Northeast Dayton Neighborhoods Vision - Dayton, Ohio September 2020
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09.18.20
September 2020
Northeast Dayton
Neighborhoods Vision
Dayton, Ohio
© 2020 URBAN DESIGN ASSOCIATES
09.18.20 NORTHEAST DAYTON NEIGHBORHOODS VISION PREPARED FOR The City of Dayton CONSULTANT TEAM Urban Design Associates STEERING COMMITTEE Shelley Dickstein City of Dayton Connie Nisonger City of Dayton Todd Kinskey City of Dayton Tony Kroeger City of Dayton Ken Marcellus City of Dayton Veronica Morris City of Dayton Tom Richie City of Dayton Ann Schenking City of Dayton Keith Steeber City of Dayton Fred Stovall City of Dayton Joe Weinel City of Dayton John Gower City of Dayton / CityWide Karen DeMasi CityWide Katie Lunne CityWide NORTHEAST DAYTON NEIGHBORHOODS VISION / DAYTON, OHIO / SEPTEMBER 2020 Acknowledgments ii
09.15.20
TABLE OF
CONTENTS
INTRODUCTION 1 RIVERS AND OPEN SPACE CORRIDORS 38
The History of Dayton’s Northeast Cultural Corridor:
Neighborhoods 2 The Stillwater River 39
Planning Process 4 Cultural Corridor:
Existing Plans and Projects 5 North Bend Boulevard and Deeds Point 40
Summary of Projects and Recommendations 6 Technology Corridor:
The Mad River 41
Common Themes 7
Place- and Asset-Based Development
IMPLEMENTATION 42
Framework 8
McCook Field: Kettering Field
and Keowee Street Gateway 44
15-YEAR VISION FOR
McCook Field:
NORTHEAST DAYTON 9
Webster Street Corridor 45
Old North Dayton:
NEIGHBORHOODS NORTH OF
Troy Street Corridor 46
THE MAD RIVER 10
Old North Dayton:
McCook Field: Valley Street Corridor 47
Kettering Field and Keowee Street 12
DeWeese and River Corridors 48
McCook Field: Webster Street Corridor 16
Historic Inner East:
Old North Dayton: Third Street Corridor 49
Troy Street Corridor 18
Historic Inner East and Burkhardt:
Old North Dayton: Flight Line 50
New Mixed-Income Housing 21
Neighborhood Stabilization:
Old North Dayton: Burkhardt and Eastern Hills 51
Valley Street Corridor 23
DeWeese Neighborhood 25
NEIGHBORHOODS SOUTH OF
THE MAD RIVER 27
Historic Inner East:
E. Third Street Corridor 29
Historic Inner East and Burkhardt:
The Flight Line 33
Neighborhood Stabilization:
Burkhardt and Eastern Hills 37
The Flight Line This proposed node is the gateway to the Historic Inner East Neighborhoods
NORTHEAST DAYTON NEIGHBORHOODS VISION / DAYTON, OHIO / SEPTEMBER 2020 Table of Contents iii
09.18.20
INTRODUCTION
A robust community engagement process in the
first half of 2020 led to an emerging vision for the
neighborhoods of Northeast Dayton. Corridor
and strategic reinvestment in housing, local
businesses, and placemaking along key corridors
support an asset-based strategy.
SUMMARY local and small business owners. Opportunity
A range of planning efforts have been com- sites for new mixed-income housing, for both
pleted for the Northeast neighborhoods, ownership and rental, is increasingly import- Uniting the existing plans and understanding how An aerial view of DeWeese, McCook Field, and Old North Dayton illustrating the barriers to connectivity
some with years of evolving plans, while ant in the wake of the tornadoes of May 2019. they relate is a crucial first step. between neighborhoods, but also the opportunities to better integrate all neighborhoods.
others have had almost none. Understand- Strengthening connections between these
ing the existing initiatives and identifying identified neighborhoods, opportunity sites, NORTHEAST DAYTON NEIGHBORHOODS
where opportunities for all neighborhoods to open space amenities, and flexible space for
•• Burkhardt
become stronger provides the basis for this employment centers of the future becomes an
essential component of catalyzing redevelop- •• DeWeese
document’s vision. The strategy for revitaliza-
ment and uniting all the plans and proposals •• Eastern Hills
tion mirrors that of a place- and asset-based
investment strategy: build on assets, focus on of these larger communities. •• Forest Ridge/Quail Hollow
highest and best use, apply specific solutions •• Gateway
The Study Area Boundary
with place-making, and prioritize nodes. The •• Huffman
The Northeast Dayton study area encapsu-
purpose of this document is to integrate all lates a geographically disparate grouping of •• Kittyhawk
planning efforts in Northeast Dayton, identify neighborhoods. Some are well connected, •• McCook Field
gaps in the planning, and provide a singular such as the Historic Inner East neighborhoods •• Newcom Plain
vision that allows for flexibility and a multi- to those south of the Mad River, while others, •• Northridge Estates
tude of redevelopment opportunities. such as McCook Field are separated by sig- •• Old North Dayton
nificant barriers such as the Miami River and
Applying Dayton’s place- and asset-based •• Pheasant Hill
industrial land uses.
investment approach to Northeast Dayton re- •• Saint Anne’s Hill
sults in several imperatives that are specific to •• City boundaries to the east •• Springfield
each particular community. New development •• Wright View
•• U.S. Highway 35 to the south
and adaptive reuse should be paired with
open space and trail extensions such as the •• Stillwater and Miami Rivers to the west
proposed Flight Line. Commercial corridors •• City boundaries to the north
East Third Street and Troy Street which serve
the immediate neighborhood will support
The Northeast Dayton study area is comprised of 15 neighborhoods
NORTHEAST DAYTON NEIGHBORHOODS VISION / DAYTON, OHIO / SEPTEMBER 2020 INTRODUCTION 1
09.18.20
The History of Dayton’s Northeast
Neighborhoods
INTRODUCTION turned to the city, starting families and build-
The fifteen neighborhoods that comprise ing new houses in neighborhoods like Wright
Dayton’s Northeastern neighborhoods are View and Eastern Hills. These areas feel much
bounded by I-35 to the south, the Stillwater more suburban than adjacent Burkhardt or
River to the west, and to the easternmost city Historic Inner East, with winding roads that
limits. This region’s expansive extents offers a largely abandon Dayton’s street grid, smaller
diverse and comprehensive history of the city, houses with larger lots, and more green space.
Dayton History Books Online/Dayton Metro Library
from the tightly-knit immigrant communi- Springfield, the neighborhood lining the
ties in Old North Dayton and the comfortable southern edge of the Mad River and ending at
mid-century suburbs of DeWeese and Eastern East Third Street, was the train depot for the
Hills to the industrial hub in McCook Field. B&O and Erie Railroads as well as associated
These neighborhoods feature some of Day- light industrial buildings. Only three roads
ton’s finest natural and recreational amenities, cross through the Springfield industrial area
which have been the latest focus of redevelop- and bridge over the Mad River, at Webster
ment in the last few decades. Street, Keowee Street, and Findlay Street. The building that houses Amber Rose restaurant in Old North Dayton was built in 1910 and held a general store
and deli called Sig’s until the 1980s.
