City Plan Board

City of Dayton City Plan Board Minute Record Overview September 10, 2024 4:30 P.M. Planning Resource Conference Room, City Hall 101 W. Third Street, Dayton, Ohio Members Present: Mr. William Allen, Ms. Leslie Lovelace, Ms. Rosie Miller, Ms. Geraldine Pegues, Mr. Matt Sauer, Ms. Ann Schenking, Mr. Greg Scott Mr. Scott called the meeting to order at 4:30 P.M. A motion was made by Ms. Miller, seconded by Ms. Pegues, and carried to excuse the absence of Mr. Allen. A motion was made by Ms. Schenking, seconded by Ms. Lovelace, and carried to approve the minutes of the August 13, 2024, meeting. Mr. Allen arrived at 4:32 P.M. 1. PLN2024-00273 – Subdivision Record Plan Located at 1920 Stanley Ave Applicant: United Properties 1331 17th St Suite 604 Denver, CO 80202 Priority Land Use Board: Northeast Planning District: McCook Field Decision: Approved with Conditions 2. PLN2024-00180 – Subdivision Record Plan Located at 1654 Springfield St Applicant: Springfield 1654 LLC 1654 Springfield St Dayton, OH 45403 Priority Land Use Board: Northeast Planning District: Springfield Decision: Approved with Conditions 3. PLN2024-00276 – Honorary Street Designation Located at Gold Street Applicant: Corinthian Baptist Church 700 S. James H. McGee Blvd. DAYTON, OH 45402 Priority Land Use Board: West Planning District: Miami Chapel Decision: Approved 4. PLN2024-00240 – General Development Plan Located at University of Dayton Applicant: University of Dayton 300 College Park DAYTON, OH 45469 Priority Land Use Board: Downtown Planning District: University Park Decision: Approved with Changes City Plan Board Minute Record Summary Page 2 September 10, 2024 5. PLN2024-00277 – Planned Development and Final Plan Located at 800 W Third St Applicant: San Marco Dayton PO Box 1734 DAYTON, OH 45401 Priority Land Use Board: West Planning District: Wright-Dunbar Decision: Planned Development Approved with Changes 6. PLN2024-00263 – Presentation for AdaptDayton Applicant: Tony Kroeger, City of Dayton 101 W. Third St. DAYTON, OH 45402 Priority Land Use Board: NA Planning District: NA Decision: NA Ms. Hanauer noted that a save-the-date went out for the Miami Valley Planning & Zoning Workshop that will be held on Friday, December 6, at Sinclair Community College. Registration for Plan Board members will be covered by the City. Ms. Hanauer stated that staff is working to obtain passes for board members to facilitate movement through the new security measures at City Hall. Ms. Hanauer stated that staff will be moving toward distribution of digitized board packets to reduce waste. Ms. Hanauer introduced Peyton Foster, the Planning Division’s fall semester intern from the University of Cincinnati’s DAAP School of Planning. The Plan Board meeting was adjourned by Mr. Scott at 6:58 P.M. Minutes approved by the City Plan Board on October 8, 2024. Jennifer Hanauer, Secretary City Plan Board  City of Dayton City Plan Board Summary Minute Record September 10, 2024 1. PLN2024-00273 – A record plan to consolidate six (6) City lots into two (2) city lots. Applicant: United Properties Priority Land Use Board: Northeast Planning District: McCook Field Decision: Approved with conditions Staff Comments Jeff Green presented the case. A record plan to consolidate six (6) City lots into two (2) City lots at 1920- 1944 Stanley Ave. The lots meet the minimum requirements of the I-2 General Industrial zoning district. Mr. Green noted that the property will be developed as a gas station and that it has been approve by the BZA. Public Comments None. Board Discussion None. Board Action A motion was made by Mr. Sauer, seconded by Ms. Miller, and carried to approve Case PLN2024-00273 subject to the following conditions: 1. Revise the Record Plan and any Construction Drawings per the City of Dayton Subdivision Regulations and comments from the Division of Civil Engineering. 2. Ensure that the dimensions are close to within a 1:10,000 ratio. 