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Informal Plan Board Discussion

Downtown Overview
Planning Projects, Policies, Issues and Challenges
October 2000

This overview has been prepared at the request of the City Plan Board. It is intended that a
periodic review and discussion of downtown planning and development projects, policies
and issues can assist the Plan Board and City staff in the ongoing planning and develop-
ment decisions.

I. Jobs/Amenities/Housing-Status

A. Jobs The CBD (as defined by the river , railroad and Patterson Boulevard (see
map) currently has about 20,000 people working in it on a daily basis. This was
arrived at by geographically locating jobs information which has been provided by
the Downtown Dayton Partnership. Downtown lost about a quarter to a third of its job
base from 1980 through 1995 - losses accounted to corporate consolidations or
bankruptcies e.g. lending institutions, Federated Department Stores, or significant
overbuilding in the region of office and retail product during that period. Currently,
the base appears to be stabilizing and is beginning to show improvement with
modest net increases.

B. Housing Downtown market-rate housing continues to be a market underserved. In

1995, there were 792 assisted housing units and 306 market-rate units located in the
Central Business District. As of August 31 2000, the new housing projects status are
as follows:
- Ice Lofts — 20 condominium units under construction.
- Power Lofts —The former Beaver Power Building project closed on its
financing and is under construction. The 108 market-rate units are expected
to be complete in the spring of 2001.
- Firefly Building —There will be three condominium, loft-style units available in
2001 as part of this mixed-use project.
- The Cannery —The Cannery is expected to close on its financing early in the
fall of 2000, with construction mobilizing soon thereafter with completion
about 12 months out for 145+ units.
- Schuster Performing Arts Center — Planning continues for the proposed 55 to
60 high end condominium units. Financing is not yet complete. Construction
is expected to be complete in late fall of 2002 or early spring of 2003.

The new projects will add about 330+ units to the downtown inventory of market-rate
units with the following totals by 2003:
- 792 assisted units
- 636 market-rate units (50%+ increase)
- 1428 total CBD units (23% increase)

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The Power Lofts are under construction and are
scheduled for occupancy in the spring of 2001.

The Ice Lofts are scheduled

for occupancy this fall.

The Firefly Building.

The Cannery on East Third Street at Wayne Avenue is expected to start construction this fall.

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1999 Downtown Dayton Job Density

North 60

39 46

40 56
273 58
20 247
64 25 75 Webster Station
30 483 55 8
842 43
1103 184
451 253 170 141
802 25 180
722 2053 105
1019 30 77 91
807 2863 37 66 15
1314 377
1571 730 38 103
36 786 67 88 784
1531 180 150 165
43 748 39
130 31 305 131 42 21
CBD 45 75
7 149 4 11
33 70 6
346 154 3 Oregon
6 34
41 10
21 Mid Town
30 3
62 154
128 32
180 14
60 66 14

CBD - 20,945
28 Oregon - 938
Mid Town - 2,005
Webster Station - 2,450
North - 240
Raw Data: Downtown Dayton Partnership
Interpretation: City of Dayton
50 Department of Planning and Community Development


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Community Entertainment Districts



Should interest rates continue to remain stable, current projects completed with
good lease-up schedules, the potential to add to the inventory has the possibility of
being good to excellent. The possibility to continue to expand the housing inventory
with rehabilitated and newly constructed product with rental and ownership
options continues to represent the current downtown housing development strategy.

C. Amenities —Two Community Entertainment Districts were created in the Downtown

and Webster Station Planning Districts. It is expected that up to 30 newly created
D-5J liquor licenses for dining establishments could occur for existing and new
operations with potential to expand the total number, if the market were to so dictate.

There were two new major attractions which were added to the downtown in the last
two years. The Wegerzyn River Market generated about 175,000 visitors throughout
the year of 1999. The market is currently exploring options for a new downtown
location, as it will have to be relocated when the Cannery project mobilizes for
construction. The new minor league baseball park facility generated more than
500,000 new visitors in 2000. The half-million+ number equals the total visitor
numbers generated by the Victoria Theatre and Memorial Hall combined.
A visitors baseline was identified in 2000 (for 1999) for the hospitality business
(restaurant/retail/entertainment) function in the Oregon District. Approximately 1.4

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1998-1999 Downtown Dayton Attractions

Dayton Dragons Baseball

400,000-500,000 Annually - 2000 est.

