City of Xenia, Ohio Downtown Strategic Plan by lzn15439

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									                                                Prepared for:
                                          City of Xenia, Ohio




                                                 Prepared by:
                                    Kinzelman Kline Gossman

                                                 January 2008




City of Xenia, Ohio



                      Downtown Strategic Plan
                                                       Downtown Strategic Plan | Xenia, Ohio



Acknowledgements                                Table of Contents
Xenia Strategic Plan Advisory Committee
                                                Existing Conditions
Barb Zajbel                                        Purpose of Strategic Plan
Brad Montgomery
                                                      Planning Process
Brent Merriman
Ed Quinlan                                            History and Location
Elizabeth Svendson                                 Physical Assessment of Downtown
Jim Jones                                             Land Uses
Ken Johnson                                           Zoning
Linda McGaughey                                       Streetscape and Traffic
Mary Crockett
Nimfa Simpson                                   Market Analysis
Steve Brodsky                                     Fact Finding and Analysis
Tim Sontag                                           Population Profile
                                                     Survey Outcome
Stakeholder Participants
                                                     Retail Supply and Demand
Express Yourself                                  Community Testimonials
                                                  Market Positioning
Xenia Economic Growth Corporation                 Downtown District Models

Toward Independence                             Redevelopment Concepts
                                                  Public Input
Special thanks to all citizens, area property     The Vision
owners and design workshop participants           Preliminary Concepts
                                                      Downtown Character
Consulting Team:                                  Opportunity Sites
                                                      Shopping Center Concept (Alternates 1 & 2)
Kinzelman Kline Gossman
Craig Gossman, AIA, Principal-in-Charge               Civic Square Concept
Aaron Whittaker, Market Analyst                       Gateway Concept
Sukirti Ghosh, Urban Planner/Architect                YMCA Concept
Megan Minock, Urban Planner/Architect                 Housing Concept
Jane Jordan                                           Miscellaneous Concepts
                                                  Streetscape Profiles
                                                  Graphic Wayfinding and Identity

                                                Strategic Recommendations
                                                  Principles of Revitalization
                                                  Strategic Recommendations
                                                  Funding Sources
                                                  Implementation
                                                                                                                                                                                                                 Downtown Strategic Plan | Xenia, Ohio



Existing Conditions                                                   Planning Process                                                 History and Location                                               Physical Assessment and Needs of
                                                                      The following graphic illustrates the process for the Downtown                                                                      Downtown
                                                                      Strategic Plan:

