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I thought on this a bit and compiled these over some time. And here's my plan. Thoughts?
#1 is the proposed site of the Love's truck stop. No real gripes here, we need the jobs and tax $.
In brown is E.C. Moses Blvd. This needs to be upgraded by adding a better collector for turn lanes, especially at the I-75 junction and entrances to the UD arena.
#2 is currently the Carillon area along Stewart St. This area should be redeveloped as low-rise student housing, with the various restaurants and business closer to E.C. Moses. This improves throughput between UD's basketball arena and the rest of campus.
In pink is a shuttle line. The city of Dayton should partner with RTA and UD to provide round-the clock shuttle service (similar to the way TANK cooperates with NKU in Northern KY) around campus, especially in adverse weather. Lord knows UD has plenty of tuition money to use in such a venture.
I propose two lines:
1) Begins in the middle of Carillon, cross the Stewart St. bridge, go south on Brown Street roughly to Kiefaber, then back up Main Street to Stewart, and cross the bridge again. Figure it'll run every 10 minutes or so.
2) Also begins on Brown Street at Kiefaber - I'm thinking right next to the new Caldwell student housing complex is a good start, up Brown Street through the restaurants, past Miami Valley Hospital with stops at 5th and Jefferson (access to the Oregon district) and at Courthouse Square (ball games, theaters, etc.). Then back down Main Street through midtown, to Sawmill Road, which leads you back to Brown St. around the new housing.
2a) Alternatively, instead of Jefferson Street, go up Patterson Blvd. to Monument Avenue, and then back down Main Street. (not pictured) In either case, it would run every 15-20 minutes. Trips can be free for students, standard bus fare for anyone else.
#3 is Deeds Point Park, which as far as I can tell is pretty vacant. This is an excellent opportunity to build some residential housing here - either low rise condos or townhomes. I think you can put 300 units in there, easily. (Yeah, this idea came from 'How to Save Dayton'). But I think it will really pick up speed if my plan is put fully in place.
#4 is Tech Town - sluggish at best currently. But it'll pick up, I think (see below).
#5 would be an excellent place for a supermarket serving downtown and east end residents. I'm not too specific on the location since there's quite a few vacant spots around that area. But the area around Brixx comes to mind. Not a super wal-mart, but a neighborhood Kroger's doesn't sound like a bad idea. As long as it's better-kept than the Kroger's on Wayne Ave.
#6 is the proposed rebuilding of downtown's ramps that will begin ~2014 and not be done until ~2017. For God's sake, cancel it. I think downtown Dayton's highways have been under construction continually for the past fifty years. Stop messing with it, you can get downtown just fine as it is.
#7 isn't on my map, but while they're jacking up 35 with construction, why don't they go ahead and widen it to three lanes between Smithville Road and I-675? The right of way already exists; just use the median. Although Riverside Police won't like their favorite median gone - they won't have a place to camp out and raise money for that general fund.
Lastly, the most important part of my plan - the blue line demarcates a 'special economic zone'. There is absolutely no reason for Thompson & Hine and all those highly paid attorney's to remain in Downtown Dayton and pay that 2.5% income tax when they can relocate 10 minutes away to Austin Landing and pay zero taxes. This is the number one catalyst for downtown being vacant that nobody is willing to admit.
To respond, create a special economic zone bordered by E.C. Moses Blvd and I-75 on the west, I-75/Route 4 on the north, Keowee St. on the east, and 35 on the south. If you live and work inside this special economic zone, then offer a tax break.
Cut Dayton's 2.5% income tax in half - to 1.25%.
This includes both my proposed 'Deeds Point' housing development, Tech Town, Patterson Square, the entire Oregon District, and of course, the CBD itself.
This removes a large incentive for people to move away.
Since it covers a relatively small area (less than one square mile), it shouldn't blow a hole in the city's budget - and if investment picks up enough, than the City will make more than its money back in increased business and property values.
Not bad. Of course, it would require great leadership, money (tax, grant, or otherwise), and dragging some locals kicking and screaming.
If there is one things I notice Dayton lacks (and this comes from someone with family up and down the east coast and from living in Columbus), it is stalwart vision and creativity. This plan could work, but it would take time and revisions over that time.
Totally agree with the I-75 crap. I know most funding is controlled by ODOT and the Feds, but use the money to fix the surface streets in parts of Dayton. They are only redoing Brown because it sits on top of two of the few remaining major draws to the city: MVH and UD.
Not bad. Of course, it would require great leadership, money (tax, grant, or otherwise), and dragging some locals kicking and screaming.
If there is one things I notice Dayton lacks (and this comes from someone with family up and down the east coast and from living in Columbus), it is stalwart vision and creativity. This plan could work, but it would take time and revisions over that time.
Totally agree with the I-75 crap. I know most funding is controlled by ODOT and the Feds, but use the money to fix the surface streets in parts of Dayton. They are only redoing Brown because it sits on top of two of the few remaining major draws to the city: MVH and UD.
