in their official report.

Usually in cases of redevelopment, city planning staff will review an application and then present a report to BZAP outlining problematic areas as well as positive highlights, said Senior Planning Officer Chad Gibson. In many cases, they will make a recommendation to BZAP members as to whether the project should be approved.

Kingsdale could turn out to be a $60 million project for potential buyer Continental Real Estate and a major economic engine and town center for the city, Gibson said. So staff has decided to focus solely on the details of the proposal and stay away from issuing a recommendation, he said.

"Staff provided a factual comprehensive assessment of the project and we're trying to give the board good, accurate information so they can make an informed decision," Gibson said.

"Due to the magnitude of the project we felt this was the best course of action."

The meeting will be held at 7 p.m. MOnday, Feb. 2, in Council Chambers at the Upper Arlington Municipal Services Center at 3600 Tremont Road.

The current proposal for the site, located just south of the "Five Points" intersection, calls for two four-story buildings that would provide roughly 104,000 square feet of office space along Zollinger Road. It also seeks nearly 21,000 square feet of new retail space along Tremont Road and relocation of the Giant Eagle grocery store to the Northwest Boulevard side of the center along with an expansion of the store that is expected to double its size.

UA's city staff laid out 15 "issues to address," as points of emphasis for BZAP members to focus on when considering their vote.

"Staff always tries to flush out issues for the board to address," said Gibson.

"We compare the project against the Master Plan objectives and lay all that on the table.

"These 15 areas are areas where we think improvements can be made before the final development plan is submitted."

Here is a list of the 15 issues laid out by city planning staff in the report:

*That the active preliminary development plan application be formally withdrawn by Feb. 17;

*The applicant should meet all Fire Division requirements;

* Better design coordination occurs between architects, and further architectural enhancements are pursued per staff's recommendations;

*The project should be L.E.E.D. certified and greener alternatives be used where applicable;

* Information should be submitted regarding the programming of plaza space;

*Information should be submitted regarding construction phasing;

*The existing three parcels that make up the site should be combined prior to the submittal of a final development plan, and that information be submitted regarding any future lot splits;

*An enhanced landscaping plan should be submitted that includes additional trees, and parking lot greenspace;

*The applicant should revise the proposed graphics plan per staff's recommendations prior to submitting the final development plan;

*A Stormwater Permit be secured from the City Engineer prior to any construction activities, including demolition;

*A good faith effort be made to incorporate environmentally friendly materials into the project;

*The applicant should adjust the lighting plan to comply with all requirements of city code;

*All follow-up items requested by the City Engineer with regard to the traffic study be submitted by February 17, 2009;

*The applicant meets with the Traffic Safety Coordinating Committee to produce a final recommendation on any proposed traffic improvements or modifications prior to final development plan approval; and,

*That all new onsite utilities be placed underground.

For a look at the complete report, click on the link below:

UA's city planners opt to avoid recommendation on Kingsdale plans

Zoning board will consider the plans at their meeting Monday, Feb. 2, that starts at 7 p.m.

By DONAVON CAMPBELL

With so much riding on the outcome of Monday's Upper Arlington Board of Zoning and Planning vote on preliminary site plans to redevelop the Kingsdale Shopping Center, the city's planning staff has decided to lay out the facts and lay off the recommendations in their official report.

Usually in cases of redevelopment, city planning staff will review an application and then present a report to BZAP outlining problematic areas as well as positive highlights, said Senior Planning Officer Chad Gibson. In many cases, they will make a recommendation to BZAP members as to whether the project should be approved.

Kingsdale could turn out to be a $60 million project for potential buyer Continental Real Estate and a major economic engine and town center for the city, Gibson said. So staff has decided to focus solely on the details of the proposal and stay away from issuing a recommendation, he said.

"Staff provided a factual comprehensive assessment of the project and we're trying to give the board good, accurate information so they can make an informed decision," Gibson said.

"Due to the magnitude of the project we felt this was the best course of action."

The meeting will be held at 7 p.m. MOnday, Feb. 2, in Council Chambers at the Upper Arlington Municipal Services Center at 3600 Tremont Road.

The current proposal for the site, located just south of the "Five Points" intersection, calls for two four-story buildings that would provide roughly 104,000 square feet of office space along Zollinger Road. It also seeks nearly 21,000 square feet of new retail space along Tremont Road and relocation of the Giant Eagle grocery store to the Northwest Boulevard side of the center along with an expansion of the store that is expected to double its size.