Purpose of Strategic Plan                                                                                                                                                                                 Land Uses and Character
                                                                                                                                                                                                          The Downtown Strategic Plan study area extends from Church
                                                                                               Urban Audit                                                                                                Street from the north to Washington Street/Home Avenue at
The process of strategic planning allows the residents, business                       Base Mapping, Photography,                                                                                         the south end and from Church Street at the west to Collier
owners and public officials to challenge themselves through                          Physical Conditions, Site Analysis,                                                                                  Street at the east end. A small portion of Main Street/Second
self-examination and to craft a preferred mode of operation                                   Market Analysis                                                                                             Street until it intersects with Columbus Street is also within the
for revitalization through suggested physical, organizational
                                                                                                                                                                                                          study area as shown in the zoning map.
and socio-economic changes. The purpose of the strategic
planning initiative is to create urban design solutions with policy
                                                                                                                                                                                                          Land use is predominantly commercial/retail and professional
recommendations to invigorate the city center and community
                                                                                              Public Process                                                                                              offices with clusters of residential development on the
as a whole with a revitalized and enhanced Downtown. This
                                                                                           Stakeholder Interviews                                                                                         southwest and southeast sectors. There are also a host of senior
included developing a strategic action plan for the Downtown;
                                                                                       Interactive Design Workshop                                                                                        apartment complexes, fast food chains and a government
identifying priority projects and building consensus support
                                                                                                                                                                                                          center. The Downtown character is enriched with the presence
for the redevelopment of Downtown Xenia through a multi-
                                                                                                                                                                                                          of landmark buildings such as the Greene County Courthouse,
disciplinary approach. This approach included market                                                                                                   Greene County Courthouse Downtown Xenia 1905       Library, Senior Center and Carnegie Library. Other noted
analysis, community consensus building, modifications and
                                                                                                                                       Xenia was incorporated in 1817 and became a city in 1834. It       structures are the Shopping Center and the old Xenia Station
application of prior planning initiatives and current principles
                                                                                                                                       was, however, the arrival of the Little Miami Railroad in 1843     building at the intersection of Detroit and Third Street. Selective
among other pertinent actions for repositioning of Downtown                                 Design Concepts
                                                                                                                                       which gave the City its first big industrial impetus. The town     infill opportunities exist along with façade improvements,
thereby spurring holistic redevelopment.
                                                                                                                                       progressed rapidly during the middle nineteenth century due        predominantly on Main Street and near the Shopping Center.
                                                                                                                                       to the location of the railroad industry that used the center of   Much of the rich architectural and historical character of
The multi-disciplinary planning, market analysis and
                                                                                                                                       Xenia as a main rail transfer depot for passengers travelling      the City’s remaining buildings is either concealed behind
architectural firm, Kinzelman Kline Gossman (KKG) was
                                                                                                                                       from different parts of the Country. The strategic location of     obscuring facade improvements or has fallen into disrepair.
contracted by the City of Xenia in August 2007 to prepare
                                                                                                                                       Xenia enabled the City to maintain its economy even after          Upper floors are primarily vacant in the Downtown and are in
the Downtown Strategic Plan to guide economic growth of
                                                                                                                                       the demise of the railroad industry. Unfortunately for the City    poor condition.
Downtown Xenia through physical redevelopment concepts                                     Recommendations
and specific strategies. It is also intended to take into effect                                                                       and its residents, over the course of the community’s history,
                                                                                                                                       several tornados struck Xenia. On April 3, 1974, a massive         One of the most important treasures of the City, the Bike
the outcome of the DART report conducted by Heritage Ohio
                                                                                                                                       tornado destroyed more than three hundred homes and several        Transit Station, is located on Miami Avenue towards the south
concerning revitalization strategies for Downtown Xenia.
                                                                                                                                       businesses. Along with the loss of 32 people approximately         of the study area. The Legacy Ministry sits just outside of the
                                                                                                                                       50% of buildings were destroyed in Downtown Xenia.                 study boundary on the southeast side. The Ministry is built in a
Other planning related documents including the Downtown
                                                                                                                                                                                                          village-like setting and contributes to the economic growth of
Parking Study (June 2007), Urban Design Plan, CBD (October
                                                                                            Implementation                             The City of Xenia is centrally located in the “transportation      the City through the visitor activities of “Athletes in Action” and
1994), Xenia Zoning Ordinances, Greene County and Ohio-
                                                                                                                                       triangle” formed by three major interstate highways: I-70, I-      representatives of the several ministries.
Five Year Economic Development Plan (2006-2011) have been
reviewed and helped form recommendations for this Strategic                                                                            71, and I-75. These north-south, east-west arteries are within
                                                                                                                                       minutes of Xenia via U.S. Routes 35, 42, and 68, tying the         Those buildings that have been renovated, such as Xenia
Plan.                                                                                                                                                                                                     Shoe and Leather, should act as examples for further
                                                                                                                                       community in all directions with major urban centers such
                                                                                                                                       as Dayton and Springfield and university towns such as             redevelopment initiatives by the property owner and the
                                                                                                  Delivery                                                                                                tenant. The improvements should be architecturally congruent
                                                                                       Draft I - Advisory Committee                    Cedarville, Yellow Springs, Kettering and Fairborn. The City
                                                                                                                                       took advantage of the railroad rights-of-way by transforming       and contextually sensitive to existing buildings and uses.
                                                                                                   Draft II
                                                                                             Final Master Plan                         them into bike trails and currently Xenia has become noted
                                                                                                                                       for the convergence of three regional bike trails with work        There is also opportunity for upper floor housing along Main
                                                                                                                                                                                                          and Detroit Streets which will add to the 24 hour vibrancy into
                                                                                                                                       progressing on a fourth trail.                                     the area and provide for better economic growth of Downtown.
                                                                                                                                                                                                          Also context sensitive infill and mixed use of retail on first floor
                                                                                                                                                                                                          and residential/professional office spaces on upper floors will
                                                                                                                                                                                                          help to close the existing gaps along Main and Detroit Streets
                                                                                                                                                                                                          and create a “street wall” effect that will assist in promoting the
                                                                                                                                                                                                          pedestrian oriented vision of the Strategic Plan.




