A framework for investment in greater west dayton by CHA Planning

A FRAMEWORK FOR INVESTMENT IN GREATER WEST DAYTON

Prepared for the City of Dayton February 7, 2014

TABLE OF CONTENTS Acknowledgements

Introduction

Concept and Vision

Community and Culture

Neighborhoods

Employment Centers

Connections

Strategies and Initiatives

143

ACKNOWLEDGEMENTS The documents for A Framework for Investment in Greater West Dayton were made possible through the efforts and contributions of many different individuals and organizations. A special thank you goes to the citizens, business owners and City staff who generously devoted their time and creativity in the hopes of moving development forward within the neighborhoods of West Dayton.

PROJECT STAFF Veronica Morris City of Dayton Office of Economic Development

CONSULTING SUPPORT CHA- Indianapolis, Indiana Boulevard Strategies- Columbus, Ohio Studio Graphique- Cleveland, Ohio

INTRODUCTION In 2011, the City of Dayton, Department of Economic Development identified the need to engage in the study of a comprehensive corridor improvement, land use and market analysis study for the Innerwest and Southwest planning districts. The plan was intended to create a framework that would transform the City’s southwestern quadrant and ultimately revitalize neighborhoods that despite seeing decades of decay are primed for reinvestment. With this Plan, the City intended to tie a land use and market analysis with capital improvement recommendations. Specifically the City of Dayton intended to utilize this planning process to complete the following: • Coordinate project with stakeholders • Determine short-term and long germ market demand for residential, commercial and industrial use • Design streetscape improvements of 3 primary corridors in the area • Identify traffic enhancement opportunities • Identify opportunities for signage on ODOT controlled roadways as well as surface streets • Identify development obstacles • Develop marketing and branding pieces to help reimagine the Greater West Dayton corridors.

The established planning area is a significant and large area within Dayton, with 18 entire neighborhoods included in two much larger planning districts the Innerwest and Southwest Priority Boards. The planning area is an eclectic mix of residential, commercial and industrial structures and over the course of the last twenty years, the neighborhoods of West Dayton have become a questionable asset in the stability of adjacent neighborhoods and the viability of the areaâ&#x20AC;&#x2122;s commercial corridors. With the development of any type of community plan, a city is assessing its past while preparing for the future. Given the complexity of the process and the challenges facing the neighborhoods of West Dayton it is important to develop an implementation framework that lays out an attainable vision for the neighborhoods of West Dayton. A Framework for Investment in Greater West Dayton planning process can be broken down into three key phases: Investigation. The initial portion of the project included a high level analysis of the area corridors and transportation network, land use patterns, available development sites, community amenities and economic assets. A market analysis study was also completed during this phase of the project. Recommendations. What came out of the investigation phase was the identification of existing community assets, both built and perceived, and the existing challenges facing the area. The strengths and assets of the community became clearly defined into three categories (Community and Culture, Neighborhoods and Employment Centers) that are coincidently the three basic building blocks of a sustainable community. Implementation. In order to provide short and long term opportunities for change, the A Framework for Investment in Greater West Dayton: Implementation Toolkit identifies a series of City led projects that incorporate the community assets and development opportunities outlined in the planning study.

A FRAMEWORK FOR INVESTMENT IN GREATER WEST DAYTON

The recommendations included in the document are meant to reinforce the development opportunities necessary for a successful future for the West Dayton neighborhoods. This plan is likely to span a 20 to 30 year time horizon, although some of the projects may occur in a much shorter time period as resources become available. Many of the more significant corridor improvements will follow larger development and redevelopment projects, which will occur as market forces dictate. Many of the corridorâ&#x20AC;&#x2122;s existing businesses and land uses will continue indefinitely, and major changes to private property will largely be voluntary and market driven. Whether in the near-term or twenty-years in the future, it is important that the City of Dayton continue to reinforce strategies that promote the goals of the area while enhancing the existing assets of the community. The strategies and initiatives identified here are critical elements needed to further support the needs of the residents, visitors and employers. These principles are reflective of fundamental planning values and were validated by the project steering committee and during the public outreach process.

CONCEPT AND VISION The City of Dayton, as a reflection of most of the Great Lakes Region, has been a community in a significant transition for the past several generations. The community that developed into a manufacturing powerhouse from the late 19th century through the 1960s, has been in the process of repositioning and reimaging itself following two generations of sustained loss in population, manufacturing and industrial development. Against this backdrop of shifting from an old-school manufacturingbased economy to a knowledge-based economy, the City of Dayton has maintained and grown significant assets that have provided stability and growth while emerging a new vision that is asset-based while addressing the specific issues related to a shrinking city. In Dayton, more than $3.5 billion in major investments have occurred since 2001 while the community continued to lose population, shed jobs, lose property value, see maintenance costs grow and municipal revenues erode through the recent recession. More specifically, the neighborhoods of West Dayton have seen approximately $67 million dollars in investment in transportation, parks and recreation, housing and neighborhood development, business expansion and site redevelopment while still being faced with the issues tied to a shrinking city. The neighborhoods have also been able to take advantage of nearly $659 million in leveraged investment. In addition, West Dayton saw significant reinvestment in education and training facilities ranging from pre kindergarten to a wide variety of college level facilities and opportunities.

RETHINKING THE CITY With the adoption of the Cityâ&#x20AC;&#x2122;s comprehensive planning document CitiPlan 20/20 in 1996, city leaders and community stakeholders began to reimagine the area in a new way. The City needed to identify itâ&#x20AC;&#x2122;s new role in the regional economy and in order to do so began to build a strong foundation for the future, utilizing the existing economic and community strengths. The CitiPlan 20/20 planning process began a conversation that is still taking place today. This organic, incremental community conversation has begun to emerge a new vision for the Dayton of the 21st century. This conversation is also being used to imagine a new future for Greater West Dayton that includes distinguishing the neighborhoods of West Dayton in a competitive regional market place using the existing assets, strengths and qualities that make it a unique community. This plan outlines a vision for strengthening the economic potential, appearance, and function of the Greater West Dayton community. It does so by utilizing the existing assets and investments in the area to create development opportunities designed to attract and retain visitors, residents, students, employers and the workforce. Envisioning a future community that looks like the Greater West Dayton of the past in the rear view mirror is neither practical nor realistic. In order to identify a realistic, forward-looking vision for the future of the neighborhoods of West Dayton a series of exercises were facilitated with the public and the project steering committee. These exercises set out to identify the existing community assets, both built and perceived, and the existing challenges facing the area. During the exercises the strengths and assets of the community became clearly defined into three categories that are coincidently the three basic building blocks of a sustainable community. Together, these three categories and their associated strengths and assets provide the community with places to learn, live, work and recreate as well as a unique way to be included in the regional community. While each category has several assets, there are several barriers to overcome for the future. During the August 7, 2012 Public Open House, participants explained through various exercises that while the neighborhoods of West

A FRAMEWORK FOR INVESTMENT IN GREATER WEST DAYTON

COMMUNITY STRENGTHS COMMUNITY AND CULTURE Museums Historic Sites Visual and preforming arts facilities Sports and recreational facilities Existing commercial nodes

NEIGHBORHOODS Public Schools Churches Community Centers Parks Higher Education Facilities Recreational facilities

EMPLOYMENT CENTERS Existing industrial areas Higher education facilities Public schools Brownfields Prime development sites Largest Employers

interactive map

EXERCISE DIRECTIONS

Where do you work?

Where do you live?

Place one blue dot on your place of residence.

Place one yellow dot on your place of work.

If you live outside the map boundaries, place your blue object just outside the map edge.

If you work outside the map boundaries, place your yellow object just outside the map edge.

Where do you recreate?

Where do you shop?

Place one green dot on each of your top three places to recreate. Parks, recreation centers, lakes, community facilities are all examples that could be applicable.

Place one red dot on each of your top three commercial or retail destinations in the study area.

international market place

gateway study

Dayton offers some retail services, however many residents still need to go outside of the community to purchase necessities such as clothing and groceries, as is similar to many other parks of Dayton. Numerous recreational sites currently exist in the community, but as residents explained, many of the facilities and equipment are in deteriorating conditions making it uninviting and potentially unsafe for users. The information gained from the public paired with the exercise results from project steering committee meetings made it clear that a positioning statement needed to be prepared for the area that addressed the realities of the community. The positioning statement for the neighborhoods of West Dayton was designed to be used as the foundation for redeveloping and rebuilding the neighborhoods of West Dayton. While much investment has been made in the area, and numerous community, historic and cultural facilities currently are being nurtured, the future success of the community should be based on the wants, needs and opportunities of the future generations of residents, workers, students and visitors to the area. Given the priority of the community’s future generations, the position statement for the neighborhoods of West Dayton is designed to be forward thinking.

TURNING REALITIES INTO OPPORTUNITIES THAT BUILD MOMENTUM TOWARD REVITALIZATION. The position statement above addresses and accepts the current condition of the neighborhoods and their place in the local and regional economy. However it also sets the stage for future change and redevelopment by identifying the importance of the community’s assets and strengths and their importance in the area’s future. This positioning statement should be used as a benchmark to measure new planning initiatives and development opportunities within the neighborhoods of West Dayton and can also be used in prioritizing future investments in the area.

CONCEPT AND VISION

A NEW AUDIENCE During the planning process three key audience groups were identified as key members of the future of Greater West Dayton. Tourists and visitors, existing and prospective residents and existing and prospective employers are the key components to the success of community facilities, neighborhood heath and stability and a rich and vibrant workforce and employment market. While together these key audiences will serve to stabilize and improve the Greater West Dayton community, they each require specific and unique recommendations and strategies to ensure their growth and success. The content of the framework plans is a direct result of discussions with the public, community stakeholders and the project steering committee and are each centered on a specific audience and a specific set of community assets. In order to ensure the alignment of the framework plan recommendations and the overarching position statement, simple and distinct key message statements were delivered to reinforce the forward thinking vision of the future. These key messages along with the recommendations outlined in the planning document will serve to assist in shaping the future of the Greater West Dayton Neighborhoods.

A FRAMEWORK FOR INVESTMENT IN GREATER WEST DAYTON

KEY MESSAGE STATEMENTS

LEVERAGE CULTURAL LANDMARKS TO PRESERVE OUR LOCAL LEGACY.

ELEVATE NEIGHBORHOOD PRIDE THROUGH SMART, AUTHENTIC ACTION.

TARGET VIABLE RESOURCES ACROSS THE REGIONAL LANDSCAPE.

CONNECTING THE PIECES While the three key community components previously discussed provide the neighborhood facilities that can be used in promoting and sustaining tourism, employment, recreation and residential amenities, they cannot be considered a strong and effective community without a series of efficient, safe and attractive connections tying them together. The transportation system of West Dayton’s neighborhoods is more than interstates and roads. It is an intricate system of connections and corridors used by vehicles, pedestrians, and cyclists. These connections link the area’s homes, employment centers, shopping areas, recreational facilities and regional tourism attractions. While this existing system currently provides the series of efficient connections that the area needs, the system lacks the aesthetic, green open spaces originally designed for the area by Fredrick Law Olmsted and his partners. The ideas and fundamentals Olmsted used in preparing the Dayton plan are firmly anchored in the City Beautiful movement that began at the beginning of the 20th Century. The work Olmsted and others in this time parkways, boulevards and public open space to counteract the increase in crime, economic decline, violence and community unrest that peaked in the 20th Century. In the design of the Dayton master plan, the Olmsted

plan sought to frame the corridors of the future by recommending the City Engineer acquire lands adjacent to the banks of the Great Miami River and Wolf Creek. In addition to the river parkways, Olmsted proposed a series of boulevards to provide radial lines of travel throughout Dayton and including the western portion of the City. Just as in the early 20th Century, the community is dealing with deterioration, economic decline and a negative perception on neighborhood crime and vandalism. By utilizing the existing system the transportation recommendations are directed at changing the perception of the community by providing efficient connections that add visual enhancements and signs of change for the area. Together the existing assets of the community and the visual changes and enhancements in the transportation system will begin to change the perceptions and realities of the area. Assessing Dayton’s deficiencies and aggressively building on its strengths is a prerequisite for Dayton’s renewed success. Dayton is a resilient city that has the ability to use the assets it built during its peak years to re-invent itself as a competitive place to live and do business for generations to come.

CONCEPT AND VISION

HOW TO USE THIS DOCUMENT This document is broken down into two distinct parts: framework plans and, initiatives and strategies. A separate implementation toolkit document provides the step by step implementation opportunities that the City of Dayton can undertake now and in the future. Within the Framework plans, the existing conditions and market realities are identified in addition to the audience specific community assets. These assets are used to identify development opportunities, potential partnerships and programs and policy changes that could grow and enhance the needs of the specific audience. Within each framework plan general guidelines have been recommended for new development opportunities. This plan is not intended to cover the specific design requirements and development decisions on a site by site basis, but instead the general character and use has been outlined along with key considerations that apply to the Greater West Dayton community specifically. The initiatives and strategies component of this plan is intended to outline the best planning principles that can be used to impact the area as a whole. The planning principles were established to address important issues within the community and should be used when planning for and reviewing new development and redevelopment. These principles are reflective of fundamental planning values and were validated by the project steering committee and during the public outreach process. Many of the initiatives and strategies involve the participation and leadership of private entities and citizens. While the City of Dayton will be actively involved, there are many strategies they cannot lead. Because the Greater West Dayton area is at a pivotal point, there is a strong need for the City to actively participate in the physical change of the community. The specific action steps and investment opportunities for the City of Dayton are outlined in the document A Framework for Investment in Greater West Dayton: Implementation Toolkit. Using the information and

A FRAMEWORK FOR INVESTMENT IN GREATER WEST DAYTON

recommendations in the framework plans a series of projects and initiatives have been developed that can be integrated into the Cityâ&#x20AC;&#x2122;s funding plans and other long range planning documents.

COMMUNITY AND CULTURE The City of Dayton, and the community of West Dayton have a unique set of cultural and recreation opportunities including outdoor recreation, sports facilities, historic and community heritage sites and facilities a. Daytonâ&#x20AC;&#x2122;s distinctive aviation and cultural heritage is celebrated throughout the area in the form of museums, historic sites, arts and entertainment, and festivals. These venues and events provide a foundation to the Dayton experience and create opportunities to prompt visitor spending and creation of additional attractions. The arts and broader cultural resources, amenities and facilities are coming to be seen as strategic urban assets and they have an important and opportunistic role to play in the West Dayton of the future. During the October 5, 2012 project steering committee meeting, the group was asked to identify the audience they were trying to attract to the area. One key group identified was visitors. The Dayton area and the West Dayton community are rich with culture and heritage and currently accommodate visitors year round. Development and support of recreational and cultural amenities is an important component associated with the quality of life for residents and the region as a whole. As part of the economy, these amenities are the foundation of the tourism industry and play an important role in job creation and brand identity. Improvements and investments in the community, intended to support the tourism industry and attract additional visitors, will also benefit those who reside in the West Dayton community year round.

AVIATION HERITAGE FACILITIES Dayton is the birthplace of aviation, and was honored in 2004 as the National Aviation Heritage Area. It was once home to Wilber and Orville Wright, where they lived and developed the airplane in their west side cycle shop in the early 1900’s. They perfected their airplane on the testing grounds of the Huffman Prairie Flying Field, east of Dayton. Dayton is also home to the first military airfield, the first emergency parachute jump, and The Waco’ Aircraft Company, a civilian aircraft production between the World Wars. The neighborhoods of West Dayton have played a key role in the city’s aviation history given the Wright Brothers home, cycle shop and aviation workshop along West Third Street. This area is now known as the Wright-Dunbar District. The National Park Service chose the Wright-Dunbar area to locate the Aviation Trail Visitors Center and Interpretive Center, due to the area being the home and business location of the Wright Brothers during the early 1900’s.

Flying Lab Foundation, Armstrong Air & Space Museum (Wapakoneta), Historic WACO Field and the Aviation Trail. Dayton is also home to Wright-Patterson Air Force Base, one of the largest and most important Air Force installations. Huffman Prairie Flying Field is adjacent to the base’s main runway and where the Wright Brothers “really learned to fly.” Approximately 27,000 military, civilian and contractor employees work on the base each day. In addition, it is the home of the 445th Airlift Wing, the 88th Air Base Wing, the National Air & Space Intelligence Center, the Air Force Institute of Technology, the National Museum of the US Air Force, and the Air Force Material Command and Lifecycle Management Center.

Today, Dayton celebrates its aviation history via the National Museum of US Air Force (the state’s most visited tourist attraction), the National Aviation Hall of Fame, the Dayton Aviation Heritage National Historic Park which includes the sites of Carillon Historical Park, Huffman Prairie Flying Field and Interpretive Center, Wright-Dunbar Historical Center and the Paul Laurence Dunbar State Memorial, The Wright B Flyer, Grimes

Wright Patterson Airforce Base

Huffman Prairie Flying Field

A FRAMEWORK FOR INVESTMENT IN GREATER WEST DAYTON

Carillon Historical Park

Wright Cycle Shop

Study area boundary Bodies of water Major roadways Rail corridors Regional commercial development Existing parks and recreation facilities 1

Existing historic districts 4

Aviation and heritage facilities

National Museum of US Air Force

National Aviation Hall of Fame

Carillon Historical Park

Huffman Prairie Flying Field and Interpretive Center

Wright-Dunbar Historical Center

Paul Laurence Dunbar State Memorial

Other facilities located outside the boundaries of the map: The Wright B. Flyer, Grimes Flying Lab Foundation, Armstrong Air & Space Museum, Historic WACO Field

NORTH

COMMUNITY & CULTURE

MUSEUMS AND CULTURAL FACILITIES Dayton has a variety of historical and cultural attractions beyond those tied to aviation, including –the International Peace Museum, the Dayton VA campus, Paul Laurence Dunbar House, the Boonshoft Museum of Discovery and the Dayton Regional Walk of fame which honors Dayton residents and is located in the heart of the Wright Dunbar business district. The Dayton VA campus is home to one of 11 federal cemeteries affiliated with the Department of Veterans Affairs and was designated a national historic landmark in October 2012 . The National Military Cemetery was established in 1867 and is the burial site of many notable persons, including the father of Paul Laurence Dunbar. The cemetery has over 44,000 burials and attracts thousands of visitors each year. The VA Hospital has over 500 hospital beds and provides a full range of health care including medical, surgical, mental health, geriatric, therapy, neurology, oncology, dentistry and hospice and services veterans from a 16-county area in Southwestern Ohio and Richmond, Indiana. In 2009, nearly 36,000 patients were seen, with almost 4,500 inpatients. Key to the hospital is the volunteers, which in 2009 consisted of over 2,600 individuals. It is estimated that in any given year over 50,000 people visit the facility. Additionally, the Dayton VA campus is home to the American Veterans Heritage Center (AVHC)

Boonshoft Museum of Discovery

Paul Laurence Dunbar House

A FRAMEWORK FOR INVESTMENT IN GREATER WEST DAYTON

which is an independent, non-profit organization formed to raise public and private awareness of veteran’s contributions, patriotism and to assist in the restoration of the Dayton Soldiers Home historic facilities. The Aviation Trail Visitors Center, in combination with the National Military Cemetery near the VA Hospital provide the area with a steady and strong influx of visitor/tourism traffic, yet the area’s lack of hospitality resources fails to capture visitor spending. Tourism in the area could increase even more, if the Department of Veterans Affairs Archives and with it a proposed National Veterans Museum and Educational Center makes the Dayton VA Campus its home. It has been estimated that the Center, with the increased visitor traffic, could create 400+ new retail tourism and educational jobs in West Dayton within 5 years of the complex opening. Paul Laurence Dunbar was an internationally acclaimed writer and a voice of equality/justice for African-Americans. He became the first AfricanAmerican to earn nationwide distinction and acceptance and published 24 books. His home located three blocks north of Third Street has become a visitor center in West Dayton, and is operated by the Ohio Historical Society.

National Military Cemetery

International Peace Museum

Study area boundary Bodies of water Major roadways Rail corridors 9 3

Regional commercial development

Existing parks and recreation facilities 6

Existing historic districts

Museum and cultural facilities

Americaâ&#x20AC;&#x2122;s Packard Museum

Aviation Heritage Foundation and Wright Cycle Company

Wright Dunbar Inc.

Paul Laurence Dunbar House

Carillon Historical Park

Wright Company Factory Site

Dayton National Cemetery and Cultural Facilities

Dayton Regional Walk of Fame

Dayton Second Street Market

10.

Dayton International Peace Museum

Other facilities located outside the boundaries of the map: Boonshoft Museum of Discovery

NORTH

COMMUNITY & CULTURE

ARTS AND ENTERTAINMENT FACILITIES In addition to its historical roots, Dayton is truly an arts community. Local arts groups generate approximately $122 million every year in economic impact, with an estimated 7 million people coming downtown every year for entertainment. In recent years growth in the arts has been evident in the Greater Downtown and the Oregon District, as they have become the city’s primary arts destinations. In support of the city’s growth, the Greater Downtown Dayton Plan (2007) has established as a core objective that the Greater Downtown be positioned as the “premier arts, entertainment, cultural and historic destination for the region.” While many of the City’s facilities are located outside of the boundaries of this study, West Dayton has an emerging arts scene, with the newly opened Willis Bing Davis Art Studio and Gallery, and the planned Legacy Center that will be home to the community’s arts and Hungarian/African American cultural offerings.

music movement spawning bands such as the Ohio Players, Bootsy’s Rubber Band, Lakeside, the Manhattan Project, Heatwave and Slave. In addition to visual and preforming arts, the neighborhoods of West Dayton have rich history with movie theatres. From 1913 through the 30’s, the Midget Theatre on west Third Street was one of the area’s top movie theatres, until it closed due to stiff competition from the Classic and the Palace, both built in 1928. A second theatre, built in 1907 on Third Street in West Dayton, the Pekin Theatre (originally the Theatrorium Electrical Theatre) operated until 1914. Both buildings are in the Wright-Dunbar Business District, with hopes of revitalization. Once a fertile ground for movie theatres, today, West Dayton does not have any movie theatres, requiring residents to travel downtown to the Neon or to the suburbs to watch newly released films.

The Legacy Center will support not only the visual arts, but also dance, offer arts workshops and symposiums. Discussion has been noted that the Legacy Center may also become home to the “Funk Hall of Fame”, in an effort to promote and educate the community and visitors on the area’s rich “funk” music heritage. West Dayton was home to the “funk”

Dayton Cultural Center

Victoria Theatre

A FRAMEWORK FOR INVESTMENT IN GREATER WEST DAYTON

Dayton Visual Arts Center

Sunwatch Indian Village

Study area boundary Bodies of water Major roadways Rail corridors

3 6

2 7

Regional commercial development

Existing parks and recreation facilities

3 1

Existing historic districts Visual Arts Facilities 1.

Dayton Cultural Center

Sunwatch Indian Village

Willis Bing Davis Art Studio

Legacy Center (located in Wright Dunbar)

Land of Funk Museum (located in Wright Dunbar)

Dayton Visual Arts Center

Preforming Arts Facilities 1.

Dayton Contemporary Dance Company

Dayton Philharmonic, Dayton Opera, Cityfolk, Victoria Theatre Association, Human Race Theatre Company, Muse Machine

Dayton Theatre Guild

Other facilities located outside the boundaries of the map:

NORTH

Cannery Arts and Design Center, K-12 Gallery for Young People, Gallery 510, High Street Gallery, ArtStreet, Missing Peace Art Space, Home Comfort Gallery & Design, 5th St. Clayworx, Gallery 510, Goloka

COMMUNITY & CULTURE

PARKS AND RECREATION FACILITIES Dayton has a vibrant sports history in amateur and professional sports that dates to the late 1800’s. It has hosted PGA Championships (1945, 1957, 1969), was home to the first franchise (1920, Dayton Triangles) of the American Professional Football Association (now the NFL), and was one of 8 teams in the American Negro Baseball Association (1920, Dayton Marcos). In addition, the Dayton area has been home to many athletes who have gone on to illustrious professional careers, including – Edwin Moses (Olympics), Mike Schmidt (MLB), Daequan Cooke (NBA), Dan Wilkinson (NFL), John Paxson (NBA), as well as hundreds of others.

Dayton also has 2 large recreational sports facilities – Kettering Field, a 17-diamond softball complex and the Jim Nichols Tennis Center (9 courts). The area is home to a good cross-section of private sports facilities/clubs, including – swim and tennis (9), golf clubs/courses (18), YMCAs (12), rowing/canoe clubs (2) and a rugby club. Dayton is also home to municipal golf courses (10+), and city-owned recreational facilities, including swimming pools and spray parks, as well as a wide range of MetroParks (19) in the region, and regional trails that can be used for hiking or bicycling.

To support the areas love of sports, Dayton has many facilities that support a range of audience sizes and sports. The most prominent facilities in the area are Fifth Third Field, Welcome Stadium, University of Dayton Arena, and Wright State’s Nutter Center. Several smaller facilities are located in the suburbs, including Hara Arena, James Trent Arena, RockStar Pro Arena and the Montgomery County Fairgrounds.

In addition to the recreational facilities mentioned above, the community can also capitalize on the Great Miami River Recreational Trail that runs parallel to the river corridor along Edwin C. Moses Boulevard. This shared use path connects businesses, museums, parks and natural land along its 41 mile corridor. The Wolf Creek Trail also provides recreational opportunities to residents of West Dayton. The Wolf Creek Trail parallels the Wolf Creek corridor along James H. McGee Boulevard. The trail begins at the intersection of Wolf Creek and the Great Miami River and continues northwest providing connections to Adventure Central and Wesleyan Metro Park.

Madden Golf Course

Possum Creek Metro Park

A FRAMEWORK FOR INVESTMENT IN GREATER WEST DAYTON

Fifth Third Field

Riverscape Metro Park

Study area boundary

5 6

Bodies of water Major roadways

12 4

Rail corridors

13 8 9

Regional commercial development Existing parks and recreation facilities

Existing historic districts Sports Facilities 11 3 2 1

Madden Golf Course

University of Dayton Arena

Welcome Stadium

YMCA Locations

Jim Nichols Tennis Center

Kettering Field

Possum Creek Metro Park

Fifth Third Field

Rock Star Pro Arena

10.

Urban Krag Climbing Center

11.

Montgomery County Fairgrounds

12.

Five Rivers Metro Park

13.

Riverscape Metro Park

Other facilities located outside the boundaries of the map:

NORTH

Sunrise MetroPark, Eastwood MetroPark, Wesleyan MetroPark, Wegerzyn Gardens MetroPark, Deeds Point MetroPark, Action Sports Center, Dayton Canoe Club, Greater Dayton Rowing Club, Dayton Lacrosse Club

COMMUNITY & CULTURE

TOURISM SUPPORT FACILITIES In order to support a distinct and year round tourist industry, the City of Dayton and the West Dayton community need to facilitate support for tourism related infrastructure and services. This includes dining, accommodations, shopping, and activity development. What tourists spend and where can be heavily influenced by hotels and tourism operators. Where these organizations direct guests, what information they provide, and where excursions may stop can all affect the supporting tourism facilities. In order to maximize the benefit of local development and private businesses, it is critical to develop strong relationships between tourist destinations and these support facilities. While it may seem obvious for hotels and tourism operators to support local businesses and neighborhood groups so that customers may have a better experience, these linkage opportunities are often missed. If conscious effort is not made to capitalize on linkage opportunities, it may be easier for hotels and other tourism businesses to use national suppliers and neglect the local market. Similarly, efforts must be made to increase recruitment, training, and progression of the local workforce. Wages earned by local workers usually represents the largest return of cash from the tourism industry

into the local economy. While these jobs are sometimes dismissed as low-wage or seasonal, the significance of this cash flow should not be under-estimated. Additionally, it is often cheaper for companies to employ local residents rather than bring in outsiders. It is for these reasons that tourism can have such a positive effect of the local economy and support facilities The 18 neighborhoods in West Dayton lack a quality mix of retail offerings and a primary retail corridor. It is estimated that about 350,000 sq. ft. of retail space is in the area and occupied by some 93 restaurants or retail stores. Most of the retail/restaurant space is scattered along West Third Street, Hoover Road and Gettysburg Avenue, as well a variety of opportunistic sites throughout the area. The primary retail site is Westown Shopping Center, a 200,000 Sq. Ft. open-air center that first opened in 1950. This shopping center is the dominant retail center in West Dayton and is adjacent to the RTA Transit Center. The center is home to strong mix of national retail tenants including â&#x20AC;&#x201C; Aldi, Family Dollar, CVS, Rent-A-Center, and Oâ&#x20AC;&#x2122;Reilly Auto Parts. In addition, the center is home to the Post Office and an appropriate blend of retail and service businesses ranging from apparel,

The neighborhoods in of West Dayton lack a quality mix of retail offerings and a primary retail corridor.