3. Add any easements required by AES, City of Dayton Water, etc. 4. Show the distance from centerline of roadway to new lot. Webster Street requires 35’ according to the Schedule of Thoroughfares. Mr. William Allen Yes Mr. Matt Sauer Yes Ms. Leslie Lovelace Yes Ms. Ann Schenking Yes Ms. Rosalyn Miller Yes Mr. Greg Scott Yes Ms. Geraldine Pegues Yes Minutes approved by the City Plan Board on October 8, 2024. Jen Hanauer, Secretary City Plan Board  City of Dayton City Plan Board Summary Minute Record September 10, 2024 2. PLN2024-00180 – A record plan to consolidate twenty-one (21) City lots into one (1) city lot. Applicant: Springfield 1654 LLC Priority Land Use Board: Northeast Planning District: Springfield Decision: Approved with conditions Staff Comments Jeff Green presented the case. A record plan to consolidate twenty-one (21) City lots into one (1) City lot at 1654 Springfield Street. The lot meets the minimum requirements of the I-2 General Industrial zoning district. Public Comments None. Board Discussion None. Board Action A motion was made by Mr. Allen, seconded by Ms. Lovelace, and carried to approve Case PLN2024- 00180 subject to the following conditions: 1. Revise the Record Plan and any Construction Drawings per the City of Dayton Subdivision Regulations and comments from the Division of Civil Engineering. 2. Ensure that the dimensions are close to within a 1:10,000 ratio. 3. Add any easements required by AES, City of Dayton Water, etc. 4. Establish an easement for the 6” water main as shown on the northeast side of the proposed lot. In this case, please continue the easement till the 10” water main on Dellrose Avenue, so that the City can come back later and continue the loop. OR Add a water meter for this 6” water line on Springfield Street which will make this line a private water line. In this case, no easement will be needed. 5. Show the distance from centerline of roadway to new lot. Springfield Street requires 35’ according to the Schedule of Thoroughfares. 6. Add the existing lot number for the area off Springfield Street. 7. Show the distance from centerline of roadway to the new lot on Winston Avenue and Dellrose Avenue. Mr. William Allen Yes Mr. Matt Sauer Yes Ms. Leslie Lovelace Yes Ms. Ann Schenking Yes Ms. Rosalyn Miller Yes Mr. Greg Scott Yes Ms. Geraldine Pegues Yes Minutes approved by the City Plan Board on October 8, 2024. Jen Hanauer, Secretary City Plan Board  City of Dayton City Plan Board Summary Minute Record September 10, 2024 3. PLN2024-00276 – Honorary Designation – Rev. Dr. P.E. Henderson, Jr. Way (Gold Street) Applicant: Janice Rucker, Committee to Rename Gold Street Priority Land Use Board: West Planning District: Miami Chapel Decision: Approved Staff Comments Ms. Hanauer presented the staff report. This is an application for a two-year Honorary Street Designation of Gold Street between South James H. McGee Boulevard and Delor Street as "Rev. Dr. P.E. Henderson, Jr. Way." Pastor Henderson serves the Corinthian Baptist Church at 700 S. James H. McGee Blvd. on the southeast corner of Gold Street. Ms. Hanauer showed the locations where the honorary designation signs would be placed. Rev. Dr. P.E. Henderson, Jr. serves as pastor of the Corinthian Baptist Church and moderator of the Miami Valley Baptist District Association. Rev. Henderson has been preaching for 58 years, since the age of 16, and is the author of The Black Church Credit Union. He has received many awards, including the 2005 Star in the Field of Religion from the Dayton Urban League. He also serves United Way and Payne Theological Seminary. No concerns were put forward by Public Works, Fire, Police, or the Office of the Mayor. Staff received a letter of support for the honorary designation from the West Land Use Board. Certified letters requesting a signed petition were sent to all property owners of the subject area. In addition to the signed petitions from the City of Dayton and Corinthian Baptist Church, which owns a significant portion of the property along Gold Street from James H. McGee to Delor, staff received one additional petition from a property owner on Gold Street. Staff believes that the application meets the rules and guidelines set forth in Resolution Number 5014-99, and recommended approval. Public Comments Mozelle Garcia of Corinthian Baptist Church spoke to Rev. Dr. P.E. Henderson, Jr.’s public service accomplishments. Reverend Henderson and his congregation have provided support to the community in many ways, including housing, food, job services, education, healthcare, and senior care. Reverend Henderson is committed to ending gun violence in his community and is working to give young people the tools they need to resolve conflict in non-violent ways. Board Discussion Ms. Schenking stated that the extensive services the church offers the community could not be done without the leadership of Reverend Henderson. The Board found that the application could be approved and endorsed based on the required standards for Honorary