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                                                                                                                                                                             Downtown Strategic Plan | Xenia, Ohio



Opportunities such as bed & breakfasts, hotel, coffee shop,         Streetscape and Traffic                                              Streetscape and Traffic Needs
book store for bikers, Legacy Ministry etc. exist along with        A streetscape improvement program is in place within one
appropriate tenanting of existing vacant storefronts. This will     block of the main intersection with Detroit and Main Streets. This              Traffic calming
help to attract visitors to Downtown from these outlying areas.     includes, paving, tree plantings, grates for the trees etc. along                    Parking
There is also opportunity for integration of the bike path with     with curb replacements. Currently the City Council allocates             Integration of pedestrian and
Main and Detroit Streets within the Downtown area mainly to         $100,000 per phase of streetscape redevelopment, which is                bike paths through Downtown
connect with Shawnee Park located just north of Downtown            to include one block. The utility lines within one block area of          Stronger wayfinding system
along Detroit Street.                                               the main intersection have also been buried underground as a
                                                                    part of the redevelopment efforts after the 1974 tornado.
                    Land Use Needs
                                                                    However, the Downtown is in need of more effective
                     Infill Opportunities                           landscaping to soften the harsh appearance of the urban
                       First Floor Retail                           environment and to increase the “curb appeal” of Downtown as
           Upper Floor Housing/Professional Office                  a shopping destination. Streetscape should also be respectful
                  Public Green/Gathering                            of the businesses along these streets so as not to block some
                    Façade Improvement                              storefronts and signage as is the case in the current situation.
                   Appropriate Tenanting                            Also pedestrian oriented streetscape along alleys leading to
                    Historic Preservation                           parking lots at the rear of the buildings should be redeveloped
                   Districting and Cluster                          to provide a safe and welcoming environment with optimum
                  of Complementary Uses                             foliage and alley facing storefronts to encourage healthy
                                                                    pedestrian activity.

                                                                    Based on our discussion with Advisory Committee Members,
Zoning and Design Guidelines                                        participants of the design workshop and stakeholder interviews
There are currently nine (9) different zoning districts within      and through actual physical assessment it is clear that traffic
the study area. The zoning districts vary from Residential to       congestion weighs in as one of the primary negative factors
Convenience Shopping Business, Central Business District,           affecting Downtown Xenia. Added to this is the non-integration
Mixed Use Planned Development etc. There is an opportunity          of the bikeways through Downtown.
to consolidate the zoning district specifically along Main Street
and Detroit Street. Also, design and development guidelines         Typical solutions for traffic congestion have generally been
for the Downtown should be established followed by strict           to create more roadway areas and limited access zones to
enforcement of the same. Appropriate consultants should be          decrease the number of turning movements along a certain
involved to craft the design and development guidelines. As         corridor, sequential signalization etc. However, more innovative
an alternative toolkit, form-based code could be developed          approaches should be instituted such as consolidated parking
for enhancing the character of Downtown as envisioned in this       in one block area with singular access through side streets,
Strategic Plan and as depicted in the DART report. A design &       with proper wayfinding/signage, to decrease the amount of
development standards and/or form-based code will not only          turning movements.
help the private property owners/developers in following the
vision of the strategic plan and quicker turn-around of the plan    Any Downtown Xenia retailer will attest that traffic is a good
approval process but will also help the public entities in the      thing and that in many ways it is the lifeline to their existence.
proper enforcement of the rules and regulations.                    However retail, albeit a very important use in Downtown, is
                                                                    certainly not the only use. Consequently the impact of traffic has
                      Zoning Needs                                  to be considered on other uses such as civic, office, residential
                                                                    and more importantly on the urban environment, the common
                        Overlay Zones                               thread which weaves these various uses together to create a
                      Design Guidelines                             comfortable place for people use.
                      Form-Based Code