A FRAMEWORK FOR INVESTMENT IN GREATER WEST DAYTON

jewelry, sportswear, beauty supply, footwear to dental and cell phone service providers. The majority of the tenants are independents from the Dayton area that are filling a significant retail gap in the area. Key independents include – Deveroe’s, Hahn’s Sportswear, Shoe Trend and Tri-State Jewelry. The Westown Shopping Center is located directly adjacent to the VA Medical Center and National Cemetery yet does not have retail opportunities geared towards visitors in the area. A second retail cluster is located at Hoover Road and Gettysburg Avenue. This area is anchored by Walgreen’s and a variety of national fast food entities, such as McDonalds, Church’s, Rally’s and Burger King. These offerings are not centralized, but a random blend of sites with on-street access and site-specific parking. While these uses are more regional in the drawn, the lack of central location and distance from existing tourism attractions makes it hard for visitors to easily access the retail stores.

Conversely, a lack of retail and restaurant options may weaken the appeal of existing tourism attractions. The number of business establishments is generally higher in successful tourist communities when compared to non-tourist areas. Also important is not only the number of businesses but also that they represent a diverse mix to serve both the daily needs of residents as well as a range of goods and services for visitors. An influx of new businesses that only cater to visitors may be looked at unfavorably by the existing residents. Because communities that cater to tourists have significantly more retail establishments and a diverse mix of products and services, more retail and restaurant businesses in the community will be necessary for the area to be competitive with other tourist destinations.

Most of the retail/restaurant space is scattered along West Third Street, Hoover Road and Gettysburg Avenue, as well a variety of opportunistic sites throughout the area.

COMMUNITY & CULTURE

TOURISM SUPPORT FACILITIES WRIGHT DUNBAR BUSINESS DISTRICT Wright-Dunbar or the West Third Street Historic District is a walkable 5-block commercial corridor on west Third St. The historic designation was established in 2002. The centerpiece of the neighborhood is the historic district where the Wright Brothers and Paul Laurence Dunbar once resided and worked. This area has undergone significant redevelopment with a mix of both public and private investment. As of 2012, the area is beginning to show signs of retail development with newly opened retail, restaurant and service business, including – Zik’s Pharmacy, Ruby’s Coffee Café, Sweet Dot’s Bakery & Café, Smokin’ Joe’s Café, WrightPatterson Credit Union, Chase Bank, Meridian Hair Salon & Day Spa, In His Image Bookstore, and Ardmore Cleaners. Additionally, the district is home to several tourist attractions – Dayton Aviation Heritage National Historic Park, the Wright Cycle Shop, the Walk of Fame, and the Aviation Trail Museum and Visitors Center. The Willis Bing Davis Art Studio and EbonNia Gallery are also located in the district, and the Legacy Center, which will become a community arts and cultural home for the arts, is in development.

The Aviation Visitors Center is a primary tourism attraction in the WrightDunbar District that includes exhibits, documents, and vignettes covering all phases of the Wright brothers’ lives. It is an excellent starting point for exploring Dayton’s aviation history. Another top attraction in the WrightDunbar District is the Dunbar House, containing literary works, personal items, and family furnishings of African-American poet Paul Laurence Dunbar. Besides commercial facilities, West Dayton contains several activity areas that tourists can enjoy. The City’s Aviation Trail, the Veteran’s Administration National Park on the grounds of the VA and the Wright Airplane Factory, all offer activities and sites to see for every age. This area is still prime for additional tourism activities including the future expansion of the Wright Airplane Factory and the identification of all civil rights era sites where a historical self-guided tour could be developed. Because of the history of the area, a strong linkage between educational facilities and some of these rich historical amenities offer a deeper understanding of historical events and the impact on the City and the County.

The centerpiece of the neighborhood is the historic district where the Wright Brothers and Paul Laurence Dunbar once resided and worked.

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RESTAURANTS With the exception of fast food restaurants, there are limited restaurant choices in the area. It is not uncommon for fast food restaurants to be more concentrated in low-income neighborhoods, given the low cost of the food offerings and its general ease of access. Recent research has shown that there is a strong association between the location of food outlets and food consumption, as well as low levels of income (American Journal of Public Health, 2002). Yet, a compelling argument can be made that both supermarkets and restaurants do not sell food items that will not be purchased. As such, the long-term purchase/ consumption behavior of residents in West Dayton may be playing a greater role in the types of restaurants located in West Dayton (i.e. the residents arenâ&#x20AC;&#x2122;t demanding healthier restaurant choices). On the other hand it has been argued that the fast food industry exploits the market forces that drive supermarkets, produce stands and healthy restaurants out of low-income urban areas.

In addition to affecting the daily lives of West Dayton residents, the lack of restaurant options impacts the tourism industry in the area. Over one quarter of the tourism dollars spent in Ohio in 2011 were for food and beverage (Source: Tourism Economics). Additionally, restaurants can enhance the image of a destination, create jobs, and be an attractor themselves. Instead of just serving the visitors that come to a destination, restaurants can create demand. Travelers to the Aviation Trail Museum, Dayton Aviation Heritage National Historic Park, and other area destinations need to eat somewhere. If attractive restaurant options are not present in West Dayton, then these dollars are spilling out of the neighborhood instead of being captured by it. Restaurants are significant contributors to both the tourism product being offered by an area and to touristsâ&#x20AC;&#x2122; overall satisfaction with a destination. Similar to expanding retail businesses, for the West Dayton community to be competitive in the attraction of tourists, a wider range of restaurant offerings will be necessary.

With the exception of fast food restaurants, there are limited restaurant choices in the West Dayton area.

COMMUNITY & CULTURE

DEVELOPMENT OPPORTUNITIES There are many existing community and regional assets in and around the neighborhoods of West Dayton area that make the opportunities for tourism and visitor expansion in the area a real possibility. While there are disadvantages in the community that can be addressed, the area has regional attractions and authentic, unique, local facilities that can be marketed, enhanced and linked with other local assets to help develop a new and strong tourism industry. The existing development, museums, arts and entertainment facilities and the recreational opportunities all offer a set of unique tools that can be used to market the area in a new and exciting way and provide a basis for a new way for the community to link and collaborate to maximize potential success.

DEVELOPMENT PATTERNS AND FUTURE FACILITIES The advancement of tourism and cultural uses in the area hinges greatly on growing and linking heritage and veteran-themed assets. The proposed Dayton Aviation Heritage Redevelopment Project that is currently proposed for the former Delphi Site on Home Avenue. Future plans for this site will include the historical Wright Airplane Factory along with an advanced manufacturing industrial park. Redevelopment of this site received federal funding using Clean Ohio Revitalization funding and was deemed a priority for the area in 2007. While the specific uses of this site will be primarily focused on job creation, the historical restoration will provide another attraction to the community. This repositioning of this site could be leveraged with the other theme â&#x20AC;&#x201C;based heritage assets such as the Wright-Dunbar District and the newly recognized American Veterans Heritage Center on the historical grounds of the VA. In order to capitalize fully on this investment, the area immediately adjacent to the redevelopment site can be utilized for additional development geared towards supporting the expanding tourism industry in the area. This area adjacent to the Aviation Heritage Redevelopment project should focus on a mix of uses primarily centered on institutional and civic needs. In addition smaller support uses such as restaurants, shops and office space can be incorporated.

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Outside of this central site, regional commercial uses should be enhanced along the main corridors of the area: Third Street, Gettysburg Avenue, and Germantown Road. These roadways currently have small scaled, local commercial uses, and they could be enhanced with additional development that reaches out to a larger population. In order to support these regional commercial developments additional wayfinding signage would be needed to direct visitors accordingly. In addition, considering thematic linkages on some of the corridors could function to strengthen the cultural identity and attractiveness of the community. West Third Street, for example, with a heritage based theme, could function to link Wright-Dunbar, the Wright Plane Factory site and the historic assets and attractions of the VA. The neighborhoods of West Dayton does have an opportunity to capture its share of arts, entertainment and recreation. Several areas that appear positive for consideration include a movie theatre, community events, performing arts venues/events, visual arts events/lectures/classes, small live music venues, a sports facility, additional recreation facilities (indoor and outdoor), and potential bed and breakfast facilities. Each of these will be driven by private/public investment, curbing crime in the area and anchoring the offerings on West Daytonâ&#x20AC;&#x2122;s heritage and roots. There are sites within the area that would benefit from remaining as undeveloped sites. Currently several sites along Third Street and James H. McGee are vacant. Since the retail development market is currently soft, these properties should be used for the purposes of greening and de-densifying the community. Maintaining these areas as green space will aid in overcoming the current perceptions of crime and deterioration the community is facing. By removing deteriorating structures and investment these areas will promote change while incurring minimal costs to the community and the City.

EXISTING CONDITIONS Regional commercial development Local commercial and office development Existing parks and recreation facilities Existing institutional development Cultural and community assets DEVELOPMENT OPPORTUNITIES Regional Commercial Development History and Tourism Development Open Space

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PATTERN BOOK: DEVELOPMENT TYPE AND CHARACTER DEVELOPMENT CHARACTER Future development within the neighborhoods of West Dayton that support or promote cultural tourism and retail markets should use the following recommendations as a guide. The pattern book identifies general development summaries and important points that should be incorporated into the areas. These general guidelines can be used to refine land use and zoning policies in the future.

REGIONAL COMMERCIAL SUMMARY Regional commercial districts are large, concentrated areas generally intended for retail sales of convenience goods and services to visitors. They should be oriented to vehicular use and will predominately contain commercial uses such as retail and restaurant developments. Regional commercial areas serve a much larger population and land area then neighborhood commercial uses and are designed to provide goods and services to a larger, more regional trade area. While the development should be oriented for vehicular traffic, pedestrian connectivity to surrounding neighborhoods is also important.

IMPORTANT POINTS While regional commercial zones will be located along transportation thoroughfares, pedestrian circulation and amenities are still critical. An attractive and accessible pedestrian environment with connectivity to transit should be incorporated in all commercial areas. Parking facilities in these areas should be located to minimize pedestrian conflicts and the interruption of the street frontage. When properly integrated with the surrounding neighborhoods, these areas may not require typical parking requirements because residents can walk or bike to these destinations. Additionally, neighborhood commercial zones can be used to transition the scale and intensity of development between areas; for example, neighborhood commercial uses along a corridor can be used to transition from industrial use to single-family residential. It is preferred that new commercial development has an urban pattern with buildings at or close to the sidewalk with parking in the rear. Development can take on a more suburban pattern with deeper building setbacks.

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CULTURAL AND TOURISM MIXED-USE SUMMARY Culture and tourism destinations frequently combine a mixture of uses but are often centered around institutional and civic uses. Unlike general institutional uses such as schools and hospitals, culture and tourism related uses are more frequently museums, interpretive centers, and libraries. West Dayton has a unique set of assets that lend itself to the cultural and tourism mixed uses including numerous educational facilities, cultural and historical institutions and sites and several visual and performing arts facilities within or adjacent to the area. All of these uses together create a cluster where culture and tourism can be supported. They may also be supported by ancillary retail and office uses such as gift shops, associated small-scale restaurants, and integrated office space for supporting organizations and non-profits. Culture and tourism attractions can create community identity, increase visibility in the larger metropolitan region, and be an economic development driver for the area.

IMPORTANT POINTS Like commercial and employment centers, culture and tourism destinations should be sensitive to the surrounding neighborhood context and well connected to the transportation network. These facilities can be large traffic generators and may require large parking areas. Where possible, culture and tourism uses should be connected to the open space system and preserve landscape areas. In all cases the planning of such sites must take into account the socio-cultural impacts of development and the impacts on the natural environment. Tourism can have both beneficial and harmful effects on local culture as the result of the use of culture and community history as a tourist attraction; tourism can create unwanted pressure for the resident populations. Additionally, when these attractions are part of a redevelopment project, it is critical that sites are sufficiently remediated to allow for the safe and enjoyable use of the facility.

Culture and tourism destinations frequently combine a mixture of uses but are often centered around institutional and civic uses. They may also be supported by ancillary retail and office uses such as gift shops, associated small-scale restaurants, and integrated office space for supporting organizations and non-profits.

COMMUNITY & CULTURE

PATTERN BOOK: DEVELOPMENT TYPE AND CHARACTER OPEN SPACE SUMMARY Vacant properties can be used in unique ways to enhance the aesthetics of an area and to assist in changing the perceptions associated with declining neighborhoods and properties. Vacant properties adjacent to commercial and culture and tourism uses can be supported by redeveloping these sites into pocket parks. Pocket parks are usually developed on vacant lots or irregular pieces of land. Surrounded by existing development on three sides, they literally form a small “pocket” among other buildings. These little parks can bring shade, quiet, and enhanced property values to blighted areas, and they often turn up in unexpected places. Pocket parks are generally too small for physical activities and may be locked or gated when not in use. By utilizing multiple vacant lots, a unified planting design can be implemented that beautifies the neighborhood and compliments the existing commercial development in the area. These beautification treatments can also be used in marketing the area to potential developers.

IMPORTANT POINTS Pocket parks vary widely in appearance and character. Communities should come together to decide upon a park’s design and uses. However, some elements of a pocket park are essential. To discourage illegal activity, most of the park should be highly visible from the street. The community should provide trash cans that are emptied frequently, as well as regular maintenance. It should have at least one shade tree. Along Wolf Creek, there are a number of vacant and underutilized parcels. This area offers another way for the City to add more open space and continue to green the area. The City should explore opportunities to connect all vacant properties together to form greenways or green corridors so that stronger links can be made to parks and recreation sites in the area as well as to a blue corridor along Wolf Creek. When developing pocket parks the City should work with nearby businesses and stakeholders to share the potential development and maintenance costs.

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Pocket parks are usually developed on vacant lots or irregular pieces of land. These little parks can bring shade, quiet, and enhanced property values to blighted areas, and they often turn up in unexpected places.

NEIGHBORHOODS A communityâ&#x20AC;&#x2122;s neighborhoods consist of more than just homes. Neighborhoods are created by the residents, their houses and property, the places they recreate, the schools they attend and the religious institutions they rely on. The West Dayton community is no different. Currently home to approximately 25,000 residents, the neighborhoods of West Dayton are declining in population, and have an increase in vacancy rates. This decline is impacting the community as a whole because strong and vibrant neighborhoods are essential to the overall health of the entire community. Even during a decline the area contains a strong and diverse set of resources that contribute to the unique character of the community. These unique character traits and physical resources need to be preserved, enhanced and used to change the perception of the area for both existing and future residents. Within this chapter the existing conditions and assets of the area at a neighborhood scale have been identified and explained. These assets illustrate the unique facilities that support residential development in the community. In addition, recommendations have been provided regarding the available opportunities for stabilizing, enhancing and promoting additional development that would benefit the existing and future residents of the area.

The neighborhoods of West Dayton area is comprised of the neighborhoods within the Innerwest and Southwest Priority Boards. These eighteen neighborhoods represent approximately 29% of the City of Dayton’s land area and collectively held a population of just over 25,000 persons in the 2010 Census which equates to nearly 18% of the City of Dayton’s population. This is a reduction in population of approximately 24% since 2000. The neighborhoods of West Dayton lost population at a rate six times faster than Montgomery County, in general, during the 2000’s. Only three neighborhoods gained population between 2000 and 2010: Little Richmond (+149 residents), Stoney Ridge (+112 residents), Five Points (+74 residents). As a whole, the neighborhoods of West Dayton population is declining at a faster rate than the City as a whole. The City of Dayton lost approximately 7,260 or 14% of their population in the last decade which ranked the city 5th in the country according to the US Census Bureau’s American Community Survey. This is an alarming rate of population decline, even for Montgomery County, which experienced relatively small population losses during the 2000’s.

The Innerwest and Southwest areas lost 20%-25% of their population on average contributing much to the citywide population loss. Much of the decline for the city and the western neighborhoods can be attributed to the loss of industry and commercial operations. The good news is that the worst of the flight out of the area has subsided. It is forecast to lose only 2,577 residents between 2010 and 2020. In spite of population losses, the community still has a high population density of 1,924 persons per square mile. Convenience goods and services retailers, those who sell everyday items such as groceries, pharmacy/health and beauty aids, dry cleaning, hair styling, cards/gifts/flowers, and fast food, target densely populated neighborhoods. This drastic population loss within the area is also a contributing factor to the changes in housing units and vacancy rates throughout the neighborhoods. The neighborhoods of West Dayton are primarily made up of single family residential neighborhoods. Of the 10,417 households accounted for in the recent 2010 Census, less than half (46.5%) were owner occupied.

The neighborhoods of West Dayton lost population at a rate size times fasten than Montogomery County.

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This drastic population loss within the area is also a contributing factor to the changes in housing units and vacancy rates throughout the neighborhoods.

NEIGHBORHOODS

NEIGHBORHOOD STATISTICS As this trend continues, overall density will decrease which will lead to an opportunity to continue to green and beautify the area which will help to promote economic development an increase the character and aesthetics of the area. Additionally, the community has a much higher percentage of single parent families (26.6%) than it does “traditional” families (two parents, at least one child) (10.1%). The neighborhoods of West Dayton also have relatively few “empty nester” couples, only 15% of all households. Yet, its remaining population is fairly stable. Residents have lived in the same place for 9.5 years (median). This compares to about 7 years county and statewide. Based on the 2000 US Census information, the neighborhoods of West Dayton have high proportions of preschool babies and toddlers as well as school-age children, a combined 27.2% of its population (compared to 23.6% statewide). Being close to the University of Dayton and Sinclair Community College, the area also has a slightly higher number of collegeage adults aged 18 to 24. In comparing the 2000 and 2010 US Census data it is evident that the City and the West Dayton community are starting to capture additional residents age 18 to 55. One characteristic that is

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unique about the demographics of the West Dayton neighborhoods is that it has both high proportions of young people and senior citizens. Enticing these existing young residents to stay in the neighborhoods of West Dayton area and while also attracting the middle aged group of those 35 to 54 will increase the stability of the areas neighborhoods. Only 45% of West Dayton adults are in the labor force, either working, or seeking work versus 64% countywide. This places greater burden on the already low household incomes in the area and subsequently the social service organizations that serve the community. Over ninety percent of West Dayton’s residents are black and another 3.2% are of mixed races or otherwise, non-white. All eighteen neighborhoods are majority black in their racial composition. This has not changed much since the 2000 Census. The neighborhoods of West Dayton have a long, proven tradition as a hub of African-American pride and culture within the City of Dayton.

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HOUSING The existing housing units within the neighborhoods of West Dayton area vary greatly in terms of character and condition. Numerous neighborhoods contain significant abandoned, deteriorating structures and unkempt lawns and drives. While the City has stepped in to try and address the deterioration by appropriating funding for housing development projects, the effect of the economic downturn of the past decade is apparent. While some areas are in consistent deterioration, others have thriving examples of single family homes. The size and shape of homes varies across the communities, with many smaller, more compact homes being located near former manufacturing sites. Larger single family homes are seen on the far edges of the community along with increased lot sizes. The number of housing units in the study area declined by 1,322 from 15,110 in 2000 to 13,778 in 2010, yet, the number of vacant housing units in the area still increased by 1,073 between 2000 and 2010. West Dayton‘s housing vacancy rate of 24% is double that of Montgomery County and the state of Ohio. With this change in housing, the City realized opportunities existed to help the market stabilize while decreasing density and greening the City. Using federal funds, the City has invested in a new housing process which has included over 56 million dollars’

worth of investments in the City’s housing. Vacant housing units bring down the property values of real estate around them and often attract unwelcome elements such as wild animals, vandals, arsonists, and others. In addition this steady abandonment and loss of residents undermines the neighborhood stability, and imposes growing costs burdens on the city and compromises the persistent efforts of city government and other organizations to build a stronger neighborhood for future generations. West Dayton’s number of owner-occupied housing units declined by 27% in the past ten years. The area shifted from being a majority owner–occupied residential community to one that is primarily occupied by renters during the 2000’s. Over 80% of its housing stock consists of (mostly older) single-family homes. Median home value in the area stands at $57,316, which is 46% below the Montgomery County median. The majority of the community’s rental units are older detached single-family dwellings, many of which were formerly owner-occupied. Apartment units are in competition, to some degree, with north Dayton, Trotwood, Englewood, Vandalia, and Huber Heights in what GEM Real Estate Group considers to be the North/Western Dayton apartment submarket.

The existing housing units within the neighborhoods of West Dayton area vary greatly in terms of character and condition.

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Study area boundary Bodies of water Major roadways Rail corridors Existing single family residential development Vacant residential parcels Existing multi family housing development Existing commercial development Existing public school site Existing public park site Existing neighborhood religious facility

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EDUCATION FACILITIES Dayton Public Schools is an urban district of over 15,100 students in prekindergarten through high school. The district is home to 28 schools, including 22 elementary/middle schools, four high schools, and two occupational education high schools, both near the neighborhoods of West Dayton. 67% of Dayton Public Schools are comprised of African American students, with approximately 25% being Caucasian. Dayton’s occupational education high schools are positioned to prepare students for the workforce, via career-focused education. Students are enabled to enter the job market or pursue post-secondary education. The Public Schools offers 2 programs:

In addition, Sinclair Community College is linked both physically and programmatically with West Dayton. Central State and Wright State Universities both have a presence in the West Dayton Community creating opportunity to leverage additional community engagement with these institutions to attack the regional need for near and long-term development of the workforce.

David Pointz Career Technology Center – Located within the Innerwest Priority Board, the David Pointz Career Technology Center is a partnership between Dayton Public Schools and Sinclair Community College, 800 students, grades 9-12, 14 programs (arts and communication, business and IT, health and education, industrial and engineering)

There is significant opportunity to engage and create community linkages with the vast system of educational and training facilities located throughout West Dayton. This system, if connected and linked to its maximum potential, could function to rebrand a new kind West Dayton industry – Education and Training in the broad context of an area-wide learning community.

Stivers School for the Arts – designated grade 7-12 school, auditionbased program, 900 students, arts-focus (band, orchestra, choir, piano, dance, creative writing, theatre and visual arts) The Dayton Public School system recently completed a series of improvement projects to 15 of its 26 school facilities as a part of its multiyear replacement and improvement plan. Facilities projects ranged from rehabilitation, new construction, outdoor play and recreation equipment and LEED certification for selected buildings. Dayton is also home to a variety of charter and private occupational high schools. These schools service many of the area’s high schools and offer upwards of 50 career technical programs for high school juniors and seniors.

The neighborhoods support 19 elementary/middle schools, 2 traditional high schools and 4 career/trade-based high schools. In addition, West Dayton is also home to 5 private schools and 17 charter schools for K-12 students.

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Study area boundary Bodies of water Major roadways Rail corridors

1 3 2

Existing single family residential development

5 4

Vacant residential parcels 6

Existing multi family housing development Existing commercial development

9 8

Education facilities

7 1.

Thurgood Marshall High School

World of Wonder Elementary School

Westwood Elementary School

Dayton Boys Preparatory Academy

Edison Elementary School

The Ponitz Career Technology Center

Louise Troy Elementary School

Dunbar High School

Wogaman Elementary School

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NEIGHBORHOOD RETAIL FACILITIES AND SERVICES A strong and sustainable neighborhood is able to provide not only areas in which to live, but places to shop as well. Currently the 18 neighborhoods in the study area lack a quality mix of retail offerings and a primary retail corridor. It is estimated that about 350,000 square feet of retail space exists and is occupied by one of 93 restaurants or retail stores. Most of the retail/restaurant space is scattered along West Third Street, Hoover Avenue, and Gettysburg Avenue, as well a variety of opportunistic sites throughout the area. Shopping Centers and Retail Stores The primary retail site in the community is Westown Shopping Center, a 200,000 Sq. Ft. open-air center that first opened in 1950. This shopping center is the dominant retail center in West Dayton and is adjacent to the RTA Transit Center. The center is home to strong mix of national retail tenants including – Aldi, Family Dollar, CVS, Rent-A-Center, and O’Reilly Auto Parts. In addition, the center is home to the Post Office and an appropriate blend of lifestyle/ethnic retail and service businesses ranging from apparel, jewelry, sportswear, beauty supply, footwear to dental and cell phone service providers. Wright-Dunbar or the West Third Street Historic District is a walkable 5-block commercial corridor on west Third St. created in 2002. This centerpiece of the neighborhood is historic district that the Wright Brothers and Paul Laurence Dunbar once resided and worked. This area has undergone significant re-development with a mix of both public and private investment. As of 2012, the area is beginning to show signs of retail development with newly opened retail, restaurant and service business, including – Zik’s Pharmacy, Ruby’s Coffee Café, Sweet Dot’s Bakery & Café, Smokin’ Joe’s Café, Wright-Patterson Credit Union, Chase Bank, Meridian Hair Salon & Day Spa, In His Image Bookstore, and Ardmore Cleaners. Additionally, the district is home to several tourist attractions – Dayton Aviation Heritage National Historic Park, the Wright Cycle Shop, the Walk of Fame, and the Aviation Trail Museum and Visitors Center. The Willis Bing Davis Art Studio & EbonNia Gallery are also located in the district, and the Legacy Center, which will become a community arts and cultural home for the arts, is in development.

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Grocery, Farmers Markets and Dollar Stores The study area is clearly a “food desert.” Only one national grocery store, Aldi, is located in the area. It is estimated that 25+ more independent groceries (many are carry-outs) are in the area, but residents minimize their patronage due to safety concerns, uncleanliness, their poor assortment/ offering of fresh foods and the high prices charged. Many residents of the area shop the dollar-stores for grocery items. The area’s only national grocery store closed in 2007, prior to its closing, the community has claimed the store was managed poorly, was not properly cleaned and inventoried expired/old food, which minimized residents’ use of the store. Many residents currently rely on sites outside of the community for their daily shopping needs. The Wright-Dunbar Business District supports a seasonal Farmer’s Market from May through September. The Farmer’s Market just finished its third year of operation and is housed in green space on the 1100 block of West Third Street, on the site of the Wright Brothers 5th bicycle shop. The market is hosted by the Stubbs Family Market, and offers meats, eggs, baked goods, home-grown vegetables, flowers and plants.

It is estimated that about 350,000 square feet of retail space exists and is occupied by one of 93 restaurants or retail stores. Most of the retail/restaurant space is scattered along West Third Street, Hoover Avenue, and Gettysburg Avenue, as well a variety of opportunistic sites throughout the area.