HISTORY Historically, the areas at the edges of rivers
In the mid-nineteenth century, Dayton began were industrial and featured very few resi- German, Polish, and Lithuanian Catholic her- In the latter half of the twentieth century, the After the airfield closed, the McCook Field
to spread from its downtown center primarily dences; this condition is still evident on the itages. Social clubs, many of which still exist industrial giants that attracted immigrants neighborhood became a target area for
towards the east, following parallel sets of ar- northern edge of the Mad River. Connecting today, were formed to support these growing from around the world to the then-bustling business development due to its proximity to
terials like First, Third, and Fifth Streets. This to the east, Ohio State Route 4 was built to communities. The neighborhood was also city of Dayton began to decline; however, the Downtown. The area soon became a com-
area south of the Mad River consisted pri- parallel the river in 1959 and meets I-75 just home to the Kossuth Colony, built in 1906 to preceding period of innovation, entrepre- mercial and manufacturing hub with more
marily of relatively high-density single-family north of Deeds Point MetroPark. house Hungarian workers for the Barney and neurship, and production was centered in the modern single-story structures, with art deco
detached houses built in the popular Queen Smith Car Company, a rail car manufacturer relatively small neighborhood sandwiched features and ample parking. New business
Residential development in the Old North that ranked among Dayton’s largest and most between the Miami River and I-75: McCook opportunities for McCook Field continued
Anne, Gothic Revival, Italianate, and Second
Dayton neighborhood is mostly relegated venerable firms at the time. Now the Kossuth Field. The name of this area derived from the throughout the 1950s as the interstate high-
Empire styles. Between the wide east-west
between I-75 to the west, Valley Street and Colony Historic District, the forty homes built airfield established here as the home of the way system developed and I-75 was built.
arterials and the now-decommissioned rail
Rt. 4 to the south, and Stanley Ave to the between Baltimore Street, Mack Avenue, and Aviation Service’s Engineering Division in
line connecting Downtown to the City of Ket- Today, the McCook Field area continues to
north and features a rich history. German and Notre Dame Avenue feature well-maintained the early 1900s and is one of several import-
tering that bisected the area, these neighbor- attract business uses and add jobs to the local
Eastern European immigrants first settled in simple gable front residences with minimal ant sites in Dayton’s prolific aviation history.
hoods boasted vibrant commercial corridors economy. Despite tornado damage sustained
the neighborhood in the early 1900s to work setbacks. In the last decade, new Ahiska Turk- McCook Field was used for general military
and beautiful residential streets. by some businesses in 2019, most have rebuilt
in Dayton’s various manufacturing industries, ish immigrants have moved into Greater Old aircraft and was pivotal in aircraft develop-
Development further to the east began to building churches and residences with unique and made additional investments continuing
North Dayton, buying and renovating homes ment during World War I and was in continual
boom once veterans from World War II re- architectural influences representing their McCook Field’s history as a robust business
throughout the neighborhood. use through World War II.
NORTHEAST DAYTON NEIGHBORHOODS VISION / DAYTON, OHIO / SEPTEMBER 2020 INTRODUCTION 2
09.18.20
and commercial center, second only to Down-
town in employment.
While today McCook Field wouldn’t be con-
sidered suburban, in 1947, local department
store owner Arthur Beerman decided to build
a new store outside of Downtown and selected
the McCook Field neighborhood, anchoring
the McCook Shopping Center with an Elder
Dayton History Books Online/Dayton Metro Library
Beerman store. Although this retail no longer
exists, its development is illustrative of this
unique neighborhood’s attractiveness for local
Dayton History Books Online/Dayton Metro Library
entrepreneurs. Among the many businesses
that continue to thrive in this area is a long-
time Dayton favorite, Mike-Sells Potato Chips.
In 2012, the company celebrated its 100th year
making chips and catering to loyal Dayton
customers that make up thirty percent of the Historic photo of 1500 East Fifth Street that is now the home to St. Anne The Tart
business’s sales.
Like many Dayton neighborhoods, residential
homes built in McCook Field developed in re- amenities along the Stillwater River. The
sponse to the growing job base. Earlier plans residences here were built between the 1960s
for this neighborhood indicated that housing and 1990s as suburban-style, single-family
would diminish as industry and commercial dwellings with one or two stories and large,
uses increased. Despite the ups and downs of wooded lots.
the economy, this remains true as businesses
The northernmost neighborhoods of Kitty-
have expanded. Unfortunately, many residen-
hawk, Forest Ridge/Quail Hollow, and Pheas-
tial homes in McCook Field are further com-
Dayton History Books Online/Dayton Metro Library
Dayton History Books Online/Dayton Metro Library
ant Hill are more affluent neighborhoods with
promised by the environmental consequences
larger suburban-style homes. These neighbor-
of the Chrysler factory plume.
hoods were not the focus of this study.
The two northwestern-most neighborhoods in
Today, the neighborhoods covered in the
this region, DeWeese and Northridge Estates,
Northeast region are clearly representative of
were historically the most rural neighbor-
Dayton’s rich and varied history, telling the
hoods within city limits and feature Triangle
story of industry, innovation, immigration,
Park, Deweese Park, and Wegerzyn Gardens
and growth. Aerial views of McCook Field from around 1920. The Bossier Mansion at 136 S Dutoit Street in Historic St. Anne’s Hill
MetroPark, all picturesque recreational
NORTHEAST DAYTON NEIGHBORHOODS VISION / DAYTON, OHIO / SEPTEMBER 2020 INTRODUCTION 3
09.18.20
Planning Process
COMMUNITY ENGAGEMENT Step 3: Documenting the Vision
A three-step planning process was utilized •• Incorporation of input from the workshop
for the neighborhoods of Northeast Dayton.
•• Further refinement of catalytic housing
The basis of this process is listening to stake-
and development strategies
holders and residents with multiple feedback
loops and inviting all partners to participate STAKEHOLDERS & PARTNERS
in the decision-making process. At each stage, The planning process connected stakeholders
we listen, repeat back, and invite input to be and helped to leverage potential partnerships Open House Community members and UDA discuss
incorporated into the urban design and policy within the neighborhood. The stakeholders and design opportunities in Northeast Dayton.
recommendations. partners who participated are active neigh-
Step 1: Kick-off & Understanding borhood leaders who will be engaged in the
implementation of projects.
•• In-depth download from City and CityWide
staff about planning work-to-date •• City of Dayton
•• Sharing of data, base-mapping, and draw- •• CityWide
ings of proposed ideas •• Miami Valley Trails Community Feedback Community members were encouraged to make suggestions during the vision workshop.