Designation. City Plan Board September 10, 2024, Summary Minute Record Board Action A motion was made by Ms. Schenking and seconded by Ms. Pegues and carried to recommend approval of the proposal for a two-year honorary designation to Gold Street because the proposal meets the requirements outlined in City Commission Resolution 5014-99. Mr. William Allen Yes Mr. Matt Sauer Yes Ms. Leslie Lovelace Yes Ms. Ann Schenking Yes Ms. Rosalyn Miller Yes Mr. Greg Scott Yes Ms. Geraldine Pegues Yes Minutes approved by the City Plan Board on October 8, 2024. Jen Hanauer, Secretary City Plan Board  City of Dayton City Plan Board Summary Minute Record September 10, 2024 4. PLN2024-00240 – General Development Plan– University of Dayton Applicant: University of Dayton Priority Land Use Board: Greater Downtown Planning District: University Park Decision: Approved with Changes Staff Comments Ms. Hanauer presented on behalf of former staff member Susan Vincent, who is no longer with the City of Dayton and now works with the Montgomery County Land Bank. Ms. Hanauer provided context for the University of Dayton’s general development plan, for which a work session had been held for Plan Board in July. Several appendixes were added or revised since the work session, including Appendix A: Parking counts were added to Figure 22; Appendix C: University of Dayton Building Design Guidelines; and Appendix D: Brownfield Remediation on Campus. The following sections were edited to provide more clarity and context in response to questions raised by the Board or the public: Purposes, Addition of reference to Rubicon Transportation Plan; Development Plan, University trends and existing conditions; Mobility, Physical development principles and existing conditions; Streetscape and Gateways, Note added to considerations for primary streets as illustrated in Figure 14 explaining further study will be required for any public right-of-way alteration; Potential Areas of Development, Addition of reference to PD-158 and the character of the Campus West area. Planning staff believe the submitted plan addresses all of the required general development plan elements in sufficient detail. The final component, proposed phases, is less developed in the submitted plan. However, staff believe that the section identifying the potential areas of development paired with the newly included Building Design Guidelines provides sufficient guidance for the future review of submissions. In addition, the applicant has addressed additional components as requested by staff. Planning staff believe the document in its entirety meets the zoning code requirements for general development plans and will serve the community, University, and city well. The Greater Downtown Priority Land Use Board met on Monday, August 13, 2024, and voted 4 to 0 to recommend approval of the general development plan as submitted. Staff received one email on the case which was provided to the board that references the possible inclusion of or reference to the Rubicon Transportation Plan in the University’s final document. Having found that the general development plan meets the required standards, staff recommends approval of the application as submitted. The applicant team has been working closely with the city, requesting frequent guidance on process and content, including how best to vet the updated General Development Plan with the community. Staff is confident that the team has taken the Plan Board’s recommendations seriously and made appropriate adjustments as needed to meet the needs of both the university and the city. Public Comments The applicant, Rick Krysiak, representing the University of Dayton as Vice President of Facilities Management, thanked staff and the Plan Board. Mr. Krysiak said he hopes that the board will see in the final general development plan that feedback from the board and the public was heard and will be implemented.  