NEIGHBORHOODS

RECREATIONAL FACILITIES While the area is rich in recreational opportunities the community is lacking in both recreational and training sports facilities. The area does not have recreational softball/baseball facilities or soccer fields/complexes. The Recreation Center at Roosevelt Commons is the only facility available to residents in West Dayton and the facility is nearing capacity. Madden Golf Course is located in the Stoney Ridge neighborhood of West Dayton and is one of the busiest 18-hole municipal golf courses in the area. Residents of West Dayton have two MetroParks, Possum Creek and Sunrise. Possum Creek, a 100 acre park, offers natural features, ponds and a farm and supports hiking, horseback riding, canoeing, cross-country skiing, fishing and outdoor activities. On the other hand, Sunrise is an urban park that offers wonderful views and fishing at the convergence of Creek and the Miami River.

redevelopment increase, the priority on the recreational systems and facilities should increase as well. Love of sports is a common denominator with residents and an important part of their lifestyle. Most households follow everything from pee wee leagues to high school to college to pros. Popular sports in the area include basketball, football, track, and, increasingly, soccer. By providing safe and aesthetic recreational facilities the needs of the neighborhood are met and the enhanced facilities can be used future development. Additional programs and facilities can become a focal point for neighborhoods and will serve as a community hub if designed correctly. Recreational facilities can also serve as a sense of pride for the area as well as an attraction for potential residents.

Within the study area the City of Dayton maintains 20 properties dedicated to recreational and open space. The existing facilities and equipment along with the current conditions of each property varies. Currently the City of Dayton has no investment plans for the parks and recreation system and its facilities. Existing recreational assets should be used when communicating the areaâ&#x20AC;&#x2122;s change, and as revitalization and

Mallory Park

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Possum Creek Metro Park

Sunken Gardens

Study area boundary Bodies of water 14

Major roadways 20

Rail corridors 16

Existing single family residential development

20 17

Vacant residential parcels

12 13 10

Existing multi family housing development

Existing commercial development

5 3

Recreational facilities

7 1.

Possum Creek Metro Park

12.

Residence Park

13.

Gettysburg Park

14.

Gardendale Academy

Highview Hills Park

Mallory Park

Wogaman Park

15.

Westwood Park

Gilespie Park

16.

McNary Park

Burkham Center park

17.

Joan Hiers Park

18.

Linden Playground

19.

Sunrise Park

20.

Wolf Creek Corridor

21.

The Grotto on the Dayton VA Campus

Welcome Park

McCabe Park

Arlington Park

10.

Sunken Gardens

11.

Millhaven Park

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FAITH BASED INSTITUTIONS Faith plays a significant role in the everyday lives of many of residents. It is estimated that more than 160 religious institutions can be found in the area, with Residence Park being home to almost one-fifth of the estimated total. This mix represents larger congregations associated with denominational faiths, as well as smaller neighborhood-based institutions.

While these facilities provide numerous cultural and personal resources they also provide a unique set of benefits to the workforce of the community. Many faith based institutions provide training programs, scholarships, community groups and one on one support to elementary, secondary and post-secondary students.

The estimated 160 institutions in the community provide a series of programs geared towards developing a stronger community. Many of these institutions provide training programs, community interest groups and one on one support local for residents. In addition, the religious institutions in the area are stable and appealing neighbors to the existing residents. Many of the structures are unique in historical character, and nearly all of the religious facilities are well cared for in terms of building and property maintenance.

While the facilities themselves are an asset to the community, the true building block for the future is in the people themselves. The religious congregations of West Dayton are comprised of active individuals with unique gifts, skills and capacities. These individuals have historical knowledge and community connections that will be valuable in redeveloping the community. By utilizing the existing volunteer base as a community asset, the long standing community members can be spokespeople for change as well as support when necessary.

The estimated 160 institutions in the community provide a series of programs geared towards developing a stronger community.

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DEVELOPMENT OPPORTUNITIES While there are many barriers related to neighborhood development and stabilization there are several assets and opportunities that can be used to leverage growth and change in the neighborhoods. The existing residential development, local retail centers, education and religious facilities all offer a unique set of tools and opportunities in the rebuilding of the area.

DEVELOPMENT PATTERNS AND FUTURE FACILITIES The primary challenge in stabilizing the neighborhoods of West Dayton is how to transform vacant and abandoned properties from liabilities into an assets. The end goal for the area should be to prepare the vacant properties for neighborhood revitalization through public and private partnerships, community organizations and the private development community. There are several ways that this can be accomplished. Property acquisition In communities facing the same urban blight and deterioration, the development and promotion of property acquisition tools have been successful in revitalizing neighborhoods. While the City of Dayton does offer tools for property acquisition such as the Lot Links Program and down payment assistance to residents in need, additional steps can be made to modify or develop programs to address the current challenges and barriers in the community. The City of Dayton utilizes two methods to promote property acquisition to existing and potential residents. The Lot Links Program provides a vehicle for acquisition of tax delinquent vacant lots by those seeking lots for yard or home expansion, building of garages, urban gardens, etc. as well as allowing acquisition of tax delinquent abandoned housing stock by those willing to perform the rehabilitation work or demolition needed for new housing construction. Abandoned tax delinquent commercial properties may also be acquired by the Lot Links Program. In order to purchase property through the program, an applicant makes a nominal deposit and submits an application outlining what they plan 42

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to do with the property and where their resources will come from. The City of Dayton confirms property abandonment, approves submission of a request to initiate a tax foreclosure to Montgomery County, and takes possession of the property upon completion of the foreclosure case. Montgomery County then wipes out all back taxes owed and the City of Dayton collects the remaining costs of the foreclosure from the applicant and transfers ownership to the applicant as the end user. While this process ultimately benefits the end user, the neighborhoods and the City as a whole, the average time frame for the process is two years. Additionally, the ability for the majority of existing residents to fund property purchase, maintenance and repairs is minimal due to the existing economic factors of the community. In addition to the Lot Links Program, the City of Dayton facilitates land surplus sales for vacant lots currently under their ownership. Properties owned by the City are available for purchase and require no additional tax foreclosure proceedings which allows the transfer of property to occur in as few as 90 days. Land purchase through the surplus sales offers a streamlined process with a shorter timeframe and lower costs for the end user. In order to strengthen the existing programs, it is recommended that the City and neighborhood organizations work to promote the Lot Links Program in a more effective way. While the program information is currently available to the public through the City website, providing the information through a neighborhood communication program would ensure that all residents are aware of the program and its benefits. Since the process of purchasing property through the City is efficient and quick, interested buyers may choose to purchase City owned properties over tax delinquent ones. In order for the City to increase its property ownership, additional strategies need to be put in place to provide the necessary funding and administrative staff. Steps to build capacity within the city government will be needed to maintain the Cityâ&#x20AC;&#x2122;s property database, as well as dedicated funding to acquire and maintain additional properties.

Study area boundary Bodies of water Major roadways Rail corridors Existing open space Existing neighborhood assets Existing commercial development Existing single family residential development Existing multi family residential development DEVELOPMENT OPPORTUNITIES Single family development Multi family development Open space Neighborhood commercial development focus areas

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DEVELOPMENT OPPORTUNITIES Additional strategies can be developed to encourage neighborhood organizations or community development corporations to purchase and redevelop properties. While the neighborhoods of West Dayton currently do not have any existing community development corporations (CDC’s), as the area redevelops the formalization of neighborhood CDC’s would be an additional way to support property purchase and redevelopment programs. While CDC’s traditionally offer programs and services that support community development, they can also be a leader in economic development, real estate development and affordable housing for the neighborhoods they serve. By establishing CDC’s and empowering them with the tools and strategies to acquire and assemble land, additional redevelopment opportunities could be available. A public awareness campaign should also be used to educate the existing residents and business owners on the processes and benefits of the programs. In addition to the specific programs, this public awareness campaign can be used to educate the neighborhoods on the current realities of the city, the neighborhoods, and the economic and social costs associated with both. This public campaign should engage the community in a meaningful way so that residents understand the importance of their role in changing their neighborhood.

Infill residential development New residential development in the neighborhoods of West Dayton should focus on infill development to help in the reduction of vacant properties. Redevelopment projects such as the Miller-Valentine housing development project should be encouraged. Roosevelt Homes, the ongoing affordable housing development will provide 35 units in the current Roosevelt neighborhood. Miller Valentine Residential Development is partnering with St. Mary Development Corporation and the City of Dayton on the project. The 25 lots on which Roosevelt Homes will be built were purchased through the city’s tax foreclosure program and involved the use of Neighborhood Stabilization Program funds to aid in the demolition and acquisition of the property. The 1,500-squarefoot homes will feature four bedrooms, two full bathrooms and a two-car detached garage. An additional development focused on providing affordable housing choices and infilling existing neighborhoods is Germantown Village at the corner of Germantown and Broadway Streets. This development is proposed to be a four phase plan that includes 60 attached townhomes currently under construction. The development included property demolition and preservation of four occupied houses in the neighborhood.

New residential development in the neighborhoods of West Dayton should focus on infill development to help in the reduction of vacant properties.

A FRAMEWORK FOR INVESTMENT IN GREATER WEST DAYTON

Developments such as these can serve as a catalyst for the future of the neighborhoods. The availability of affordable homes at a variety of scales will enable neighborhood residents to transition to housing units that fit their lifestyle. Removal of existing, abandoned homes A combination of factors, most notably budgetary constraints, has hampered the Cityâ&#x20AC;&#x2122;s ability to properly inspect condemn and remove abandoned housing units. It is common for abandoned properties to remain vacant for several years even when under the ownership of the City. These abandoned and blighted homes increase the negative perceptions of the community and impact the current residents in a variety of ways. In order to counteract the impacts of the high vacancy rates and deteriorating properties, it is recommended that a comprehensive assessment be done to inventory and analyze the current housing conditions within the neighborhoods of West Dayton.

property and structures they own. They can then use the information gathered to prioritize structure demolition, property acquisition and sites best suited for redevelopment. After concluding the housing assessment, the City should take steps to remove vacant and deteriorating structures on properties which they own. On properties that the City does not own, steps should be taken to require and enforce the property owners to address the deteriorating structures and provide the necessary maintenance and repairs to bring the property and structures to appropriate standards.

This comprehensive assessment can be used to identify and document the condition and ownership of all residential parcels within the community. This assessment will allow the City to easily quantify the condition of

It is recommended that a comprehensive assessment be done to inventory and analyze the current housing conditions within the neighborhoods of West Dayton.

NEIGHBORHOODS

PATTERN BOOK: DEVELOPMENT TYPE AND CHARACTER Community facilities and green spaces While the focus of neighborhood development should be placed on residential development and property acquisition, the reality is that many properties will remain vacant based on the current economic market. While it is recommended that the City strategically facilitate the transfer of ownership to the private sector, encouraging a variety of uses in the short term can alleviate the Cityâ&#x20AC;&#x2122;s maintenance concerns and costs. Vacant properties can be used in unique ways to promote neighborhood participation and engagement and can benefit the aesthetics and associate perceptions of an area. The properties within the neighborhoods of West Dayton would be ideal for urban and community gardens, community open space, urban forests and urban prairies, and land labs. While the community can use the spaces for informal gathering, they also provide unique educational opportunities for the public. Similar to the Edison Land Lab program and Wolf Creek Corridor restoration initiatives, these urban green spaces can be developed in partnership with local schools and recreational facilities and can be used year round to educate visitors on wildlife, plant and environmental strategies.

This proposed green layer of development aligns with the emerging vision of a greener, roomier, cleaner and healthier Dayton. While many of these projects and initiatives need leadership from neighborhoods, City officials can help in the development of these spaces by amending local policies and providing site selection resources to interested parties. In addition to the greening of vacant properties, there are sites within the area that would benefit from demolition and a return to urban green space. The existing apartment complex between James H. McGee and the Wolf Creek corridor is deteriorating and is a perceived area of high crime. This area should be retained as green space in the future to enhance the creek corridor and provide an environmental link between the Aullwood urban prairie and the Adventure Central at Wesleyan Park facilities. Specific strategies and initiatives can be found in the Wolf Creek Corridor Sustainability Plan and Redevelopment Plan Update (February 2011)

Vacant properties can be used in unique ways to promote neighborhood participation and engagement and can benefit the aesthetics and associate perceptions of an area.

A FRAMEWORK FOR INVESTMENT IN GREATER WEST DAYTON

Neighborhood Support Facilities The redevelopment of West Dayton’s neighborhoods will require additional services to be in place to support the existing and future residents of the area. While much of the support services development is market related, the City can work to use the area’s assets as a marketing tool for potential retail and support facilities. The neighborhoods of West Dayton does have the high household density that grocery stores, drug stores, dollar stores, fast food vendors, and other mass merchants seek. However these retailers are focusing on the difficult demographic profile of the area. If retailers were to look past the area’s demographics to focus on the area’s lifestyle interests and activities, they may uncover niche opportunities. In addition to promoting development of neighborhood support facilities, convenient access to retail stores, restaurants and grocery stores need to be provided for the area’s residents. Currently one-quarter of residents in the community do not have access to vehicles and about 10% of residents take the bus or trolley to work, this is higher than the state and county average. As such, a high percentage of residents access retail stores via the RTA bus service which requires residents to travel to Moraine, Kettering, Harrison Township and Englewood to shop. This practice can

take upwards of 30-60 minutes and as many as three bus transfers to access retail offerings. Neighborhood Leadership Much of the success of the residential neighborhoods will come from the leadership and support of the residents themselves. By understanding the specific talents, interests and skill sets of each resident the community can work to identify volunteers and future leaders of the community. As discussed previously, the residents of West Dayton are rich with culture and pride for their families and their community. There is no better example than the close knit fabric of religious congregations within the community. While not every future volunteer or leader should be expected to align with a religious community, these groups can be used as a primary body of knowledge and support for change. Their existing programs, volunteer base and momentum can be used to further the initiatives outlined in this document.

In addition to promoting development of neighborhood support facilities, convenient access to retail stores, restaurants and grocery stores need to be provided for the area’s residents.

NEIGHBORHOODS

PATTERN BOOK: DEVELOPMENT TYPE AND CHARACTER DEVELOPMENT CHARACTER Future development within the neighborhoods of West Dayton that support or promote neighborhood stabilization should use the following recommendations as a guide. The pattern book identifies general development summaries and important points that should be incorporated into the areas. These general guidelines can be used to refine land use and zoning policies in the future.

SINGLE-FAMILY RESIDENTIAL SUMMARY Single-family residential neighborhoods are characterized by the majority of lots containing only one housing structure. Single-family residential development may also include duplexes where a structure contains two units, each housing one family unit. Concentrations of single-family residential development should include a combination of dwellings and residential-life supporting land uses such as restaurants, bank, day care, etc. in addition to community facilities and open space.

IMPORTANT POINTS Single-family residential development should include a range of housing types and sizes to suit a variety of household types and income ranges. Variation in residences and structures lends visual interest and identity to the neighborhood; this contributes to the long-term value not only of the home but also the neighborhood. Residential developments must also be human in scale. This means they should be walkable and well connected with schools, neighborhood serving retail uses, community buildings, recreation destinations, and public transportation facilities. Streets are the center of the public environment in residential areas and they become multipurpose spaces for both cars and people. They should be designed to accommodate vehicles while also allowing for safe socializing and play. Streets should be designed as part of the public open space system and contribute to overall neighborhood connectivity.

A FRAMEWORK FOR INVESTMENT IN GREATER WEST DAYTON

Single-family residential development should include a range of housing types and sizes to suit a variety of household types and income ranges. Variation in residences and structures lends visual interest and identity to the neighborhood.

MULTI-FAMILY RESIDENTIAL SUMMARY Multi-family residential areas are higher density development characterized by multiple primary structures or units per lot; common forms are apartments, condominiums, and townhomes. There are often negative attitudes toward multi-family development because buildings have been designed without respect to their location and there is a â&#x20AC;&#x153;lack of fitâ&#x20AC;? with the established neighborhood. However, multi-family housing serves a need in the community and is an important component of compact, walkable environments. When multi-family development is designed to blend with and respect the surrounding residential development, the result can be aesthetically pleasing infill development that positively contributes to neighborhood character.

IMPORTANT POINTS Building scale should match surrounding residential areas; a mid-rise apartment building in a single-family neighborhood is not appropriate but unfortunately, this is the image many get when they think of multifamily housing. Multi family housing is best served by public transit and in addition to having internal bicycle and pedestrian facilities they should be connected to the overall community bicycle and pedestrian network, transit facilities, and activity centers. The location and design of driveways and parking areas should be done to minimize the impact and appearance of automobiles. Planning for safe and efficient vehicle movement can result in less impervious surface coverage and increased open space. Additionally, multi-family residential developments should be designed to maximize accessible, attractive, and integrated open spaces. Required landscaping should be used to complement open space and recreation areas. Where possible, open spaces within the development should be linked to adjacent and community open spaces. At the same time, lighting should be provided for adequate visibility and security of residents while not intruding on adjacent properties.

When multi-family development is designed to blend with and respect the surrounding residential development, the result can be aesthetically pleasing infill development that positively contributes to neighborhood character.

NEIGHBORHOODS

PATTERN BOOK: DEVELOPMENT TYPE AND CHARACTER NEIGHBORHOOD COMMERCIAL SUMMARY Neighborhood commercial districts are small, concentrated areas generally intended for retail sales of convenience goods and services to persons residing nearby. They should be oriented to pedestrian use and may contain a mixture of commercial uses and intensity of activities. In some cases, multi-family residential units may be included on the upper floors of mixed-use buildings, such as along Third Street in the Wright Dunbar District. As opposed to regional commercial areas that serve a much larger population and land area, neighborhood commercial uses are designed to provide goods and services to a smaller trade area. However, neighborhood commercial zones in urban villages may become successful shopping, dining, and entertainment districts and as such, become a more regional destination. All neighborhood commercial areas should be pedestrian-oriented with connectivity to the surrounding residential areas that which they serve.

IMPORTANT POINTS While neighborhood commercial zones may be located along transportation thoroughfares, pedestrian circulation and amenities are critical. An attractive and accessible pedestrian environment with connectivity to transit should be incorporated in all neighborhood commercial areas. Parking facilities in these areas should be located to minimize pedestrian conflicts and the interruption of the street frontage; this often means locating parking areas to the rear or side of buildings. When properly integrated with the surrounding neighborhoods, these areas may not require typical parking requirements because residents can walk or bike to these destinations. Additionally, neighborhood commercial zones can be used to transition the scale and intensity of development between areas. Neighborhood commercial areas require development standards different from general or regional commercial districts. Buildings should typically be smaller in scale when compared to general commercial areas. Signage, lighting, and landscaping should all be pedestrian-oriented.

A FRAMEWORK FOR INVESTMENT IN GREATER WEST DAYTON

TEMPORARY VACANT LAND USES Vacant properties can be used in unique ways to promote neighborhood participation and engagement and can benefit the aesthetics and associate perceptions of an area. Vacant properties can be modified to fit a variety of needs and can be transformed and maintained by residents, local businesses and neighborhood organizations. Urban agriculture: Urban agriculture is the practice of cultivating, processing, and distributing food in or around a city. Urban farming is generally practiced for income-earning or food-producing activities, though in some communities the main impetus is recreation and relaxation. Urban agriculture contributes to food security and food safety in two ways: first, it increases the amount of food available to people living in cities, and second, it allows fresh vegetables, fruits, and meat products to be made available to urban consumers and ultimately decreases food deserts. Social benefits that have emerged from urban agricultural practices are also important and include better health and nutrition; increased income, employment, and food security within the household; and community social life. Urban green space: Vacant lots can also be used as a blank canvas for native planting installations that would provide habitat for birds, butterflies and wildlife. While the plantings themselves would benefit the environment by cleaning water, reducing erosion and reducing pollutants, the neighborhood would also benefit from a natural urban space. Once native plant communities are established they can be used to provide seed and plant propagation opportunities for additional urban green spaces.

Vacant properties can be used in unique ways to promote neighborhood participation and engagement and can benefit the aesthetics and associate perceptions of an area.

NEIGHBORHOODS

EMPLOYMENT CENTERS Wealth creation and job generation are important aspects for maintaining and improving the wellbeing of Greater West Dayton. The economic development in the area consists of projects and programs to enhance private sector business activity, improve and grow the tax base, and increase jobs and wealth for Daytonâ&#x20AC;&#x2122;s residents. Projects to spark and sustain economic development can consist of improvements to infrastructure and transportation systems, improving the overall quality of life factors within the community to make it more attractive to business and skilled workers, incentive and financing programs to lower the costs and barriers of doing business within the community, and improving social programs, education and skills training to build a higher skilled workforce to improve the labor efficiency for local business and provide a ready workforce for business attraction efforts. Private and public sectors both have a civic role and responsibility in helping to educate, train, grow jobs and wealth within a community and improve the welfare of its residents. Currently many of Greater West Dayton residents are employed work in lower-paying blue collar and services positions consisting of production, sales/office, and service occupations. Many of these industry occupations require minimal education and training. Many of these individuals must leave the Greater West Dayton community to work due to a lack of jobs within the immediate area. This is a character trait of the entire Dayton community in this age of sprawl and mobility. However, it is both desirable and necessary to create opportunities for residents to have the option to work, learn and play in their home community. During the August 7th, 2012 Public Open House, participants were asked to indicate on a large map where they worked, and in most cases

EXISTING DEVELOPMENT the marker was placed outside of the boundary of Greater West Dayton. While many residents are leaving the area to work, statistics show that the Greater West Dayton community is importing employees to fulfill the positions available. In an effort to identify opportunities for employment and job creation within the community, a list of assets specific to economic and workforce development was identified and mapped. Together these entities and partnerships can be used in developing future economic and employment recommendations for the area. According to GEM Real Estate Group, Greater West Dayton lies in the North/West Dayton office submarket, the smallest within the Dayton region. It consists of 68 properties with a total of 1.5 million square feet. North/West Dayton accounts for about 20% of the Dayton market’s 344 office buildings but only 10% of its 15.4 million square feet of office space. Much of its building stock includes older, smaller properties and at the end of 2011, it had an office vacancy rate of 27.6%, second only to Downtown in the vacancy rate. It has over 400,000 square feet of vacant office space even though there has been little new supply added to the North/West submarket for years. On the other hand, North/West Dayton was the only office submarket in the Dayton region to experience positive absorption during 2011, reducing its vacant space by 35,000 square feet, an improvement of 2.4% in its vacancy rate. Much of the existing office space in the Greater West Dayton community is small and urban in character. Offices are located along the Third Street corridor. Many of the existing offices in the area are found in converted residential houses or mixed use developments such as the Wright Dunbar neighborhood. In terms of industrial and warehouse space, Greater West Dayton is considered to be in the West Dayton submarket, according to GEM Real Estate Group. About half of the Dayton market’s industrial space is located south of I-70. West Dayton has only 8 industrial properties for

A FRAMEWORK FOR INVESTMENT IN GREATER WEST DAYTON

lease, totaling 1.2 million square feet. The vacancy rate at the end of 2011 stood at 27%, two points higher than the market-wide average, and four points higher than 2008. West Dayton currently has over 300,000 square feet of industrial/warehouse space vacant and available for tenants. Asking rents range from $2 to $6 per square foot for industrial space in West Dayton. Industrial properties in west Dayton are marketed on the basis of their highway accessibility and trained labor force availability. Approximately 150 acres of key vacant brownfields sites in Greater West Dayton have been cleaned and cleared in preparation for future development. This includes the former sites of Sucher Packing Company, GM Inland, Dayton Tire and Rubber, McCall’s Printing, Delphi Wisconsin plant (being re-developed by IRG), and Monsanto, as well as several former foundries. The Dayton campus for Advanced Material Technologies may foreshadow the future. The former Delphi plant on McCall is home to several small start-up manufacturing firms in an informal incubator space. It houses only 30 employees so far but has abundant space for expansion. Meanwhile, at the other end of the spectrum, GE Aviation recently announced that it will be “re-shoring” 12,000 jobs. Dayton is believed to be in the running for a sizable portion of those jobs. Clearing these sites removes a major barrier towards redevelopment and reuse of these sites.

Study area boundary Bodies of water Major roadways Rail corridors 1

Existing commercial development

Existing industrial development 2 5

Existing institutional development

Potential development sites 8

Former Sucher Packing Site: 10.3 Acres

Former Dunbar School Site: 5 Acres

Former Mayo Building: 3.1 Acres

Former Howell Avenue School Site: 2.1 Acres

Arlington Courts: 33 Acres

Former Nibco and McCallâ&#x20AC;&#x2122;s Facility: 36 Acres

Former Elifritz Site: 2 Acres

Former Dayton Steel (Walther) Site: 7.6 Acres

Former Dayton Hardfill Site: 15.5 Acres

10.

Former Delphi Facility (Wisconsin): 35 Acres

11.

Former Mutual Tool Building: 3.7 Acres

Ohio EPA Brownfield Sites

NORTH

Former West Side Chevrolet: 1.14 Acres

Dayton Aviation Heritage Redevelopment Project: 55 Acres

EMPLOYMENT CENTERS

EXISTING JOB CENTERS AND ECONOMIC ACTIVITY The City of Dayton has a rich history in the manufacturing and aviation industry. For years the city functioned as a central location for manufacturing, shipping and suppliers. The area has also been host to significant research and development in industrial, aeronautical and astronautical engineering. While the decline in the past decade has had a negative impact on the city and its residents, the area has worked to diversify its workforce and is now seen as a hub for health care, defense and aerospace.

unions. Many of these institutions have long lasting ties to the West Dayton community and their partnership and support will be needed in the reinvestment and redevelopment of the community. In addition to their historical roots in the area, many of these developments have either invested in company expansions or are currently planning on large scale projects that will be additional assets to the community.

As shown in the chart, the neighborhoods of West Dayton have a total of 676 businesses with 10,693 employees. Its largest sector remains manufacturing which currently provides jobs for 24% of West Dayton residents . Over the past ten years, Montgomery County has lost half of its manufacturing jobs, many of which were based in the neighborhoods of West Dayton. While the trends in traditional manufacturing show decline due to outsourcing of processes and jobs, other high-tech manufacturing will see an upswing. This is due mainly to our educated workforce, global competition, and a new revolution in which high tech manufacturing is more efficient, highly skilled and has a centralization of processes. The question becomes if high-tech manufacturing is appropriate for West Dayton and can the existing education assets in the area train worker to prepare them for high-tech jobs. The community also has large Health Care & Social Assistance, Commercial Services, Public Administration, and Educational Services sectors. Including Manufacturing, these five sectors account for 67% of the community’s employment .

Neighborhoods of West Dayton Top Employment Sectors

On the other hand, west Dayton’s retail trade and accommodations & food service sectors are much smaller than would be expected for a population of its size. Even though the community’s unemployment rate has stayed consistent at 28%, the neighborhoods of west Dayton imports nearly 500 workers to fill retail and restaurant labor positions as well as additional employees for manufacturing, government, wholesale trade and information industry sector positions. Many of the jobs available in the community are with the VA Medical Center, Kindred Hospital, Dayton Public Schools, Sugarcreek Packaging, Standard Register, Apex Tools, Assembly & Test Worldwide, Inc., and several banks and credit

A FRAMEWORK FOR INVESTMENT IN GREATER WEST DAYTON

2010 Estimates

(Based on NAICS Codes)

Neighborhoods of West Dayton

Establishments

Employment (#/%)

Manufacturing

2,542 (23.8)

Health Care & Social Assistance

1,838 (17.2)

Commercial Services

185

1,035 (9.7)

Public Administration

979 (9.2)

Educational Services

739 (6.9)

Retail Trade

723 (6.7)

Accommodations & Food Services

646 (6.0)

Transportation & Warehousing

327 (3.1)

Waste Management & Remediation Services

325 (3.0)

Professional Services

323 (3.0)

SUBTOTAL

546

9,467 (88.5)

TOTAL

676

10,693 (100.0)

SOURCES: U.S. Census Bureau, ESRI, Inc., and Boulevard Strategies

Study area boundary 4

Bodies of water Major roadways Rail corridors

Existing commercial development 3

Existing industrial development Existing institutional development 5

Area top employers

9 8

VA Medical Center

Sugar Creek Packing Company

Assembly Test Worldwide

Behr Dayton Thermal Products

Elizabeth Place/ Premier Health Partners

Standard Register

Apex Tool

Cox Media Group (Dayton Daily News)

University of Dayton

10.