UA's city staff laid out 15 "issues to address," as points of emphasis for BZAP members to focus on when considering their vote.

"Staff always tries to flush out issues for the board to address," said Gibson.

"We compare the project against the Master Plan objectives and lay all that on the table.

"These 15 areas are areas where we think improvements can be made before the final development plan is submitted."

Here is a list of the 15 issues laid out by city planning staff in the report:

*That the active preliminary development plan application be formally withdrawn by Feb. 17;

*The applicant should meet all Fire Division requirements;

* Better design coordination occurs between architects, and further architectural enhancements are pursued per staff's recommendations;

*The project should be L.E.E.D. certified and greener alternatives be used where applicable;

* Information should be submitted regarding the programming of plaza space;

*Information should be submitted regarding construction phasing;

*The existing three parcels that make up the site should be combined prior to the submittal of a final development plan, and that information be submitted regarding any future lot splits;

*An enhanced landscaping plan should be submitted that includes additional trees, and parking lot greenspace;

*The applicant should revise the proposed graphics plan per staff's recommendations prior to submitting the final development plan;

*A Stormwater Permit be secured from the City Engineer prior to any construction activities, including demolition;

*A good faith effort be made to incorporate environmentally friendly materials into the project;

*The applicant should adjust the lighting plan to comply with all requirements of city code;

*All follow-up items requested by the City Engineer with regard to the traffic study be submitted by February 17, 2009;

*The applicant meets with the Traffic Safety Coordinating Committee to produce a final recommendation on any proposed traffic improvements or modifications prior to final development plan approval; and,

*That all new onsite utilities be placed underground.

For a look at the complete report, click on the link below:

Letter: Developer needs to work harder on Kingsdale plan

Since I attended the very empty BZAP meeting on Jan. 5, at which the new plan for Kingsdale was presented, I have spoken with countless neighbors and acquaintances and asked their views on this new plan.

Their responses have been surprisingly similar: they haven't had time to tune into what is happening with Kingsdale in the past month, they would like something to happen and, most importantly, they are trusting that our community leaders are protecting and following the guidelines that our community, its planners and our zoning board created over the past many years to guide the future of this important piece of land. When told to take a look at the plan and artists' renderings of the proposed development on the UA Web site, my neighbors and acquaintances stand aghast when they see that what is being offered is practically the same thing that is there now with the addition of an absolutely huge grocery store -- a development that will look no different than many in Hilliard or on Sawmill, the same type of development that they have watched, at Kingsdale and Lane Avenue, rise and fall like a roller coaster over the years and so will again.

What happened to creating something unique to Upper Arlington? To enlarging our tax base and creating a development for the long run, not just the short? If we have to swallow a huge, out-of-scale grocery store, can't this developer work with our city in developing the other half of the site, to begin to create the framework for the urban center that could phase into a "core" for our UA apple? I see that the only bargaining power we have, as a community, to have that happen is that if we are willing to walk away from the table if they offer us nothing more than they have. Is this the best that this talented developer can offer us?

Sue Grant

Letter: Developer needs to work harder on Kingsdale plan

Since I attended the very empty BZAP meeting on Jan. 5, at which the new plan for Kingsdale was presented, I have spoken with countless neighbors and acquaintances and asked their views on this new plan.

Their responses have been surprisingly similar: they haven't had time to tune into what is happening with Kingsdale in the past month, they would like something to happen and, most importantly, they are trusting that our community leaders are protecting and following the guidelines that our community, its planners and our zoning board created over the past many years to guide the future of this important piece of land. When told to take a look at the plan and artists' renderings of the proposed development on the UA Web site, my neighbors and acquaintances stand aghast when they see that what is being offered is practically the same thing that is there now with the addition of an absolutely huge grocery store -- a development that will look no different than many in Hilliard or on Sawmill, the same type of development that they have watched, at Kingsdale and Lane Avenue, rise and fall like a roller coaster over the years and so will again.

What happened to creating something unique to Upper Arlington? To enlarging our tax base and creating a development for the long run, not just the short? If we have to swallow a huge, out-of-scale grocery store, can't this developer work with our city in developing the other half of the site, to begin to create the framework for the urban center that could phase into a "core" for our UA apple? I see that the only bargaining power we have, as a community, to have that happen is that if we are willing to walk away from the table if they offer us nothing more than they have. Is this the best that this talented developer can offer us?