City of Dayton Page 2 City Plan Board Summary Minute Record September 10, 2024 Jamie Greene of planningNEXT in Columbus spoke to the changes to the general development plan since the work session. These include building design guidelines, student enrollment impact on parking/facilities, inventory of parking availability, mobility study, streetscape diagrams noted as conceptual in nature, Campus West character to be based on the building design guidelines, information about EPA brownfield remediation, and references to the Greater Rubicon Area Transportation Plan. Ms. Schenking asked if on page 16 in the Design Guidelines an emphasis could be added for new builds to include usable front porches to preserve neighborhood authenticity. Mr. Sauer stated that while he appreciates that sites are called out for future development, he has concern that Campus West may remain car-oriented. He said the City would like to see more infill development. Mr. Scott noted that while the general development plan is about growth of the campus, recent news stories have reported that enrollment is decreasing. Mr. Scott said that the parking plan is more suburban in style than urban and does not address how the university will handle a reduction in parking spaces when some areas are developed. He added that he did not see anything about increasing shuttle runs, which he would expect as the plan calls for having people park in lots on the outskirts of campus and be shuttled closer to their destination. Mr. Scott also had a question about the vanity plate requirements in the general development plan. Mr. Greene stated that while we refer to a “parking plan,” the conversation at the university has been more about mobility and what it means to get to, from, and through campus. Mr. Greene said that it would not be appropriate to have suburban development patterns on campus and that that should be addressed if that is what is happening. Mr. Scott said that parking is and will continue to be an issue, and he talked about the possibility of permitting for on-street parking and/or a parking garage. Mr. Greene acknowledged the reduction in enrollment and spoke to the parts of the City of Dayton’s comprehensive plan that call for a reduction in required parking, both of which would be consistent with a reduction in need for parking at UD. Mr. Scott asked if the plan is to ask the City of Dayton to remove the on-street parking of some residential streets outside of campus. Mr. Greene said that the conceptual streetscapes are focused on streets for people, not streets for vehicles, and he believes these types of designs will have a greater net benefit for the community than they have today. Mr. Scott said he is not seeing where alternative modes of transportation will be available, especially with the loss of Link bikes, and he does not understand how Uber and Lyft will play a part. Mr. Scott also asked about how enforcement will be handled. Mr. Scott asked Mr. Krysiak about the parking lot between Sawmill and Stonemill across from the church and when the decorative fencing that has been taken down will be put back up. Mr. Krysiak said the university does not plan to put it back up. Mr. Kroeger said staff will follow-up with information from the general development plan amendment about the fence. James Wohl, 33 Park Dr. and member of the Downtown Land Use Board, stated that he is pleased to see the general development plan come forward and feels it is very timely. Mr. Wohl would like to know what the mechanism will be for UD to update the general plan and distribute that. Mr. Wohl also asked about the future of the corner of Brown and Stewart as he sees that as a cornerstone of the university. Mr. Wohl has concerns about the fabric of his neighborhood, South Park, and the number of vacant lots. Mr. Wohl would like for the university to think of senior housing for alumni on vacant properties.  City of Dayton Page 3 City Plan Board Summary Minute Record September 10, 2024 Tracy Kraft, 627 Warren St., voiced concern that the streetscape design will not accommodate emergency and RTA vehicles. Mr. Scott stated that any changes to streets would involve a robust discussion with internal and external partners, including Fire, Police, and RTA. Board Discussion Ms. Schenking stated that the plan is very thorough but would like to see a line in the design guidelines about including usable porches on new builds. Board Action A motion was made by Ms. Schenking, seconded by Ms. Pegues, and carried to approve Case PLN2024- 00240 with the following condition: • A line shall be added to page B16 of the University of Dayton Building Design Guidelines 2024 that indicates new construction will incorporate usable front porches to retain neighborhood authenticity. Mr. William Allen Yes Mr. Matt Sauer Yes Ms. Leslie Lovelace Yes Ms. Ann Schenking Yes Ms. Rosalyn Miller Yes Mr. Greg Scott Yes Ms. Geraldine Pegues Yes Minutes approved by the City Plan Board on October 8, 2024. Jennifer Hanauer, Secretary City Plan Board  City of