Care Source

11.

Sinclair Community College

Other facilities located outside the boundaries of the map: Montgomery County, City of Dayton, Dayton Public Schools, Greater Dayton Regional Transit Authority, Fifth Third Bank, Chase Bank, Key Bank, AT&T Ohio, DP&L, Goodwill Easter Seal Miami Valley, Dayton Progress, Inc. NORTH

EMPLOYMENT CENTERS

EXISTING JOB CENTERS AND ECONOMIC ACTIVITY The VA Medical Center recently invested $20 million into expanding services for female veterans, including an all-female care team. The VA Medical Center also an $84 million capital improvement plan to fund additional programs and facility enhancements. In addition, the VA Medical Center, in a partnership with Communities for Veterans, is in preparation to develop an affordable permanent supportive housing community for homeless and disabled veterans. In addition, the area is impacted by economic activity outside of its boundaries, including: Hubs of Innovation and Opportunity, Dayton Aerospace Hub Dayton’s first hub of innovation builds upon investments and research related to the Aerospace and Aviation cluster, with an application and technology emphasis on sensors and advanced materials. The Dayton Aerospace Hub has strong regional assets including an Ohio Third Frontier Wright Center of Excellence, an Edison Center, and access to risk capital through the Ohio Third Frontier Entrepreneurial Signature Program. TechTown Dayton Tech Town is a premier technology-oriented campus that is designed to support the application, commercialization and convergence of cutting edge advanced manufacturing technologies. The development will be 40 acres and offer a potential 2,500 jobs when complete. To date nearly $40 million has been invested in Tech Town. Wright Patterson Air Force Base Wright-Patterson Air Force Base is one of the largest research centers in the country. From its beginnings as the Wright brothers’ testing field, it has evolved into many operations including the headquarters for the Air Force’s worldwide logistics system, all Air Force systems development and procurement, the aeronautical engineering center, a major research laboratory complex, the heart of Air Force graduate education program,

A FRAMEWORK FOR INVESTMENT IN GREATER WEST DAYTON

second largest Air Force medical center, and home of the National Museum of the U.S. Air Force. Historically Underutilized Business Zones The HUBZone program is designed to help small businesses in urban and rural communities gain preferential access to federal procurement opportunities. Much of the community is included in the qualified area for the benefits of the program. The University of Dayton Campus The University of Dayton held the No. 2 spot in federally funded materials research since 1999, except for 2005 when it was No. 1. Federal sponsors include the Department of Defense, Environmental Protection Agency, National Institute of Standards and Technology, Department of Energy and numerous other government agencies. R&D Incubators Development Dayton is home to one the nation’s largest clusters of research centers and business incubators. Currently there are five hightech business incubators in the city of Dayton: IDCAST, The Entrepreneurs Center, Dayton RFID Convergence Center, National Composite Center, and Tech Edge. Additionally the region has identified several key industry clusters targeted for growth, including: • Advanced Materials & Manufacturing • Aerospace Research and Development • Data Management & Sensors Technologies • Health Care & human factors research Dayton’s regional research and development assets along with the

Study area boundary Bodies of water WRIGHT PATTERSON AIRFORCE BASE

Major roadways Project study area

1 2

3 DAYTON AEROSPACE HUB A

R&D incubator locations

Dayton RFD Convergence Center

Entrepreneurs Center

IDCAST

National Composite Center

X 4

Economic activity areas

Tech Town Campus

University of Dayton Campus

NORTH

Dayton RFD Convergence Center

Tech Town development

Wright Patterson Airforce Base

University of Dayton campus

EMPLOYMENT CENTERS

EDUCATION FACILITIES AND PARTNERSHIPS existing employment centers will help drive the next generation of business, and will also be beneficial for companies looking to develop and commercialize new technology. Educational attainment levels within the community are generally lower then surrounding areas. More than one in four adult residents do not have a high school diploma or its equivalent, which is double the state average. At the other end of the spectrum, only 9% have a college degree, compared to 25% county-wide and state-wide. These statistics indicate that the residents are lacking in the general skill set needed to fulfill the manufacturing, health and services or commercial employment opportunities existing in the community. Therefore the necessary skilled workers are found outside of the community and imported into West Dayton as previously described. Currently two workforce development facilities exist within the community in attempts to provide the area’s younger population with the necessary skills for the workforce of the 21st Century. Dayton Job Corps Center The Dayton Jobs Corps Center is funded by the US Department of Labor and offers no-cost education and career technical training for those ages 16 to 24. The facility first opened in 1977, houses 300 students and provides each student with a living allowance as well as a $1,200 transition allowance (after graduation). It is located within the study area, and it offers academic training (basic reading and math, independent living, social and employability skills, as well as GED diplomas) and career training. The career training centers on six general areas, including – carpentry, computer service repair, culinary arts, facilities maintenance, health occupations (medical receptionist, medical billing and coding, medical assistant, nursing assistant, pharmacy technologies), and plastering. The Ponitz Career Technology Center The Ponitz Career Technology Center was designed to be an economic 60

A FRAMEWORK FOR INVESTMENT IN GREATER WEST DAYTON

engine for the region by producing students who are college and career ready with the academic and technical skills needed to add value to the workplace. The 200,000 square foot facility is a partnership between the Dayton Public School district, area colleges, community leaders and the City of Dayton. The facility currently services over 800 students in grades 9 through 12. The programs offered are structured around small learning communities supporting the student’s academic and technical achievement within a specific career area. Each program includes hands on labs and simulations to mimic a true work environment. The career training centers on four general areas including: arts and communication, business and information technology, health and education and industrial engineering technology. In addition to the two dedicated facilities, the neighborhoods of West Dayton area can capitalize on the numerous post-secondary education facilities within the area. Within the City there are 30 post-secondary educational institutions including technical and vocational schools, community colleges and traditional private and public colleges and institutions. Within the West Dayton community alone there are three post-secondary schools: Central State University, Wright State University and Sinclair Community College. These facilities offer numerous opportunities in terms of future partnerships, job training and job placement programs. It is important to note that many of the institutions offering certificate or associate’s level education are not located within the study area. Combined with lack of access to an automobile and limited transit reach, many institutions are not within reach of West Dayton residents. The recent investment in the Dayton Public School system is also an asset in terms of workforce development and training. The renovation of facilities included impacts to not only the structures themselves. Investment is being made in programming and tools through many of the Dayton Public Schools. These investments are allowing students to learn differently and in more engaging ways. By pairing these recent investments with programs outside of the public schools system the

Study area boundary Bodies of water Major roadways Rail corridors 2

Existing commercial development 1

Existing industrial development

1 3

Existing institutional development Existing public school facilities

Higher education facilities

4 1.

Sinclair Community College

Wright State University

Central State University

University of Dayton

Workforce training facilities

Dayton Jobs Corp Center

The Ponitz Career Technology Center

NORTH

EMPLOYMENT CENTERS

DEVELOPMENT OPPORTUNITIES communityâ&#x20AC;&#x2122;s youth will be enticed to fulfill their secondary education and continue to post-secondary facilities and training programs.

proposed Dayton Aviation Heritage Redevelopment project that will feature an advanced manufacturing industrial park.

There are many indigenous community assets in the area that make the current economic outlook unique. While there are deficits in the community that can be addressed, the area has numerous facilities and programs in place to use in developing a strong and vital future. The existing development, job centers, education and religious facilities all offer a set of unique tools and opportunities in the rebuilding of the area.

These light intensity uses should be directed to the former Arlington Heights housing development south of Third Street as well as the former Delphi facility at Home Avenue and the vacant industrial sites along James H. McGee and US 35. These sites will allow flexibility in regard to development pattern and timing. These sites will need special attention in terms of design guidelines and accepted uses given their adjacency to residential development.

DEVELOPMENT PATTERNS AND EMPLOYMENT CENTERS In moving forward with the development and redevelopment of West Dayton, an emphasis should be placed on infill development and the reuse of existing facilities. Since the area has numerous development sites, as well as vacant facilities available, these properties should be the primary focus for the City and developers in future site selection. At its height, the neighborhoods of West Dayton were home to numerous manufacturing jobs and opportunities. Because the emphasis in the area was on these industrial developments, small neighborhoods developed immediately adjacent to the factories providing easy access to employees. Today, many of the available sites for redevelopment are located within these stable residential neighborhoods. Formerly these industrial sites were the center of the neighborhoods and served as the employment center for its adjacent neighbors. However, with the revolution and resulting decline in manufacturing and industrial jobs in the area, these sites should no longer be a central focal point for the neighborhood and instead should be developed in harmony with the adjacent uses. These former industrial sites located in the Roosevelt and Arlington Heights neighborhoods are well suited for lower intensity uses. While these sites are still large enough to be developed independently, many of the parcels can also be assembled and developed as a business or industrial campus similar to the existing Tech Town facility to the east of the Great Miami River. This area will also be able to capitalize on the

A FRAMEWORK FOR INVESTMENT IN GREATER WEST DAYTON

Higher intensity uses should be focused in the Edgemont neighborhood which is currently home to existing industrial developments such as Standard Register, Apex Tool and several large, vacant facilities and properties. This area of the community has the largest concentration of existing industrial development and can take advantage of the direct access to Interstate 75, US 35 and the two rail lines that bisect the area. Many of the residents in Edgemont are located immediately adjacent to, or within, close proximity to an existing or future industrial development site. In order to stabilize the neighborhood and protect the existing residents, special care should be taken in the development, redevelopment and expansion of the industrial facilities in the area. Design guidelines outlined later in the section should be adhered to in order to provide adequate buffering and screening for the existing residents in the Edgemont neighborhood. In order to capture the growth in the health care and services market, the existing Kindred Hospital site and the areas immediately adjacent should be dedicated to the promotion and expansion of health care and medical facilities. While much of the area is developed, there are smaller properties to the east of Interstate 75 that could be used for new development of medical offices and support buildings. There are sites within the area that would benefit from remaining or returning to undeveloped sites. Because of the lack of continuity

EXISTING CONDITIONS Existing general industrial development Existing light industrial development Existing institutional development Existing job centers DEVELOPMENT OPPORTUNITIES Heavy industrial development General industrial development Institutional development Open space

EMPLOYMENT CENTERS

DEVELOPMENT OPPORTUNITIES between Cincinnati Street and surrounding thoroughfares, many previous businesses have failed and the remaining businesses are showing signs of duress. Many of these sites are currently vacant or have under developed sites. These sites, rather than being redeveloped, can be used for the purposes of greening and de-densifying the community. Maintaining these areas as green space will aid in overcoming the current perceptions of crime and deterioration the community is facing. By removing deteriorating structures and investment these areas will promote change while incurring minimal costs to the community and the City. In a new perspective, education, training and learning facilities could also be viewed in a similar approach to strengthening the areas linked to other development sites.

EDUCATION AND TRAINING FACILITIES AND PARTNERSHIPS The United States is shifting from a manufacturing-based economy to one that overwhelmingly provides services and information. These trends, as noted by the National Center for Education Statistics, have two important implications for both secondary and post-secondary education programs. They signal an ongoing shift in education and training that is required of the U.S. work force, as well as shifts in the levels (i.e. length and type) of that education and training. For example, educational programs that prepare students for manufacturing jobs include trade and industry vocational programs, such as construction, mechanics and repair, precision production, and transportation and material moving; while education programs that prepare students for jobs in the services and information industries include business, health care, technology and communications, among others. It is important to note that the shift in education and training requirements is not uniform across all industries and occupations. Some emerging occupations require high education and training requirements such as, a bachelor’s degree, master’s degree or doctorate, while many jobs still demand relatively low education and training levels that can be achieved via high school vocational schools or earning certificates at vocational/

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career colleges. The NEA has defined all jobs in the nation as being in one of 3 categories, with 74% of all jobs in the nation not requiring a 4-year college degree: • High-Skill Jobs: these are managerial, professional, or highly technical occupations that require a 4-year college degree or more, and employ 26% of the US labor force. • Middle-Skill Jobs: these jobs generally require a certificate or 2-year college degree, many of which are linked to technical or healthrelated services, and employ 42% of the US labor force. • Low-Skill Jobs: these positions generally require a high school diploma or less, and employ 32% of the US labor force. According to the US Department of Labor and the ImagineAmerica Foundation (www.imagine-america.org) 17 of the 20 fastest-growing occupations are in healthcare and computer/data processing industries, most of which require a Certificate, an Associate or Bachelor’s degree. It is important to understand that manufacturing is quickly evolving within the United States. Manufacturing that has remained within the U.S. is quickly reducing labor costs through automation and other capital investments. In fact, the productivity gains are so great, quality is better controlled, and with Chinese cost advantages shrinking, many manufacturers are starting to re-shore manufacturing. This has raised the intricacy of manufacturing tasks from a set of mechanical tasks to those that require more application of information technology and critical thinking skills (Advanced Manufacturing). This has increased the demand for manufacturing workers with higher skill-sets and education than what was demanded even a decade ago. Emerging trends in manufacturing will include more automated supply chains, increased IT infrastructure in the manufacturing environment, and the ability to constantly be flexible and adaptable to quickly changing market demands. Manufacturers that do not make these investments will find it harder to compete in the global marketplace.

The White House, in February 2012, released the National Strategic Plan for Advanced Manufacturing. In the report it stressed the need to make education and training programs more responsive to skill demands by the manufacturing sector. Current skills-gaps exist between workers currently seeking manufacturing employment and the skills demanded by the open jobs. Nationally over 67 percent of companies report moderate or severe skills shortages which is even more severe in industries important to the greater Dayton area including aerospace/ defense and life sciences/medical devices. Although some skills-gap can be attributed to employers not willing to pay the wage levels that higher skilled workers seek, some workers are not willing to seek the education that current employers need. As workforce demands change, education programs need to be more focused to create the worker of today, and more importantly tomorrow. More emphasis needs placed on both secondary and postsecondary affordable career pathways including vocational, certificate, apprenticeships and associate’s degrees. STEM (science, technology, engineering and mathematics) coursework needs to be a greater focus. This includes students that workers inclined towards the manufacturing field. Workers can no-longer have one taught skill but need to be more versed in computer controlled machinery (CNC operations), These require better math skills, logic, intuition, flexibility, communications, decisionmaking, stamina and critical thinking skills. Workers no longer perform repetitive tasks, but are now technicians. For these reasons, gainful employment will no longer be able to be sought with just a high-school diploma or GED. Post-secondary programs such as apprenticeships and certificate programs are rapidly becoming the base-level education for entry into the manufacturing field. The purpose of career and technical education is to provide a foundation of skills that enable high school students to be gainfully employed after graduation–either full-time or while continuing their education or training. According to the NEA, enhanced vocational education at the high school level would provide an alternative career path to 50% of the student population who have not chosen to go to college.

According to the U.S. Office of Educational Research and Improvement, across the United States, career and technical education programs are offered in about 11,000 comprehensive high schools, several hundred vocational-technical high schools, and about 1,400 area vocationaltechnical centers. Public middle schools typically offer some career and technical education courses, such as family and consumer sciences and technology education. The subject areas most commonly associated with career and technical education at the high school level are: • Business: office administration, entrepreneurship • Trade and industrial: automotive technician, carpenter, computer numerical control technician); health occupations (nursing, dental, and medical technicians • Agriculture: food and fiber production, agribusiness • Family and consumer sciences: culinary arts, family management and life skills • Marketing: merchandising, retail • Technology: computer-based careers While Dayton and the West Dayton community are working hard to utilize the existing educational facilities and programs available to them, more efforts and partnerships must be made to enhance the development of the area’s youth. It is important for communities to realize that many small businesses and entrepreneurial startups cannot bear the full burden of educating a workforce. Through partnerships with local schools and institutions, better support can be provided that has an immediate positive effect on job availability, community wealth and economic development.

EMPLOYMENT CENTERS

PATTERN BOOK: DEVELOPMENT TYPE AND CHARACTER LIGHT INDUSTRIAL SUMMARY Light industrial areas contain uses that conduct nearly all operations within a closed building and do not have extensive outdoor storage areas or operations. Light industry does not include the processing of raw materials and often has little or no noise or effluent generation. In fact, many light industrial operations exteriors resemble office buildings and the interiors are well-lit, clean and highly mechanized operations. Examples of light industry are warehousing and manufacturing involving the assemblage of pre-manufactured parts, such as electronics, small machines, and other products. Increasingly, light industrial areas may include some commercial uses such as offices and professional services. When grouped, light industrial uses may take the form of a business park; in such cases, there is generally a greater emphasis placed on aesthetics and opportunities for shared open space, parking, and stormwater management.

IMPORTANT POINTS Commercial and professional service uses should be allowed in light industrial areas to the extent that they reinforce the industrial character but not in such amounts that limit light industrial development potential. Additionally, these areas should be developed with the flexibility to include office and industrial uses in one building. â&#x20AC;&#x153;Flex spaceâ&#x20AC;? buildings offer firms the ability to grow and expand in one location, build-out over time with appropriate spaces as needed, and allow for a wider range of users in both attraction and re-use. As many light-industrial uses generate low noise and effluent, they are much more compatible with commercial offices uses than in the past. New residential uses should be prohibited in light industrial zones. Where light industrial uses are adjacent to residential and retail uses, they should not transmit negative emissions, such as noise, light, and exhaust, to adjacent properties. Where potential conflicts occur, increased buffering and landscape treatments should be used to minimize these impacts.

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Commercial and professional service uses should be allowed in light industrial areas to the extent that they reinforce the industrial character but not in such amounts that limit light industrial development potential.

GENERAL INDUSTRIAL SUMMARY General industrial areas promote the full range of industrial activities and can include very large structures, exterior operations, exterior storage, and the processing of raw materials. Older industrial areas generally have rail and regional highway access, have a high percentage of site coverage, and may include multi-level buildings. Older industrial areas may require significant redevelopment to bring them back to a useful state. Newer industrial areas often contain a mixture of industrial uses including manufacturing plants, warehousing/distribution, research and development, and even office buildings.

IMPORTANT POINTS General industrial uses should be grouped to minimize impacts to surrounding character and the natural environment and take advantage of economies of scale in the delivery of utility services and supporting infrastructure. Although architectural standards may be of a lower standard than in other areas, landscaping, buffering and other infrastructure standards need to be the same or higher for this district due to the intense uses and potential for nuisance issue generation. When general industrial uses are highly visible and/or along selected arterials, new development should include street trees to maintain a positive corridor character. In general, where landscaping is required, it should be designed as a functional component of the site, offering screening, buffering, or enhancing neighborhood character. This district requires standards to ensure the protection of public safety, community character, and compatibility with neighboring uses. For sites utilizing outside storage and/or processing, increased amounts of buffering and/or setback should be required. Truck loading, parking, service bays, and outside storage should be screened from the public right-of-way. New residential uses should not be allowed in general industrial zones; when general industrial areas are located adjacent to residential development, additional development standards should be used to mitigate the negative effects the industrial use may have on the neighboring residential uses.

General industrial uses should be grouped to minimize impacts to surrounding character and the natural environment and take advantage of economies of scale in the delivery of utility services and supporting infrastructure.

EMPLOYMENT CENTERS

PATTERN BOOK: DEVELOPMENT TYPE AND CHARACTER INSTITUTIONAL SUMMARY Institutional uses are those parcels that contain schools, religious facilities, government facilities, hospitals, utilities, and other quasi-public facilities. These uses generally contribute to employment opportunities and the overall City economy and can be the focal point and cultural hub of a neighborhood. However, when located adjacent to residential and pedestrian-oriented areas, the activities associated with major institutions can have impacts on traffic congestion and housing displacement.

IMPORTANT POINTS Institutional uses are incredibly important to the community. In order to protect major institutional users, their master plans and future program initiatives should be coordinated with land use plans and zoning updates by the City of Dayton. New institutions should be located in areas where such activities are compatible with the existing adjacent land uses and where the impacts of the development can be mitigated. Development standards for institutional uses should take into account adjacent zoning classifications. Modern institutional uses often contain ancillary mixed uses. For example, a religious institution may contain a bookstore, day care, or even small coffee shop. They may also have some outdoor storage or long-term parking of institutional vehicles. These ancillary uses should generally be allowed; however, they must be related to the primary use of the facility and include provisions to mitigate possible negative impacts on adjacent, less-intensive development. Because institutional uses can be the identifying element and civic center of a neighborhood, they must be connected to the bicycle and pedestrian network. Additionally, these uses can provide much needed open spaces and recreation areas where parks are not available. Institutional uses are incredibly important to the West Dayton community. In order to protect major institutional users, their master plans and future program initiatives should be coordinated with land use plans and zoning updates by the City of Dayton.

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CONNECTIONS An area’s transportation network plays a central role in supporting and maintaining the area’s quality of life. If goods, services or people cannot move effectively and efficiently through an area the economic, environmental and social well-being of the area are impacted making it less desirable to new or expanded development. As a part of this planning study the transportation network or connections have been viewed as one of the key components to the success of the West Dayton area. The transportation network recommendations outlined in this chapter will provide necessary linkages between the area’s neighborhood, cultural and employment assets, thus providing an efficient and aesthetic system. The transportation network in this area is not limited to vehicular modes of transportation. For much of the area, residents use public transportation, pedestrian sidewalks and bicycles more than vehicles. While roadways need to be adequately sized to transport goods, services, visitors and residents to and from locations, the alternative transportation systems also need to be adequately constructed, maintained and expanded to meet the needs of the current and future demand. As discussed earlier in this chapter, the West Dayton population is declining at a faster rate than the City as a whole. This population decline has left vacant residential, commercial and industrial developments throughout the area. With the loss of these residents, employees, business owners and visitors the City’s infrastructure has additional capacity that is left unfulfilled. While the infrastructure is not being

EXISTING DEVELOPMENT used to its designed capacity, it still requires daily, monthly and yearly maintenance and repair which impacts the City of Dayton’s budget. The City of Dayton is currently supporting its transportation infrastructure with dedicating nearly $30 million in transportation infrastructure with past projects focusing on road resurfacing, road reconstruction and corridor enhancements. In addition, the City has also dedicated an additional $25 million for projects to be completed over the next five years including projects that will focus on additional road repair and maintenance, traffic signal improvements, public transportation amenities and bridge replacements. The review of the existing transportation systems, the City’s current and future investment plans related to infrastructure and the marketability of the community, cultural and economic assets in the area create the opportunity for a new, aesthetic and functional transportation network for the community. In order to study the existing transportation network the various modes of transportation were reviewed at a regional and local scale and included the following:

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• Bicycle routes and facilities • Bus routes and mass transit facilities • Regional corridors • Primary local corridors • Secondary local corridors • Pedestrian routes and facilities In addition to the various modes of transportation, the cultural, neighborhood and employment assets discussed in the previous chapters were also reviewed in the context of the existing transportation systems to identify any gaps that might exist. The existing transportation system was analyzed using existing field information, outcomes form ongoing construction project and studies and input from the public perception received at our August 7, 2012 public open house.

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BICYCLE ROUTES AND FACILITIES Currently within the study area there are no dedicated on street bicycle facilities. There are however several roadways that have been identified as routes on the City of Dayton Bike Route Map. Identified on the map are a series of route classifications that are based on traffic speeds, traffic volume and roadway width. The majority of the identified roadways within the area are included on the map in the ‘Skilled’ or ‘Expert’ classification. This is primarily due to narrow lane widths, higher traffic volumes and speed limits and general terrain pose constraints for bicycle users. In 2011 the City of Dayton committed to continuing a partnership between the City, local, regional, state and national partners in an effort to build a culture of bicycling in the City of Dayton. The City of Dayton 2025 Bicycle Action Plan outlines the bicycle related projects and programs that will build on the City’s network of intermodal transportation corridors. As a part of the City of Dayton 2025 Bicycle Action Plan, a list of objectives was developed that identified the need to expand the network of dedicated off-street shared use trails and the on-road bicycle facilities in the area. Future enhancements to Broadway Street within the study area are currently slated to aid in achieving each of those objectives.

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Additionally, infrastructure that supports the Safe Routes to School initiatives was recommended to be implemented at all public, private and charter schools throughout the City. The study area has nine public schools and numerous private and charter schools that can benefit from this recommendation as well.

EXISTING CONDITIONS Existing parks and recreation facilities Existing commercial development

Parking and restroom facilities

BICYCLE FACILITIES Expert Route:

Recommended for bicyclists with advanced skills. Traffic volume, speed, and/or roadway width require extreme caution.

Skilled Route:

Recommended for bicyclists with intermediate skills. Traffic volume, speed, and/or roadway width may be uncomfortable for some cyclists.

Novice Route:

Recommended for bicyclists with basic skills. Local and residential streets are appropriate routes for cyclists of all skill levels.

Bike Lane:

Dedicated lane for bicyclists only.

Sharrow:

Pavement markings alerting motorists to the presence of bicyclists within the travel lanes.

Sharrow:

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Dedicated off-street route for nonmotorized forms of travel. Shared-use paths are appropriate routes for cyclists of all skill levels.

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BUS SERVICE AND MASS TRANSIT FACILITIES The City of Dayton bus service is provided by the Greater Dayton Regional Transit Authority (RTA). RTA operates 29 routes throughout the greater Dayton region. Within the RTA system riders have access to several transit centers, park and ride stops and multiple locations to purchase tokens or passes. In addition all RTA buses include bicycle racks and are wheel chair accessible. The Innerwest and Southwest Priority Board areas are serviced by 9 different RTA routes. Six of the nine routes converge in the Westown Transit Center. The transit center is located at the intersection of Elmhurst and Third Street and provides an enclosed passenger waiting area, public restrooms, telephones and on site security to the public. In addition there is a park and ride lot with automobile and bicycle parking. The Westown Transit Center accommodated routes 4, 1, 8, 41, 24 and 9. Third Street serves as the primary east-west route through the study area and is serviced by five separate RTA routes. Routes 1 and 41 extend from downtown and continue westward along State Road 35. Route 2 also extends from downtown but turns north on Broadway Street and links the neighborhoods north of Wolf Creek. There is a park and ride lot located within the study area along Route 2. Route 4 extends from downtown and travels north along James H. McGee Boulevard and provides service to the Roosevelt, Westwood and Residence Park neighborhoods. Route 4 also extends south from Hoover Road and provides a connection to the Westown Transit Center. Route 8 extends from the Westown Transit Center and turns south along Gettysburg Avenue before turning east on Germantown Street. Route 8 provides service to the Pineview, Lakeview, Highview Hills, Madden Hills, Miami Chapel, and the Five Points neighborhoods. Gettysburg Avenue serves as the primary north-south route through the study area and is serviced by one RTA route. Route 24 runs along Gettysburg throughout the study area and provides numerous stops along the thoroughfare. The route does provide a connection to the Westown Transit Center but has no additional park and ride lots.

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Route 9 connects provides service for the neighborhoods west of Gettysburg Avenue and south of Germantown Street. Route 9 does provide a connection to the Westown Transit Center but has no additional park and ride lots along the route. The standard amenities along the RTA system are a covered bus shelter, pedestrian bench and a trash receptacle. The furnishings are black powder coated metal and are consistent throughout the study area. Signage does currently existing along the various routes, but could be enhanced to better the experience of the rider. While the majority of the study area is accessed by a bus route there are two main areas that are not connected by the existing system. The area south of Nicholas Road and East of Gettysburg currently is not accessible my bus. The area is not dense with development and is the currently location of the Waste Management Plant at Stoney Hollow, and the Dayton Wastewater Treatment facility. These two industries take up the majority of the land south of Guthrie Road and would not provide a heavy demand on the RTA system. The northern portion of the Westwood neighborhood is also not directly accessibly by bus. Route 4 provides service to the southern portion of the neighborhood but currently no routes access the area north of Hoover Road. This area is predominantly single family residential and additional bus service could be beneficial to the residents in the area.