Sue Grant

Some very big decisions are being made soon that will impact UA and Kingsdale for many years to come. Can you make your voice heard at the next BZAP meeting?

• Special Board of Zoning & Planning for Kingsdale, Monday, February 2, 2009, 7:00 p.m., Council Chamber (preliminary plans are scheduled to go before BZAP). This meeting will be open for public comment.

UAPA collaborated with Sue Grant to create and publish our feature story. Sue is a landscape architect, OSU grad and long-time UA resident and has been doing her homework on Kingsdale. Her good shoe leather research and visioning work lead her to create this compromise proposal for Kingsdale.

On January 5, 2009 the new plan for the Kingsdale Regency property was presented at the Board of Zoning and Planning meeting.  There were only a handful of community members in the audience.  It has been a year since the last plan was unveiled.  And the plan before that?  Who remembers?  It seems like talk about this property has gone on and on for so long that we are all getting tired of hearing about it.  But we are also getting tired of looking at it, too.  And we are tired of the diminishing services that it is providing.

However, we are now at a point at which we have never been at before – a pivotal one in which we could make the difference between wanting just ‘something’ to happen – and something really spectacular.  But it will take more than just a handful of people to make that happen – so that this is the last time we have to hear about what it is ‘going’ to be – and instead, in the coming years, we hear about its success.

A talented developer offers less at Kingsdale than for other communities

A very talented player has come to the table to play the game of turning this crucial piece of land into something – their name is Continental Real Estate Companies.  They have done good work in other communities as evidenced on their website and from a simple web search.  Frank Kass was voted a #1 business owner in Pittsburgh with his innovative Waterfront development in Pittsburgh years ago.  They are creative developers.

So why, then, is the current proposal for Kingsdale just another version of what exists there now – another retail strip mall?  It is because, as Frank Kass of Continental Real Estate Companies, put it in his presentation of the plan on January 5 – this plan is all about Giant Eagle and its parking – the big gorilla in the room.  He even admitted that it isn’t about walking or strolling.  The pedestrian experience will be getting from your car to the store then back to the your car.

Furthermore, the plan is not about creating a ‘core’ for our UA apple.  It is a short-sighted fix to satisfy a grocery store and the plan does a poor job of balancing short and long term needs for our community.  Isn’t there a middle ground that could be found between the Master Plan’s goals and objectives for the Kingsdale property – and the development that is being proposed?  Granted, we don’t always get what we want when we want it, but this plan has no hint of a long-range vision.

The right plan for a land-locked community?

The development that has been proposed could be plopped down in any community – looking no different than many strip malls in Hilliard or on Sawmill - the same type of development that we have watched, at Kingsdale and Lane Avenue, rise and fall like a roller coaster over the years and so will again.

The 105,000 sf grocery store is out of scale with the surrounding neighborhood and area and is an inappropriate use of land in the center of our small, land-locked community.  And we all know the drawbacks of a mainly-retail strip mall, as is proposed on the rest of the property.  It is, as one BZAP member put it, buildings “on a sea of gray”.

So, what do we do as a community?  There are many differing opinions on what ‘should’ be done at Kingsdale.  Some people in UA are passionate about their views.  Most just want something done.  Those that are passionate just keep coming out from their corners battling it out.  The rest would probably have an opinion if they had the time or energy to be informed about the real details.  There is one thing for sure, though – none of us are going to get anything that we are satisfied with if we don’t work together.  So, what is needed?  Could there be a compromise between the Master Plan and the strip mall that is being offered?  What kind of leverage do we have, as a community, to have that happen?

An alternate proposal – a compromise

Continental has done excellent work in other communities as evidenced by this photo from their web site. Unfortunately, the proposal they made for Kingsdale does not include the pedestrian-friendly, tree-lined streets with on-street parking, widened sidewalks, or areas for street-side cafes shown here.

As residents, we could request a compromise.  A compromise that allows Giant Eagle to move and enlarge and our community to still get its ‘core’ on the other half of the site – on the Tremont side.  This is especially sound reasoning if the Macy’s property ever becomes available in the future to be included in this ‘core’.  Although this space is tight, the framework for a town core could be created that would consider the long-term vision of the entire Kingsdale triangle, just as the Master Plan recommends.