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                                                                        Downtown Strategic Plan | Xenia, Ohio

                    3                  Issues & Opportunities
                                       Absence of proper signage and wayfinding system                    Buildings
                                       directing pedestrians to destinations and
                                       automobile traffic to and from parking                             Improve Neighborhood
                                                                                                          Connection
                                       Opportunity for upper floor housing and/or office
                                       space
                                                                                                          Parcels
                                       Opportunity for modified and/or extended store
                                       hours to attract visitors and shoppers to Main Street              Study Area
                                       and Detroit Street retail
        2                                                                                                 Landmark Buildings
                                       Opportunity for efficient site control and building
                                       code compliance
                            5                                                                             Residential
                                       Opportunity for additional structures in the                       Neighborhoods
                        1
                6                      Downtown to be registered under the National
                                       Register of Historic Places                                        Bike Trail
                                       Non-integration of automobile and pedestrian                       Trail Head
                                       traffic in Downtown - needs traffic calming and
                                       signage
                                                                                                          Road Centerline
                                       Opportunity to involve stakeholders including
                                       Downtown merchants, property owners, residents                     Pedestrian Nodes
                                       and public officials for holistic redevelopment
            4                          initiatives of Downtown Xenia                                      Primary Corridors
                                       PR and marketing initiatives to retain and
                                       strengthen the Downtown retail merchants and
                                       attract new tenants

                                    1 Vacant first floor opportunity to occupy with
                                      appropriate business
                                                   and development guidelines
                                    2 Needs design landscaped parking, facade for
                                      screened and
                                       remodeling and signage

                                                                        gathering
                                    3 Opportunity for additional publiceasy accessspaces,
                                      pocket parks with amenities and              to
                                       retail

                                    4 Opportunity for historic district designation
                                    5 Lack of proper maintenance of properties resulting
                                      in poor site and building conditions

                                    6 Presence of -pedestrian amenities in Downtown
                                      streetscape needs better coordination with
                                       buildings such as less foliage, shop windows,           0.05   0     0.05       0.1 Miles   North
                                       activity zones etc.




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                                                                                                                                                                                                                                          Downtown Strategic Plan | Xenia, Ohio



                                                                     provides a realistic vision of demographics, housing, consumer
Market Analysis                                                      and retail market within traveled routes to and from Downtown
                                                                                                                                      Population Profile
                                                                                                                                                                                                                         Housing Profile
                                                                     Xenia. As one participating member of the design charrette       The City of Xenia is the third largest city in Greene County
                                                                     aptly put the location of Xenia as “all roads lead to Xenia…”,   and the location of the county seat. According to the 2000 US                      The housing data shows that although the affordable housing
                                                                     the crossroads location of Downtown Xenia should be exploited    Census the population of the City of Xenia was recorded as
Fact Finding and Analysis                                                                                                                                                                                                supply exceeds the demand in the current market there is
                                                                     with appropriate retail/commercial and residential needs. The    24,164. The population surrounding the City and within 30-                         shortage of mid-range and higher end housing (sale prices
Downtown Xenia is comprised of a mixture of retail/commercial        drive time map depicts that the 10 minute, 20 minute and 30      minute drive time, consists of almost half of the entire population
                                                                     minute drive times from Downtown Xenia and the potential                                                                                            above $150,000).
establishments in historic buildings on either side of the primary                                                                    of Greene County. The population estimates shows that the
access roads, Main and Detroit Streets, a neighborhood               to tap into the existing resources such as the nearby towns,     annual rate of increase in population is almost the same as in
                                                                     colleges and universities and specifically the traffic going
                                                                                                                                                                                                                             Sale Price (Monthly Rent)

