October 2000 - Downtown Dayton Overview

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Informal Plan Board Discussion

Downtown Overview

Planning Projects, Policies, Issues and ChallengesOctober 2000

This overview has been prepared at the request of the City Plan Board. It is intended that aperiodic 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 jobbase 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. Constructionis 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 Cannery on East Third Street at Wayne Avenue is expected to start construction this fall.

The Firefly Building.

The Ice Lofts are scheduledfor occupancy this fall.

The Power Lofts are under construction and are

scheduled for occupancy in the spring of 2001.


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60

180

394639

318

5640

864

7525

141 159

43

91105

103

77301566

88 38 784

CBD - 20,945Oregon - 938Mid Town - 2,005Webster Station - 2,450North - 240

Raw Data: Downtown Dayton PartnershipInterpretation: City of DaytonDepartment of Planning and Community Development09/08/00

50

320

28

47

146660

180

128

30 3

62

3410

70

154346

416

90

21

Webster Station

Oregon

Mid Town

North

CBD

39165150

305 131

656

1142

3

20

331

247

253

722

1571

748

149733

45130

43

786

483

451

28631019

8071314

361531

25802

30842

730

180

75

2053

1103

84 27358

184 55

180170

37737

67

31 21

4

16

15432

1425

1999 Downtown Dayton Job Density


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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 ofbeing 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 throughoutthe 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

CED-1

CED-2

N

orth

Community Entertainment Districts


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1998-1999 Downtown Dayton Attractions

Dayton Dragons Baseball

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

Library967,000 Annually - 1998

Wegerzyn River Market175,000 Annually - 1999

Oregon1,389,000 Annually - 1999

Packard Museum35,000 Annually - 1998

Convention Center430,000 Annually - 1999

Neon Movies40,000 Annually - 1998

Courthouse Square1,296,000 Annually - 1999

Victoria Theater/Loft Theater240,000 Annually - 1998

Memorial Hall250,000 Annually - 1999


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The successful Wegerzyn River Market

attracted 175,000 visitors in 1999.

Fifth-Third Field exceeded the

expectations of even the most

optimistic of supporters.

The MVRTA Central Hub will see the

restoration of the historical American

Building and consolidate MVRTA

administrative offices.

The Schuster Center for the performing

arts will contain housing and office

condominiums.


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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 potentialis 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 theWebster 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

stages.

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 of2001.

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 maychange 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 ahybrid 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 ispossible, 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

areas:

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 eventuallyplan 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

District.

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

include:

- The office/jobs function is currently recovering and net new growth in jobsneeds 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/specialtytype 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

neighborhoods.

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. Thistrend 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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Documents

October 2000 - Downtown Dayton Overview