•• Tour of Northeast Dayton neighborhoods •• Five Rivers MetroParks
•• Meetings with key stakeholders, such as •• Miami Valley Regional Planning
ASSEMBLING PREVIOUS PLANS MEETING DATES
business owners and neighborhood institu- Commission
tions, who have been active or will be cen- The plans, projects, and other relevant •• Step 1: December 2019 & February 2020
•• Salvation Army Kroc Center Safety Residents and UDA discuss the pedestrian and
tral to executing the vision in the future information were consolidated into a single –– December 17: Team Kick-Off Meetings, Tour, commercial experience of Troy Street.
•• Ronald McDonald House
drawing that served as the base to begin to and Focused Stakeholder Meeting
Step 2: Building the Vision •• Dayton’s Children Hospital think about how the neighborhoods could be –– February 4: Focused Stakeholder Meetings,
Residents, stakeholders, and city staff helped strategically stitched and linked together. The
•• Greater Old North Dayton Business Team Meetings, and Neighborhood
develop the vision in a four-day workshop that drawing that resulted from this work is shown Listening Meeting
Association and Business Owners
included: on the following page.
•• Residents and Neighborhood Associations –– February 5: Focused Stakeholder Meetings
•• Coordination of existing plans for •• Step 2: March 2–5, 2020
•• Philanthropic Community
catalytic projects –– March 2: Team Kick-Off Meeting, Focused
•• McCook Field Neighborhood Association Stakeholder Meetings
•• Live illustration of the vision
•• Old North Dayton Neighborhood –– March 3: Focused Stakeholder Meetings
•• Discussions about revitalizing commercial
Association –– March 4: Community Open House and Focused
corridors and nodes
•• The Victory Project Stakeholder Meetings
•• Open house for the community to provide –– March 5: Community Presentation and Final Workshop Presentation Early designs are
feedback and build support Feedback Discussion presented for community members’ feedback.
NORTHEAST DAYTON NEIGHBORHOODS VISION / DAYTON, OHIO / SEPTEMBER 2020 INTRODUCTION 4
09.18.20
Existing Plans and Projects
N Di
xie D
NORTH OF THE MAD RIVER SOUTH OF THE MAD RIVER
r i ve
MCCOOK FIELD, KETTERING FIELD, AND KEOWEE STREET THIRD STREET/SPRINGFIELD
1 KEOWEE/WEBSTER CORRIDOR REHAB AND MARKET ANALYSIS 1 SPRINGFIELD STREETSCAPING
2 KEOWEE STREET IMPROVEMENTS 2 STUDIES FOR THIRD STREET ROAD DIETS
3 MCCOOK FIELD NEIGHBORHOOD STRATEGIC PLAN
7
4 NFL ARTIFICIAL TURF FIELD THE FLIGHT LINE
5 NEW WEBSTER STREET BRIDGE Stanley Avenue
1
et
THE FLIGHT LINE
tr e
6 BEHR DAYTON THERMAL VOC PLUME ENVIRONMENTAL STUDY
tS
nd
VALLEYCREST LANDFILL REUSE ASSESSMENT 2
B ra
7 4 1 2
et
5
et
Webster Stre
tr e Ha
rsh
Troy Street
2 S
l l ey ma
OLD NORTH DAYTON Va nR
d.
6
1 DAVINCI PLAN
e et
Str
na 6
2 DAVINCI TRANSPORTATION STRATEGY
ele 5
EH
N Find
3 OLD NORTH DAYTON NEIGHBORHOOD PLAN
3 3
3
lay Str
1 4
1
Ke
VALLEY STREET CORRIDOR
ow
e et
et
tr e
ee
1 RONALD MCDONALD HOUSE EXPANSION
1
yS
St
ll e
re
e t
2 Va tr e
et
THE POINT AND VALLEY STREET REALIGNMENT
S
2 ld
3 VALLEY STREET STREETSCAPE 3 5 g f ie
rin
4 DAYTON CHILDREN’S CAMPUS PLAN PREVIOUS PLANNING EFFORTS Sp
5 DAYTON CHILDREN CHILD HEALTH PAVILION •• Riverfront Master Plan Street
E First
6 STANLEY AVENUE AND VALLEY STREET LANDSCAPING •• Da Vinci Plan
Street
E Third
•• Da Vinci Transportation Strategy 2
Lin
de
DEWEESE AND RIVER CORRIDOR
•• Five Rivers MetroParks Island Park nA
ve
Master Plan .
1 RIVERFRONT PLAN
•• Keowee/Webster Corridor Rehab Street
E Fif th
t
2 FIVE RIVERS METRO PARKS ISLAND PARK MASTER PLAN Huffman Ave.
e Stree
1
and Market Analysis
Smithville Road
3 DEED’S POINT
K e ow e
•• McCook Field Neighborhood Strategic Plan
•• Old North Dayton Neighborhood Plan
•• City’s Transportation Plan
•• City’s Urban Design Guidelines
•• City’s Livable Streets Policy
•• Valleycrest Landfill Reuse Assessment
•• Behr Dayton Thermal VOC Plume
Environmental Study
NORTHEAST DAYTON NEIGHBORHOODS VISION / DAYTON, OHIO / SEPTEMBER 2020 INTRODUCTION 5
09.18.20
Summary of Projects and
Recommendations
2
N Di
xie D
NORTH OF THE MAD RIVER SOUTH OF THE MAD RIVER
Stillwa
r i ve
ter Riv
KETTERING FIELD & KEOWEE GATEWAY THIRD STREET CORRIDOR
1 NFL ARTIFICIAL TURF FIELD 1 SHORT-TERM ROAD DIET
4
er
2 KETTERING FIELD IMPROVEMENTS 2 LONG-TERM STREETSCAPE PROJECT
3 KEOWEE COMMERCIAL/FLEX DEVELOPMENT 3 THIRD AND DUTOIT ST. NODE
4 STANLEY AVENUE DISTRICT BRANDING 4 THIRD AND JUNE ST. NODE 3
Stanley Avenue
5 THIRD AND LINDEN AVE. NODE
et
tr e
WEBSTER STREET CORRIDOR
tS
nd
1 STREETSCAPING PROJECT
B ra
THE FLIGHT LINE
4
et
2 ARTIST HUB AT THE CRYSTAL RUG BUILDING 5
Ha
Troy Street
Webster Stre
1 TRAIL CONSTRUCTION (PHASE 1) et rsh
3 LED LIGHTING AT THE UNDERPASS S tr e ma
2 TRAIL CONSTRUCTION (PHASE 2) 1 3 l l ey nR
Va d.