serving/suburban character shopping center, a host of senior                                                                          the State of Ohio. The 2006 estimates reveal that the majority                            >$750,000 ($6,000+)
                                                                                                                                                                                                                                                                                                                                      Demand
apartment complexes, professional offices, fast food chains,         through Downtown Xenia.                                          of the population falls within the 25-64 age category. Family                    $400,000 - $750,000 ($3,375-                                                                                   Supply
government center and residential neighborhoods. While the                                                                            households comprise 70% within the City and the trend is                                    $6,000)


prime focus of the market analysis is to ascertain the current                                                                        similar within 30-minute radius. Although there is potential for                 $300,000 - $400,000 ($2,500 -
                                                                                                                                                                                                                                  $3,375)
conditions of the market, it will provide a conduit to finding                                                                        additional single family residential development, the presence                   $200,000 - $300,000 ($1,875-
the future market potential and how Downtown Xenia can                                                                                of students, young professionals and empty nesters provide                                  $2,500)


reposition itself for economic sustainability.                                                                                        excellent opportunity for upper story residential development                    $150,000 - $200,000 ($1,250-
                                                                                                                                                                                                                                  $1,875)
                                                                                                                                      within Downtown Xenia that provides all the amenities of urban                     $100,000 - $150,000 ($875-
To gain an understanding of the current market situation, it                                                                          living.                                                                                     $1,250)

is important to define the area with respect to “drive times”.                                                                                                                                                            $80,000 - $100,000 ($625-
                                                                                                                                                                                                                                    $875)
Instead of researching an area consisting of concentric circles
                                                                                                                                                                                                                                    <$80,000 (<$675)
around the focal point of Downtown Xenia, drive time radii
                                                                                                                                                                                                                                                         0         500        1,000        1,500   2,000   2,500     3,000   3,500     4,000   4,500   5,000

                                                                                                                                                                                                                                                              Units Absorption Estimate


Drive Times - Showing 10 (Yellow), 20 (Green) and 30 (Brown) Minutes from Downtown Xenia

                                                                                                                                                                  Population and Household Growth
                                                                                                                                                                                                           City of Xenia         10-Min Drive                20-Min Drive                 30-Min Drive     Greene County             State of Ohio
                                                                                                                                                                  2000 Total Population                       24,164                  31,975                   208,534                      686,231                147,886           11,353,140
                                                                                                                                                                  2007 Total Population                       24,620                  33,084                   214,199                      686,521                156,653           11,631,492
                                                                                                                                                                  2012 Total Population                       25,061                  33,821                   217,564                      687,993                161,491           11,848,406
                                                                                                                                                                    2007 - 2012 Annual Rate                   0.36%                   0.44%                     0.31%                        0.04%                  0.61%              0.37%

                                                                                                                                                                  2000 Households                              9,378                  11,988                    83,446                      275,025                55,312             4,445,773
                                                                                                                                                                  2007 Households                              9,852                  12,760                    87,860                      280,571                60,650             4,621,957
                                                                                                                                                                  2012 Households                             10,151                  13,210                    90,137                      283,378                63,436             4,735,863
                                                                                                                                                                    2007 - 2012 Annual Rate                   0.60%                   0.70%                     0.51%                        0.20%                 0.90%                0.49%
                                                                                                                                                                    2007 Average Family Size                    2.92                   2.92                      2.91                         2.94                  2.91                 3.02
                                                                                                                                                                  Source: U.S. Census 2000, ESRI Current Year Estimates and 5-year Projections.