The developer that has come to the table is capable of playing this game.  The sage advice on the Upper Arlington Community Improvement Corporation website would have the city give support to the developer to do that.  The numbers have to work and they don’t have a chance without a commitment from our community.  One way to do this is through TIFs, as explained on the CIC website, which don’t raise taxes.

This new town core should reflect the charm and character of our community (the more charming parts, that is) – and just as the zoning and Master Plan support -

•   have a pedestrian-friendly, tree-lined grid of streets with on-street parking,
•   widened sidewalks, and
•   areas for street-side cafes.

Albeit this grid of streets would be few to begin with while the remainder of the site remains big-box retail, but what ever is built on Kingsdale now should have in mind the long-range.  Office space should be integrated into the retail buildings by making some of them multi-story nearer the center or west side of the site, where there are already taller buildings.

By establishing this grid pattern of streets, even though the main use of these buildings is retail and office, would allow the structure of the site to remain even while the uses of the buildings might change, including the future possibility to remove and replace retail buildings that have gone ‘dark’ with taller, multi-use buildings, more in line with what the final build out of the Master Plan calls for, and what the market will bear.  This would allow for the intensity of land use to increase over time.

Using green design practices

Because the zoning and Master Plan call for surface lots to be minimized, parking garage locations could be planned for if not built, although it would seem impossible to have a successful, higher-density plan without them.

Here's another development example from Continental's web site, showing how green space can improve a retail and office center. Developments like this would be more consistent with the City's Master Plan, and Continental has shown it is capable partnering with communities to design and build them.

Of great importance, a ‘town green’ should be incorporated into the design, and be large enough to create a real sense of place for the community to gather for events – or be used by residents, shoppers, or office workers for strolling or people watching.  The perimeter uses of the property should be the tree-lined streets and retail.

Also, because there is a great benefit to Giant Eagle in allowing this move – in turn, Giant Eagle can give the ‘greenest’ parking lot and landscaping currently possible – using the best up-to-date, practices of ‘green’ design in its parking lot and in the landscaping surrounding its building – and eliminating the landscaping variances it has asked for.  As well, the building materials should reproduce the look of ‘Old Arlington’.

Long term site stability and thinking beyond our own generation

Realizing that this is a tall order for this piece of land, it is not only possible but important to consider, as it reflects the ideas that this community has worked hard to communicate over many years.

A third example of Continental's development work showing street-level parking, fountains and places for gathering and people-watching. None of this is part of Continental's proposal for Kingsdale.

If this would be of benefit to only the community and not the developer it wouldn’t be worth considering.  But, the developer must know that they, as well, could benefit beyond what their recent proposal presents.  The goals and objectives outlined in the Master Plan and reflected in the zoning for this important piece of land would have benefits beyond our own generation, both for long-term stability and financial reasons, not to mention the quality-of-life benefit to the entire community.

The whole argument to do this type of development can be taken from the pages of Upper Arlington’s CIC website.  It states,

“Vibrant cities that continually attract new residents and businesses do so because they are always adapting and improving.”

Realizing that this planning process is complex beyond measure – the individual members on BZAP and Council, our city’s staff, UACIC, Continental Real Estate Companies, and Giant Eagle – are all very capable and up to it.  The product that our community and this innovative developer could create, together, could not only be a benefit to all – but also inspiring.

The community has to show up to help make it possible, however.

UAPA collaborated with Sue Grant to create and publish this story. Sue is a landscape architect, OSU grad and long-time UA resident and has been doing her homework on Kingsdale. Her good shoe leather research and visioning work has lead her to create this compromise proposal for Kingsdale:

• obtained the developers plans for Kingsdale from the City and reviewed them in detail.
• has been learning everything she can from citizens and City officials
• is well-aware of the "CAVE person problem" -- Citizen Against Virtually Everything
• wrote an excellent Letter to the Editor published this week in UA News
• has created an alternate compromise proposal for Kingsdale.

Continental has done excellent work in other communities as evidenced by this photo from their web site. Unfortunately, the proposal they made for Kingsdale does not include the pedestrian-friendly, tree-lined streets with on-street parking, widened sidewalks, or areas for street-side cafes shown here.

by Sue Grant

[UAPA collaborated with Sue Grant to create and publish this story. Sue is a landscape architect, OSU grad and UA resident and has been doing her homework on Kingsdale.]