EXISTING CONDITIONS Existing parks and recreation facilities Existing commercial development BICYCLE FACILITIES

Transit Center

Each transit center provides an enclosed climate controlled passenger waiting area, public restrooms, telephones, and security. All transit centers except the Wright Stop Plaza provide an RTA Park-n-Ride lot with auto and bike parking.

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REGIONAL ROAD CORRIDORS The neighborhoods of West Dayton can be accessed by directly by Interstate 75 at four locations: Third Street , State Route 35, Stewart Street and Edwin C. Moses Boulevard. Currently impacting these access points is Ohio Department of Transportationâ&#x20AC;&#x2122;s Modernization of Interstate 75 project. This modernization project is a joint venture between ODOT and the Miami Valley Regional Planning Commission (MVRPC). This project aims to provide feasible solutions to a section of this Interstate 75 corridor in the Dayton area that will meet the needs of the motoring public now and into the future. Extensive public involvement, including neighborhood groups, economic development members, and technical groups have been participants in selecting solutions for this project. As the current interstate system exists through the Dayton area, it is heavily congested, confusing to motorists, and has a high accident rate. Several left-hand entrance and exit ramps are in this section along with ramp spacing that is not adequate. While the modernization project has a scope at a regional context, the implications to the study area occur at each of the access points listed above. In March of 2010, Phase 1B of the project began and impacted the area from Fifth Street to Edwin C. Moses Boulevard. Upon completion in June 2013 this segment of Interstate 75 will provide improved safety measures, a decrease in vehicular congestion and will provide new pavement and bridge structures along the route. This phase of the project will provide three continuous lanes of traffic on I-75 in both directions. In addition, this phase of the project will permanently close the Albany Street/ Interstate 75 ramp and instead traffic will be directed to the Edwin C. Moses interchange for future Interstate 75 access. The new routing of traffic will make this existing Edwin C. Moses Boulevard exit more prominent in the future. In October of 2012, Phase 2 of the project began and when complete will provide a centrally-located interchange for downtown Dayton. This interchange will service traffic moving to and from First Street, Third

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Street, Salem Avenue, Second Street and Monument Avenue. This project will complete the I-75 Modernization project eliminating the previous bottleneck around the city of Dayton while improving traffic flow as well as pavement and bridge conditions. While the Interstate 75 project provides a short term constraint to the area in terms of access, additional congestion and temporary rerouting of traffic patterns, in the long term this project provides several opportunities for the area. Concise and centralized routes provide wayfinding opportunities for cultural amenities in and around the area. In addition, the enhanced interchanges along Interstate 75 allows for focused their efforts on attracting regional scale development at key sites in the community. In addition to Interstate 75, US 35 does bisect the neighborhoods of West Dayton from east to west. The roadway does form a physical barrier between the north and south sides of the area, with some residential property owners being only 30 to 40 feet from a noise wall. The corridor does provide access to several existing development sites including the former Nibco and McCallâ&#x20AC;&#x2122;s Facility, and the proposed Dayton Aviation Heritage Redevelopment Site. Future development and tourism facilities at these sites will be dependent on US 35 for the ease of access at these locations. During the public open house, several sites along US 35 and at the Interstate 75 interchanges were noted as needing additional signage for wayfinding purposes. Participants felt that while general directional signage could be added there were also opportunities to increase the wayfinding signage to area cultural sites as well. These comments can be identified on the detailed corridor plans on the following pages.

EXISTING CONDITIONS Existing industrial development Existing business park development Existing community assets Existing commercial development Existing parks and recreation facilities

REGIONAL ROAD CORRIDORS

Interstate 75 corridor

US 35 corridor

Regional corridor interchange

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From a local perspective, the neighborhoods of West Dayton can be defined by a handful of roadways within it, including â&#x20AC;&#x201C; Third Street, Edwin C. Moses Boulevard, Gettysburg Avenue, James H. McGee Boulevard, and Germantown Street. In order to determine the character of the corridors along with actual and perceived problems with the transportation system a series of exercises was developed and facilitated during the August 7, 2012 Public Open House. The purpose of the exercise was to focus on opportunities for development and improvement along the primary local corridors in the study area. Participants were asked to identify the following on corridor specific maps. Areas that satisfy you: Areas of satisfaction make you feel safe and welcome. Areas of satisfaction also can be those that make you feel comfortable or has places you would visit numerous times. Areas that dissatisfy you: Areas of dissatisfaction can be ones that need infrastructure improvements. These are also defined as areas where residents feel unsafe. A changing place: These are areas along the corridor that need additional work (redevelopment, building demolition, facade repairs or infrastructure improvements) to make them safe and successful. The public comments, field inventories and existing improvement projects are detailed in the following pages. This information, paired with local traffic counts and analyses provided the foundation for the infrastructure recommendations detailed later in this chapter.

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PRIMARY LOCAL ROAD CORRIDORS: THIRD STREET West Third Street is currently the primary east-west route through the study area. The five lane road corridor provides direct links to downtown (across the Peace Bridge), the Wright-Dunbar Business District, the Dayton Aviation National Park, Westown Shopping Center, the RTA Transit Center, the National Military Cemetery and the areaâ&#x20AC;&#x2122;s Recreation and Senior Centers. Third Street is also a main access point and route for several churches, schools, parks and community facilities.

Traffic signals and flow do not support the amount of traffic

Armory is empty

During the public open house, participants were able to identify several areas where there was a perceived level of service disconnect at specific intersections and in distinct segments of the corridor. In addition, the condition of the roadway was noted in areas as well. Pedestrian facilities are found on either side of Third Street beginning at Edwin C. Moses Boulevard and extending west to Gettysburg. The five foot concrete sidewalk varies in condition and location throughout the corridor. From Edwin C. Moses Boulevard to approximately Brooklyn Avenue, the concrete sidewalk is immediately adjacent to the road corridor. In this configuration there are portions of the walk that do not meet the Americanâ&#x20AC;&#x2122;s with Disabilities Act guidelines of a five foot wide minimum pathway due to the location of overhead utility poles, traffic signals and vehicular signage. West of Brookyln Avenue the sidewalk is separated from the road corridor by a four foot tree lawn. The tree lawn provided west of Brooklyn Avenue allows dedicated space for utilities and infrastructure without impacting the pedestrian system.

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Too many abandoned homes, crime, loitering and litter

Not safe for children Need demo to open up

Potential demolition

Dangerous intersection configuration

Roosevelt Miller Valentine Prime real estate for housing initiative recreational/ sports/ athletics Criminal activity

Criminal activity

Aesthetics: doesnâ&#x20AC;&#x2122;t look safe Part of clean Ohio project

Both sides need demolished

Nuisance abandoned housing Lack of signage

Edison school land lab: Collaboration between Aullwood and the City of Dayton Poor lighting and rough streets

Paul L. Dunbar house a major amenity! A national treasure! Neighborhood is neglected

People dump trash in empty lots

Building demolition needed

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PRIMARY LOCAL ROAD CORRIDORS: EDWIN C. MOSES BOULEVARD Currently the four lane corridor provides direct access to Kindred Hospital, St. Elizabeth Medical Center the Ponitz Career Center the Montgomery County Job Center and University of Daytonâ&#x20AC;&#x2122;s Welcome Stadium and Arena. The Edwin C. Moses Boulevard was included in the original Olmsted Plan for the City of Dayton and includes many of the design components including a wide central median and open land banks along the river corridor. Traditional pedestrian facilities are providing along either side of the Edwin C. Moses Boulevard in the form of a five foot pedestrian walkway separated from traffic with a wide tree lawn. In addition to the traditional sidewalks, the Wolf Creek Trail, a shared use pathway, runs adjacent to the roadway south of Albany Street. The Wolf Creek Trail continues to run parallel to Edwin C. Moses Boulevard until Stewart Street. At that point, the trail crosses the river and utilizes the eastern bank of the Great Miami River. During the public open house, participants were not able to identify any transportation issues or constraints along Edwin C. Moses Boulevard.

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Intersection currently under construction. Opportunities for new regional uses.

Area currently has numerous vacant property, but infrastructure was never removed

Kindred Hospital and medical services along with other institutional uses.

Lack of signage

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PRIMARY LOCAL ROAD CORRIDORS: GETTYSBURG AVENUE Gettysburg Avenue is currently the primarily north-south route through the study area. The four lane road corridor provides access to The Veterans Administration Medical Center, the Monday Correctional Institute and Westown Shopping Center. In addition Gettysburg Avenue is a major transportation route for some of the areaâ&#x20AC;&#x2122;s top employers including Sugar Creek Packaging, and Waste Management of Stoney Hollow. The corridor also provides direct access to several local parks and public schools.

Bad roads, potholes and traffic

During the public open house, participants were able to identify several areas where condition of the roadway has deteriorated. Several locations where participants thought pedestrian facilities were lacking were also documented. While some areas are perceived as lacking pedestrian connectivity, Gettysburg Avenue does provide five foot concrete sidewalks along both sides of the corridor. These sidewalks are separated with a five foot tree lawn along the majority of the roadway. In some areas however, the pavement condition has deteriorated providing a less then desirable surface. Lack of signage Not pedestrian friendly

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Naval reserve: Potential contamination issues shut down.

Church development

Not pedestrian friendly

Abandoned building: Crime

Lack of attention to development

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PRIMARY LOCAL ROAD CORRIDORS: JAMES H. MCGEE BOULEVARD Currently the four lane corridor provides access to numerous residential neighborhoods, the Adventure Central at Wesleyan Park and the Dayton Public Schools Administration Building. This corridor hugs the southern edge of the Wolf Creek Corridor and incorporates a central median along the length of the roadway. Traditional pedestrian facilities are providing along either side of the James H. McGee corridor. A five foot pedestrian walkway is located on either side of the road and is separated from traffic with a wide tree lawn. In addition to the traditional sidewalks, the Wolf Creek Trail, a shared use pathway, runs adjacent to the roadway. The Wolf Creek Trail begins where Wolf Creek intersects the Great Miami River near downtown Dayton. Heading northwest, the trail follows along the creek. Currently the trail ends at Little Richmond Road, just North West of the Dayton Public Schools Administration site. During the public open house, participants were not able to identify any transportation issues or constraints along James H. McGee Boulevard.

Boulevard maintenance and enhancement (blooming flowers- palette of colors to define Gettysburg, need storefront improvements

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Bad bank erosion along Creek and encroaching on Jams. H. McGee Known criminal activity in apartment buildings

Boarded up buildings and serious prostitution

Former Sulcher Meat Packaging site. Could be treated as a brownfield property.

People use former Dayton Tire site as a dump site. Large amount of bush honeysuckle hide criminal activity

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PRIMARY LOCAL ROAD CORRIDORS: GERMANTOWN STREET Germantown Street parallels Third Street to an extent and provides an east-west connection south of US 35. The four lane corridor provides connections to the Dayton Metro Library, the Dayton Job Corps Center, Mound Street Academy and Central State University.

Job corp & homeless cause problems and concerns with homeowners and traffic Criminal

Pineview neighborhood is stable. Itâ&#x20AC;&#x2122;s influence needs to expand. Beautiful park/ great asset

During the public open house, participants were able to identify several areas where the condition of the roadway had notably deteriorated. Two intersections were noted as having the potential for vehicular congestion. The conditions of the existing pedestrian facilities along Germantown vary greatly along the corridor. The majority of the corridor is serviced by five foot concrete sidewalk that is separated from the roadway by a tree lawn. East of Broadway the cross section of Germantown includes nearly fifteen feet of tree lawn on either side of the road. These wide tree lawns not only protect the pedestrians from vehicular traffic, but they create a softer aesthetic similar to the original intent of the City Beautiful Movement. West of Broadway the sidewalks are separated by a four foot tree lawn.

Deteriorating park equipment/ criminal element/ trash/ loitering

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Bad roads and potholes

Lack of signage

Hilltop gang activity

Good location for small manufacturing campus

Loitering/ crime

Infrastructure deteriorating

Interstate access Nice housing

Small business not functional

Rough housing areas

Haven for drugs: nasty, dirty

Redevelopment: Finish housing structures or demolish vacant structures

Lack of signage Good location for educational campus of small trade schools

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SECONDARY LOCAL ROAD CORRIDORS While the primary local road corridors provide access to numerous regional and community assets, the secondary road system serves as the day to day system for many West Dayton residents. The secondary local road corridors have been identified as those that provide connections to neighborhood assets such as public schools, libraries, public parks and churches. These roadways include all or portions of Hoover Road, Oakridge Drive, Broadway Street and Stewart Street. All of the secondary local roads serve as two lane connector corridor Because of low traffic counts and speeds, these secondary local roads can accommodate local resident parking along the one side of the corridor. Currently the parking lanes are not specifically delineated and appear as an additional travel lane in most segments of the road. Along the majority of the corridors, five foot wide pedestrian sidewalks and found on either side of the roadway. These sidewalks are separated from the roadway with a tree lawn that is five feet wide. Along several of the corridors mature tree plantings can be found in the tree lawn. While the secondary local roads provide necessary connections for residents, Broadway Street and Stewart Street provide access points to downtown Dayton and communities to the north. The bridges that lead into the area have recently been enhanced and reconstructed.

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EXISTING CONDITIONS Existing industrial development Existing business park development Existing community assets Existing commercial development Existing parks and recreation facilities

SECONDARY LOCAL ROAD CORRIDORS

Road corridors

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TRAFFIC SYSTEM ANALYSIS The Dayton Miami Valley Regional Planning Commission maintains a regional traffic count database with the assistance of participating jurisdictions and the Ohio Department of Transportation. The counts are displayed as Annual Average Daily Traffic are based on manual or machine counts that are seasonally adjusted to represent traffic volume on an average day of the year. Looking at the traffic counts for the primary local corridors in West Dayton between the years 1997 and 2011 begins to shows the decline in vehicular transportation for the area. The exceptions to this being Edwin C. Moses Boulevard, Germantown Street and Gettysburg Avenue. While many factors can influence why these three corridors have maintained and increased the recent traffic counts, the location and connectivity to US 35 and proximity of major employers such as Sugar Creek Packaging are likely influencing the counts. Based on the traffic counts, preliminary field investigation and recent safety analysis one can conclude that the current vehicular transportation system was designed to accommodate more vehicles then are currently using the system. Due to the decline in population, businesses and manufacturing development the number of vehicular trips in the area have decreased. While in many situations these presents the opportunity to “right size” the infrastructure and therefore reduce the infrastructure maintenance costs on the City, it is not necessarily recommended for the area as a whole. Currently the neighborhoods of West Dayton area has numerous opportunities for development expansion, redevelopment and new construction. The City of Dayton currently has identified nearly 200 acres as prime sites for development. This does not include the additional parcels available for infill housing and local or regional retail.

A FRAMEWORK FOR INVESTMENT IN GREATER WEST DAYTON

These areas primed for development will need to be serviced by the City’s infrastructure including all modes of transportation. As discussed later in this chapter, some areas can afford and benefit from a reduction in transportation infrastructure, while some areas will benefit from ongoing investment. The transportation network, the existing assets of the area and the proposed development guidelines presented in this study are all highly interconnected. The proposed development opportunities discussed in the previous chapters are centered on existing community assets and available adjacent properties. However, without a structured means of connecting cultural, neighborhood and employment assets of the area, each would likely exist in an isolated area and the neighborhoods of West Dayton on a regional level would be divided. By overlaying an efficient and aesthetic system of connections, the assets of the West Dayton area can be utilized by neighborhood residents, regional and national visitors and can ultimately be deemed more desirable by existing and potential business entrepreneurs.

PRIMARY CORRIDOR TRAFFIC COUNTS

Primary Roadways

1997

Edwin Moses Blvd. (at Germantown St.)

11,100

1999

2000

2001

2002

2003

2005

2006

2007

2008

2010

2011

Trend

14,400



16,400



Edwin Moses Blvd. (at US 35 ramp)

10,500

Germantown St. (at Horace Ave.)

7,700

4,700



Germantown St. (at US 35)

3,800

6,100



Germantown St./SR 4 (north of Infirmary Rd.)

4,600

4,700

Gettysburg Ave. (at Necco Ave.)

32,000

23,800

Gettysburg Ave. (to south of James McGee) Gettysburg (north of Stony Hollow Rd.)

26,200

27,600

23,800

18,300 5,400

3,600

Third St. (crossing river) 13,000

James McGee Blvd. (at 5th St.)

20,700



19,000

James McGee Blvd (at Bridge St.)

 

16,300

Third St. (S. Orchard Ave.)

Hoover Rd. (at Brumbaugh Blvd.)



23,900 1,500

700



Looking at the traffic counts for the primary local corridors in the West Dayton neighborhoods between the years 1997 and 2011 begins to shows the decline in vehicular transportation for the area.

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SYSTEM COMPONENTS As discussed previously in Chapter Two, the proposed transportation system in the area intends on using design criteria from the City Beautiful Movement and the Omsted plan to provide structure and aesthetics to the declining neighborhoods, commercial areas and tourism sites within the community. At a basic level, the City Beautiful movement consists of components that provided function and a necessary level of structure, as well as components that provide aesthetics and beauty. On the following pages a pattern book of transportation system components is outlined. The pattern book contains general definition and examples of each structural and aesthetic component applicable for the area. With so many terms and different types of transportation, pedestrian and bicycle amenities,it is important that communities speak the same language---that there is a fundamental understanding and agreement--which allows interagency collaboration. The definitions and corridor character recommendations are intended to set the standards for the future development and enhancement of the entire West Dayton transportation system. As such, a common vernacular is used throughout this manual in describing the corridors, their components, and amenities. To ensure a shared understanding of the standards and their implications, a list of terms and their usage have been developed. This list of terms and their definitions are intended to reduce confusion and create uniformity throughout the system. Many of the terms below are described more fully in a design standard elsewhere in this manual. Finally, a â&#x20AC;&#x153;How to use this documentâ&#x20AC;? reference is provided as a guide to understand the intent of design standards application and how the guidelines are organized.

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A FRAMEWORK FOR INVESTMENT IN GREATER WEST DAYTON

Travel-lane width can vary from 9 feet through 12 feet, depending upon the functional classification, traffic volume, design speed, rural or urban location, and project scope of work. Surface cross slopes are required for the proper drainage of through travel. This reduces the hazard of wet pavement by quickly removing water from the surface, and reduces the likelihood of ponding. In urban applications concrete curbs are often used to retain the cut slope, control drainage, delineate the pavement edge, reduce right-of-way requirements, channelize vehicular movements, and improve aesthetics of the travel lanes. Curbs also have a major benefit in containing the drainage within the pavement area and in channelizing traffic into and out of adjacent properties.

PEDESTRIAN CROSSWALKS A pedestrian crossing is defined as any location where the pedestrian leaves the sidewalk and enters the roadway. At a pedestrian crossing, the pedestrianâ&#x20AC;&#x2122;s path of travel crosses the motoristâ&#x20AC;&#x2122;s path of travel. In order to provide visual cues to oncoming traffic, croswalks are used to indicate the presence of pedestrian traffic. Crosswalks are a critical part of the pedestrian network. Crosswalks are implied at all intersections whether or not they are marked. The agency responsible for the roadway must ensure that all marked and unmarked crosswalks and midblock crossings are optimized for the safety and accessibility of all pedestrians. Crosswalk markings, if provided, are used to define the pedestrian path of travel across the roadway and alert drivers to the crosswalk location. Marked crosswalks should be designed in accordance with the Manual of Uniform Traffic Control Devices (MUTCD).

RAISED MEDIANS A raised median is used on an urban highway or street to control access and left turns, and to improve the capacity of the facility. The median should be as wide as can be used advantageously but at a minimum should be wide enough to allow for development of a channelized leftturn lane. These raised medians can be backfilled and landscaped where applicable.

PARKING BUMP OUTS Depending on the adjacent land uses and roadway classification, on street parking may be necessary or desired to accommodate residents and visitors. A parking lane provides convenient access for a motorist to a business or residence. Since parking lanes can reduce capacity, impede traffic flows and may produce undesirable traffic operations, they should only be placed in areas where road capacity is not a major factor. A parallel parking is preferred for on street situations with the dimensions being a minimum of 22 feet long and eight feet wide. The location of on street parking needs to be coordinated with nearby crosswalks, driveways, curbs, public safety utilities and intersections. Many times the clear zones of these items are utilized as landscaped areas.

PEDESTRIAN SIDEWALKS A sidewalk is considered an integral part of the urban environment. A typical sidewalk is 5 feet wide and is separated from the If there is no buffer area provided, the sidewalk should be a minimum of 6 feet wide to accommodate any appurtenances which may be included in the sidewalk. In more urban areas of the community the entire area between the curb and adjacent buildings can be utilized as a paved sidewalk.

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SYSTEM COMPONENTS SHARED USE PATH Shared use paths are a type of trail designed to be part of a transportation system, providing on and off-road routes for a variety of users. The primary users of shared use paths are bicyclists and pedestrians, including pedestrians using mobility devices such as manual or motorized wheelchairs. While they supplement the transportation network, these pathways may coincidently provide a recreational experience for the user. In order to accommodate multiple users and modes of transportation shared use paths should be a minimum of 10 feet wide.

BUFFER YARDS OR TREE LAWNS Buffer yards or tree lawns are the area between the curb and sidewalk. If the right of way is available buffer yards or tree lawn should be required. This area provides space for snow storage and allows for a greater separation between vehicle and pedestrian. The buffer area should be at least 5 feet wide to be effective and should desirably be wider. A buffer area may also be used for the placement of roadside appurtenances, if necessary. However, this is undesirable because the proximity to the traveled way increases the likelihood of a vehicle/fixed-object accident. The presence of an appurtenance in a buffer area detracts from the appearance of the highway environment.

STORMWATER PLANTER Rain gardens slow, cleanse and allow infiltration of storm water runoff. Planted with native plants tolerant of intermittent wet conditions rain gardens contribute to greening efforts and help create a balanced ecosystem. Properly designed rain gardens can substantially reduce storm water runoff, helping to minimize downstream flooding and the burden on storm sewer infrastructure.

A FRAMEWORK FOR INVESTMENT IN GREATER WEST DAYTON

STREET TREES Planting street trees benefit the community in many ways. They add character to the neighborhood, cool homes, clean air, reduce storm water runoff, increase property values, attract wildlife, and provide aesthetic beauty. Street trees should be located away from the intersections or roads, alleys and driveways, be located a reasonable distance away from fire hydrants, underground utilities and utility poles and not block the view of surrounding signage. When planting street trees a minimum of 2â&#x20AC;? in caliper should be used. Tree species should be specified based on their adaptability to the climate and conditions, size and spread at maturity and general shape and growth habit. Street trees can be placed in tree lawns that are a minimum of five feet wide. To enhance tree growth in these urban areas, structural soil can also be incorporated into the design of surrounding hardscape areas to promote root growth.

MEDIAN PLANTINGS Just as with street trees, ornamental plantings in the central raised medians add character to a roadway corridor and provide the environmental benefits of a denser tree canopy. Street trees should be located away from the intersections of roads, and should not block the view of surrounding signage. Landscape at a broad or small repetitive scale provides color and texture that man-built structures cannot. Landscape, in simple large scale application, can take leftover places and transform them magically into power messages about a place. Ornamental plantings should be placed in areas that will not block site lines and specifies that require minimal maintenance is preferred. Street trees can be placed in raised medians that are a minimum of ten feet wide. To enhance tree growth in these urban areas, structural soil can also be incorporated into the design of surrounding hardscape areas to promote root growth.

LIGHTING

BANNERS

Lighting features are a necessary component of any major roadway and provide the opportunity to create a safe and unified character for the area. Traditional poles and light fixtures should be used in areas of lower prominence where a coordinated visual aesthetic is not warranted. While the pole placement will need to be determined based upon geometry, character of the road and physical features, special attention should be given to the location so that pedestrian routes are not compromised.

A banner program can be implemented on specific road corridors in order to enrich the aesthetics of the community environment. In addition banner programs can encourage community participation in the form of organization and business sponsorships. Banner programs typically add color and excitement to local streets, promote cultural and civic events and can be seen as an additional component of a streetscape program.

Ornamental features can be applied to light poles in a very simplistic manner, yet create a strong and lasting character. A single design for ornamental lighting will help to achieve a cohesive design character along the lengths of all corridors. Specialty lighting in the area should mirror the existing fixtures in the Wright Dunbar Historic District which have been approved by the City.

WAYFINDING SIGNAGE Signage is a key tool that provides identification, uniformity and direction to an area. The information on the signage is intended to direct users, help users locate themselves in relation to their surroundings, and identify functional information. Signage and wayfinding is the art of creating tools to help users understand and navigate physical spaces. Wayfinding design relies heavily on graphic communication by using signs and graphics organized into cohesive information-giving programs. The goal of and signage system is to design a consistent and uniform system of directional and information signage to users and visitors to the trail system. In addition, signage is the most effective way to brand a community and identify its various components.

Banner programs are typically contracted through a parent organization. The banner materials then become the property of the sponsoring organization or business. This sponsorship arrangement allows for banners to be changed periodically at little to no cost for the City.

STREET FURNITURE Perhaps more than any other element of the streetscape system, the site furnishings will define the character, look, and feel of the area, and will provide the framework of the lasting impression one has of the experience. Pedestrian seating, bicycle parking and trash receptacles will need to be provided at key locations. A standard family of furniture should be used along road corridors to provide a consistent high level of design aesthetic. This standard furniture palette seeks to build upon readily available products with design enhancements that bring a unique flair to the community. This helps reduce some overall costs, while still elevating the design character and providing an experience unique to West Dayton.

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HOW TO USE THESE RECOMMENDATIONS HOW TO USE THESE RECOMMENDATIONS The following section is designed to provide roadway recommendations in a concise, written and graphic form. Below is a quick reference guide on the layout of the individual recommendations in this section. Specific information regarding dimensions, project resources, costs and timelines can be found in the document A Framework for Investment in Greater West Dayton: Implementation Toolkit.

PRIMARY LOCAL ROAD CORRIDORS: THIRD STREET

CORRIDOR APPLICATION

INTERSECTION TREATMENTS The intersections along Third Street provide the necessary links between corridor segments and should provide safe access points for cyclists, pedestrians and motorists. Currently along the corridor some intersections lack the necessary amenities needed to ensure the safety of all roadway users. As the Third Street corridor is transformed it is recommended that signalized intersections allow for protected left turn lanes. The central median can be removed that these intersections and a dedicated turn lane can be implemented to allow for access to cross streets. Smaller roadways, alleys and private driveways should not utilize dedicated turn lanes. By limiting the access along the corridor conÛicting turning movements can be minimized.

DESIGN INTENT AND SUMMARY

Written description of the design intent, . When necessary specific project limits or areas are outlined.

Signalized intersections should also include decorative pedestrian crossings. Since Third Street is designated as the primary route within the study area the intersections should be given a higher prominence and are therefore intended to include high end materials that complement the surrounding roadway amenities. Secondary roadway crossings should be marked using standard crosswalk markings.

CHARACTER IMAGES

Visual examples of similar applications to showcase the design intent and opportunities for the corridor.

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Vehicular travel lanes

Raised median with dedicated left turn lane where necessary. Median provides access management along the Third Street corridor and will restrict turning movements to promote pedestrian safety.

Decorative pedestrian crosswalks help in elevating the importance of Third Street while also providing safe access points for pedestrians.

Pedestrian sidewalks (5’ wide minimum) provide pedestrian connections along Third Street.