                                                                                                                                                                  Households by Type
                                                                                                                                                                                                           City of Xenia         10-Min Drive                20-Min Drive                 30-Min Drive     Greene County             State of Ohio
                                                                                                                                                                  Total                                        9,378                  11,988                    83,448                      275,025                55,312             4,445,773
                                                                                                                                                                   Family Households                           70%                     72%                       65%                         65%                    71%                  67%
                                                                                                                                                                     Married-couple Family                     50%                     55%                       51%                         48%                    58%                  51%
                                                                                                                                                                        With Related Children                  23%                     24%                       23%                         21%                    26%                  24%
                                                                                                                                                                     Other Family (No Spouse)                  19%                     17%                       14%                         17%                    13%                  16%
                                                                                                                                                                        With Related Children                  14%                     12%                        9%                         12%                     8%                  11%
                                                                                                                                                                   Nonfamily Households                        30%                     28%                       35%                         35%                    29%                  33%
                                                                                                                                                                     Householder Living Alone                  26%                     24%                       28%                         29%                    23%                  27%
                                                                                                                                                                     Householder Not Living Alone               4%                     4%                        7%                           6%                     6%                   5%

                                                                                                                                                                  Households with Related Children             37%                      36%                       32%                         33%                   35%                  34%
                                                                                                                                                                  Households with Persons 65+                  24%                      25%                       23%                         23%                   21%                  24%
                                                                                                                                                                  Source: U.S. Census 2000, ESRI Current Year Estimates and 5-year Projections.




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                                                                                                                                                                                                                                              Downtown Strategic Plan | Xenia, Ohio



                                                                                                                                                       Survey Outcome
Retail Supply and Demand                                                                                                                                                                                                                                  What is your age?
                                                                                                                                                       A survey was conducted to expand the public involvement
The 10-minute and 20-minute drive time radius shows the                                                                                                process of the Strategic Plan development process and also
demand and supply information of various categories of                                                                                                 to gain better understanding of the issues and opportunities
commercial use. As the 10-minute drive time depicts the                                                                                                within Downtown Xenia. The surveys were distributed in                                                  5%
immediate needs of retail/commercial establishments within                                                                                             community events such as the Old Fashioned Days and used                                 16%
and around Downtown Xenia, it is important to note that the                                                                                            in the stakeholder participation and interview process. The
following are some uses that are needed:                                                                                                               important issues that came forth are the following:
     + Furniture and Home Furnishings                                                                                                                      + More neighborhood services (such as banks, P      .O.                                                                        2 4 o r und er
     + Building Materials and Supplies                                                                                                                         etc.)
                                                                                                                                                           + More entertainment/restaurant choices                                                                                        2 5 -6 4
     + Specialty Food Stores/Restaurants
     + Book and Music Stores                                                                                                                               + Additional public green/gathering places                                                                                     65+
     + Office Supply and Gift Stores                                                                                                                       + Safe pedestrian and bike intersection with roadways
                                                                                                                                                           + Pedestrian oriented developments
  Retail Supply and Demand Analysis                                                                             Xenia Ohio                                 + More convenient shopping hours
                                                                      10-Minute Drive Radius      20-Minute Drive Radius                                   + Hold events in Downtown as much possible                                                               79%
                                                                         Supply      Demand         Supply        Demand                                   + More family oriented shopping and cluster of uses
  Automobile Dealers                                              $64,170,851      $62,447,953   $285,663,790   $470,042,127                                   (such as book and music store etc.)
  Other Motor Vehicle Dealers                                     $8,067,536       $2,743,439     $16,798,754    $21,868,965                               + Community events involving local merchants
  Auto Parts, Accessories, and Tire Stores                        $6,360,083        $4,440,817    $19,662,593    $36,285,434                               + Preservation of historic architecture
  Furniture Stores                                                     $836,215     $3,953,658   $18,440,906    $31,588,558                                + Housing on upper floors within Downtown
  Home Furnishings Stores                                             $1,501,488    $2,015,105   $19,349,793    $18,178,356                                + Removing some strip malls
  Electronics & Appliance Stores                                      $4,430,978    $9,400,918   $105,570,284   $69,339,678
                                                                                                                                                           + Addition of tenants to existing vacant buildings
                                                                                                                                                           + Convenient parking with signage/wayfinding
  Building Material and Supplies Dealers                              $4,345,624    $9,470,293   $56,014,120    $69,975,902
  Lawn and Garden Equipment and Supplies Stores                       $3,259,009    $1,137,855   $12,720,965    $6,609,399
                                                                                                                                                       200
  Grocery Stores                                                  $98,781,232      $56,528,827   $288,176,905   $362,503,267                                                                                                                                                         Very Important
  Specialty Food Stores                                            $102,627         $349,582      $5,149,317      $2,966,911
                                                                                                                                                       180                                                                                                                           Somewhat Important
  Beer, Wine, and Liquor Stores                                    $961,860        $1,931,767    $16,443,668     $16,467,330
  Health & Personal Care Stores                                   $12,074,379       $7,901,820   $114,129,567   $67,334,731                                                                                                                                                          Not Important
                                                                                                                                                       160
  Gasoline Stations                                               $40,073,658      $30,392,054   $227,875,636   $228,183,265                                                                                                                                                         Not Sure