On January 5, 2009 the new plan for the Kingsdale Regency property was presented at the Board of Zoning and Planning meeting. There were only a handful of community members in the audience. It has been a year since the last plan was unveiled. And the plan before that? Who remembers? Talk about this property has gone on and on for so long that we are all getting tired of hearing about it. We are also getting tired of looking at it, too. And we are tired of the diminishing services that it is providing.

A pivotal point for Kingsdale

More importantly, we are now at a point at which we have never been before – a pivotal one in which we could make the difference between having just ‘something’ happen, and making something really spectacular happen. But it will take more than just a handful of people to make that a reality, more than just a handful to make it so that this is the last time we have to hear about what it is ‘going’ to be, more than just a handful to ensure that instead, in the coming years, we hear about its success.

A talented developer offers less at Kingsdale than for other communities

A very talented developer has come to the table to play the game of turning this crucial piece of land into something – the question is what. Although its roots are local in the Columbus area and they do work here, Continental Real Estate Companies’ expertise has been far reaching in its impact on numerous small and large communities across the country.

Continental Real Estate Companies is no normal developer. They are good and they are creative. This is evidenced on their website. The character of some of their projects is people-oriented, with tree-lined streets, wide sidewalks with sidewalk cafes, and town squares. Frank Kass, of Continental, was even voted a #1 business owner in Pittsburgh with his innovative Waterfront development in Pittsburgh years ago, at a time when others said this unique project could not be done. Upper Arlington is indeed fortunate to have them interested in Kingsdale.

So why, then, is the current proposal for Kingsdale just another version of what currently exists there: another retail strip mall? It is because, as Frank Kass put it in his presentation of the plan on January 5, this plan is all about Giant Eagle and its parking; it is the big gorilla in the room. He even admitted that it isn’t about walking or strolling. The ‘pedestrian experience’ will be walking from your car in a parking lot, to the store, then back to the your car.

The interest level in Kingsdale remains very high ---- even during a presidential election year.

Here are the results:

The average number of years residing in UA for survey respondents is 23. Here's the distribution:

Citizens from all over UA weighed in on the survey.

A strong majority are cautiously optimistic about the new proposal. Many submitted comments saying they like what they see but that they would need to see more details to make a final decision.

Many respondents included comments with their replies. As always, there is a wide diversity of opinion and many with strong feelings. Nevertheless some common themes emerged.

Part of the challenge of being public official in UA is managing to this.

• Many of those who strongly approve or lean approve regarding the new Kingsdale proposal, also felt that there was not yet enough information to make a fully informed judgment. Many would like to see further details, renderings, use plan, etc.
• Many see the potential for Kingsdale to enhance our quality of life in UA.

Here are all the comments in the order the survey responses were submitted:

1. I would like to see the original "flavor" of the shopping center regained, and would love to see a rec center for teens. The latter would do much to keep young families in UA, and keep other young families coming to UA.
2. Well, it is rather vague at this point so I can't give much of an opinion but it looks like a step in the right direction.
3. I do not favor housing but all of the other types of businesses listed are great, retail, restaurants, offices, entertainment and public use would be great.
4. I would have to actually SEE the plan and proposal in more detail to be able to determine my satisfaction with the plan. a short press release and article are insufficient to determine anything. I am very pleased that the project is taking a new turn which promises to be more in alignment with the master plan, however.
5. Please get something accomplished! It's very depressing to see such a prime location mostly empty. I prefer to do all or most of my shopping in Arlington and do support local retailers, doctors, etc. I only go to large shoping malls if there's no alternative.
6. 'BOUT TIME!!!
7. I'd like more places to take my family to dinner. I'd like to be able to shop there for an afternoon. I'd like to buy UA Bears clothing and items somewhere in UA. The only place selling such items are the high school. THis is a unfilled need in our community. I'd like more places to see my neighbors and fellow citizens where we could stop and talk. I want it to reflect the greatness and uniqueness that UA has always been.
   Thanks for for giving me the opportunity to share my views!
8. So glad to hear there is local people who want to take over this project to make it something Arlington can be proud of!

9. I am open to the idea of "mixed use," but not to include housing. There is an abundance of condominium living available at Arlington Crossing and the other developments on neighboring streets, and almost all the units remain vacant. To use ANY of the Kingsdale space for housing seems to me to be a poor choice.