Aviation Heritage Trail (10’ wide shared use path) provide both pedestrian and bicycle connections along Third Street. The Aviation Heritage Trail would also connect several cultural and historic centers in the area.

Decorative trafÚc signals with pedestrian signals.

GRAPHIC IMAGES

Proposed sketches of the corridor application are meant to illustrate the opportunities along the West Dayton roadways.

1 2 3

6 3

2 5

The intersections along Third Street provide the necessary links between corridor segments and should provide safe access points for cyclists, pedestrians and motorists.

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PRIMARY LOCAL ROAD CORRIDORS: THIRD STREET West Third Street is currently the primary east-west route through the neighborhoods of West Dayton. The currently five lane corridor provides direct links to downtown (across the Peace Bridge), the Wright-Dunbar Business District, the Dayton Aviation National Park, Westown Shopping Center, the RTA Transit Center, the National Military Cemetery and the areaâ&#x20AC;&#x2122;s Recreation and Senior Centers. Third Street is also a main access point and route for several churches, schools, parks and community facilities. The West Third Street corridor represents an opportunity to transform a distressed, inner-city neighborhood currently dominated by vacant and abandoned homes into a thriving community. Currently West Third Street has the greatest number of vacant and abandoned parcels and facilities and provides the greatest opportunity for visual change within the West Dayton community. The City of Dayton has the opportunity to embrace these vacant parcels and transform them into areas of thriving development, peaceful pocket parks, diverse community gardens and gathering spaces and enhanced urban green spaces. The City should begin to prioritize the existing vacant parcels and determine which sites can further enhance the character and potential of the West Third Street corridor. Parcels primed for development should be planned and constructed and additional vacant lands adjacent to the corridor should be cleaned and maintained. Because of the importance, prominence and potential of West Third Street it is recommended that the roadway be redesigned and reconstructed to include enhanced bicycle and pedestrian facilities, a raised median with left turn access where appropriate, decorative street lights and traffic signals and a cohesive planting of urban street trees and accent plants. Together these components will create a unified, cohesive community character that ties together the existing cultural assets of the neighborhood. It is recommended that West Third Street not only connect the areaâ&#x20AC;&#x2122;s cultural amenities, but become an amenity for future generations.

100

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PRIMARY LOCAL ROAD CORRIDORS: THIRD STREET DEVELOPMENT OPPORTUNITIES Currently West Third Street has the greatest number of vacant and abandoned parcels and facilities and provides the greatest opportunity for visual change within the West Dayton community. The City of Dayton has the opportunity to embrace these vacant parcels and transform them into areas of thriving development that include employment centers, tourism destinations and local cultural amenities. While many parcels currently exist along Third Street, the former Delphi Site on Home Avenue offers numerous possibilities and could change the character of the corridor and the surrounding neighborhoods. Future plans for this site will include the historical Wright Airplane Factory along with an advanced manufacturing industrial park. Redevelopment of this site received federal funding using Clean Ohio Revitalization funding and was deemed a priority for the area in 2007. It is recommended that the specific uses of this site be primarily focused on job creation, with additional facilities being incorporated to enhance local tourism and to protect the local cultural amenities in the area. It is preferred that new commercial development has an urban pattern with buildings at or close to the sidewalk with parking in the rear. Where

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A FRAMEWORK FOR INVESTMENT IN GREATER WEST DAYTON

necessary, development can take on a more suburban pattern with deeper building setbacks. Parking for new regional commercial developments should be located either to the rear of the building or along the side. In larger parcels, community green space should be incorporated to further enhance the area and to provide the community with passive recreation opportunities. Future development should also utilize green spaces and plantings to buffer their activities from existing residential neighborhoods. Transitioning these vacant parcels to areas of new development will take time and will rely on ideal market situations to flourish. The City should continue marketing these larger parcels and should make attempts to prepare the priority sites for development by removing existing infrastructure where necessary.

The former Delphi facility at Home Avenue can accommodate a campus of new development. While many facilities can create job opportunities for Dayton residents, additional space can be allocated for tourism destinations, support facilities and community facilities. The existing residential areas will need to be buffered from the proposed development by utilizing existing trees and new vegetation plantings.

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103

PRIMARY LOCAL ROAD CORRIDORS: THIRD STREET VACANT PROPERTIES Many vacant lots along West Third Street are not suitable for future development and are recommended to remain as maintained open space. These parcels when combined can create green pockets along an urban thoroughfare that provide beauty and recreational opportunities for the community’s employers, residents and visitors. Vacant properties can be used in unique ways to enhance the aesthetics of an area and to assist in changing the perceptions associated with declining neighborhoods and properties. Vacant properties adjacent to commercial and culture and tourism uses can be supported by redeveloping these sites into pocket parks. Pocket parks are usually developed on vacant lots or irregular pieces of land. Surrounded by existing development on three sides, they literally form a small “pocket” among other buildings. These little parks can bring shade, quiet, and enhanced property values to blighted areas, and they often turn up in unexpected places. Pocket parks are generally too small for physical activities and may be locked or gated when not in use.

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By utilizing multiple vacant lots, a unified planting design can be implemented that beautifies the neighborhood and compliments the existing commercial development in the area. These beautification treatments can also be used in marketing the area to potential developers.

Existing vacant parcels along West Third Street when combined can create green pockets along an urban thoroughfare that provide beauty and recreational opportunities for the communityâ&#x20AC;&#x2122;s employers, residents and visitors. Efforts should be made to enhance and preserve the urban open space along West Third Street.

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105

PRIMARY LOCAL ROAD CORRIDORS: THIRD STREET ROADWAY COMPONENTS The future vision of Third Street is the same as the Olmsted master plana formal, tree lined boulevard connecting the community’s open spaces and cultural amenities. Removal of the central turn lane will allow for a wide central median with opportunities for protected left turn lanes at major intersections. The central median will create a continuous aesthetic beginning just outside of downtown Dayton and continuing to the Westown shopping center. The central median is flanked by two travel lanes and new concrete curbs. Wide tree lawns provide ample space for urban street tree plantings and additional accent plants at key developments or intersections. Pedestrian sidewalks are provided along the south side of the corridor, while a wider, shared use path provides connections for area cyclists and pedestrians. New street light fixtures and traffic signals with a historical influence will provide for a continuous look while respecting the historical character of the neighborhoods.

WALK ADJACENT DEVELOPMENT

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(WITH TREE LAWN)

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TRAVEL LANES

RAISED MEDIAN

1 2

Vehicular travel lanes (11’ wide minimum) Raised median with dedicated left turn lane where necessary. Median provides access management along the Third Street corridor and will restrict turning movements to promote pedestrian safety.

Decorative pedestrian crosswalks provide visual interest

Pedestrian sidewalks

Aviation Heritage Trail (10’ wide shared use path)

Street tree plantings along Third Street corridor provide visual continuity.

Decorative street lighting provides artistic opportunities along the Third Street corridor.

TRAVEL LANES

SHARED USE PATH (WITH TREE LAWN)

ADJACENT DEVELOPMENT

3 2

6 6

7 1

7 4 2

The future vision of West Third Street is the same as the Olmsted master plan- a formal, tree lined boulevard connecting the communityâ&#x20AC;&#x2122;s open spaces and cultural amenities.

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PRIMARY LOCAL ROAD CORRIDORS: THIRD STREET INTERSECTION TREATMENTS The intersections along Third Street provide the necessary links between corridor segments and should provide safe access points for cyclists, pedestrians and motorists. Currently along the corridor some intersections lack the necessary amenities needed to ensure the safety of all roadway users. As the Third Street corridor is transformed it is recommended that signalized intersections allow for protected left turn lanes. The central median can be removed that these intersections and a dedicated turn lane can be implemented to allow for access to cross streets. Smaller roadways, alleys and private driveways should not utilize dedicated turn lanes. By limiting the access along the corridor conflicting turning movements can be minimized. Signalized intersections should also include decorative pedestrian crossings. Since Third Street is designated as the primary route within the study area the intersections should be given a higher prominence and are therefore intended to include high end materials that complement the surrounding roadway amenities. Secondary roadway crossings should be marked using standard crosswalk markings.

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Vehicular travel lanes

Raised median with dedicated left turn lane where necessary. Median provides access management along the Third Street corridor and will restrict turning movements to promote pedestrian safety.

Decorative pedestrian crosswalks help in elevating the importance of Third Street while also providing safe access points for pedestrians.

Pedestrian sidewalks (5â&#x20AC;&#x2122; wide minimum) provide pedestrian connections along Third Street.

Aviation Heritage Trail (10â&#x20AC;&#x2122; wide shared use path) provide both pedestrian and bicycle connections along Third Street. The Aviation Heritage Trail would also connect several cultural and historic centers in the area.

Decorative traffic signals with pedestrian signals.

1 2 3

6 3

2 5

The intersections along Third Street provide the necessary links between corridor segments and should provide safe access points for cyclists, pedestrians and motorists.

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109

PRIMARY LOCAL ROAD CORRIDORS: THIRD STREET BICYCLE AND PEDESTRIAN ENHANCEMENTS Recreation and pedestrian movement are extremely important planning and design components along West Third Street. In the future the enhanced bicycle and pedestrian facilities along the Third Street corridor will provide for full access throughout the area with key connections to businesses, activity nodes and existing bicycle and pedestrian facilities. Along the south side of the roadway a pedestrian sidewalk will provide ongoing connectivity to the area’s residents and visitors. The sidewalk will connect local businesses, recreation centers, schools and commercial destinations. RTA bus stops will also be accommodated in the pedestrian zone. At all intersections, driveway crossings and alleys, pedestrian ramps should be installed to provide safe points of crossing for all pedestrians. Along the northside, additional right of way should be obtained to install a new shared use path facility. The shared use path, or Aviation Heritage Trail, is designed to connect the area’s cultural amenities as well as the transformed vacant parcels along Third Street. Together the trail is envisioned as a linear park showcasing the neighborhoods past, present and future.

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Pedestrian sidewalks (5’ wide minimum) provide pedestrian connections along Third Street. The walkway is along the length of Third Street and is intended for exclusive pedestrian use. Aviation Heritage Trail (10’ wide shared use path) provide both pedestrian and bicycle connections along Third Street. The Aviation Heritage Trail would also connect several cultural and historic centers in the area. T Decorative crosswalks at all major intersections along the Third Street corridor provide safe access for pedestrian and cyclists. The elevated materials in the crosswalk also provide visual interest for the area.

In the future the enhanced bicycle and pedestrian facilities along the Third Street corridor will provide for full access throughout the area with key connections to businesses, activity nodes and existing bicycle and pedestrian facilities.

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PRIMARY LOCAL ROAD CORRIDORS: THIRD STREET AVIATION HERITAGE TRAIL The shared use path, or Aviation Heritage Trail, is designed to connect the area’s cultural amenities as well as the transformed vacant parcels along Third Street. Together the trail is envisioned as a linear park showcasing the neighborhoods past, present and future. The route of the trail will connect not only the Wright Dunbar Business District, Wright Cycle Shop, the Dayton Aviation National Park and the National Military Cemetery but will also provide direct links to new employment centers, commercial and retail areas and the community’s recreation areas. The trail will also be flanked by new and enhanced urban green space. The previously vacant parcels along the route will be transformed into small pocket parks or areas of green space. The existing vegetation in these parcels will be complimented by an urban street scape full of hardy street trees and accent plants. The trail should be constructed using asphalt block pavers, accent paver bands and stamped concrete. These materials elevate the importance of the trail while providing low maintenance opportunities for the City. Overtime the trail can incorporate additional aesthetic elements such as wayfinding signage and a banner program.

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Street tree plantings along Third Street corridor provide visual continuity.

Additional ornamental accent plantings at key locations along Third Street provide a visual heirarchy to motorists and pedestrians.

10’ Aviation Heritage Trail. An accent paver band elevates the visual character of the trail.

Existing shade trees reinforce the existing character of the neighborhood.

Preserving adjacent development protects the community character.

Vacant parcels along Third Street can be enhanced with the additional of the trail

4 1

The shared use path, or Aviation Heritage Trail, is designed to connect the areaâ&#x20AC;&#x2122;s cultural amenities as well as the transformed vacant parcels along Third Street. Together the trail is envisioned as a linear park showcasing the neighborhoods past, present and future.

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PRIMARY LOCAL ROAD: GETTYSBURG AVENUE Gettysburg Avenue is currently the primarily north-south route through West Dayton and provides access to The Veterans Administration Medical Center, the Monday Correctional Institute and Westown Shopping Center. In addition Gettysburg Avenue is a major transportation route for some of the areaâ&#x20AC;&#x2122;s top employers including Sugar Creek Packaging, and Waste Management of Stoney Hollow. The corridor also provides direct access to several local parks and public schools. The Gettysburg Avenue corridor provides opportunities to connect employment centers, development nodes and regional recreational trails. Gettysburg Avenue is one of the few routes in the area currently designated in the Cityâ&#x20AC;&#x2122;s Bike Route Map. While the route is currently signed and recommended for bicyclists with advanced skill, the future vision of this corridor embraces motorists as well as bicyclists and pedestrians of all levels. The current configuration of Gettysburg Avenue also provides the opportunity to enhance the existing boulevard by continuing the raised median where appropriate and enhancing the area with street tree plantings and accent plants where applicable. The existing raised median reinforces the Olmsted vision and provides much needed green space in an existing residential and industrial area. It is recommended that the existing central median remain, and that where possible turning movements be restricted by extending the median along the corridor. The roadway should also be designed to include a pedestrian sidewalk, a shared use path, two on street bicycle lanes, pedestrian crosswalks at all roadway crossings and new, modern street lights, traffic signals and pedestrian amenities. As the primary north-south route in the community, Gettysburg Avenue will be able to provide vehicular, pedestrian and bicycle connections to employment centers, residential neighborhoods, Wolf Creek Trail and the cultural amenities along the Third Street corridor.

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PRIMARY LOCAL ROAD CORRIDORS: GETTYSBURG AVENUE VACANT PROPERTIES While Gettysburg Avenue has fewer vacant parcels, several larger properties still include structures and infrastructure that have been abandoned for several years. These facilities pose potential fire hazards and sites for illegal activity, and also signal to the larger community that a neighborhood is on the decline. This undermines the sense of community and discourages further investment; at its worst, this can spread across neighborhoods and affect the overall health of the city. The City of Dayton should strive to acquire, manage, and/or transfer ownership of these abandoned properties so that they may be returned to productive use and be a contributor to the tax base of the city. Once under the management of the City, efforts should be made to remove all existing infrastructure including roadways, parking lots, structures and buildings in order to provide a site ready for new development. Once the existing infrastructure has been removed, the City should promote the investment to the neighborhood, residents and potential developers by utilizing specifically designed signage. This signage is meant to promote a sense of change in the community and should serve as visual progress for the area. During the interim, or in instances where existing infrastructure cannot be removed, the signage elements can still be incorporated into the site to continue to promote the investment and change in the community.

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Once the existing infrastructure has been removed, the City should promote the investment to the neighborhood, residents and potential developers by utilizing specifically designed signage. This signage is meant to promote a sense of change in the community and should serve as visual progress for the area.

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PRIMARY LOCAL ROAD CORRIDORS: GETTYSBURG AVENUE ROADWAY COMPONENTS The future vision of Gettysburg Avenue takes advantage of the opportunities provided by the existing raised median along the corridor. The central median should be continued along the corridor to provide access management and aesthetics to the adjacent areas. The central median is flanked by two travel lanes and new concrete curbs. Wide tree lawns provide ample space for urban street tree plantings and additional accent plants at key developments or intersections. Pedestrian sidewalks are provided along the north side of the corridor, while a wider, shared use path provides connections for area cyclists and pedestrians along the south side. The City of Dayton Bike Route is further enhanced by allowing for two on-street bicycle facilities along the length of Gettysburg Avenue. New street light fixtures and traffic signals with a modern influence will provide for a continuous look further enhancing the character of the adjacent neighborhoods.

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(WITH TREE LAWN)

TRAVEL LANES

(WITH A DEDICATED BICYCLE LANE)

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MEDIAN

1 2

Pedestrian crosswalks provide safe routes for pedestrians

Pedestrian sidewalks (5’ wide minimum)

Shared use path (10’ wide minimum)

Street tree plantings along Third Street corridor provide visual continuity.

Dedicated bicycle lanes provide on-street facilities for cyclists.

TRAVEL LANES

(WITH A DEDICATED BICYCLE LANE)

SHARED USE PATH

ADJACENT DEVELOPMENT

6 3

4 2

7 4

The future vision of Gettysburg Avenue takes advantage of the opportunities provided by the existing raised median along the corridor. The central median should be continued along the corridor to provide access management and aesthetics to the adjacent areas.

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PRIMARY LOCAL ROAD CORRIDORS: GETTYSBURG AVENUE INTERSECTION TREATMENTS As the Gettysburg Avenue corridor is transformed it is recommended that signalized intersections allow for protected left turn lanes to provide for motorists safety. The central median can be removed that these intersections and a dedicated turn lane can be implemented to allow for access to cross streets. Smaller roadways, alleys and private driveways should not utilize dedicated turn lanes but instead should be limited along the corridor to minimize conflicting turning movements. Signalized intersections as well as secondary roadway intersections should also include standard pedestrian crossings. The numerous private driveways should use a chance in material to denote a pedestrian or bicycle crossing. The driveway aprons can be reconstructed using concrete which would provide for a continuous visual route along the corridor. New street light fixtures and traffic signals with a modern influence will should be utilized to provide a continuous look, further enhancing the character of the adjacent neighborhoods.

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Vehicular travel lanes

Raised median with dedicated left turn lane where necessary. Median provides access management along the Third Street corridor and will restrict turning movements to promote pedestrian safety.

Standard pedestrian crosswalks at all major intersections provide safe access points for pedestrians and cyclists.

Pedestrian sidewalks (5â&#x20AC;&#x2122; wide minimum) provide pedestrian connections along Third Street.

Shared use path (10â&#x20AC;&#x2122; wide minimum) provide both pedestrian and bicycle connections along Gettysburg Avenue.

Traffic signals with pedestrian signals at all major intersections.

6 4 3 6

3 1 2 5

As the Gettysburg Avenue corridor is transformed it is recommended that signalized intersections allow for protected left turn lanes to provide for motorists safety. Signalized intersections as well as secondary roadway intersections should also include standard pedestrian crossings.

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PRIMARY LOCAL ROAD CORRIDORS: GETTYSBURG AVENUE BICYCLE AND PEDESTRIAN ENHANCEMENTS In the future the enhanced bicycle and pedestrian facilities along the Gettysburg Avenue corridor will provide for full access throughout the area with key connections to businesses, activity nodes and existing bicycle and pedestrian facilities. Along the north side of the roadway a pedestrian sidewalk will provide ongoing connectivity to the area’s residents and visitors. The sidewalk will connect local businesses, commercial destinations and neighborhoods. RTA bus stops will also be accommodated in the pedestrian zone. At all intersections, driveway crossings and alleys, pedestrian ramps should be installed to provide safe points of crossing for all pedestrians. Along the south side, additional right of way should be obtained to install a new shared use path facility. The shared use path is designed to provide off street bicycle facilities. Within the roadway, it is recommended that two bicycle lanes be constructed to provide a safe alternative for residents wishing to use the roadway for commuting or recreation.

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Pedestrian sidewalks (5’ wide minimum) provide pedestrian connections along Gettysburg Avenue. The walkway is along the length of Gettysburg Avenue and is intended for exclusive pedestrian use. Accessible ramps should be provided at all intersections and private driveways.

Shared use path (10’ wide minimum) provide both pedestrian and bicycle connections along Gettysburg Avenue. Accessible ramps should be provided at all intersections and private driveways.

Dedicated 5’ bicycle lanes formalize the existing Gettysburg bicycle route. Dedicated bicycle lanes provide additional safety and visual cues to motorists.

Accessible ramps along with a visual change in pavement should be provided at all private drives along Gettysburg Avenue to promote pedestrian connectivity and safety.

3 1

Along the north side of the roadway a pedestrian sidewalk will provide ongoing connectivity to the areaâ&#x20AC;&#x2122;s residents and visitors. Along the south side, additional right of way should be obtained to install a new shared use path facility. The shared use path is designed to provide off street bicycle facilities.

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PRIMARY LOCAL ROAD: GERMANTOWN STREET Germantown Street currently parallels Third Street, to an extent, and provides an east-west connection south of US 35. The four lane corridor provides connections to the Dayton Metro Library, the Dayton Job Corps Center, Mound Street Academy and Central State University. Germantown Street also provides vital pedestrian and bicycle connections throughout the southern parts of the community. The current configuration of the roadway and the location of existing adjacent development does not easily allow for a boulevard to be put in place. Instead, the emphasis for the Germantown Street corridor is to provide efficient vehicular connections to potentially reduce the amount of heavy vehicular traffic on Third Street. Since Germantown Street provides a similar east-west route, larger truck traffic could utilize Germantown Street instead of the urban Third Street route. Additionally, the existing industrial areas to the north and south of the corridor would need to utilize Germantown Street for access. In the future the corridor is recommended to remain four lanes with turning movements being provided at major signalized intersections. While turning left turning movements are not encouraged at private driveways and cross streets, the roadway should not be designed to prohibit them. Enhanced facilities can still be provided along the corridor in the form of enhanced street tree plantings, new modern street lights and traffic signals and additional bicycle and pedestrian facilities along the length of the corridor.

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PRIMARY LOCAL ROAD CORRIDORS: GERMANTOWN STREET ROADWAY COMPONENTS It is recommended that the roadway be enhanced with new concrete curbing and wider tree lawns. Street tree plantings should be provided along the corridor and accent plantings in priority areas should be encouraged. Within the right-of-way, two dedicated bicycle lanes should be provide to allow for connectivity throughout the southern neighborhoods. Turning movements along the corridor should be minimized when possible. Existing curb cuts and signals should remain, but future development should look to provide access along side streets. Pedestrian sidewalks are provided along both sides of the roadway. While a shared use path would be ideal to accommodate off street bicycle users, the location of existing structures does not allow for the necessary space needed for the facility. Bicycle users wanting to ride off the street will need to be accommodated along the pedestrian sidewalks.

Vehicular travel lanes (11â&#x20AC;&#x2122; wide minimum)

Pedestrian crosswalks provide safe routes for pedestrians

Pedestrian sidewalks (5â&#x20AC;&#x2122; wide minimum)

Street tree plantings along Germantown Street corridor provide visual continuity.

Dedicated bicycle lanes provide on-street facilities for cyclists.

Intersection signals and streetscape lighting provide visual continuity along the corridor.

New street light fixtures and traffic signals with a modern influence will provide for a continuous look further enhancing the character of the adjacent neighborhoods.

ADJACENT DEVELOPMENT

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WALK

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TRAVEL LANES

(WITH DEDICATED BICYCLE LANES)

WALK

(WITH TREE LAWN)

ADJACENT DEVELOPMENT

6 3 1

5 5 6 2

5 3

It is recommended that the roadway be enhanced with new concrete curbing and wider tree lawns. Street tree plantings should be provided along the corridor and accent plantings in priority areas should be encouraged.

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PRIMARY LOCAL ROAD CORRIDORS: GERMANTOWN STREET INTERSECTION TREATMENTS The intersections along Germantown Street provide the necessary links between corridor segments and should provide safe access points for cyclists, pedestrians and motorists. As the Germantown Street corridor is transformed it is recommended that existing turning movements be maintained. Future development along the corridor should look to provide site access off of secondary roadways in order to minimize the turning movements along and across the corridor. Signalized intersections along the corridor should include traffic signals with pedestrian signals to allow for safe crossings. These intersections should also include wide, pedestrian crosswalk markings to further alert motorists to the presence of bicyclists and pedestrians. Intersecting roadways along the corridor should also be marked using the wide pedestrian crossings.

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Vehicular travel lanes

Standard pedestrian crosswalks at all major intersections provide safe access points for pedestrians and cyclists.

Pedestrian sidewalks (5â&#x20AC;&#x2122; wide minimum) provide pedestrian connections along Germantown Street. Sidewalks should be located on both sides of the corridor.

Traffic signals with pedestrian signals at all major intersections.

Street tree plantings along Germantown Street corridor provide visual continuity.

1 5 2 2 3

2 4 2

1 3

As the Germantown Street corridor is transformed it is recommended that existing turning movements be maintained. Future development along the corridor should look to provide site access off of secondary roadways in order to minimize the turning movements along and across the corridor.

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PRIMARY LOCAL ROAD CORRIDORS: GERMANTOWN STREET BICYCLE AND PEDESTRIAN FACILITIES In the future the enhanced bicycle and pedestrian facilities along the Germantown Street corridor will provide for full access throughout the area with key connections to businesses, activity nodes and existing bicycle and pedestrian facilities. The existing City of Dayton bicycle route has been enhanced along Germantown Street to allow for two dedicated bicycle lanes along the length of the corridor. On street facilities will provide connections from Edwin C. Moses Boulevard to bicycle routes along Gettysburg and will connect the entire study area. Along the both sides of the roadway a pedestrian sidewalk will provide ongoing connectivity to the area’s residents and visitors. The sidewalk will connect local businesses, commercial destinations and neighborhoods. RTA bus stops will also be accommodated in the pedestrian zone. At all intersections, driveway crossings and alleys, pedestrian ramps should be installed to provide safe points of crossing for all pedestrians. Off street bicycle facilities will need to be accommodated on the pedestrian sidewalks due to the location of existing adjacent structures.

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Pedestrian sidewalks (5’ wide minimum) provide pedestrian connections along Germantown Street. The walkway is along both sides of the corridor and is intended for pedestrian and bicycle use. Accessible ramps should be provided at all intersections and private driveways.

Dedicated 5’ bicycle lanes formalize the existing Gettysburg bicycle route. Dedicated bicycle lanes provide additional safety and visual cues to motorists.

Standard pedestrian crosswalks at all major intersections provide safe access points for pedestrians and cyclists.

2 1

The existing City of Dayton bicycle route has been enhanced along Germantown Street to allow for two dedicated bicycle lanes along the length of the corridor. On street facilities will provide connections from Edwin C. Moses Boulevard to bicycle routes along Gettysburg and will connect the entire study area.

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PRIMARY LOCAL ROAD: EDWIN C. MOSES BOULEVARD Currently the Edwin C. Moses Boulevard corridor provides safe and efficient access to Kindred Hospital, St. Elizabeth Medical Center the Ponitz Career Center the Montgomery County Job Center and University of Daytonâ&#x20AC;&#x2122;s Welcome Stadium and Arena as well as numerous residential homes. The Edwin C. Moses Boulevard was included in the original Olmsted Plan for the City of Dayton and includes many of the design components including a wide central median and open land banks along the river corridor. While the corridor does include some tree plantings, there are numerous stretches within the central median and along the river bank that could accommodate additional plantings to further enhance the road corridor. It is recommended that within the existing raised median, efforts should be made to provide street trees spaced in regular groves of three to four trees. In addition to the trees, evergreen shrubs, ornamental grasses and native perennials should be included to given the median an aesthetic appeal. These planting masses should be placed throughout the median at regular intervals to achieve a natural, yet formal planting scheme fitting to the adjacent development and treatment along the Miami River. Additional ornamental plants can be placed at key intersections or locations along the corridor to add additional visual interest. Additional plantings can also be added along the outside of the roadway corridor. These additional plantings will help create and enhance the existing attempts at visual buffering and aesthetics along the hospital, University of Dayton arena, county facilities and the riverbed itself. While there are few undeveloped parcels of land, the City of Dayton has the opportunity to work with existing property owners to plant additional vegetation both within the public right of way and on private land. It is recommended that these areas be planted and maintained in partnership with Kindred Hospital, St. Elizabeth Medical Center, the Ponitz Career Center and the University of Dayton. In addition to planting applications, it is recommended that pedestrian facilities be included and enhanced as necessary.