Memorial Hall
250,000 Annually - 1999

Victoria Theater/Loft Theater

240,000 Annually - 1998 Library
967,000 Annually - 1998

Courthouse Square Wegerzyn River Market

1,296,000 Annually - 1999 175,000 Annually - 1999

Neon Movies
40,000 Annually - 1998

Convention Center
430,000 Annually - 1999
1,389,000 Annually - 1999
Packard Museum
35,000 Annually - 1998

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The Schuster Center for the performing
arts will contain housing and office

Fifth-Third Field exceeded the

expectations of even the most
optimistic of supporters.

The MVRTA Central Hub will see the

The successful Wegerzyn River Market restoration of the historical American
attracted 175,000 visitors in 1999. Building and consolidate MVRTA
administrative offices.
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million people visited Oregon in 1999, confirming it as a major, year-round regional
attraction for downtown Dayton.

Currently, visitor projections have not been generated for the programming of
Riverscape. However, special events are being planned and scheduled for 2001,
and, projections should be able to be created for the 2002 season following
completed activities and events which are expected to occur in 2001.

When the new performing arts center is completed in 2002, the performance
function of Memorial Hall will cease to operate. Some of the events will be
transferred to the new center. It is expected that the new center will create several
new attractions in the form of travelling, Broadway type shows. However, these
gains may be cancelled out with the anticipated losses that will occur with the end of
many of the popular entertainment events (such as gospel, magic, country music
events) which are not expected to transfer to the new performing arts facility. At this
point, it is expected that the visitor base will neither increase nor decrease as a
direct result of the construction of the performing arts center - although the geo-
graphical dynamics of these functions will shift more to the core. If spin-off potential
is created by the projects, a challenge to generate new activity lies with the option to
harness adjacent and/or nearby sites and opportunities, particularly at street level.

The traditional, general merchandising retailing function in the downtown has

modestly shrunk over the last several years, although there are cases where special
destination retail is working well (Hauer Music, for example), as well as clusters of
retail/service-commercial functions (such as Merchants Row).

II. Current Major Planning and Development Efforts

The following list does not represent an all-inclusive list of projects currently underway,
nor does it represent projects recently completed.

A. Construction Projects
1. Reibold Building/Garage/Arcade Avenue —The renovation of the Reibold Building
is well underway. The Montgomery County Combined Health District (about
500+/- jobs) will relocate from the County Administration Building to this site,
when complete. The County is well into the design of a new parking garage
which will be constructed about midway along Fifth Street. Construction for this
component is expected to begin by early 2001.

2. MVRTA Central Hub/Wright Stop Plaza —This project is well underway and is
expected to be complete sometime in early 2001. The historic American Building
is being restored. There are additions being made to the building to house some
limited retail functions. The MVRTA will consolidate their administrative office
functions at this location.

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With careful planning, the Schuster Center project may be a catalyst to
reinvigorate the sidewalks in the vicinity of Second and Main Streets.

Phase I of the Riverscape Project

continues on schedule.

The former Sears site is a key parcel of the

Webster Station West Urban Renewal Plan.

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3. Schuster Center —The construction for this mixed-use project is underway. The
concert hall component is expected to be completed for the fall of 2002. Design/
development decisions are yet to be made for the garage component.

4. Housing —As previously mentioned, two projects are under construction, one is
near closing on financial arrangements and the other is in final planning

5. Riverscape; Phase I — Phase I is expected to be completed in the spring of 2001.

6. Transportation Improvements
a. Webster Station Traffic Plan Improvements —This project is expected to
be under construction yet this fall. The project will complete a two-way
conversion of the street system in Webster Station.
b. Two-way Fifth Street Conversion —As part of the Reibold Building
improvements and construction of a new County garage facility along Fifth
Street, Fifth Street will be converted to two-way traffic from Main Street to
Wilkinson Street. This project is expected to be completed by the fall of

7. Miscellaneous
a. Thirsty Dog, Diner, etc.

B. Studies and Analysis

1. Downtown Parking Study —This study (the City of Dayton is the primary client
with support from Montgomery County through EDGE funding) is being con-
ducted to help determine what and how the existing inventory of all downtown
parking is being used. It will seek to help determine how those needs may
change under a number of different development scenarios (within the context of
the 2020 Plan). The findings of this study are expected within the near future.