4 COMMERCIAL/RESIDENTIAL FACADE GRANT PROGRAM
3 TRAIL CONSTRUCTION (PHASE 3)
e et
5 PARK OR HOUSING AT THE CORNER OF KEOWEE & WEBSTER a Str 1 4
4 DUTOIT NODE le n 3
e 4
EH
5 HUFFMAN NODE 2 5
TROY STREET CORRIDOR
N Find
2 7
6 LINDEN NODE
1 STREETSCAPING PROJECT 5 2
lay Str
1
Ke
2 COMMERCIAL/RESIDENTIAL FACADE GRANT PROGRAM 4 1
ow
6 8 e t
1
tr e et
ee
NEIGHBORHOOD STABILIZATION
3
e et
3 r re
St
DELL STREET GATEWAY
S
ive
St
l ey ad R ie l
d
re
1 l
Va gf
TBD
M
et
4 REUSE OF COMMERCIAL BUILDINGS
3 5
rin
2 TBD 2 Sp
5 NEW COMMERCIAL BUILDING AT WARNER & TROY ST.
6 EMERGENCY PARACHUTE LANDING GARDEN
7 PARKING LOT BEAUTIFICATION Street
E First
8 TURN VACANT/UNDERUSED LOTS INTO COMMUNITY AMENITIES
Street
E Third
9 MIXED-INCOME HOUSING AT ST. STEPHEN’S/ST. BARBARA’S 5 L
4 in
d 1
1 2 3
en
Av
VALLEY STREET CORRIDOR 4 e .
1
1 RONALD MCDONALD HOUSE EXPANSION Street 2
E Fif th
t
5 Huffman Ave.
e Stree
2
Smithville Road
THE POINT AND VALLEY STREET REALIGNMENT
K e ow e
3 POTENTIAL NEW MIXED-INCOME HOUSING ACROSS FROM DAYTON CHILDREN’S
6
4 RENOVATE 915 VALLEY ST. WAREHOUSE BUILDING
MARKET-RATE HOUSING AT THE POINT
5 3
Gr
eat
DEWEESE AND RIVER CORRIDOR
Mi
am
1 IMPLEMENT THE RIVERFRONT PLAN
2
iR
2 RIDGECREST PARK IMPROVEMENTS
ive
r
3 RECONFIGURE THE BOONSHOFT EXIT
4 POST-TORNADO STABILIZATION EFFORTS
NORTHEAST DAYTON NEIGHBORHOODS VISION / DAYTON, OHIO / SEPTEMBER 2020 INTRODUCTION 6
09.18.20
Common Themes
SUPPORT LOCAL AND ETHNIC CONNECT NEIGHBORHOODS TO THE IMPROVE GATEWAYS BUILD NEW HOUSING OPTIONS
BUSINESSES RIVERS AND OPEN SPACE AMENITIES
Improve gateways to better connect Mixed-Income Housing in McCook Field
Streetscapes and Placemaking Connect to the Stillwater and Mad Rivers McCook Field and Old North Dayton and Old North Dayton
The neighborhoods in this part of the City As the City implements projects from the As Downtown continues to thrive, McCook The neighborhoods to the north of the Mad
are home to many beloved restaurants, cafes, Riverfront Plan, there are several connections Field and Old North Dayton have an oppor- River have not seen new investment in hous-
bakeries, and bars. However, many are located that can enhance the ability of residents of the tunity to draw that vitality across the river. ing construction in a very long time. These
along streets that lack on-street parking, Northeast neighborhoods to access the rivers Gateways under US-4 would connect Webster neighborhoods are home to many families,
safe crosswalks, wide sidewalks, and street and open space amenities. For example, cross- and Troy Street and make those routes more both homeowners and renters. Three key
trees. Short term and long term placemaking walks across and bike lanes along E. Third attractive and comfortable for pedestrians, cy- areas are ideal for mixed-income housing —
interventions, such as painted art crosswalks, Street, improvements to Kettering Field and clists, and people driving. For example, many Troy Street at St. Stephens across from Kiser
bump-outs for planting, and bicycle lanes along E Helena Street, and addressing a bike people going to the Kroc Center come from Elementary School, The Point at the Valley
would help slow traffic and create safe routes connection for N Findlay Street would better Downtown across the Webster Street Bridge. Street and Keowee intersection and on Valley
to and places around these businesses for connect residents to open space. St. across from Dayton Children’s. These
patrons to enjoy. Kettering Field is also a regional destination
would bring investment to the neighborhoods
Connect Neighborhoods to the Flight Line without an appropriate gateway approach.
north of the Mad River and would increase
Commercial Facade/Renovation Grants to spur Economic Development Lighting under the I-75 underpass, improved
housing options.
The properties and businesses along Webster The neighborhoods of Historic Inner East, multi-use paths, and new flex employment
Street and Troy Street could benefit from tar- Huffman, and Burkhardt will benefit from uses would create a front door to Kettering Housing along the Flight Line
geted renovation grant opportunities. These adjacency to the Flight Line. The City has Field on Keowee Street. As the Flight Line becomes a reality, there is
grants could be used for facade improvements, developed robust plans and visions for the de- an opportunity to build new housing in the
tactical parking lot improvements, pop-up sign of the rails-to-trails open space. This plan Revive former gateways along Third Street
highly desirable Historic Inner East neigh-
explores how nodes of neighborhood develop- to connect historical neighborhoods
toolkits for outdoor dining, and other uses borhood and in the future, Burkhardt. New
ment can start to form around key intersec- The Historic Inner East neighborhoods feel
that help small, local businesses stay flexible housing could be a mix of homeownership
tions with the trail. The trail can play a key disconnected from downtown despite their
and responsive to current needs. and rental, in a mix of building types — lofts,
role in improving the quality-of-life in these proximity. As these neighborhoods evolve,
townhouses, and small apartment buildings.
neighborhoods, supporting local businesses, reviving these historic corridors with im-
Residents would have access to downtown and
and creating new housing opportunities. proved streetscapes and active uses can help
the regional trail system immediately outside
the Historic Inner East build off the successes
their front doors.
of the Oregon District and Downtown.
NORTHEAST DAYTON NEIGHBORHOODS VISION / DAYTON, OHIO / SEPTEMBER 2020 INTRODUCTION 709.18.20
Place- and Asset-Based Development
Framework
Asset-Based Development Framework The City’s Adoption of Asset-based
Pioneered by the work of Northwestern Development
University academics John McKnight and In 1998, the City of Dayton began to employ
Jody Kretzman, asset-based development asset-based development strategies to revi-
approaches have become the norm for talize communities employing the following
local governments trying to revitalize their principles:
communities. Fueled by an interest in their
•• Assets: Identifying the strengths of
1993 seminal book, Building Communities
neighborhoods, people, and places.
from the Inside Out, cities across the country
began to embrace the authors’ emphasis •• Relationships: Effectively engaging
and examples of locally driven, inclusive residents and key stakeholders in
community development. Using the metaphor meaningful dialogue about their
of a “glass half full,” cities, including community while clarifying roles,
Dayton, began to rethink their approach to limitations, and opportunities.
neighborhood revitalization. •• Strategic partnerships: Engaging
businesses, non-profit institutions, and
Asset-based community development’s residents around mutual self-interest and a
premise is that local communities can drive consensus vision.
the development process by identifying and •• Leveraged Investment: Building on public
mobilizing existing—but often unrecognized investments and attracting new funding
—assets. These include: the resources of and partners.
public, private, and non-profit institutions; Opportunity Nodes Key nodes, shown in orange, are linked with the open space network.