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PRIMARY LOCAL ROAD: JAMES H. MCGEE BOULEVARD The James H. McGee Boulevard corridor currently provides safe and efficient access to numerous residential neighborhoods, the Adventure Central at Wesleyan Park and the Dayton Public Schools Administration Building. While the corridor is one of the few in the area to boast the design intent of Olmstedâ&#x20AC;&#x2122;s master plan, it currently lacks the additional aesthetic treatments needed to create a green oasis in the community. This corridor provides numerous opportunities for enhanced greenspace, aesthetic treatments and enhanced pedestrian and bicycle facilities. It is recommended that the City of Dayton apply additional aesthetic treatments in the forms of new street lights, aesthetic tree plantings and enhanced riparian corridor plantings. Within the existing raised median, efforts should be made to provide street trees spaced in irregular groves of three to four trees. In addition to the trees, evergreen shrubs, ornamental grasses and native perennials should be included to given the median an aesthetic appeal. These planting masses should be placed throughout the median at irregular intervals to achieve a natural planting scheme fitting to the adjacent riparian buffer following Wolf Creek. Additional ornamental plants can be placed at key intersections or locations along the corridor to add additional visual interest. Along the Wolf Creek corridor, it is recommended that additional plantings and maintenance efforts be undertaken to enhance and protect the existing riparian plantings. Ongoing efforts should be made to minimize the presence of invasive plant material, and when needed additional plants should be added to the area to stabilize the plantings. Additional plantings can also be added along the residential side of the corridor. There are several pockets of undeveloped land that when enhanced with trees and understory vegetation would serve as visual buffers for the adjacent residential development. It is recommended that these areas be planted and maintained in partnership with local neighborhood groups and associations.

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SECONDARY LOCAL ROAD While the primary local road corridors provide access to numerous regional and community assets, the secondary road system serves as the day to day system for many residents. The secondary local road corridors have been identified as those that provide connections to neighborhood assets such as public schools, libraries, public parks and churches. These roadways include all or portions of Hoover Road, Oakridge Drive, Broadway Street and Stewart Street. While these roads currently provide safe and efficient access for residents and local traffic, it is recommended that overtime they are reconstructed to include new asphalt pavement, dedicated parking spaces along one side of the corridor, plantings at parking bumpouts, pedestrian sidewalks and crossings where necessary. New streetlights will further compliment the aesthetic and character along these routes. With the integration of dedicated parking lanes and bumpouts near intersections, the City of Dayton can use these roadways as pilot projects for stormwater infrastructure. The planted area used to protect parked vehicles can easily be transformed into a stormwater planter that can be used to clean water runoff prior to it entering the Cityâ&#x20AC;&#x2122;s system. Traditionally when a City begins implementing these sustainable techniques they look to do so at a small, manageable scale. These corridors would provide for a series of manageable projects that can be used to experiment with green infrastructure and itâ&#x20AC;&#x2122;s benefits. There are numerous secondary roadways within the West Dayton community. Due to the location, and connectivity opportunities of Hoover Road, Oakridge Drive, Broadway Street and Stewart Street, we recommend that enhancements be applied to these corridors first. It is recommended that the City of Dayton prioritize these roadways based on available funding, design requirements and community support.

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SECONDARY LOCAL CORRIDORS ROADWAY COMPONENTS Dedicated parking spaces along one side of the roadway in order to provide for safe, delineated space for motorists. Depending on the roadway and traffic needs, the location of the parking may change, but the design should accommodate on street parking by constructing vegetated bumpouts along the roadway to provide delineated space for parked vehicles. Tree lawn buffers should be maintained along both sides of roadway. Additional plantings can be provided in the bumpout at driveways and intersections. Secondary roadways should also include pedestrian sidewalks along both sides of the corridor. P As the roadway is reconstructed new street lighting should be placed along the corridor to provide additional lasting character. The decision to utilize an ornamental light versus a standard light will certainly be at an additional cost but can be used to compliment the area’s character.

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Vehicular travel lanes (11’ wide minimum)

Pedestrian sidewalks (5’ wide minimum)

A dedicated parking lane provides additional protection for motorists and pedestrians along the roadway. At intersections and key points along the corridor, bumpouts can provide pedestrian refuge and access.

Street tree plantings along the corridor provide visual continuity.

4 1

While these roads currently provide safe and efficient access for residents and local traffic, it is recommended that overtime they are reconstructed to include new asphalt pavement, dedicated parking spaces along one side of the corridor, plantings at parking bumpouts, pedestrian sidewalks and crossings where necessary.

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STREETSCAPE FURNITURE AND AMENITIES Objects within the public right-of-way can either reinforce a desired character or create a lost opportunity. Elements ranging from benches, shelters, kiosks, trash cans, bus stop shelters, lighting and other components should all enhance design and provide consistency. The materials and site furnishings used along the bicycle and pedestrian facilities are the most visible and lasting features users take from their experience. Perhaps more than any other element of the system, the site furnishings will â&#x20AC;&#x153;defineâ&#x20AC;? the character, look, and feel of the West Dayton corridors, and will provide the framework of the lasting impression one has of the experience. Recognizing this, it is recommended that a family of enhancements be designed/ chosen for use along the West Dayton corridors. The furnishings and amenities will form a cohesive character that will ultimately link the entire West Dayton bicycle and pedestrian system and will create a recognizable identity to the area. It is recommended that bicycle parking be provide at major destinations along Gettysburg Avenue, Germantown Street, Edwin C. Moses Boulevard and James H. McGee Boulevard. These corridors all have existing bicycle and pedestrian facilities, and are recommended for enhanced facilities as a part of this plan. Additionally, uniform bicycle racks should be placed at key destinations in areas immediately adjacent to these roadway corridors to promote connectivity throughout the community. Seating is recommended at major destinations along all major roadways within the neighborhoods of West Dayton. A standard bench style should be used to support community consistency. Trash and recycling receptacles should also be placed alongside pedestrian seating. The placement of these facilities promotes a clean and maintained environment. Furnishing should be adaptable to a variety of situations and provide the City with an attractive, durable and efficient means for recycling and the disposal of litter.

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As a first priority, street furnishings should be placed at key commercial and employment nodes throughout the West Dayton community. The City can work with representatives from local businesses, employment centers and retail establishments to share the cost of material purchase and installation. Additionally long term maintenance of the furnishings can be shared by both parties. Following the establishment of the streetscape furnishings program, elements should be placed at community public facilities, including parks, recreation centers and transit stations as well as neighborhood schools and churches. The character of the streetscape amenities will change along each individual corridor. This change in materials, and look provide an additional method of conveying the neighborhoods character. Along West Third Street it is recommended that streetscape furniture include a complimentary mix of historical and modern influences. The existing acorn light fixtures found in the Wright Dunbar Business District should be continued along the corridor, while bus shelters, benches and trash recptacles provide a modern aesthetic to the corridor. Along Gettysburg Avenue and Germantown Street it is recommended that streetscape furniture include a modern mix of influences. Industrial finishes such as metal and wood can be used to enhance the character along the corridor, while bus shelters, benches and trash receptacles provide a modern aesthetic to the corridor. As the area and the corridors continue to redevelop, an opportunity exists to lessen the clutter along the roadways. With the greening of the corridors, additional pedestrian facilities and a new development character, the City should require any new signage to be ground mounted signage rather than the tall pole signs.

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CORRIDOR PLANTINGS While architecture can establish the overall character of the built environment, the landscape or setting upon which buildings are placed equally defines the look and feel of an area. Along each corridor it is recommend that an extensive street tree planting be done to provide much needed green space in these urban communities. Special care should be used when choosing street trees and aesthetic plantings. Species should be chosen based on hardiness and mature size and shape. The surrounding urban conditions should also be used to select appropriate species.

The Third Street and Gettusburg Avenue corridors will include street tree plantings on either side of the corridor as well as in the central median. While a consistent spacing is recommended for the tree lawns, a more informal placement can be used in the central median. Germantown Street will include street trees in the tree lawns. A consistent spacing should be used along this corridor as well. It is recommended that along all corridors a mixture of street tree species be installed to reduce the chances of damage due to disease or pests. At primary intersections or key developments along the corridor, the introduction of accent plants in the central median is welcomed. Additional planting around intersections is recommended as long as plantings do not impact sight lines and turning movements of motorists.

These accent plantings should be placed in areas where they will provide visual impact but not impede motorists sight lines or create unsafe areas for pedestrians and cyclists.

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STRATEGIES AND INITIATIVES This plan outlines a vision for stabilizing and strengthening the economic potential, appearance, and function of the neighborhoods of West Dayton. It does so by creating opportunities for new development and community growth, identifying economic, environmental and social infrastructure improvements needed to enhance the study area and its existing neighborhoods, businesses and infrastructure, and by identifying a series of implementation recommendations so that the vitality and viability of the study area are sustained throughout the future generations. The recommendations in this Chapter are meant to reinforce the development opportunities necessary for a successful future for the West Dayton neighborhoods. The plan spans a potential 30-year time horizon and while many of the improvements are intended to occur in a much shorter time frame, larger development projects will likely happen as market forces dictate. Whether in the near-term or twentyyears in the future, it is important that the City of Dayton continue to reinforce strategies that promote the goals of the area while enhancing the existing assets of the community. The strategies and initiatives identified here are critical elements needed to further support the needs of the residents, visitors and employers. These principles are reflective of fundamental planning values and were validated by the project steering committee and during the public outreach process.

HOW TO USE THESE RECOMMENDATIONS The following section is designed to provide general recommendations regarding strategies and initiatives for the future of West Dayton. Each strategy and initiative has been keyed to either Community and Culture, Neighborhoods or Employment Centers based on the anticipated impact of the initiative. Below is a quick reference guide on the layout of the individual recommendations in this section.

STRATEGY OR INITIATIVE

INFILL VARIOUS TYPES OF RESIDENTIAL DEVELOPMENT SUMMARY Current housing stock in the neighborhoods of Greater West Dayton is primarily single-family detached homes. As demographic trends shift and demand grows for more walkable urban living, it will be increasingly important for inÚll development of varying residential types. Often referred to as “missing middle housing,” this may include duplexes, fourplexes, bungalow courts, mansion apartments, and live-work units. These development types are called “missing” because few of these units have been built since the early 1940s due to the incentivizing of single-family home ownership, a shift to auto-dependent development patterns, and other regulatory barriers.

STRATEGY INTENT AND SUMMARY

Written description of the design intent, When necessary specific project limits or areas are outlined.

PRECEDENT EXAMPLE St. Clare Place, Indianapolis, Indiana: After enduring decades of people moving away from the city circle, St. Clair Place is now in a perfect position to reinvigorate itself. The housing development is focused on sustainability and is spurred by assistance from a variety of sources. Every effort is being made to preserve the best of what already exists in St. Clair. Classic homes are being restored – and if they are not in condition to undergo restoration, a new home passing architectural review is being built on the site of the former home. http://www.surprisingstclair.com

PRECEDENT EXAMPLES

When possible precedent examples have been identified to illustrate the strategy and initiative identified. Residential inÞll development is already taking place within the neighborhoods of West Dayton. The units shown above are part of the 43 new single family homes built West of James H. McGee Boulevard in the Roosevelt neighborhood. These homes are offered lease-to-own with qualiÞed renters having the change to buy the house at a discount after 15 years.

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PROJECT REACH

The anticipated reach of the strategy/ initiative has been identified. Strategies and initiatives are classified as impacting the following:

AREA IMPACT Residential inÚll projects can have tremendous impacts on existing neighborhoods. For one, inÚll projects can remove eyesore properties or occupy vacant lots and alleviate the safety concerns associated with these abandoned properties. In addition to supplying a wider range of housing types, inÚll projects can be effective in increasing the supply of more affordable units. The higher densities achieved by missing middle housing can help communities reach or maintain the critical populations necessary to support neighborhood retail businesses and community amenities such as parks, schools, and public transit. InÚll projects are attractive for the City of Dayton because of efÚciencies in using existing infrastructure and services as opposed to extending infrastructure and services into currently undeveloped areas.

Culture and Tourism

Neighborhoods

BARRIERS AND OPPORTUNITIES Residential inÚll projects often receive opposition from existing residents because of unknown or feared consequences of new projects. These fears are often centered around potential trafÚc and parking impacts, worries of lowered property value, loss of open space, poor design, or incompatibility, especially in regard to density. However, there has been little evidence that residential inÚll projects lower adjacent property values. In fact, the opposite is more often the case; new development can improve adjacent property values. Given good design and appropriate context, residential inÚll construction can tremendously improve the aesthetics and attitudes about an area.

Employment Centers

Transportation The strategies and initiatives support the development opportunities outlined in the previous chapters of this planning study. Residential inÞll projects should provide a wide range of housing types which would offer a variety of affordable units for residents.

INITIATIVES AND STRATEGIES

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INITIATIVES AND STRATEGIES

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NURTURE A LOCAL AND CIVIC IDENTITY SUMMARY Once a vibrant working-class section of Dayton, the collection of neighborhoods known as Greater West Dayton have seen drastic changes in not only the economic viability of the area, but the make-up and perceptions of the community as a whole. To understand the authentic local and civic identity of this area, you can’t ignore the overriding perception and feeling of disconnect from the City of Dayton and the community that resides here. This planning study brought to light the considerable work needed to create more connectivity and economic viability. With these efforts, the authentic personality of this area may shift as change takes hold. This community needs to feel that they will again be a vibrant contributor to the City of Dayton, and a catalyst for believing that change is possible. For this reason we recommend the implementation of a connective Communication Campaign. This communication strategy can support this projects recommended in this Study by: • Shifting the perception of place and building support for the projects and changes being recommended

The Campaign name doesn’t exclude; it brings these neighborhoods into the fold by proclaiming that the changes taking place here will only make for a more vibrant, sustainable City.

• Communicate a common vision for the future of the community • Provide a consistent representation of the place • Enhance awareness and positioning — locally, regionally and beyond • Shed unfavorable stereotypes/making the place more appealing

NEW NAME. NEW PERSPECTIVE. The name “Greater West Dayton” by simple designation, logistically separates these neighborhoods from the City as a whole. This separation is physical, with the river creating a barrier from other areas of Dayton, as well as emotional based on the negative perceptions of the population base and viability of the neighborhoods. 146

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CAMPAIGN IDENTITY: THE SPARK This concept uses a ‘spark’ icon as a symbol that the campaign is an agent for change. “For a Greater Dayton” is igniting that first spark in creating positive changes for Dayton’s Historic West neighborhoods and therefore the City of Dayton as a whole. As that initial spark spreads, more and more sparks, adding up to a large sum of actions ultimately unifying the City of Dayton.

SYMBOLIZES Growth | Outreach | Change | Expansion | Excitement

AREA IMPACT While this Campaign will be established first within these western historic neighborhoods, the City may find that this Communication Campaign can extend to any area within Dayton that is focusing on making changes for the greater whole.

Connect the Fifth Street Corridor As these neighborhoods grow and develop â&#x20AC;&#x201D; finding their own unique personalities and identities, we recommend letting those unique personalities shine and utilizing the Campaign Identity as a tag-line for these revitalized areas, such as:

CONTENT STRATEGY Vision Statement

Turning realities into opportunities that build momentum toward revitalization. Key Messages Transformation Reconfigure existing assets for use and efficiency.

TARGET AUDIENCES Developers/Investors/Government This Campaign main audience is the Stakeholders that will support, investin and create change within these neighborhoods. The marketing of this campaign will be directed to communicating and envisioning assets and opportunities within the Greater West Dayton Neighborhoods. Residents/General Public This Campaign will be used to announce WHERE change is happening, as well as explain WHY and HOW. The marketing of the campaign for this audience will be utilized to establish TRUST. Trust that will allow the community to feel accepted, not neglected, to feel hope. It is important that communications of this campaign and planning effort reach outside of the boundaries of the Historic West Neighborhoods. By communicating these unique changes, focusing on revitalizing and stabilizing these neighborhoods, we can begin to present a residential attraction to these areas.

Connections Promote regional relevance and community convenience. Preservation Leverage cultural landmarks to preserve our local legacy. Collaboration Elevate neighborhood pride through smart, authentic action. These key messages align with the focus and projects presented in this Study. They will organize how messages are presented to each target audience.

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IMPLEMENT A COMMUNITY CAMPAIGN STRATEGY SUMMARY The planning effort brought to light that the work that needs to take place in this area to create more connectivity, more economic viability is considerable and the authentic personality of this area may shift (for the better) as change takes place. It is recommended that the City of Dayton utilize a community campaign for the neighborhoods of West Dayton to help promote change in the area. This area as a whole, needs to feel like they can again be a vibrant contributor to the City of Dayton, and a catalyst for believing that change is possible. The name “Greater West Dayton” by simple designation logistically separates these neighborhoods from the City as a whole. This separation is physical, with the river creating a barrier from other areas of Dayton, as well as emotional by the historic perceptions of the population base and viability of the neighborhoods. This Brand Campaign name doesn’t exclude; it brings these neighborhoods into the fold by proclaiming that the changes taking place here will only make for a more vibrant, sustainable City. While this Campaign was established first within these western historic neighborhoods, the City may find that overtime the use can extend to any area within Dayton that is focusing on changing for the greater whole. It is recommended that the Campaign’s main audience be the community Stakeholders that will support, invest-in and create change within these neighborhoods. The marketing of this campaign will be directed to communicating and envisioning assets and opportunities within the Greater West Dayton Neighborhoods. Additionally the community campaign will be used to announce WHERE change is happening, as well as explain WHY and HOW. It will be presented within the neighborhoods at locales where a physical change is taking place such as streetscape renovations, new developments, etc. Street banners may be used to identify project areas, and brand communications in the form of community posters may be found at

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transit stops, schools and libraries — spreading the word about the WHYs and the HOWs. The marketing of the campaign for this audience will be utilized to establish TRUST. Trust that will allow the community to feel accepted, not neglected, to feel hope. It is important that communications of this campaign and planning effort reach outside of the boundaries of the Greater West Dayton Neighborhoods. By communicating these unique changes, and focus on revitalizing and stabilizing these neighborhoods, we can begin to present a residential attraction to these areas. A Communication Strategy will help the local Stakeholders, community members and the City “talk” about the projects intended for the historic west neighborhood areas. It should be utilized to present information about these projects to different audiences paying attention to both content and tone. Below we have outlined the various communication devices that may be utilized to reach the audiences identified for this project. Each of these communication devices may be considered stand-alone projects to be developed depending on the phase and course of the work being completed in the neighborhoods. Developers/Investors/Government • Use more tactical and fact based information to present value for WHY they should invest in the area FOR maximum economic impact for both the investor and the community • Tone should be positive and formal • Vision Brochure: A prospectus for potential investors. This brochure presents assets, amenities and potential projects that will attract investors. This should be a formally designed document used for distribution by the City Departments and other Community organizations focused on Economic Development.

• Project Website: A project website is an on-line, updateable version of the Vision Brochure. It will present up-to-date information on the changes and development occurring in the neighborhood. • Power Point/Presentation Materials: Provides the City and Community members a “road show” media kit for communicating the Vision and Progress of the project. • Communication/Crisis Strategy: A communications strategy is a detailed plan for a period of time, that carefully identifies what, when and how information about projects, initiatives, and development are presented to the public. It should address criteria for media engagement. Residents/General Public • Use expressive imagery and emotion based target messages to present WHY projects are being completed FOR the people in the neighborhoods • These devices will be seen out in public can be used to identify WHERE projects are happening

• Project Signs: These are permanent markers that proudly identify projects and initiatives that have been completed in an area. • Neighborhood Signs: These are permanent makers that identify newly revitalized neighborhoods as a “Greater Dayton Neighborhood”. We highly recommend that each of these neighborhoods discover, build and maintain their own unique identities under the Greater Dayton umbrella. Once trust has been established and change is seen and experienced, we believe that is the time to determine whether an over-arching Community Brand should be established for this area vs. individual neighborhood personalities. To establish a solid Community Brand, we would recommend that a more extensive Community Engagement effort take place, one that would go deeper into the neighborhoods to have conversations not just workshops or surveys, with the larger majority of residents and business leaders that may not have been touched during the Planning effort. We feel this can be an important community building exercise that could establish partnerships between institutional entities such as the University of Dayton and the government/CDC’s to establish this type of engagement and study.

• Tone should be inspiring and sincere • Poster Series: An advertising campaign with a generalized reach to set expectations and excite. They should be placed in public areas utilized by residents throughout the city such as schools, libraries, transit stations and government buildings. • Construction Barriers/Signage: Used to announce where actual projects are going to occur within the neighborhoods. This is intended to instill confidence that positive change is happening in the area. • Street Banners: These can be displayed to identify upcoming work or work that has already occurred in the area making it a “Greater Dayton Neighborhood”.

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REMOVAL OF ABANDONED STRUCTURES AND DILAPIDATED INFRASTRUCTURE SUMMARY As potential fire hazards and sites for illegal activity, vacant and abandoned properties signal to the larger community that a neighborhood is on the decline. This undermines the sense of community and discourages further investment; at its worst, this can spread across neighborhoods and affect the overall health of the city. Vacancy and abandonment are sometimes used synonymously when they are really two different issues. Vacancy is simply when a property is unoccupied. This is more common with commercial properties because an owner is holding on to property for long-term investment or when a portion of a commercial development is occupied while another portion is vacant. Vacancy can be the result of poor market demand and does not necessarily imply lack of investment. Abandonment is a much more serious issue that suggests an owner has ceased to invest in the property, is foregoing maintenance, and is no longer making financial payments such as mortgages or property taxes. Although abandoned by the owner, these properties are still sometimes occupied by tenants or squatters. The City of Dayton should strive to acquire, manage, and/or transfer ownership of these abandoned properties so that they may be returned to productive use and be a contributor to the tax base of the city.

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AREA IMPACT There are numerous negative impacts and external costs associated with abandoned properties. They include: • Decreased property values for surrounding real estate. • Decreased property tax revenues for the city, both from non-payment of the abandoned properties but also from decreased values of the adjacent properties. • Increased incidence of criminal activity at these locations and the cost to police them. • Increased cost of code enforcement. The removal of abandoned structures and dilapidated infrastructure will diminish these negative impacts and create opportunities for increased green space, community gardens, and redevelopment of significant parcels.

BARRIERS AND OPPORTUNITIES The difficulty involved with acquiring abandoned properties and demolishing dilapidated structures ranges from a lack of awareness of the overall problem to the legal requirements and bureaucratic challenges of code enforcement and property disposition. One of the most significant issues in addressing the problem is the lack of data on the number, physical condition, tax status, and location of abandoned properties. The statutory procedures for tax foreclosures also represent a serious impediment to abandoned property redevelopment. As a result of tax foreclosure laws, properties often sit idle for years, during which deterioration only increases. Abandoned properties typically produce numerous violations of building and development codes. However, unlike tax-delinquency, building and development codes often do not contain adequate mechanisms for legal enforcement and acquisition.

A key opportunity in overcoming the problem of abandoned properties is developing a detailed understanding of the inventory, evaluating individual properties, and establishing a database to guide decisions in the future. Additionally, code enforcement can be used to bring abandoned properties under city control. Traditionally, code enforcement has been reactive and places the remedy responsibility on the property owner. An alternative approach is to authorize the local government to undertake necessary repairs and even demolition when necessary. The cost of these services is then levied against the property as a nuisance abatement lien and allows the city to proceed with foreclosure even if there are no delinquent property taxes. Finally, tax foreclosure statues can be reformed to shorten the time between delinquency and foreclosure and aid in land banking efforts.

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INFILL VARIOUS TYPES OF RESIDENTIAL DEVELOPMENT SUMMARY Current housing stock in the neighborhoods of Greater West Dayton is primarily single-family detached homes. As demographic trends shift and demand grows for more walkable urban living, it will be increasingly important for infill development of varying residential types. Often referred to as “missing middle housing,” this may include duplexes, fourplexes, bungalow courts, mansion apartments, and live-work units. These development types are called “missing” because few of these units have been built since the early 1940s due to the incentivizing of single-family home ownership, a shift to auto-dependent development patterns, and other regulatory barriers.

Residential infill development is already taking place within the neighborhoods of West Dayton. The units shown above are part of the 43 new single family homes built West of James H. McGee Boulevard in the Roosevelt neighborhood. These homes are offered lease-to-own with qualified renters having the change to buy the house at a discount after 15 years.

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AREA IMPACT Residential infill projects can have tremendous impacts on existing neighborhoods. For one, infill projects can remove eyesore properties or occupy vacant lots and alleviate the safety concerns associated with these abandoned properties. In addition to supplying a wider range of housing types, infill projects can be effective in increasing the supply of more affordable units. The higher densities achieved by missing middle housing can help communities reach or maintain the critical populations necessary to support neighborhood retail businesses and community amenities such as parks, schools, and public transit. Infill projects are attractive for the City of Dayton because of efficiencies in using existing infrastructure and services as opposed to extending infrastructure and services into currently undeveloped areas.

BARRIERS AND OPPORTUNITIES Residential infill projects often receive opposition from existing residents because of unknown or feared consequences of new projects. These fears are often centered around potential traffic and parking impacts, worries of lowered property value, loss of open space, poor design, or incompatibility, especially in regard to density. However, there has been little evidence that residential infill projects lower adjacent property values. In fact, the opposite is more often the case; new development can improve adjacent property values. Given good design and appropriate context, residential infill construction can tremendously improve the aesthetics and attitudes about an area.

Residential infill projects should provide a wide range of housing types which would offer a variety of affordable units for residents.

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DEVELOPMENT SHOULD BE COMPATIBLE WITH SURROUNDING CHARACTER AND USE

SUMMARY Infill development within the neighborhoods of Greater West Dayton should be designed to respect the positive aspects of existing neighborhood context. Respecting this context or achieving â&#x20AC;&#x153;compatibilityâ&#x20AC;? can be a source of contention, especially with regard to new, higher-density infill development. However, compatibility is not about reproducing the architectural style of adjacent buildings. A single street may have styles ranging from Victorian or Craftsman to Colonial or even Modern. The focus of compatibility should be on how to continue the established, positive neighborhood patterns. These patterns can be defined by the green street edges of front yards, the setback or frontage pattern of existing structures, scale, massing, and building orientation. All of these patterns may vary by neighborhood, street, or even block. Continuation of the established patterns can still accommodate varying architectural styles and densities while contributing to a sense of place that helps define the Greater West Dayton neighborhoods.

PRECEDENT EXAMPLE Fall Creek Place, Indianapolis, Indiana: In the 1980s, the neighborhood fell into serious disrepair; entire city blocks were left abandoned. In 2001, city efforts to redevelop the area into a mixed-income residential community began. In 2003, the U.S. Department of Housing and Urban Development awarded Indianapolis with a Homeownership Zone Award for the way the city used a $4 million HUD grant to stimulate other public and private investment in the Fall Creek Place redevelopment. http://www.fallcreekplace.com

By providing for appropriate design guidelines that cover site build to lines, architectural style and streetscape amenities, the Fall Creek Place neighborhood in Indianapolis has been able to mix a variety of development types and scales into the existing residential neighborhood.

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AREA IMPACT If the positive attributes of the neighborhoods are not considered in the design and construction of new infill development, the new development can have long lasting negative impacts on the character of the neighborhood. Potential impacts of incompatible infill development can include reduced sense of privacy, lost or reduced views, disruption of the established street edge, and traffic, circulation and parking issues. When the incompatibility involves differences in land use, the long term economic viability of the neighborhood can be negatively impacted.