2. Downtown Transportation Study —The City of Dayton is managing this contract

with McGill Smith/Parsons-Brinckerhoff. The City of Dayton, Montgomery County
and the MVRTA are all contributing resources to this study. This study is intended
to take a fresh, detailed look at how the MVRTA operates within the downtown
core, giving consideration to how the new MVRTA central hub facility may, or may
not, impact such operations. It is expected that this report is to be complete
before the year has ended.

3. Downtown Retail Market Analysis —The City of Dayton is exploring the options
to conduct such an analysis. An analysis would consider a market trade area,
potential demand, underserved markets, etc. This analysis might also consider
an area larger than the downtown planning district(s).

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C. Project and Development Planing
1. Webster Station West Urban Renewal Area — Development project planning
continues to proceed using the Urban Renewal Plan as the development frame
work. The framework calls for market-driven, mixed use development that fits the
character of the greater Webster Station area.

2. Riverscape Phase II —The Phase II project planning is currently underway. The

Riverscape Commission will consider improvements to the north bank of the river
between the Main and Patterson/Riverside bridges, as well as the addition of
pedestrian bridges over the rivers east of the Patterson/Riverside bridges as well
as extending the Canal Walk along Patterson Boulevard south to Second Street.

3. Tool Town Redevelopment Area (Webster Station East) —The City of Dayton and
CityWide Development Corporation are continuing work with the private sector
and the tool and machining industry. They are exploring ways to strengthen the
industry and support job retention and recruitment. The possibility of creating
value added functions to the industry in a campus setting continues to be
considered. Part of that continued exploration includes the potential for a
hybrid campus/business center which would anchor the eastern area of the
Webster Station planning district.

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4. Miscellaneous
a. Schuster Center & Surrounding Area —A development framework for the
Center parking garage site is being prepared as part of a next step in the
project. As part of discussions with the Plan Board, it appears as if a larger
planning context may need to be identified and pursued in order to
consider how the new center may be able to generate additional activity in
the neighborhood of the center.
b. Arcade —The reuse and reopening of the Arcade continues to be a part of
the overall downtown development agenda. Its reopening is seen as a key
to the renewal of the downtown core.
c. Housing —As previously mentioned, a number of housing projects are
currently either underway or soon to begin construction. It is anticipated
that project planning for additional new units (either rehab and/or new
construction) will receive a renewed interest in the near future as the
current projects near completion and begin their leasing and sales.
d. Convention Center & Surrounding Area —The City of Dayton has an
interest in considering how the Convention Center facility can be more
effectively used to generate higher levels of activity in the downtown. It is
possible, that a series of studies, and, the potential of a creating a plan for
the greater Convention Center area could be undertaken in the next year
or two.

III. Planning and Development Issues/Challenges

A. Net Growth A primary objective of CitiPlan is to create net growth in functional

development areas while minimizing relocations and transfers (this can partly be
achieved in differentiation of product) from within the general downtown planning
¥ Jobs — Net growth in jobs will function to provide daily/weekly support for the
amenities and retail base. Net growth in jobs also creates additional potential for
new residents in the downtown and central neighborhoods.
¥ Housing — Net growth in the base of market-rate housing product and residents
will help to support amenities/retail during evenings and weekend periods when
downtown worker base is essentially absent. Increasing the number and density
of housing units may need to be explored, at some time in the future, outside of
the downtown planning districts.
¥ Attractions and Amenities —Attractions might be defined to include special events
and programming. Amenities might be defined as retail, restaurants, institutions
(such as the library) and sustained entertainment functions (such as baseball,
performing arts, popular entertainment, etc.). Under this view, the type of visitors
generated might have different impacts on related or and/or spin-off functions.
Net growth in this base of both attractions and amenities will function to
strengthen the downtown s ability to compete for jobs and residents. Net growth
in this base should help to improve the attractiveness of nearby neighborhoods.