Dayton City Plan Board Summary Minute Record September 10, 2024 5 - PLN2024-00277 –A Zoning Map Amendment to Establish Planned Development-190 (PD-190) and Fiina Plan Review for 1.42 acres at the southwest and southeast corners of West Third Street and Horace Street in the Mature Neighborhood Commercial (MNC) zoning district. Applicant: San Marco Dayton Priority Land Use Board: West Planning District: Wright Dunbar Decision: Approved with Modifications Staff Comments Ellen Sizer presented the case for a Zoning Map Amendment to establish Planned Development-190 (PD- 190) on 1.42 acres located at the southwest and southeast corners of West Third Street and Horace Street, currently in the Mature Neighborhood Commercial (MNC) zoning district. This property is adjacent to the Historic District of the Wright Dunbar Planning District, with single-family homes in the Mature Residential (MR-5) Zoning District to the south. The Proposed development would allow the rehabitiation of the 50,000-square-foot former auto dealership (Bulding A)and the construction of a five-story building to the east (Building B). Both buildings will feature commercial space on the ground floor and market-rate apartments on the upper levels, with a total of over 120 units planned and 66 parking spaces available. (Both PD-190 and the Mature Commercial Residential (MNC) Zoning District allow mixed use development. However, there are also design considerations included with both.) The property was presented to the City Plan Board on August 13, 2024, for input on the proposed final plan for the infill development at 800 W Third St. Ms. Sizer overviewed the floor plans and design, emphasizing the adaptive reuse of the historic Chevrolet building (Building A) and the addition of market-rate housing, aligning with the West Dayton Neighborhood Vision Plan (2019) for economic vitality. Building A exceeds the Mature Neighborhood Commercial zoning height by 30 feet and Building B by 20 feet, making them among the tallest residential buildings in West Dayton. While their height may align with surrounding structures, it could overwhelm the immediate neighborhood, especially since they are near single-family homes and 3-4 story buildings. Ms. Sizer highlighted the pressing need for housing and greater density in the Wright Dunbar Neighborhood. However, Ms. Sizer expressed concerns about balancing the ratio of units to available parking. The proposed development denotes 66 parking spaces to 124 dwelling units. The West Priority Land Use Board met on August 15, 2024, and voted to recommend approval of the proposed development. However, they raised concerns about inadequate parking and the impact of the building's height and appearance on neighboring residents. Similarly, the Wright Dunbar Neighborhood Association discussed the proposal on August 29, 2024, highlighting concerns about parking and height. Additionally, staff received a call from an adjacent neighbor on Mound St expressing worries about the lack of parking. Lastly, Wright Dunbar Inc submitted a letter of support for the development.  City of Dayton Page 2 City Plan Board Summary Minute Record September 10, 2024 Staff recommended approval of the proposed Zoning Map Amendment to establish Planned Development- 190 (PD-190). However, Ms. Sizer noted that while staff supports the redevelopment and its intended uses, concerns remain regarding the ratio of parking spaces to dwelling units. Public Comments The architect for the proposed development, Mr. George Berardi, discussed his past and current projects to illustrate the feasibility of reducing parking to accommodate more units. He cited examples from Columbus, Ohio, and Dallas, Texas and highlighted that the proposed site plan for 800 W Third St includes ample bike parking and public transit options. Mr. Berardi also noted that the number of units is driven by financial feasibility. The applicant, Mr. John Lumpkin, highlighted the extensive efforts made to engage with the neighborhood throughout the design and development process since the project's inception. He underscored the positive feedback from residents, noting that the project is expected to enhance economic vitality, density, and housing options in the Wright Dunbar Neighborhood. However, Mr. Lumpkin also acknowledged concerns regarding parking availability. Mr. Conner Leach, a resident of the Wright Dunbar Neighborhood, spoke in favor of the project, emphasizing its role in activating the gateway