BARRIERS AND OPPORTUNITIES Current zoning standards can be a common barrier to compatible development when they are inconsistent with existing development patterns. Zoning ordinances that have been adopted to reflect automobile-oriented development patterns are sometimes applied to areas developed pre-World War II. When a lot is then redeveloped, the ordinance is inconsistent with the established neighborhood patterns. Medium density residential infill in established single family neighborhoods typically requires provisions for off-street parking. The ordinance may result in large parking areas dominating the site plan and creating holes in the street edge. A solution to this is the adoption of neighborhood infill design guidelines that can be incorporated into the zoning ordinance. Such guidelines could include provisions for reduced off-street parking as well as standards for small-scale, medium-scale, and non-residential infill types.

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PROMOTE COMMUNITY GARDENS AND GREEN SPACE SUMMARY Urban food systems have become important topics for public sector consideration given the potential impacts on public health, quality of life, and environmental stewardship. Enhancing the local food system with small farms and community gardens can improve residentsâ&#x20AC;&#x2122; access to healthier, locally-grown food. These community gardens are traditionally green spaces divided into smaller plots for individual and/or household use. They may be owned by a municipality, an institution, a community group, a land trust, or private ownership. Typically, plots are used to grow vegetables for personal consumption although they can be used to grow food for sale and sometimes, though more rarely, food is raised expressly to give away.

PRECEDENT EXAMPLE Reimagining Cleveland: ReImagining Clevelandâ&#x20AC;&#x2122;s innovative land reuse projects include vineyards, orchards, market gardens, pocket parks, and stream bed reconstruction projects within the City of Cleveland. The initiative also enables Cleveland residents to acquire vacant lots adjacent to their homes, helping to stabilize property values and making our streets safer, more enjoyable places to call home. http://www.npi-cle.org/places/urban-greening/aboutreimagining-cleveland/

The projects completed as a part of the ReImagining Cleveland initiative include neighborhood green spaces, community gardens, orchards, vineyards, market gardens, pocket parks, native plantings, neighborhood pathways and rain gardens throughout the City. Additional project locations and images can be found at http://www.npi-cle.org/places/urban-greening/projects.

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AREA IMPACT Most community gardeners supplement their food budgets, that is to say, they cannot subsist entirely off of the food they produce in the garden. However, food budget savings as a result of community gardening can be substantial. In addition to the economic benefits, community gardens can provide health rewards in the form of access to more nutritious vegetables than many families would get in their diet otherwise. Community gardens can also provide valuable neighborhood gathering space for residents and contribute to overall neighborhood greening.

BARRIERS AND OPPORTUNITIES The impediments to urban agriculture activities can be significant and include: • Land ownership/tenure – without guarantees of land access, gardeners risk losing their investment if the land is to be used for another purpose. • Start-up costs – one of the benefits of community gardens is the potential for shared resources, however, plot rental, tools, and plant purchasing can be significant entry barriers to those with limited income. • Knowledge and skill – residents may be interested in community gardening but lack the expertise in actually growing and maintaining plants for a successful yield.

The Little Eden Community Garden at Paul Laurence Dunbar Street and Dakota Street provides a neighborhood pocket park and opportunities for vegetable gardening.

Despite these barriers, much can be done to promote and encourage the creation of community gardens. • Infrastructure for community gardens – turn vacant city-owned properties into community gardens or transfer ownership from the city to community development corporations and neighborhood organizations. Also, portions of city parks and areas around municipal buildings can be used for gardening and demonstration projects to increase the visibility and education of urban farming. • Training – land-grant universities and for-profit urban farmers can lead training efforts on urban agriculture. • Continue to identify locations for community gardens in regional, city, and neighborhood planning initiatives.

• Environmental concerns – urban soils, especially those on once developed lots where buildings have been demolished, can include lead and other contaminants making vegetable production unsafe. • Vandalism and crime – although rare, there are often concerns with vandalism and crime in urban gardens.

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INSTALL/RETROFIT INFRASTRUCTURE TO CREATE CONNECTIVITY AND PROMOTE WALKABILITY SUMMARY Simply defined, walkability is how comfortable an area is for walking. Unfortunately, auto-centric approaches to land use and transportation planning have led to many streets that accommodate only cars and an overall loss in community identity. To counter these effects, streets and public spaces must be designed to accommodate pedestrians and restore the environments that make communities attractive places to live. The factors influencing walkability are accessibility, safety, welcomeness, and convenience. Accessibility is the degree to which the built environment allows and encourages users of all ages and abilities. It incorporates standards of universal design and Americans with Disabilities Act (ADA) compliance. Safety, of the perception of safety, is incredibly important in realizing a walkable environment. Factors influencing safety are transparency and enclosure of the street edge, lighting, amount of activity, and the pedestrian facility itself. Welcomeness focuses on user comfort and although a facility may be present, it may not be welcoming. Convenience has to do with the relationship between land use and connectivity. Factors affecting the convenience of an area include: block length, crossing distance, vehicle speed, buffering between the sidewalk and the street, and the availability of transit.

PRECEDENT EXAMPLE MVRPC The Book on Walkability & Walkable Communities: The Walkable Communities Handbook is a resource for citizens, planners, developers and political leaders wishing to incorporate pedestrian and bike-friendly design into their neighborhoods and cities. Whether for a whole new site, a re-development area or enhancing existing neighborhoods, this Handbook can guide plans and projects through the considerations needed to transform “developments” into “places” which welcome people and attract investment. http://www.mvrpc.org/transportation/bikeways-pedestrians/ walkable-communities

Informal walkability audits can be performed by any individual or community group. More formal audits can also be conducted; these are usually performed by a multidisciplinary team of trained professionals, including engineers, planners, transportation researchers, pedestrian and bicycle specialists, and others.

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AREA IMPACT Communities that support walkability experience an array of benefits over communities that do not actively plan for walkable environments. The impacts of walkability include: • Lower rates of traffic injury and death. • Better physical health and well-being. This can include lower rates of obesity and diabetes as well as asthma and other respiratory illnesses associated with air pollution. • Better access for persons who because of disability, income status, or age are unable to transport themselves or to purchase transportation. This also contributes to the ability to age in place • Higher property values. • Reduced greenhouse gas emissions.

BARRIERS AND OPPORTUNITIES Walking and walkability tend to be undervalued in traditional transportation planning. For one, walking is more difficult to measure that vehicle travel and walkability is more difficult to evaluate than traffic flow. As a result, it is often absent from transportation planning models and assessments. Additionally, walking is often considered low status when compared to motorized forms of travel. Improvements in driving conditions, transit service, or air travel are more visible and as such receive more attention from civic leaders and transportation professionals. Walking can also be taken for granted. It is possible to walk in areas without sidewalks but the same is not true for vehicular travel; without a roadway there can’t be driving.

Some pieces of West Dayton’s pedestrian infrastructure would benefit from a formal audit to identify areas of compromised connectivity.

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ESTABLISH A TAX INCREMENT FINANCING DISTRICT SUMMARY Tax-increment financing (TIF) is a mechanism to temporarily capture tax revenue from property tax to be reinvested within a district for improving infrastructure to attract and retain business. TIF works by establishing a baseline for assessed valuation when the district is created. Taxes created by that initial valuation still go to the existing taxing districts and general funds. Within the TIF district Payment-in-lieu of Taxation agreements (PILOTS) are reached with taxpayers to define the increment amount that will be paid as special assessments. That fund can then be used for infrastructure investment, real estate acquisition, bond financing or other services for the support of the district. TIF has the benefit of making infrastructure development for economic development within the West Dayton area self-financed. Instead of outlays from general funds, TIF financing can be used to pay for these infrastructure costs. TIF is also not an increase in taxation as it is diverting new taxes from new investment into a special fund to pay for investment within the TIF district. Existing taxes paid at the time the TIF district is established continue to flow to the taxing districts they are owed to. The practice of TIF shows that the increased targeted infrastructure investment that TIF districts allow for develop increased overall assessed valuation of real property within the TIF area. When the TIF district expires, the taxes from this increased valuation flow to the appropriate taxing districts. TIF also has the effect of risk re-allocation when it comes to economic development. Instead of taxpayers being directly responsible for the burden of infrastructure development, TIF allows for most infrastructure development to be financed through development bonds. This shifts the risk of development to the bondholders. As with any financing mechanism there are some drawbacks. TIF assumes that all new investment is the result of the TIF district and would not occur naturally. Because of this no new taxation generated from the new assessed valuations is paid to the original taxing districts until the TIF district expires. Some taxing districts, such as schools, argue this “shortchanges” their coffers. It is important for redevelopment commissions to recognize when the increased development increases the cost of services 160

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that other taxing districts provide (such as education, public services, utilities, etc) as these districts will not enjoy the additional tax revenue to pay for these additional outlays. Ohio law does allow for TIF districts to compensate these units for services provided to the district and school districts are involved in the overall TIF approval process. Also bonding through TIF does often carry more risk to the investor, and as such, carry higher interest rates than general obligation bonds. It is important to note that TIF bonds can also be taxpayer guaranteed, which does reduce the interest rate, but also transfers risk back to the taxpayer. Local legislative authorities exercise use of this program at their discretion. State enabling legislation provides the general framework under which TIF can be used, but local governments are afforded the freedom to decide where and when to implement TIF. To use TIF, improvements to public infrastructure necessary for proposed new investment must first be declared to have a public purpose by local authorities. According to the Ohio Revised Code, public infrastructure is considered: • Public roads and highways. • Water and sewer lines. • Environmental remediation. • Land acquisition. • Demolition (including demolition on private property deemed necessary for economic development). • Storm water and flood remediation (including storm water and flood remediation on private property deemed necessary for public health, safety, and welfare). • Gas, electric, and telecommunication services. • Public waterway development.

AREA IMPACT A TIF district generates a special account for improvements within that district. This helps set aside money and protect it from the political process usually associated with a community’s general fund. It is expected that these improvements will continue to spur additional private investment and redevelopment within the district. Once the TIF district expires the overall increase in tax base will then be transferred to the general fund resulting in overall higher revenues. TIF does have a negative impact on school districts especially if residential uses are part of the redevelopment equation. Ohio law does provide provisions for school districts to be included in the TIF decision-making process as well as mechanisms for compensation percentages to affected school districts.

BARRIERS AND OPPORTUNITIES

PRECEDENT EXAMPLE The City of Cincinnati: The City of Cincinnati established a number of TIF districts to help fund public use infrastructure and development projects with the intended use to spark additional private investment and housing in these areas. The Incline Business District “East Price Hill” TIF district was established to reduce the over 25 percent of residents living below the poverty level. 75 percent of the TIF increment was used for public infrastructure improvements for new development and 25 percent were for home renovations to bring new residents and spur additional investment. www.eastpricehill.com

TIF requires approval of the local legislative authority and typically the local school district. As TIF does delay new increment from entering local government coffers, for the period the district is in place, there is usually some resistance to formation of these districts as some see this as diverting tax dollars to special interests. Also TIF restricts money to be spent on purposes that benefit the district so certain projects may be ineligible for funding. TIF does allow for additional bonding authority that is secured by expected increment from the TIF district. This can provide for leveraging this increment and accelerating infrastructure improvement projects that will more quickly increase private investment within the district.

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ESTABLISH A SPECIAL IMPROVEMENT DISTRICT SUMMARY A Special Improvement District (SID) is a defined area within which businesses pay an additional tax or fee in order to fund improvements within the district’s boundaries. Creation of the SID requires either: 1) owners of at least 60 percent of the front footage (excluding church or government property) petition the appropriate legislative authority, or 2) owners of at least 75 percent of the land area within the proposed SID petition the appropriate legislative authority. Owners of real property within the proposed SID or within an existing qualified nonprofit corporation must petition the legislative authority in order to create a SID. Creation is initiated in one of two ways: 1) owners of at least 60 percent of the front footage (excluding church or government property) petition the appropriate legislative authority, or 2) owners of at least 75 percent of the land area within the proposed SID petition the appropriate legislative authority. Note, however, SIDs created for the purpose of developing and implementing plans for special energy improvement projects require petitions signed by all property owners within the SID area. By resolution, the legislative authority approves or disapproves the petition and articles of incorporation within 60 days. If a qualified nonprofit corporation does not already exist, one must be created. The corporation’s articles of incorporation must be approved by resolution of each participating political subdivision. The owners of real property within the SID boundaries become members of the nonprofit corporation. A board of trustees or directors directs the activities of the nonprofit corporation. In the case of a SID within a municipality, the mayor and an individual appointed by the legislative authority of the municipality serve as directors. Moreover, the SID membership elects at least three additional directors who own property within the SID. The directors guide the implementation of a plan for public services and improvements that benefit the SID. The plan is typically submitted with the petition to create the SID.

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Per ORC, the plan may describe how the SID will: • hire employees and professional services. • contract for insurance. • purchase or lease office space and office equipment. • carry out other necessary actions to initially form, operate, or organize the district and the nonprofit corporation to govern the district (ORC 1210.02). The improvements and public services described in the plan may range from lighting, signage, and parking lots, to holiday lighting, landscaping, and snow removal. They are financed via a special assessment (above and beyond existing property taxes) collected by participating municipalities and townships. Every property owner in the SID (excluding government and churches, unless they request in writing to participate) is assessed whether they signed the petition or not. Assessments can be determined by overall square footage or by linear (front) footage. Per ORC, property owners cannot be assessed for more than ten years after the initial improvement plan is approved.

AREA IMPACT A SID allows for owners to better cooperate on maintenance and special projects that may be less costly when spread amongst all businesses within the district.

BARRIERS AND OPPORTUNITIES A SID can be seen as an additional tax assessment by some businesses. Not all property owners may see the benefits of the SID or are unwilling to pay for the additional benefits they would receive. A super-majority of property owners is required to establish the district which may be an additional barrier if major property owners are not in agreement.

PRECEDENT EXAMPLE The Cleveland Theatre District: The Cleveland Theatre District was formed to keep the theatre district of Cleveland safe, clean and well-marketed. Established as a BID (SID under Ohio Revised Code), the district developed a collective marketing strategy, provide planning and design services and contract for additional maintenance and security above and beyond what the city provides.

Clevelandâ&#x20AC;&#x2122;s major theater district is PlayhouseSquare, the second largest performing arts center in the country, which draws well over one million visitors annually. The five beautifully restored theatres are home to the opera, ballet, concerts, an impressive Broadway Series and the Great Lakes Theatre Festival.

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OHIO JOB READY SITES SUMMARY Oftentimes relocating or expanding businesses have tight timeframes for ramping up new operations. This short ramp up time means that communities that are not able to provide immediately developable sites are not even considered as potential candidates even if they have the ready labor force and other amenities a business may prefer. Communities often find the need to secure shovel ready sites on a speculative basis in order to immediately respond to today’s high demand prospects. It is important for the City to establish target sites to develop as shovelready for the purpose of responding quickly to economic development prospects. Establishing shovel ready sites creates a marketing advantage for the airport area in business attraction. In addition, shovel-ready sites are prioritized for marketing by regional and state economic development agencies. As communities become more focused on creating shovelready sites, those sites available for economic development that do not meet these criteria become less competitive from a business attraction standpoint. Securing property through fee-simple ownership or development options is an important requirement for a shovel-ready site. Encouraging development within the airport area will require the City to take a more active role in direct real estate procurement or developing relationships with friendly landowners who will agree to participate in a site shovelready program and agree to marketable property values. Chapter two of this report includes an analysis of property that fits the criteria for suitable development. These properties should be targeted for participation in the shovel-ready program. Ohio Development Services Agency has developed a certification program that will provide site selectors with available sites that are deemed ready for development.

PRECEDENT EXAMPLE Dublin West Innovation District: Dublin, Ohio The Dublin West Innovation District Job Ready Site, located in the City of Dublin, was selected as a first funding round awardee and received an Ohio Job Ready Site grant in the amount of $1.9 million. The nearly 200-acre Dublin West Innovation District Job Ready Site is located in the western edge of Dublin in the 1,100-acre West Innovation District. http://development.ohio.gov/redev/JRS_dublinwest.htm

The certification program: • Certifies commercial, industrial, and manufacturing sites based on site characteristics and community assets. • Increases Ohio’s inventory of certified development ready sites across the state. • Ensures future investors that the property meets the state’s site selection standards. • Assists in the marketing of certified sites. • Leverages previous investments in infrastructure. The City is eligible to apply for this certification. The certification requires that a due diligence checklist is completed for the property.

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AREA IMPACT Certified Job Ready sites have an advantage for selection especially from businesses that require a short period of time from site selection to full operation. As all barriers have been removed for the site, the transfer of property and ability to quickly fast track construction reduce costs to the private sector. These sites are more marketable and more likely to be moved into productive use in a shorter period of time than sites that are not free and clear.

BARRIERS AND OPPORTUNITIES There are a number of sites in both public and private control that could be certified for faster sale. Barriers to this process would be private landowner participation as well as the cost to prepare the site for this status. Preparation requires conducting environmental assessments, potential remediation, extending utility services, and developing free and clear titles. This does provide some upfront costs for certification.

The West Innovation District is a critical component of Dublinâ&#x20AC;&#x2122;s business core. Located at the west end of the SR 161 corridor along U.S. 33, this Business Neighborhood is Dublinâ&#x20AC;&#x2122;s targeted area for future technology-related development. Dublin is projected by the Mid-Ohio Regional Planning Commission to be a major driver of future growth within Central Ohio.

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INVENTORY OF AVAILABLE PUBLIC AND PRIVATELY HELD SITES SUMMARY

AREA IMPACT

Professional site selection consultants and small business owners have very little time when determining potential locations and sites for businesses. Although some business prospects do contact economic development officials directly, many selection consultants prefer utilizing site selection databases to determine initial inventories prior to contact with economic development officials. If a community does not have this information readily available, without personal contact required, they may be eliminated from contention for a site without their knowledge. An online and meticulously maintained site selection database that includes public and privately held available sites is necessary for business attraction and retention purposes.

Site selectors rarely contact a community for information until that community is already a finalist. That means sites need to be listed in high profile databases that are easily accessible. The impact of assuring sites are listed in the stateâ&#x20AC;&#x2122;s database will be more exposure and increased demand.

The State of Ohio maintains a statewide site selection database called Ohio InSite that eases the need for localities to create their own. This also reduces the number of databases that a site selector must locate and find. It is still important that local economic development officials submit and maintain information for the West Dayton area in this database. This can be easily accomplished by building relationships with commercial realtors that practice within the West Dayton area, maintaining information on publically held land available for private development and supplementing information with known utility availability.

PRECEDENT EXAMPLE The City of Bethlehem, Pennsylvania The City of Bethlehem Pennsylvania works with the local chamber of commerce, downtown business association and historic partnership to help maintain an inventory of available sites and buildings for development and site location assistance. http://www.bethlehem-pa.gov/econ_dev/

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BARRIERS AND OPPORTUNITIES Keeping track of site inventories and the necessary information does take staff resources. Although MLS data can be used, the City must purchase access to this data. Developing alliances with local commercial real estate agents could develop a most cost and resource effective ability to collect information.

WORKFORCE DEVELOPMENT PROGRAMS AND PARTNERSHIPS SUMMARY

AREA IMPACT

Increases in employment, wages and wealth cannot happen without equipping West Dayton residents for the workforce and ensuring a ready workforce for businesses locating within the West Dayton area. A multistrategy approach must continue to not only improve the skill sets of tomorrow’s worker, but also address current skills gaps or displacement within the incumbent workforce. Workforce skills play in explaining the labor problems of the disadvantaged. The lack of skills and educational credentials among disadvantaged racial and ethnic minorities and the poor contributes to low employment and earnings and inhibits their ability to advance in the labor market. The City of Dayton has made significant investments in its public school programs which include better collaboration between local businesses and school curriculums. Continuing to develop pathways from the classroom to non-college track advanced training will be important for preparing tomorrow’s worker for high technology – higher wage jobs. Additional investment is needed in programs that also better prepare the incumbent workforce and those outside of public schools for jobs. Several new approaches have involved combinations of:

Incentive programs and land availability only have an impact on two of the three areas of production, land and capital. Labor is the third component. Developing a labor force with the correct skill sets to match current and future demand will have a positive impact on business attraction and retention by decreasing labor costs by improving availability as well as by opening the door to more job opportunities for area residents. Career pathway programs have the additional impact of not only moving individuals into the workforce, but also developing programs for them to advance in terms of skills and wage levels. This improves overall wealth generation and decreases dependence on the social services infrastructure.

• Education and training often centered around community colleges, such as Sinclair, that give workers a post-secondary credential; • A focus on career ladders or pathways that identify concrete paths for individuals to continually move up in job types and positions from low to mid or high skill based upon defined training; • Direct ties to employers and industries that provide for job placement in key well-paying sectors; • A range of support services to support transitioning workers including child care and transportation during the training period and beyond.

BARRIERS AND OPPORTUNITIES There are decreasing federal monies available for workforce development programs than in the past which decreases available resources for startup and continued funding. Opportunities exist for better strengthening communications between businesses and their training needs with both the secondary and postsecondary education institutions in the area. Further cooperation and focus on career pathways/ladders can develop a more sustainable strategy for not only moving residents to work, but also moving them into more sustainable wage levels in the long-term.

PRECEDENT EXAMPLE SkillsWorks Program: Boston, MA The SkillsWorks program launched a Community Health Worker Initiative of Boston which was a partnership to increase career advancement and training for traditionally low-paid community health workers. The program resulted in new industry recognized credentials, two community colleges starting certificate and degree programs and several employers offering new benefits to their workers.

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MICRO-ENTERPRISE LOAN PROGRAM SUMMARY A microenterprise is a business that has five or fewer employees and requires $35,000 or less in start-up capital. The Association for Enterprise Opportunity estimates that more than 20 million microenterprises are operating in the United States and that microenterprise employment represents 16.6% of all private (non-farm) employment in the country. Microenterprise loan fund programs target assistance for small businesses and startups that are typically not bankable. When the business startup has no other options, these programs provide â&#x20AC;&#x153;gapâ&#x20AC;? financing, which means the funds are provided only when other financing sources are not available, to avoid competition with traditional banking institutions. Funds can be used for just about any purpose: machinery or equipment, building acquisition, new construction, remodeling, inventory, and/or working capital. These programs are typically set up as revolving loan programs where repayment is used to replenish the fund for new borrowers. Typically funding amounts are small and are capped for very small enterprises and include low to moderate income requirements. Many communities tie pre-business training and coaching as part of the loan requirements. They need to be tied to creating one or more jobs. These programs can be seeded through the Ohio Department of Housing and Community Partnership (OHCP) or through private banks that are looking to meet Community Reinvestment requirements from the Federal Reserve.

AREA IMPACT Oftentimes small micro-business and entrepreneurial startups in distressed areas lack the ability to qualify for traditional financing and loan programs. This program can help small enterprises develop and thrive by providing gap financing. This can create immediate jobs within the targeted area as well as set the stage for future hiring as successful enterprises expand.

BARRIERS AND OPPORTUNITIES Barriers to the program include securing initial seed financing for the loan program. OHCP and CRA funding from local banks may be the best options. Other barriers and risks include defaults which may decrease availability of capital for future loans.

PRECEDENT EXAMPLE The City of Sandusky, Ohio The City of Sandusky, Ohio operates an microenterprise loan program through its economic development services program. The program is designed to provide access to capital for low to moderate income individuals who are not able to secure traditional financing. The program includes needs based eligibility criteria and business training and education. The loans are at a zero percent interest rate and typically do not exceed 4 years. http://www.ci.sandusky.oh.us/community-dev/ed-loanprogram. htm

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ECONOMIC GARDENING / BUSINESS RETENTION & EXPANSION SUMMARY

AREA IMPACT

Often times, most economic development activities focus on business attraction efforts and luring new businesses and the promise of job creation to the community. While new business development does have a positive economic impact on the community, it also requires a substantial amount of resources. The “Economic Gardening” approach is based upon studies that show that 40 to 90 percent of new jobs come from existing businesses, yet oftentimes business retention and expansion efforts receive fewer resources than attraction and business recruitment efforts.

Increasing resources for existing businesses will help decrease job losses from contraction as well as potentially increase job creation through expansion of existing businesses. These programs can help increase business loyalty within the community and improve communications between local government, business and the education community.

The economic gardening approach is based upon a “grow from within” strategy helping existing businesses grow larger both in terms of jobs, wages and wealth. This strategy includes more focus on strategic growth challenges such as developing new markets, refining business models and gaining access to competitive intelligence. This shifts the role of the economic development official into helping CEOs identify which issues are hindering growth and then leveraging local resources to reduce barriers and improve the business climate. This may include workforce development and skills training programs and partnerships, financial incentives, business coaching, providing collective business or market intelligence, or additional strategies. The basis of a good economic gardening program is an increased effort in continuing communications with existing businesses through CEO roundtables, individual visitation, business retention and expansion surveys and use of social media. This helps the local economic development organization better monitor business needs and focus resources on barrier removal. The National Center for Economic Gardening also partners directly with selected qualifying companies for in-depth business analysis that goes well beyond typical local economic development support.

BARRIERS AND OPPORTUNITIES Developing trusting relationships with existing businesses will take time and effort. Furthermore, the City must be willing to make resources available for addressing barriers and issues that local businesses raise and follow through with resources. Overall, growing existing businesses will have a far greater impact on the community than just a focus on business attraction.

PRECEDENT EXAMPLE The City of Torrance, California The City of Torrance, California conducts visitations to local businesses on an annual basis to give each business a city contact and bring awareness of resources available to them. Through this program the city is able to offer tailored services including site selection, human resource solutions, and permit streamlining and other incentive programs. http://www.torranceca.gov/6405.htm

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INCUBATOR PROGRAM SUMMARY

AREA IMPACT

Business incubator programs provide support for new businesses and entrepreneurial companies through various mechanisms such as lowcost or subsidized office space, shared services, combined purchasing, links to capital and angel investment providers, and business coaching programs. It is found that business startups have almost twice the rate of long-term success and survivability than businesses that do not utilize an incubator program. Incubators have different goals and focuses and do not typically accept any and all applicants. The selective nature helps assure more resources are devoted to individual businesses with a higher chance of overall long term success.

An incubator program focused on West Dayton can improve the potential success of local business within the area. The incubator does not have to focus on businesses growing from within West Dayton but can serve to attract potential new startups to a West Dayton location. Furthermore, the use of first hire incentives or requirements as a part of the incubator would allow for West Dayton residents to have more opportunities for jobs from these startup companies. The location of a graduate program in the same area would help encourage these businesses to remain located within the area.

A typical program is approximately 24 – 36 months whereas after the “incubation” period, the business is required to graduate out of the incubator. They may graduate sooner or later based upon various success benchmarks such as employment or income that are set. Oftentimes incubation programs have expanded to create graduate programs that provide a certain level of reduced on-going support to assure the graduated business succeeds on its own after incubation services are discontinued. These services often include continued coaching and mentoring. Some graduate programs also offer preferred sites for graduate businesses within the community. Incubators do not necessarily require housing businesses under one roof or any roof for that matter. Wall-less incubators do not provide for direct office space but may provide for rent subsidies and all of the other benefits. The advantage to these programs is no need for direct investment in a building to house the incubator, although some advantages of having businesses in one location for cross-sharing of ideas is reduced.

BARRIERS AND OPPORTUNITIES The startup costs of a business incubator can be a relatively expensive proposition. Partnering with local higher education institutions such as Wright State University, University of Dayton and Sinclair College can help with cost sharing and also provide for synergies between universities and startup companies in terms of technology transfer. Studies have shown that many businesses that graduate from incubators tend to remain in the proximate area of the incubator, assuring long term job retention within the community.

PRECEDENT EXAMPLE Renaissance Entrepreneurship Center: The center programs include classes and workshops, financial networking, individual consulting and a business incubation program. This not only includes an on-site incubator, but also three virtual incubation sites which provide all incubation services other than the office location. http://www.rencenter.org/about-us

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