Hi wrightflyer--
I have an idea - although the current City government would never go along with it, since their hands are in the money pot far too deeply - is to take the revenue generated from all those new speed cameras they've sprinkled around town and put that money into a 'capital improvement fund' which could pay for these projects. IIRC they raise about $5 million a year in revenue for the city, which currently goes into the general coffers. That sounds like a good chunk of change that could be used for the long-term improvements.
Although, guarantee that City Hall is using it instead to plug their budget deficits instead of actually, honestly cutting spending.
It looks good to me, too. Unfortunately I can't think of a place to send it where it will get SOME "in town" objective attention except the Dayton Daily News public access places, which includes the likes of facebook.
#6 is the proposed rebuilding of downtown's ramps that will begin ~2014 and not be done until ~2017. For God's sake, cancel it. I think downtown Dayton's highways have been under construction continually for the past fifty years. Stop messing with it, you can get downtown just fine as it is.
I know there's been construction for eons, but I think this needs to be done. To finally have 3 continuous lanes through downtown will be a huge help in terms of traffic flow. The reconfiguration of the exits is a large project, but less ramps will also help keep the traffic moving. To have 3 lanes from Troy all the way past 675, where it goes to 4 lanes through Cincy into Kentucky, will be wonderful.
I know there's been construction for eons, but I think this needs to be done. To finally have 3 continuous lanes through downtown will be a huge help in terms of traffic flow. The reconfiguration of the exits is a large project, but less ramps will also help keep the traffic moving. To have 3 lanes from Troy all the way past 675, where it goes to 4 lanes through Cincy into Kentucky, will be wonderful.
Hi stdatwmu--
If I recall correctly the current construction project around 75/35 will increase 75 to three thru lanes all the way through downtown?
I'm talking about the 'next' project proposed by ODOT - which will get rid of the 1st St., 3rd St., etc. exits and replace it with one big one. Which screams of 'intermittent closures, detours, and traffic snarls for years to come'. Especially since Sinclair and downtown would be revitalizing and adding jobs by 2017-2020 (if my plan were followed through, of course), removing multiple exits in favor of one (even if a large one) sounds like a really unwise idea.
I left a link to this thread on David Esrati's site and got some additional feedback. I don't know if it matches any of the concerns or ideas people have have already voiced, but I'll go ahead and post them here, too:
Quote:
The idea of students across the river is kind of out of touch with reality. Students want to be in the “ghetto” and near Brown Street- if anything – housing along Stewart- to Main would happen first. RTA isn’t going to think about shuttle/circulator routes. They once tried it with the Wright Flyer trolleys and zero ridership. It’s not in their DNA.
I think a bike share system would do a lot more for us.
Deeds point – sure- more housing- but, with an abundance of housing already here- and cheap- it’s not very important. We’ve got plenty of housing stock- we need more people. Charlie Simms is attracting folks to his townhouses- although why they are taking off compared to the Litehouses- I’m not sure.
Supermarket- yes- location- anywhere. Transportation Center Garage would be easiest- or back by the Merc/2nd St market.
75 and 35- who cares. Building highways is good for construction companies and political donors. It’s not the solution. Policies to encourage walk to work or public transit or bicycling are all smarter.
Decreasing the city tax- wishful thinking. Having a single tax rate for the whole community- smart. The dual tax thing at Austin landing should have people up in arms.
I didn't agree/wasn't clear with most of what he said, so I posted a reply shortly thereafter:
Quote:
The idea of redevloping the Carillon area would be something that’s far, far longer term than anything else I’ve described (except for the economic zone bit).
As a downtown resident, I would love to have a shuttle circulator route between the center of the city, the Oregon District, and UD/Brown Street. In addition to obviating my need to drive the princely sum of two miles from my apartment to UD (I am a second year law student), it would also provide improved access between all three areas.
Deeds Point is part of an idea to fully revitalize a small area immediately surrounding the CBD – by creating a walkable community with a target population of 10-15,000 residents (currently this area only has 2,000). There’s certainly plenty of housing stock, but it isn’t really within walking distance of the CBD – I know there’s a bunch of vacant and semi-vacant buildings around the Brixx and 5/3 Field but the only houses I can thinking of are beyond Keowee? This would, in addition to the increased property values and income taxes, would be more than enough population to support a supermarket within or near the CBD – within walking distance.
By creating a walkable community that’s no more than about 1.5 miles in diameter I’m trying to obviate the need for any type of vehicle – bicycle or car. I wonder if a supermarket (especially if it were a smaller business or independent grocer) could afford to locate within the CBD itself? I’m actually harboring some reservations about that, so I’m thinking in the area around Brixx or the Mendelson liquidation outlet.
I seem to be in the minority among those who consider urban/regional planning as a hobby but I think that roads are absolutely essential to revitalizing the area. Fact of the matter is, it’s easier for a West Chester resident to get to Miamisburg during rush hour than it is for them to get to Cincinnati due to the latter’s traffic snarls – and it’s because 75 has finally been expanded to four lanes through Butler and Warren counties. We can go on endlessly about the pitfalls – increased gasoline consumption, continuous sprawl, etc. – and I’m in agreement that oil, like our other natural resources, should be managed responsibly.