   I continue to have doubts about the desirability of living above a retail store or, especially, a restaurant, with noise and various aromas constantly permeating personal living space. If there weren't so many condos across the street, I might think it was a viable idea, but there ARE (too) many condos there, and very few people seem interested in the concept of urban living within the suburb of UA. The last time I checked, only eight units had been sold.

   I know that the "mixed use" concept is trendy at the moment, but we do need to be wise and think way ahead before introducing a concept that may just not be quite right for OUR suburb, which IS a SUBurb, not an urban area. It's a community whose principal makeup has always been families, largely because of the draw of our strong school system. Living in a shopping center above a store or restaurant isn't most families' idea of the ideal setting for raising little children. Perhaps this is why the lovely, expensive new condos at Arlington Crossing have not been easy to sell.

   I do look forward to the revitalization of the center. I remember when Kingsdale truly was the heart of Upper Arlington, and had offerings for everyone. I think we've all had enough of the ghost town that sits there now.

   Thank you.

10. This redevelopment should include some place for the tweens and teens to hangout out. A small movie theater or a small teen type of club for dancing or video games.
11. I am not sure that the Giant Eagle store needs to be increased in size. I would like to see the Target store. I don't think we need any residential building since the project across the street has not been met with too much enthusiasm.
12. Aren't you jumping the gun with this survey? So little information in detail. How could any one make a jjudgment from this press release? I have confidence, however, in Frank Kass's ideas and judgments.
13. This has been going on for so long that I do not trust that any intelligent plan will emerge. The new housing usage around Kingsdale has proved to be a failure I loved Kingsdale when it had a variety of good retail and restaurants.
14. Keep the city's fingers out it it--they will mess it up!
15. Love the mixed use concept. If it can be truly approachable by foot and bike from the high school and surrounding neighborhoods, I'll be thrilled. It'd be fun to have space for public events/music or displays. --Maybe even a little playspace for kids... I'm delighted that local folks are doing it and wish for your great success!
16. Sounds good! Let's hope it all comes together!
17. Keep MCL.
18. I think the Giant Eagle is fine as it is--why do we need a super mega Giant Eagle? I worry about semi traffic on Northwest Boulevard. I also would love to see an artist's rendering of what they have in mind.
19. Terrific...long overdue.
20. something needs to be done sooner rather than later and having a local company own the property would allow for improvements in the years to come. Regency didn't care since they were not local.
21. We need a hardware store in UA . Why not Kingsdale?
22. I'm worried that City Council will force their own agenda once again and we'll end up with an aesthetically displeasing hodge-podge and consumer un-friendly block of buildings that don't fit into the area. Just like the 5 story condos across the street and the newly approved Lane Ave/Metropolitan Partners buildings. I don't agree with Council's "urbanization" approach when it infringes on residents or just plain sticks out like a sore thumb. I'd be happier with the development without the current sitting council who is making development difficult because of their stringent black-and-white Master Plan viewpoint.
23. We are still hoping for a recreation center that includes a pool like Worthington, Dublin, and Westerville. We are not in favor of another private gym, how will my school age children benefit from that????
24. Why can't we have a large green space with a community center? these could house meeting spaces, gymnasuim, and an indoor pool complex such as I've seen in Scottsdale, or Europe. Let's work toward healthy lifestyles and improved quality of life, rather than capitalist endeavors that will ultimately fail.
25. The key to Kingsdale's future was (and is) removing an absentee, out-of-town, property owner. Congratulations to the Administration for making this happen. Amen. Let's get on with it...
26. Need to see more concrete plans, e.g. how will the sea of parking lots surrounding the retail stores be broken up to provide a more attractice appearance?
27. Not sure UA Progressive Action should get involved in these types of issues.
28. anything is better then what it has been for the last 10 yrs.
29. Like Giant Eagle being bigger, but no other "big" stores like Target, Lowes, etc.
    Be sure all the buildings have at least two stories with offices and/or apartments over the retail.
    Creative parking--i.e. underground, parking garage to allow for public space or more stores, just a huge parking lot.
30. It's about time!
31. Green space is very important. Look at Creekside in Gahanna and Easton. I know the area is smaller and does not have a creek near it, but some fountains and some green space, instead of acres of pavement would make the site much more attractive. Put taller buildings (not more than 2 or 3 stories in the middle and only if necessary in the middle and surraound with smaller buildings and green space. VERY IMPORTANT - If the area has plans for a medical facility, the rezoning of a portion of Tremont for a commercial medical facility IS UNNECESSARY and DISRESPECTFUL to the nearby residents. Vote no on rezoning! Thank you.
