Clintonville Area Commission

Graceland Report

In November 1998, the Clintonville Area Commission created the Graceland Redevelopment Task Force to pursue dialogue regarding redevelopment of the shopping center, regardless of the Morse-Bethel Connector discussions.

Although the CAC has no legal or commercial authority, it plays a major role in determining many "quality of life" decisions for Clintonville. The findings of this report represent the hard work and dedication of the CAC Task Force as well as many other volunteers who are committed to maintaining the charm and viability of the Clintonville community.


Organization & Public Input
The Graceland Redevelopment Task Force conducted three initial public meetings in late January and early February -one each on environment, traffic and site plan development. The 60 plus participants were then divided among working sub-groups.

Working Subgroups:
Environment: Jerry Wager and Chris Kasselman [Co-Chairs].
Traffic: Tom Erney [Chair].
Site Plan: Greg Myers [Chair].
Prior to all meetings, contact was made with the Casto organization which owns the shopping center and at one point during deliberations the Casto organization was sought out for consultation.

As a point of interest, the meetings were attended by members of the community who were both for and against last November's Connector vote. In general, a majority of working group members raised issues about the impact of such a road in regard to cost effectiveness and impact on traffic and the environment. As you will note below, the landowner indicated an interest in increasing the properties commercial and retail viability and a minority of members raised issues about resolving the issue once and for all and the need for East-West access.

As this issue is beyond the scope of the Commission's authority for the Task Force review, the Graceland Redevelopment Task Force makes no judgement but passes along the concerns of the majority and minority of working group members.


Landowners Intent
In meetings with Don Casto and his representatives there were some practical issues that have become clear about the property.

The land is owned in partnership. The Casto organization understands the need for redevelopment of the property. At the present time, the landowner has determined that the highest and best use of the property would be achieved by the running of an East-West Connector through the property.

The land owner has made it clear that his organization would not drive the issue, however, such an increase in traffic would increase the marketing of the property.

However, acknowledging that such an issue requires a vote and a significant city expenditure, the landowner acknowledges that a scaled down redevelopment commensurate with the market should result if a connector is not built.

Mr. Casto, at the initial meeting, acknowledged that Graceland has an outdated design that does not use the natural park and ravine amenities from the land. He also indicated his interest in a mixed-use retail residential setting on the property. Mr. Casto acknowledged that for the project to be cost effective it must recoup approximately 7 million dollars in mortgages currently outstanding on the northern side of the shopping center.

The Task Force was made aware of the expenditure Big Bear recently made toward the southwest side of the property and treated it as the only immovable building on the lot.



Site Plan
The new Graceland should include the following components:

Apply the Overlay concept to the High St. entrance with parking designed within the shopping center campus.
The southern area of the shopping center should continue to function as retail space with an emphasis on pedestrian use and campus style layouts.

The northern (ravine side) of the center should be redesigned as mixed-residential and retail space - using the natural setting.

To enhance daily use of the center an emphasis on different types of uses that would enhance everyday use of the property should be explored (ex. daycare that could use Kenney Park, restaurants among the mixed use by the ravine, etc..

The Site Plan working group further recommended that the Area Commission and Clintonville Chamber of Commerce work to acquire a marketing study sufficient to use in recruiting and assisting the property owner in business development.


Environmental Use
The Environmental working group advised that many of the issues most affecting the Graceland property can be dealt with while decision-making about the shopping center's configuration are debated. Issues such as:

Trash and shopping carts in the ravine.
Poorly controlled storm water that is degrading the area...


Long term environmental use of the area can be enhanced through the following recommendations:

Storm Water: Capture and treat the 3/4", 24 hour storm; no discharge into Bill Moose Ravine; reduce the impervious pavement to lessen discharge quantities.

Buffers: Provide a minimum 50' setback (width of two canopy trees) for Bill Moose Ravine; repair damage to slopes; provide green buffer between Kenny Park and the new mixed use area.

Alter the Transportation Focus: Construct walking paths to the neighborhoods to the north and south utilizing Bill Moose Ravine and the Kenny Park corridor. Link to bicycle transportation in the surrounding neighborhoods.
Change Graceland's Face: Reorient mixed use buildings toward Bill Moose Ravine and Kenny Park; incorporate green space into commercial uses i.e. Daycare/offices on the park, al fresco ravine restaurants. The committee prefers not to see an unbroken chain of cookie-cutter apartments.
Adopt Design Standards: The CAC must establish and apply building height, design, lighting and parking requirements to blend residential and commercial uses with green space.
Improve Waste Management: Screen waste handling and loading facilities so that they are less intrusive and litter is controlled.


The environmental working group also proposed a few other issues for discussion:

Storm Water: Retain and treat all discharges up to and including the 48 hour, 10 year storm. This could be done by incorporating retention basins in landscape and/or utilizing constructed wetlands off-site in the riparian that are to the southwest of Graceland in Kenney Park.
Less Asphalt / More Greenspace: Provide a green vista from High Street to the Olentangy River by maximizing natural plantings and striving for 35% canopy for the new site.
Improve Recreational Facilities: Incorporate playgrounds and picnic areas that will enhance the mixed use development of the site.

Create Diverse Land Use: Consider public land use with the new development, i.e. new Post Office, recreation facility (to enhance or replace Whetstone), neighborhood swimming pool.


Traffic Impact
The Traffic working group in many ways is reliant on site plan, environmental plan and of course the Connector debate.

The working group stressed the negative effects of increased traffic on road management.

Both the Casto organization and the Traffic working group stressed the need for a slow 25 mph road. Because of the retail parking requirements a main configuration would be somewhat like the current central path. However, because of the nature of the mixed use development to the north, the vista of the road could curve toward the park in the back of the property.

The Traffic working group also recommended closing off the current southern entrance into the Delawanda neighborhood to limit cut-through traffic and instead stressed the access of pedestrian and bicycle traffic into the area.

The working group also acknowledged the need to work with COTA to make Graceland a neighborhood hub or substation - encouraging local ridership and pedestrian use of the facility.


Additional Recommendation
It has become apparent that the landowner will have to conduct a marketing study during the course of redevelopment. That is unlikely to occur according to Casto representatives until the Connector issue is resolved and/or redevelopment reaches a commitment level.

It is the strong recommendation of all three Task Force working groups that the Clintonville Area Commission and the Clintonville Chamber of Commerce work independently toward a marketing and demographic research study that would be useful in residential, commercial and retail recruitment.