And with regards to decreasing the city taxes, at least within a confined area… the longer it remains wishful thinking, the longer it will take before the city begins to turn around. A quick look at where all the big retail/office developments out in the suburbs shows you where people will go – look at Pentagon Park, Fairfield Commons, the Greene, Austin Landing, Dayton Mall, and on Wilmington Pike. If you get off 675 and go south on Wilmington Pike, you’ll notice that almost all of the shopping development is on the left side of the road. The answer for that is simple – the left side of the road is in Sugarcreek Township, in Greene County – which as I’m sure everyone knows, can’t levy an income tax per Ohio law. The right side of the road is within Centerville city limits, which levies a 1.75% income tax. Wilmington Pike is right on the county line in this case.
That isn’t to say there isn’t any development on the Centerville side – but from a purely economic and business standpoint, why would you willingly locate your business on the wrong side of the road? I don’t have an objection to all taxes – after all, to paraphrase Justice Holmes, taxes buy civilization. But levying a 1.75% income tax (or in Dayton’s case, 2.25%) on one side of the road makes that side, by comparison, uncompetitive.
It’s the reason why (although nobody will admit) that Thompson Hine moved from downtown to Austin Landing. I haven’t fully read up on the story behind that development, but I do know that Miami Township charges no income tax – and all those highly paid attorney’s wouldn’t be too hot on paying Dayton’s income tax.
I certainly wouldn’t, either – when I graduate, the economy is unlikely to be much better, and the Sallie Mae guys will be hounding me for their student loan payments before long.
...When I graduate, the economy is unlikely to be much better, and the Sallie Mae guys will be hounding me for their student loan payments before long.
Well, let me ease your money concerns here a bit if I can.
Most (not all) government jobs -- all levels -- rest on qualifying test results. If you made it into law school, you could probably pass a good many of them, some you may not even have considered such as social work where traditionally the pay is low enough and the work difficult enough that there is a high turnover in personnel.
Was not the current President of the United States something like a neighborhood coordinator?
Unless you have an avowed career goal in mind, consider everything.
If I recall correctly the current construction project around 75/35 will increase 75 to three thru lanes all the way through downtown?
I'm talking about the 'next' project proposed by ODOT - which will get rid of the 1st St., 3rd St., etc. exits and replace it with one big one. Which screams of 'intermittent closures, detours, and traffic snarls for years to come'. Especially since Sinclair and downtown would be revitalizing and adding jobs by 2017-2020 (if my plan were followed through, of course), removing multiple exits in favor of one (even if a large one) sounds like a really unwise idea.
You're right that there will be 3 lanes once Phase 1B (the current work at the US-35 interchange) is complete, but I think that Phase 2 (removing downtown left-hand interchanges) is still necessary.
Right now, due to the left-hand exits, the I-75 through lanes shift over (to the left heading NB, to the right heading SB) once you pass the downtown interchanges. Once the new phase is complete, I believe the three left-most lanes in both directions will be continuous I-75 travel lanes.
So it will still be important because it'll eliminate having to switch lanes to remain on I-75, and that should help with traffic flow.
Well, let me ease your money concerns here a bit if I can.
Most (not all) government jobs -- all levels -- rest on qualifying test results. If you made it into law school, you could probably pass a good many of them, some you may not even have considered such as social work where traditionally the pay is low enough and the work difficult enough that there is a high turnover in personnel.
Was not the current President of the United States something like a neighborhood coordinator?
Unless you have an avowed career goal in mind, consider everything.
Hi CarpathianPeasant--
I have no doubt about my ability, on a personal basis, to be able to find work as an attorney. The market will do nothing but improve as law school applications and attendance are dropping in the face of exorbitant tuition costs while the fields continue to grow (especially in light of all the new government regulations and programs, especially in relation to healthcare, estate, probate, and intellectual property). While people complained about no jobs being out there in 2010, I found two while going to college full time.
[/self head-inflation]
I just hate the idea of paying 6.8% interest on that loan for one second longer than I absolutely, positively have to.
Quote:
Originally Posted by stdatwmu
You're right that there will be 3 lanes once Phase 1B (the current work at the US-35 interchange) is complete, but I think that Phase 2 (removing downtown left-hand interchanges) is still necessary.
Right now, due to the left-hand exits, the I-75 through lanes shift over (to the left heading NB, to the right heading SB) once you pass the downtown interchanges. Once the new phase is complete, I believe the three left-most lanes in both directions will be continuous I-75 travel lanes.
So it will still be important because it'll eliminate having to switch lanes to remain on I-75, and that should help with traffic flow.
Hi stdatwmu--
As a resident of The Landing on Monument Avenue, I will come to loathe the day that the First Street exit from either northbound or southbound 75 is closed when the construction begins.
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