The City has played an active role in establish- KEY NODES IN NORTHEAST DAYTON
the physical infrastructure and space in a
ing asset-based community development proj-
community; the economic resources and •• Kettering Field and Keowee Street
ects throughout the City. These include: the
potential of local places; the local history and •• Webster Street and Keowee Street
Genesis Project, the Phoenix Project, the Da-
culture of a neighborhood; the skills of local •• Keowee Street and Valley Street
Vinci Collaborative, the Greater Wright-Dun-
residents; and the power of local associations •• Troy Street and Dell Street
bar Collaborative, and Renew Miami Chapel,
and groups.
Dayton’s Choice Neighborhood Development. •• Troy Street and Chapel Street
•• Troy Street and Warner Avenue
Using this approach, over the last decade,
•• Third Street and Dutoit Street
hundreds of million dollars in investment has
•• Third Street and June Street
occurred in Northeast Dayton.
•• Third Street and Linden Street
NORTHEAST DAYTON NEIGHBORHOODS VISION / DAYTON, OHIO / SEPTEMBER 2020 INTRODUCTION 809.18.20
15-YEAR VISION FOR
NORTHEAST DAYTON
Strengthening corridors, supporting local businesses
through placemaking, building on institutional
r
R ive
ia mi
tM
strengths, and connecting to new greenways makes G re
a
up the strategy for Northeast Dayton. Stanley/Findlay Cor
ridor
S t il lw
rridor
a te r R
This plan is based on a strong foundation of Valley Street Corridor
Co
Webster Street
planning, partnership, and collaboration in On Valley Street, opportunities include:
iver
the Northeast neighborhoods. This vision •• New housing across from Dayton
rridor
pulled together many efforts that were already Children’s Hospital
or
River
Troy Street Co
rid
underway, such as the DaVinci Project, and M ad
or
tC
•• New housing and public space at The Point
ee
explored visions for placemaking, housing,
tr
yS
(Valley Street realignment at Keowee St.)
le
and small business support along major active
Ke
l
Va
ow
corridors. The opportunities in these neigh- NEIGHBORHOODS SOUTH OF THE RIVER
ee
St
.C
borhoods require fine-grained partnerships East Third Street Corridor
or
rid
with existing owners.
or
Residents and business owners are in consen-
sus that Third Street is wider than it needs to
NEIGHBORHOODS NORTH OF THE RIVER
be and that additional width could be used to
Keowee and Webster Street Corridors ridor
et Co r
create pedestrian crossings, landscaping, bike d Str e
E Thir
These corridors bring visitors from the region
lanes, and on-street parking.
or from Downtown into McCook Field. Op-
portunities include aesthetic and placemaking Flight Line Corridor
improvements and supporting businesses: The conversion of the Norfolk Southern rail
right-of-way into a signature trail and lin-
•• Employment uses at Helena St . & Keowee St.
ear park presents growth and quality-of-life
•• Improvements to Kettering Field and the opportunities for the neighborhoods that Flig
ht L
pedestrian connection to the Kroc Center connect to the trail. in e
Co r
rid o
r
•• Webster streetscape and renovation grants
IMPLEMENTATION
Troy Street Corridor
Troy Street is the neighborhood center of Old The final section of this Vision Plan focuses on
North Dayton. Growth and success on the the sequencing necessary to achieve each proj-
Troy Street corridor could be supported by: ect and initiative described in the plan. Proj-
MAJOR STREET CORRIDORS
•• New housing across from Kiser Elementary ects are categorized as public or private. The OPEN SPACE CORRIDOR
Implementation section outlines project leads,
•• Building reuse between Dell and Leo Street OPEN SPACE
time frames, and potential funding sources.
•• A revitalized node at Dell Street the draws
energy and pedestrians from The Point
NORTHEAST DAYTON NEIGHBORHOODS VISION / DAYTON, OHIO / SEPTEMBER 2020 15-Year Vision for Northeast Dayton 909.18.20
NEIGHBORHOODS NORTH OF THE
MAD RIVER
Revitalizing corridors with streetscapes, vibrant
local retail nodes, and new housing options builds on
the anchors and investments already being made.
INTRODUCTION acquisition and demolition of blighted struc-
The Neighborhoods immediately north of the tures, improved wayfinding and corridors,
Mad River are well positioned to draw the placemaking, and community organizing.
economic strength of downtown across to the Several investments identified through the
neighborhood commercial corridors of Web- DaVinci Project are already underway and
ster Street, Troy Street, and Valley Street. catalyzing growth — the Valley Street realign-
ment at The Point, improvements on Valley,
Old North Dayton and McCook Field have Keowee, and Troy Streets, wayfinding and
been the focus of the DaVinci Project, led by signage, and the Children’s Garden.
CityWide with the partners — Dayton Chil-
dren’s Hospital, The Salvation Army, the City Over the past decade, these neighborhoods
of Dayton, the Greater Old North Dayton have diversified, with immigrant populations
Business Association, St. Mary Development, investing in homeownership, renovations, and
Vectren, and Five Rivers MetroParks. The small businesses. Continuing to build on these
strengths is the basis of the asset-based strat- Evans Bakery at Troy and Warner Avenue and other The historic Duncarrick Mansion was restored and View from Kelly Avenue, looking towards Farr
adopted plan for community improvement small, locally owned businesses anchor Old North - serves as the administrative offices for the Ray and Drive and the Sunoco site. Housing in this area was
focuses on target zones including: strategic egy. Unfortunately, these neighborhoods have
Troy Street is the neighborhood main street. Joan Kroc Corps Community Center. damaged by the tornado.
also faced difficult environmental challenges,
from the plume contamination to damage
from the 2019 Memorial Day EF4 tornadoes.
Improved gateways, new housing, and local
nodes of activity are examples of initiatives
DeWeese
that are achievable in the short- to mid-term.
Neighborhoods further north and east from
the Mad River include DeWeese, Northridge
Old North
Dayton
Estates, Gateway, Forest Ridge/Quail Hollow,
McCook and Pheasant Hill. For the most part, these
Field
neighborhoods are stable residential commu-
nities that feature unique, well-maintained
housing stock and numerous natural and
recreational amenities. Home to Wegerzyn
Gardens MetroPark and its Children’s Garden,
Location Map the Dayton Playhouse, Howell Field, the Jim The Children’s Garden on Valley Street, across from Dayton Children’s Hospital. Map of the DaVinci Project Focus Area
NORTHEAST DAYTON NEIGHBORHOODS VISION / DAYTON, OHIO / SEPTEMBER 2020 Neighborhoods North of the Mad River 1009.18.20
Nichols Tennis Complex, and the Boonshoft
Museum of Discovery, DeWeese is a highly
desirable neighborhood. Despite this wealth of
amenities, there remains some disconnect to
the rest of the city. Connectivity to emerging
neighborhoods in this region is imperative.
