March 2nd, 2017 agenda item. Vision Development presentation as part of a city requirement for the developer to “formally consult” with the CAC on plans for the 11 acre Dixie site on Indianola Ave.
The presentation included landscaping plans by Todd Foley, a Clintonville resident and the landscape architect for the project. Part two of the presentation was offered by Pete Scott, architect, covered a site history, demo plans and site map including proposed buildings, parking & amenity locations. There was a follow up with questions from the commission and questions from members of the community.
Here are some basic details:
- The developer is Vision Communities, based in Upper Arlington. The name of the development is “The Ave”
- Visions Communities has built apartments, condos, patio homes around town.
- The estimated cost of the development is 60 million USD
- 80% of the property is zoned Manufacturing. The frontage on Indianola is zoned C3.
- There will be 301 rental suites. The smallest are 450 square feet efficiencies renting for the mid $700’s a month; 1 BR; 2 BR renting up into the mid-1500’s. Two buildings, each 4 stories with elevators. Total square footage of 300K square feet. The elevations of the residential buildings are set east to west so smaller building parts face Indianola. Building materials include elements that may mitigate train sound.
- Apparently the north driveway of Indianola Plaza, along with the recycling bins and Beechwold Auto building are on the Dixie property. City requires this current drive/curb cut to be eliminated (too close to the exit and light at Arden).
- There will be two entries to the site. The city has determined that the curb cuts will be at Richards & Fallis Rd. The site will be built back to front.
- Along Indianola (25-foot setback) are three buildings of 2 stories: 5K square foot full service restaurant with patio (south corner); 7,500K square feet of retail like small sub shop or coffee shop in the center; 13K square feet office space on the first floor with the second floor having 1BR loft condos OR apartments
- Timeline: Going through city review for design; demo starts in June; construction starts in the fall. First to be built will be one residential building, followed by second, then offices and retail. However, if a retail or office establishment is interested in opening sooner rather than later, they are flexible.
- Proposed amenities include resort style pool, fitness center, dog park, bike repair & storage facility for tenants
- Phase I & Phase II Environmental studies were completed. Demo contractor is going to recycle 75% of both buildings. Recycled elements primarily masonry & steel. There are materials on the site that will be disposed of according to EPA regulations.
- The existing cell tower at the back of the site will remain.
- Vision Development had favorable comments about the road diet.
- The City said the traffic increase from the development does not warrant any additional traffic signals. Future traffic studies are planned after completion and 10 years out.
- Sewer will go to a lift station at the railroad tracks and use an existing line with capacity in the RR right of way to pump south and under I 71 near Oakland Park. Storm water management elements included as part of construction. Sewers and drains will be tied in closer to the site after sewer systems are improved in future years.
- One-year leases offered/encouraged.
- Parking exceeded code. Residential=1.5 spaces per unit and retail/office parking is also at or over code requirements.
I have lived on Arden Road since 1996. I am prompted to write because a few days ago I watched a dangerous traffic event unfold while waiting for the light at Indianola Ave and Arden Road. This is not the only time I have encountered dangerous traffic events at this corner (indeed, my wife’s car was totaled by a person who ran the red), but in light of what will be happening this summer to limit traffic flow and create bike lanes, I am worried there will be a pedestrian-related accident due to three factors: business traffic, poor sidewalks, and poor drainage. First, has the city given serious consideration to to businesses that occupy Indianola Ave? The car lot on my corner is jammed with cars, usually so tight you couldn’t get into one if you wanted to. Furthermore, the cars are parked within 8 feet of the street, which creates a blind spot for drivers, and a potentially dangerous situation for persons in the proposed bike lane. Lastly, the patrons of that business tend to creep along, trying to find the entrance to the lot, and usually turn in on Arden Road, which makes other cars slow to almost a stop since the turn-in off Arden is very close to the street and jammed up by inventory. The right hand turn log-jam will be happening in the proposed bike lane. Secondly, has the city adequately considered correcting the issues with the sidewalks on Indianola Ave? When I walk Indianola, once I cross Cooke Road, the sidewalk on the west side of the street disappears. Ridiculously, a few feet ahead there is a bus stop sitting on a concrete pad completely disconnected by sidewalks, unreachable by folks requiring walkers or wheelchairs. Between North Broadway and Morse Road, a pedestrian has to zigzag Indianola to remain on sidewalks. It seems to me the city could create a bike lane just by laying a contiguous sidewalk! I also feel it necessary to mention the existing sidewalks are mostly right up against the street and mostly in bad repair. My final point on this topic involves drainage on Indianola Ave. Driving north on Indianola between North Broadway and Morse Road after even a moderate rain reveals the critical condition of the drains on that street. Standing water will assuredly affect bike lanes. When flooded, will bikers simply slip left into the traffic lanes? In closing, I have read much debate about the proposed bike lanes creating a traffic flow hindrance, but more importantly, I think the proposed bike lanes are potentially dangerous. The city could accomplish its goal of creating a commuter friendly bike corridor simply by making repairs to the sidewalks.
Hi James – Thank you for your concern. The current design of the street is no longer considered a valid design by the Federal Highway Administration. The new design will help left hand turn drivers from Indianola to Arden. They will have a lane to remain in until it is safe to turn without impeding through traffic. The new design is not meant to “limit” traffic, but to make the traffic flow safer and more uniform. The street redesign was not undertaken primarily to add bike lanes; it was to help safety. The Complete Street Design does encourage that ALL users of streets be considered when possible. We all realize that the sidewalk situation is not ideal in Clintonville. Some sidewalks are being planned in that area using UIRF funds. When the funds are available we will try to have them put in. However, having sidewalks will not solve the bicycle issue because it is not lawful for bikes to use sidewalks. The Planning and Development Committee is aware of the drainage issues and have talked with the city about it. I will put in a 311 complaint, which I encourage you to also do, about the sight triangle for the car lot to see if it is in violation of that part of the code.