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B. Land Use and Related Planning Issues
¥ Tight, Dense Core — Maintaining the Main Street core for highest density
commercial development continues to be a land use priority. Recent efforts to
interject a mix of uses to complement the commercial core might be best
demonstrated with the performing arts center project.
¥ Mixing of Uses in Districts and With Projects Planning and Development — In
order to meet the spirit and intent of creating vitality with the downtown Plan,
efforts continue to pursue implementation which mixes uses — not only within
districts and project development areas — but also on a project-by-project basis.
Institutionalizing this, as integral to project implementation, will help to ensure as
much 18-hour-a-day activity in as many places as is possible over time.
¥ Future of Convention Center Area - The City of Dayton may have an interest in
considering how the Convention Center facility can be more effectively used to
generate higher levels of activity in the downtown. This interest may eventually
be expressed through the creation of an analysis of the Center and a new long-
range plan for the greater Convention Center area.
¥ Connecting Sinclair College to Downtown Core via Land Uses —A long-term
goal, identified in the downtown component of CitiPlan 2020, was to eventually
plan and develop a land-use connection form the eastern edge of Sinclair at
approximately Perry Street, east to South Ludlow Street at the Terra Cotta
¥ The Future of Downtown/Center City Retail —As previously mentioned, traditional
retailing in the downtown has not been identified, at this time, as an immediate
priority. There is some belief that a number of combined factors need to yet occur
over time to ultimately result in the creation of new, sustainable retail. Support
functions and traffic are needed to create direct and indirect buying power for
traditional general merchandising. Some of the factors and considerations might
- The office/jobs function is currently recovering and net new growth in jobs
needs to continue.
- While there will be net increases in market-rate housing density in the
downtown, an increase in housing density may need to be considered in
some of the surrounding planning districts, over time, if restoring center
city retail is desired.
- Factoring reductions in cordon counts along thoroughfares leading into the
downtown needs to be evaluated and considered in thinking about center
city retail.
- Evaluating the kinds and types of visitors generated by special events/
programming compared with visitors generated by entertainment/specialty
type amenities would need to be considered and evaluated to determine
related buying potential.
- Shifts and shrinkage in potential buying power generated through public
transit is in flux (see below).

¥ Public Transit —The MVRTA is in the midst of a functional, long-range shift.

Whereas the downtown used to be the only hub at the center of a radial public

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transit system, it is shifting towards being a primary hub in a service network. The
MVRTA is constructing regional hubs and providing cross county service from
hub to hub where passenger demands are shifting. While the downtown will
continue to offer some of the best public transit service, the total number of buses
and passengers will probably drop from historical and current numbers. The
impact of this shift will mean fewer discretionary dollars travelling through, and to,
the downtown. In the long-term, it may mean a drop of some level in support
dollars for retail and service-commercial uses and needs to be considered in the
overall functional relationships to jobs, housing and amenities.

¥ Community Entertainment Districts —The City Commission designated to

Community Entertainment Districts earlier this year. The two districts are both
located in the Downtown Priority Board area and are directly adjacent to one
another. The two districts will permit the creation of up to 30 D5J dining/liquor
permits over and above the cap for the City currently permitted. It is possible that
an existing business with an existing active license could apply for, and receive a
D5J license. In that case, one of the licenses would be required to be
surrendered, including the possible sale of such outside the designated CED.
City staff will be tracking the applications, transfers and sales of licenses within,
and out of, the downtown to determine if there will be any impacts in the

C. Character Development
¥ Urban Design in the Downtown Area
- Premiere Pedestrian Environment - Attempts to pursue Downtown as a
premiere pedestrian/walking environment is being integrated in current project
and development planning. Examples of such include pedestrianizing rights-
of-way and public areas with streetscaping, widening of sidewalks, creation of
new streets in part, to create better, more desirable development parcels),
working to require or encourage storefront architecture at street level, etc.
Other examples include pursuing a long-term policy of servicing parking
demands in parking structures, while replacing surface parking lots with
mixed-use development projects.
- New Construction/Urban Design — Efforts to encourage new construction
which reflects unique architectural characteristics of downtown Dayton
continues to be pursued through such projects as Fifth/Third Field, the
Reibold Building Parking Garage, etc.
- Adaptive Reuse/Historic Preservation —There appears to be a recently
identified trend of reusing older and historic buildings in the downtown. This
trend will go a long way to capitalize on some of the unique architectural
characteristics of individual buildings and districts, further distinguishing
downtown from the rest of the region as a unique and desirable place.
- Traffic/Transportation —The master plan did not call for wholesale changes in
the downtown transportation network of streets, traffic flow, etc. However,
incremental changes in traffic flow and street capacity have been encouraged
and will be explored on a project by project basis. Examples include the

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Webster Station Traffic Plan and the introduction of new streets as devices to
create greater accessibility (such as the new street which will connect the
Arcade to Fifth Street, the extension of Harries Street in Phase II of Webster
Station West, etc.)

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Impact Weekly 9/21-9/27

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