Some areas in DeWeese were also affected by
the 2019 Memorial Day EF4 tornadoes, dam-
aging trees and some houses in and around
the Wegerzyn Gardens MetroPark. Although
the damage sustained from the tornadoes was
not as severe as that of Old North Dayton, the
scattered nature of damage to trees and homes
requires a more piecemeal solution.
The neighborhoods at the north and east edge
of this study area should continue to enhance
their residential character. Drawing out ex-
isting strengths and connecting to emerging
areas in nearby neighborhoods will benefit
One vacated residence impacted by the 2019 Charlie’s Deli and Catering on Troy Street.
the entire region, creating more vibrant retail
tornadoes.
nodes and inviting connections to open space.
The following pages will describe a several
strategic initiatives in McCook Field, Old
North Dayton, and DeWeese.
Manicured gardens at the Boonshoft Museum of Discovery. Wegerzyn MetroParks Plan (2017).
NORTHEAST DAYTON NEIGHBORHOODS VISION / DAYTON, OHIO / SEPTEMBER 2020 Neighborhoods North of the Mad River 1109.18.20
McCook Field:
Kettering Field and Keowee Street
OVERVIEW •• The existing riverfront trail provides good
access to the park and the Riverfront Plan
Bannock St.
This segment of the McCook Field neigh- proposed that North Bend Drive be turned
N.
Be
borhood is home to two regional recreation into a pedestrian promenade t.
nd
aS The Salvation
le n
B lv
destinations - Kettering Field and The Salva- •• Redevelop vacant buildings and parcels E. H
e Army Kroc
d.
Center
tion Army Kroc Center. Additionally, the City with employment uses
invested $10.5 million in streetscape improve- Island
N.
MetroPark
RECOMMENDATIONS
Ke
Kettering Field
ments on N. Keowee Street from E. Helena to
ow
ee
Stanley Avenue — new sidewalks, street lights, A New Gateway to Kettering Field
St
.
and signage. The corner of N. Keowee and E. Helena
Street should become the new entrance to the
Challenges
M
Kettering Field area. A new monument sign
ia
m
•• N. Keowee Street walkability and the Ri
iR
ve
for the park, connection into an off-street rs
i ve
ide
lack of pedestrian access along the I-75
r
Dr
underpass between the Kroc Center and multi-use path, and re-organized parking off .
I-7
5
Kettering Field E. Helena Street would re-orient and improve
Aerial of existing conditions. The recently completed NFL artificial turf field at Kettering Field is a critical investment for the neighborhood.
the entry experience of visitors coming to
•• Several large properties are currently
vacant or underutilized the park. Development uses across E. Helena
would provide retail amenities for park-goers.
•• The entry to Kettering Field is not very
Additional park improvements were explored
clear or celebrated Bannock St.
in the Riverfront Plan and could include:
Opportunities
N.
Be
•• A new NFL field has been installed at the •• Multi-use sports courts
nd
B lv
corner of N. Keowee Street and E. Helena •• Natural grassland and habitat areas aS
t. The Salvation
d.
e le n Army Kroc
Street. This presents a new opportunity to E. H
•• Boardwalks and trails through the park Center
create a new entrance to and parking for t.
N.
kS
oc
Ke
Kettering Field an
n
ow
Island B
ee
MetroPark
St
.
Kettering Field
DeWeese
N.
McCook
Brennan Dr.
Old North
Ke
Field
ow
Dayton
ee
St
.
M
ia
Ri m
ve iR
rs i ve
id r
eD
r. E. Helena St.
5 Kettering Field
I-7
Location Map McCook Field Plan of Kettering field, N. Bend Drive, and Keowee gateway improvements. Potential plan for flex employment uses at N. Keowee and E. Helena Street.
STUDY AREA RETAIL INSTITUTIONAL OFFICE GREEN/OPEN SPACE
NORTHEAST DAYTON NEIGHBORHOODS VISION / DAYTON, OHIO / SEPTEMBER 2020 Neighborhoods North of the Mad River 1209.18.20
•• Relocate parking to be accessed from E. •• Hybrid pre-engineered metal buildings
Helena Street, rather than N. Bend Road with masonry storefronts
•• Create panels with historic images and •• Art-deco and mid-century architectural
information about McCook Field and its style influences
significance in Dayton’s history. •• Open floorplates without columns inter-
Flex Employment Uses rupting the flow of the space
The two large vacant parcels and buildings on •• Shed roofs, raised loading docks flush with
Keowee present a unique opportunity. An art DRAFT 3.20.1
the work space, optional mezzanines
The 1 1/2 story building would include an
deco movie theater, formerly McCook’s the-
•• Retail frontage and visibility into manufac-
optional mezzanine space, ideal for an office,
ater (on the northwest corner of Keowee and administrative, or storage space. The hybrid
turing space
Bannock), and the first indoor shopping mall building type would be ideal for this building,
allowing a masonry storefront to be added on
in Dayton (on the northwest corner of Keowee Art deco industrial architecture in McCook Field. Industrial architecture in the Stanley Industrial District.
Susquehanna Street. Wide bay spacing and tall
and Helena) and could be redeveloped as flex DEVELOPMENT PROGRAM FOR KEOWEE ceilings would create the types of spaces at-
tractive to maker, manufacturing, and produc-
employment uses. FLEX EMPLOYMENT
tion tenants.
As building construction costs rise, there is a •• 48,000 SF flex/production space Each space would run from the front of the
building to the rear, eliminating the need for
need to find less onerous building types and •• 6,000 SF Retail any interior, shared circulation. This results
materials. At the same time, there are entre- •• Multi-use path to replace the bike lanes in a more efficient building and 100% leasable
space. It would also allow each tenant to have
preneurs, small manufacturers, and start-ups on E. Helena Street their own loading bay in the rear of the build-
looking for flexible space. This sector is often •• On-street parking next to new retail uses ing. A combination of slightly sloping floors
and careful grading of the block and parking
referred to as Production, Distribution, and area would allow for the loading docks to be
Repair (PDR). They are uses that often don’t raised at the appropriate truck height. The
next step will be to advance these buildings
fit into standard retail commercial areas and Stanley Avenue Industrial District into schematic design to explore the elevations
require different kinds of spaces, but also can The Stanley Avenue Loop east of Keowee hasand hybrid construction type further. Side Elevation 11/2-story building along Susquehanna Street (Alternative B)
create a unique maker character and culture. Example of flex employment buildings that can house maker or production space.
a unique character, with manufacturing and
These two sites are ideal for PDR because sim- small light industrial uses clustered together.
ilar uses are already clustered in the Stanley Many of the buildings were developed in the
Avenue corridor — florists, printing and design 1950s and 1960s, with a mid-century style that
companies, and small manufacturers. is in high demand.