32. Talk is cheap.
33. I've read the press release and article but still don't feel I know much about the plans for redevelopment. I've watched Grandview Heights develop its commercial areas into interesting, diverse, popular centers that attract people from outside their community. I wonder if some of the residents of U.A. are uninterested in, or afraid of having "outsiders" come into our city to help our restaurants, stores, and businesses become successful. A little diversity would make our community more interesting, add some culture, help our children understand that they are part of a bigger world.
34. Not that much information has been released, but I like what I hear so far.
35. Currently it is a waste of valuable space in the heart of the city and an eyesore. It's hard to comment without seeing a real plan or drawing, but I would like to see it developed in a way that is good for the city economically, but enhances the quality of life for the citizens as well. It feels good that a long-time resident is involved in the process.
36. I hope that the developers return Kingsdale to a center of activity, enhancing the sense of neighborhood community, that it once had. Most of the stores and services that were originally at Kingsdale have been gone for 19 years! Mixed use of Kingsdale Shopping Center will strengthen our property values, while allowing tax dollars to remain in Arlington. With the rising cost of fuel, the convenience of necessary services, in the center of our community, will continue to make UA an attractive place to raise a family and retire.
37. I'd like to see a rendering before commenting further. However, if Long and Wilcox can skate a monstrosity (west Tremont Rd) by the UA officials without any protest, I'd sure like to see Continental do the same. I'd also like to see the outdated senior center included in part of the plan. Overall, my comment is "It's about time!!"
38. I would be very happy to see something done with the Kingsdale Center. We have lived here for 15 years right off Tremont Rd. I can remember shopping at The Limited and Express and having a nice place to walk around. In recent years though it really has become an eyesore. A lot of unused, unkempt space that could be a place of not only building our economy, but our future and community as well.
39. I'd like to see Macy's stay, and include stores that would appeal to the young men and women in the community, as well as family-oriented restaurants, perhaps a gathering place for teens. But also, make it look appealing and more attractive to the eye.
40. Actually we live on Fishinger so I'm not sure where that puts us in your location survey. I will be grateful for anything that takes into account the needs of real people. I liked the idea of a community center. I like the idea of shops that include a hardware store, a drug store, small stores and big stores and places to eat and spend time as well as money. What I don't like is the fact that there is always some one or some group that seems ready to shoot down any "new" idea in the area--I think just because it's new or different. As long as there is easy and safe access to the center, vitality for all ages and a variety of business/uses, I'm good with it.
41. We need useful stores like there used to be--hardware store, 5 and dime with a soda fountain,clothing and shoe stores for adults and kids. To get to a hardware we have to go to Hilliard. It would be great to spend those dollars in U.A.
42. I would like to have green space there as there are NO parks in this area of Kingsdale.
43. Not enough specific information: What kind of fitness center? Any box stores? I am not in favor of box stores. A pedestrian friendly place, farmer's market, restaurants etc. would be nice. No more banks. Don't need a post office there.
44. With the grocery and medical center expansions, it appears that we will have both convenience features and tax base expansion--both of which are important components of any meaningful redevelopment!
45. I am thrilled that there will be a local owner/developer for Kingsdale...and Continental is a quality firm that is mindful of each unique project in gets involved in to assure it maintains the integrity of its surroundings. This is great news for UA.. I'll be keeping tabs...with great interest...to see how this moves forward. As we all know...."the devil's in the details!"

    It's a little difficult to respond to your last question above since we're not completely sure what the detailed development proposal is at this point. Both the news release and article provided general information on the redevelopment proposal.

46. It's way past time to again make the Kingsdale into a fully active place in our community. It is hoped that a good hardware store and a sewing center will be attracted to the Kingsdale. It is also hoped that the developers will make it possible for businesses to rent space there at a reasonable price and that city zoning doesn't get in the way of making it possible for businesses to locate there. We certainly need more jobs and tax generated through the Kingsdale than has been the case for nearly 30 years. Go Mark and UA, Go full steam ahead!!!