to the West Side. He believes this location represents an extension of downtown's urban core, making increased density appropriate. Mr. Leach also noted that he has discussed the project’s potential impacts with his neighbors and has considered possible outcomes. Board Discussion Mr. Greg Scott raised concerns about the lack of detail and clarity in the site plans. In response, Mr. Matt Sauer requested further information on the parking management plan, prompting additional discussion. Ms. Ann Schenking suggested that Planned Development 190 could potentially be approved contingent upon the City Plan Board’s approval of the parking in the Final Plan. Mr. Sauer proposed a compromise, recommending an increase in the parking ratio from 0.5 spaces per unit to 0.75 spaces per unit. Additionally, he suggested that the applicant provide RTA passes and other demand management strategies. Mr. John Lumpkin mentioned that RTA bus passes are proposed to be included in the rent for residents. He also noted that with the increased parking ratio, he could lease parking spaces from Wright State in the lot across the street at 9 Edwin C Moses Blvd, Dayton, OH 45402. Mr. Greg Scott asked for clarification from Ms. Kyrsten French on commercial parking requirements. Ms. French explained that it’s challenging to provide a definitive answer without knowing the specific uses but noted that the zoning code offers several options for adjusting parking through shared arrangements. Discussion Followed. Ms. Schenking suggested that the board proceed with approving the Planned Development 190 with modifications, allowing for final plan approval at a later date. At that stage, the Plan Board could adjust parking regulations based on the submitted final plan.  City of Dayton Page 3 City Plan Board Summary Minute Record September 10, 2024 Board Action Determine that the Planned Development meets the applicable criteria in R.C.G.O. §150.350.7 and approve the application as submitted and return for Final Plan approval. A motion was made by Ms. Schenking to recommend approval of the Planned Development portion of the case based on its ability to make the determinations specified in R.C.G.O. 150.350.7, and R.C.G.O. §150.125.7 and approve the application with modifications. The Plan Board stipulated that minimum vehicular parking requirement shall be 0.75 parking spaces per residential dwelling unit. All other parking regulations shall be the same as the underlying zoning district, subject to modification by the City Plan Board through Final Plan Review. Remote parking is permitted in accordance with the Zoning Code. The Plan Board did not make the findings in R.C.G.O. 150.350.8, requiring subsequent submittal for review of Final Plans. These modifications will be incorporated into the Planned Development standards. The motion was seconded by Mr. Sauer and passed by a vote of 7-0. Mr. William Allen Yes Mr. Matt Sauer Yes Ms. Leslie Lovelace Yes Ms. Ann Schenking Yes Ms. Rosalyn Miller Yes Mr. Greg Scott Yes Ms. Geraldine Pegues Yes Minutes approved by the City Plan Board on October 8, 2024. Jen Hanauer, Secretary City Plan Board  City of Dayton City Plan Board Summary Minute Record September 10, 2024 6. PLN2024-00263 – AdaptDayton Planning Process Presentation Applicant: City of Dayton Priority Land Use Board: all Planning District: all Decision: N/A, presentation only Staff Comments Tony Kroeger presented regarding an upcoming planning process entitled “AdaptDayton.” It is to be a comprehensive planning and zoning strategy to be developed with robust engagement and transparency to bring all of our efforts in alignment with best practices. Mr. Kroeger presented the expected components of the process, provided examples of similar efforts from other cities, and gave an expected timeline of initial steps. Major components include a review of our current zoning districts, a comprehensive zoning map review, and potential procedural improvements. Public Comments There were no comments from the public. Board Discussion There was discussion regarding the steering committee and Mr. Kroeger affirmed that at least one member of the Plan Board would be included on it. The Board and Mr. Kroeger agreed that regular zoning code text amendments may occur while this process is underway. Board Action There was no action taken, as this was an informational presentation. Minutes approved by the City Plan Board on October 8, 2024. Jen Hanauer, Secretary City Plan Board