Redevelopment could be done in partnership While GONDBA serves as an organizer all of
with Sinclair Community College and the En- the businesses in Greater Old North Dayton,
trepreneurs Center in Tech Town to provide there’s an opportunity for the business owners
affordable space for emerging businesses. in this Stanley Avenue district to organize
and develop a branded identity for the area.
The design of this new development could
Signage and being in a branded district could
help reinforce the needs of these types of ten-
create value for business owners and help tie
ants while keeping construction costs as low
existing businesses to new development.
as possible:
Section 11/2-story building along Susquehanna Street (Alternative B)
CONCEPT BUILDING DESIGNS
7800 SUSQUEHANNA STREET NEIGHBORHOOD / HOMEWOOD, PITTSBURGH, PENNSYLVANIA / JANUARY 2019 Developing Alternati
NORTHEAST DAYTON NEIGHBORHOODS VISION / DAYTON, OHIO / SEPTEMBER 2020 Neighborhoods North of the Mad River 1309.18.20 HISTORIC IMAGES OF MCCOOK FIELD NORTHEAST DAYTON NEIGHBORHOODS VISION / DAYTON, OHIO / SEPTEMBER 2020 Neighborhoods North of the Mad River 14
09.18.20
Existing Condition
Kroc Center
Multi-Use Historical
Sports Courts Interactive Panels
NFL Turf Field
E. Helena Street
N.
Ke
ow New Flex Employment Uses
ee
St
re
et
View of Keowee Street and Kettering Field, looking toward Downtown
NORTHEAST DAYTON NEIGHBORHOODS VISION / DAYTON, OHIO / SEPTEMBER 2020 Neighborhoods North of the Mad River 1509.18.20
McCook Field:
Webster Street Corridor
Retail
Restaurant/Bar
OVERVIEW •• A new restaurant/bar has opened at the Crystal Rug
corner of Keowee Street and Hunter Ave. Building
Webster Street is an important route in and
Ewing St.
out of the northern neighborhoods to destina- RECOMMENDATIONS
tions like the Kroc Center and Kettering Field. Streetscaping New Parklet
The district faces challenges, but also has •• Build bump-outs at key intersections (as
opportunities to become a more welcoming driveways permit) with trees, landscaping.
gateway into the McCook Field neighborhood. •• Install pedestrian-scaled street lights.
Challenges •• Work with property owners to plant trees
Webster St.
•• High-speed, dangerous vehicular traffic where possible, within the right-of-way
along Webster and lack of streetscaping and on private property, but on the build-
make the street challenging and unpleas- ing side of the sidewalk.
ant for pedestrians.
•• LED lighting should be installed at the
Crystal Rug building at Webster St and Keowee St.
•• While there are several successful busi- underpass to make a more pedestri-
nesses on Webster, they are largely indus- an-friendly connection and gateway from
trial and do not activate the street. the new Webster Street Bridge. Earl Ave.
•• Vehicles, including large shipping trucks, New Parklet at Ewing and Webster Streets
use Herbert Street (via Webster Street) to •• Several vacant lots and a vacant house at
access OH-4 and I-75. this corner present an opportunity for a
Opportunities new open space.
•• Historic buildings on the southern end of •• This space could serve as gathering space
the street create a unique sense of place. Willow St.
for residents in the McCook Field or out-
•• Vacant buildings and lots at the corner of door activities related to a possible artist
Ewing Street and Webster Street. incubator across Ewing Street.
•• There is potential for collaboration with
Salvation Army.
Reuse of Existing Buildings Herbert St.
DeWeese
•• The Crystal Rug building at the intersec-
tion of Keowee Street and Ewing Street
has a unique character — it is a triangular
Old North two-story Spanish Revival building. This STUDY AREA
Dayton
McCook
building could be curated as an artist hub,
SIDEWALKS/PAVEMENT
Field with exhibition and co-working space.
RENOVATED/REUSED BUILDINGS
•• Other commercial buildings along Webster
Street should be targeted for renovation Herman Ave. COMMUNITY AMENITY
and reuse. Route 4 PARK/OPEN SPACE
•• Fund a commercial and residential facade Underpass EXISTING BUILDINGS
grant program focused on Webster from
Location Map Corridor Plan for Webster Street.
Herman Avenue to Keowee Street.
NORTHEAST DAYTON NEIGHBORHOODS VISION / DAYTON, OHIO / SEPTEMBER 2020 Neighborhoods North of the Mad River 1609.18.20
EXISTING CONDITIONS RECOMMENDED IMPROVEMENTS
13’-0” 7’-0” 9’-0” 10’-6” 10’-6” 9’-0” 3’ 5’ 3’ 13’-0” 7’-0” 9’-0” 10’-6” 10’-6” 9’-0” 3’ 5’ 3’
Setback Sidewalk Parking Driving Driving Parking Sidewalk Setback Sidewalk Parking/ Driving Driving Parking/ Sidewalk
Lane Lane Bump-out Lane Lane Bump-out
57’-0” 57’-0”
Right-of-Way Right-of-Way
Existing street configuration of Webster Street Proposed street configuration of Webster Street
NORTHEAST DAYTON NEIGHBORHOODS VISION / DAYTON, OHIO / SEPTEMBER 2020 Neighborhoods North of the Mad River 1709.18.20
Old North Dayton:
Troy Street Corridor
OVERVIEW Opportunities
•• Historic buildings and neighborhood icons
Troy Street is the primary neighborhood would be ideal for reuse.
main street for Old North Dayton, with local
•• Cultural diversity.
restaurants, library, ethnic grocery stores,
•• Long term and new residents are currently
food trucks, and opportunities for building on
willing to invest.
that local identity. Opportunity for placemaking in
•• Proximity to nearby investment on Valley Warner Ave. Family Dollar parking lot
Challenges Street, The Point, and Downtown. Opportunity for a new retail/
•• Troy Street is a mix of commercial and res- restaurant building at corner
RECOMMENDATIONS
idential properties. Some historic mixed- Renovation of apartment buildings View of existing conditions looking north
use commercial buildings are vacant or The recommendations for Troy Street are
being occupied by residential ground floor organized into general and streetscape recom-
uses. Some people in the neighborhood mendations and initiatives at specific nodes.
would like to see those ground floors tran-
sitioned back to uses that engage the street. General
Troy St.
•• Reuse vacant/underutilized commercial
•• Existing buildings need improvements
buildings along the corridor with uses
and/or renovations.
and designs that engage the street — large
•• Parking lots along Troy bleed into the side- storefront windows, retail tenants, etc.
Christ Evangelical Lutheran Church
walk, without definition or landscaping, recreation park
•• Formalize places for food trucks along Community farmers market
making the pedestrian realm dangerous
Troy Street and/or create a way-finding Hart St.
and unattractive. Reprogram key vacant lots into
signage system that celebrates those small community park space
ethnic businesses. Revitalized Troy Street at Dell Street, looking north
Victory Project
•• Celebrate unique neighborhood history, Restoration and reuse of historic
such as the first emergency parachute Chapel St. fire station
landing, by creating small memorials and
historical markers.