47. I would like to see Upper Arlington work with the YMCA of Central Ohio.
48. I like the idea of a local coompany having the site.
49. I was seriously hoping for a Trader Joe's!!!!
50. There are not a lot of specifics to agree with or disagree with. However, it certainly appears as if this plan is moving in the right direction and seems to have an overall view of Kingsdale that I agree with. An athletic facility and other mixed use would be fantastic for this central piece of U.A. property.
51. It would be great to see Kingsdale designed around pedestrian and bicycle traffic instead of having it be surrounded by a sea of parking spaces. Since it is completely bordered by residential areas, encouraging pedestrian and bicycle traffic just make for a more friendly atmosphere, with a community feel, instead of just another suburban strip mall.
52. I like the idea of it being a destination location, not just a place to go for groceries, a medical appointment, or the like. It needs to return to the day when is was a great place to shop(remember the China Cat, SteinMart) eat (remember Umberto's). When it was last remodeled it was a happening place like the Lane Ave Sopping Center was when it was 1st enclosed. Now that was a true gathering place w. high-end shops and stores. You never knew who you'd run into there on a Friday night or non-football Saturday afternoon. Keep MCL it's an institution even though it's tacky - it's kind of like the Chef-0-Nette. We need a true 1st class deli there; something like Katzingers - definitely not a chain. Perhaps a bakery like Mozarts that's open at night and on Sundays - again not a chain. More retail like "Jeffery Thomas" would be great. restaurants like Cafe Da'Vinci. A design that looks like the area on Arlington Ave. Around Jones Middle School. Housing tha "architecturally" looks like Trouville. The type of architecture reflected in both of those stands the test of time - it never looks dated. We need a consistent architectural theme on the site. Almost a UA architectual "brand" not the hodge podge of development we are seeing now, albeit some of it is attractive (Tremont Shopping Center; the new Arlington Bank building on Reed Rd.), most of it is not ( both of the projects across from Kingsdale; one is out of place and the other looks like "cheap construction" - then there is Walgreen''s - don't even get me started on that one.

Regency Centers has proposed a Kingsdale redevelopment plan that is 100% retail, includes a big-box Target store, and would require 16 variances to UA's strategic Zoning Ordinances due to its lack of office, residential and civic space.

It wasn’t too long ago that the local Gahanna newspaper nicknamed city council meetings “the Tuesday night fights.” Because of dissention among council members and other factors, the community was fading fast. But a determined group of residents, elected officials and city administrators were able to find ways to cooperate and vitalize their city.

The result is the Creekside development, an innovative mix of commercial, retail and living spaces in downtown Olde Gahanna.

Why should Upper Arlington citizens care what happened on the other side of town? Because we have an opportunity to bring innovation to our own area by insisting that Kingsdale once again become a jewel in our city’s crown.

The Regency preliminary proposal is not forward thinking. It is not sensitive to the neighborhood. It requires 16 variances to accomplish. It will not increase city revenues, but will increase demand on city services.

Let’s make our voices heard

Gahanna’s path to being named one of the top 100 cities in the U.S. was not always smooth. But planners listened to public opinion (at one point holding 12 forums to hear what residents thought) and incorporated what they heard into their concepts for Creekside.

Columbus Dispatch news brief from November 20, 2007, page C13.

Here are two updates on Kingsdale. On the left is an email from the City's Chad Gibson. On the right is an article from today's Columbus Dispatch.

From: Chad Gibson [mailto:cgibson@uaoh.net]
Sent: Monday, November 19, 2007 2:51 PM
To: [Recipients removed to protect privacy]
Subject: 11/26 BZAP Meeting Postponed

Dear Resident,

Please be advised that the special meeting of the Board of Zoning and Planning to hear the Kingsdale Preliminary Development Plan proposal has been postponed. Regency Centers, LLC has requested a delay until the New Year, per a letter received from its legal representative Smith and Hale LLC on Friday, November 16, 2007, which reads as follows:

"As you know, Regency and the City Staff are currently working on the Regency proposal for the redevelopment of Kingsdale to make the final plan for the center a "win-win" for both the City and Regency. We appreciate the City's efforts to date but after discussions with City staff and their planning consultant, we feel that further study is warranted to investigate the possibility of adding a mixed-use component into the plan. Therefore, because we believe it is beneficial to continue to work with the City, Regency respectfully requests that the hearing before BZAP scheduled for November 26 be tabled or held over to the next BZAP hearing date in January.