DeWeese
•• Establish a commercial facade renovation Parachute Landing memorial
grant program targeted for Troy Street Air St. garden
from Dell Street to Leo Street.
Streetscapes
Old North
Dayton •• Install LED lighting at the OH-4 under- STUDY AREA
McCook
pass on Troy Street to create a more invit-
RETAIL
Field ing and safe gateway to Troy Street from Renovation/reuse of Congress Lanes
The Point and Downtown. Keifer St. INSTITUTIONAL
Spaces for food trucks
•• Improve streetscaping/crosswalks at key PLAZA
intersections and install bump outs if Renovated mixed-use building
PARK
deemed appropriate.
EXISTING BUILDING
Plan of proposed development. LED Lighting at OH-4 underpass
Location Map
NORTHEAST DAYTON NEIGHBORHOODS VISION / DAYTON, OHIO / SEPTEMBER 2020 Neighborhoods North of the Mad River 1809.18.20
Warner & Troy
The City has already invested in numerous
streetscape and signage improvements at
Warner Street. These investments along with
existing local businesses make it a focus area
for additional enhancements.
•• Renovate of existing apartment buildings.
•• Create a food truck location and informal
dining space at the intersection.
•• Build an additional retail space with
outdoor dining on the southeast corner of
the intersection.
•• Pursue reuse of the Family Dollar parking
lot, which is underused. Existing conditions Plan of proposed development
Troy Street, from Dell to Hart Street
The southern portion of Troy Street should
become a node of outdoor dining, food trucks,
lighting, and a distinctly local feel.
•• Renovate existing mixed use buildings.
•• Paint a mural on the side of an existing
building welcoming people to Troy Street.
•• Create a small scale retail/food truck
pop-up space in the parking lot at Light
Street and Troy Street.
•• Partners with residents, churches, and
owners to create small community greens,
farmers markets, and children’s play areas.
•• Launch a kit-of-parts program to focus on
street-facing parking lot beautification,
which could include:
–– Movable planters for small trees and
flowers
–– Inexpensive, painted bollards
–– Signage to indicate entries to lots.
Land Uses in Old North Dayton
Land uses in a residential neighborhood
should be consistent with the existing zoning
and the surrounding uses:
•• Reconsider assigning the Board of Zoning
of Appeals as the agency to approve appli-
cations for transportation/distribution.
Existing conditions Plan of proposed development
NORTHEAST DAYTON NEIGHBORHOODS VISION / DAYTON, OHIO / SEPTEMBER 2020 Neighborhoods North of the Mad River 1909.18.20 A new node at Dell Street at the southern end of Troy Street would help draw energy from the Point and Downtown towards Old North Dayton. NORTHEAST DAYTON NEIGHBORHOODS VISION / DAYTON, OHIO / SEPTEMBER 2020 Neighborhoods North of the Mad River 20
09.18.20
Old North Dayton:
New Mixed-Income Housing
OVERVIEW working families, much of it rental. The Great- RECOMMENDATIONS
DEVELOPMENT PROGRAM FOR KEOWEE
er Old North Dayton area was severely im-
The Greater Old North Dayton area is Day- •• Identify development partner to work with FLEX EMPLOYMENT
pacted by this storm with over 350 residential
ton’s first international neighborhood as the Archdiocese of Cincinnati to gain site
units damaged and 21% completely destroyed. •• 60+ new mixed-income housing units in
it was settled in the early 1900’s by Polish, control of the St. Stephens parcel.
Through the effort of the local recovery effort 3-story buildings and townhouses
Czechoslovakian, Lithuanian, and German •• Engage Old North Dayton leadership in
and the leadership of the Old North Dayton •• Extension of Mack Avenue to Troy Street
immigrants who came to Dayton looking for design and development of housing.
Neighborhood Association, many homeown- •• Small play areas for children and families
work. The neighborhood is mostly comprised ers have received assistance in repairing their •• Lead a proposal to extend Mack Ave
of both one- and two-story wood frame homes homes. Despite these valiant efforts, there through to Troy St as a pedestrian friendly
along with additional smaller vernacular brick central address for new development.
continues to be a need for quality affordable
homes throughout the geography. Much of housing in the area. In recent planning work, •• Work with the existing residents on Mack
the housing developed around the jobs cre- neighborhood residents cited poor quality Avenue to identify what amenities they Troy Street today, with St. Stephens Church on the left and Kiser
ated through the industrial revolution. This need that could be provided within the
rental housing as one of the community’s School on the right
remains true today as the neighborhoods are new development.
greatest challenges.
surrounded by a concentrated job crescent
•• Create pedestrian crosswalks, with pedes-
with over 200 businesses and 10,000 jobs. Challenges
trian actuated flashing signals at the new
A hundred years after the first European •• More housing is needed in Dayton, espe-
intersection of Mack Avenue and Troy
immigrant came to Dayton, the area continues cially in Old North Dayton, which has a
Street to ensure safe crossing to Kiser
to welcome immigrants to the neighborhood. growing family and immigrant population.
Elementary School.
Between 2008 and 2012 housing activity •• Tornado damage to housing stock with
•• Build a mixed-income housing develop-
primarily by Ahiska Turkish refugees spurred over 1,000 rental units lost regionally.
ment of scale (50-60+ units) on the site.
significant housing investment in the community. Opportunities
Mixed-Income Housing Design
•• Underutilized St. Stephens site.
On May 27, 2019 fourteen tornadoes ripped Mixed-income housing should be designed
•• Adjacency to Kiser Elementary School.
through the Miami Valley region destroying to fit into a neighborhood context and to look
•• Troy Street Business District. like the typical housing types and styles in the
over 1,000 units of affordable housing for
surrounding neighborhoods or neighborhoods Potential site plan showing the St. Stephen’s property redeveloped Troy Street as it could be in the future with new mixed-income
What is Mixed-Income Housing? with mixed-income housing housing
that residents admire. Guidelines for design
DeWeese Mixed-income housing is typically rental
could include:
housing that serves individuals and families at
a range of incomes. Ideally, it includes: •• Small buildings, with no more than
12-units per building to minimize long cor-
Old North •• At least 33% market-rate units.
Dayton ridors and an impersonal feel.
•• Units affordable to workforce.
McCook •• Private outdoor space for units (porches,
Field •• Units reserved for lower incomes. stoops, and balconies).
New mixed-income housing increases values •• Shared outdoor space for residents (play
of the surrounding properties and brings new areas, barbecues, community gardens).
amenities to neighborhoods. •• Decently sized units with market-rate
amenities (in-unit washer and dryers, open
Location Map floor plans, quality materials).
NORTHEAST DAYTON NEIGHBORHOODS VISION / DAYTON, OHIO / SEPTEMBER 2020 Neighborhoods North of the Mad River 21You can also read