  Clothing Stores                                                     $2,711,561   $10,077,210   $125,907,528   $75,775,850                            140




                                                                                                                               Number of Respondents
  Shoe Stores                                                             $0        $1,658,129    $12,446,159    $9,695,800
  Jewelry, Luggage, and Leather Goods Stores                          $1,919,717   $1,083,845    $21,377,122    $8,367,253                             120
  Sporting Goods/Hobby/Musical Instrument Stores                      $2,575,188    $2,177,122   $37,561,955    $14,693,507
  Book, Periodical, and Music Stores                                  $1,386,140    $2,693,732   $13,939,191    $18,955,483                            100

  General Merchandise Stores                                      $66,333,466      $45,239,572   $462,467,897   $399,143,283
  Department Stores Excluding Leased Depts.                       $34,497,535      $37,114,693   $236,575,244   $244,256,384                            80
  Other General Merchandise Stores                                $31,835,931       $8,124,879   $225,892,653   $154,886,899
                                                                                                                                                        60
  Florists                                                            $2,029,993     $391,017     $4,258,134     $2,328,261
  Office Supplies, Stationery, and Gift Stores                        $1,703,097    $2,198,041   $12,055,658    $15,796,592
  Used Merchandise Stores                                              $374,732      $184,148    $4,917,788     $1,771,335                              40
  Other Miscellaneous Store Retailers                                 $2,419,156    $2,805,177   $33,799,469    $19,324,993
                                                                                                                                                        20
  Full-Service Restaurants                                        $44,985,580      $21,837,959   $183,631,741   $166,883,031
  Limited-Service Eating Places                                   $15,461,905      $16,135,973   $109,719,623   $122,472,845
  Special Food Services                                           $2,009,840        $1,886,871    $17,934,444    $17,280,522                             0
  Drinking Places - Alcoholic Beverages                            $351,216         $2,096,906    $11,520,122    $18,566,857                                  Neighborhood       Mix of uses     More specialty   Downtown    More chain           More         More public    Public green   Safe pedestrian
  Source: InfoUSA, ESRI, Survey of Consumer Spending, KKG.                                                                                                   services (banks, retail/office with retail choices    housing   retail choices    entertainment   parking areas     spaces         and bikeway
  Key:                                                                                                                                                           PO etc.)      housing above                                                    /restaurant                                     intersections
                 Over Supply - Supply significantly exceeds demand.                                                                                                                                                                               choices                                      with roadways
                  Equilibrium - Demand and supply relatively equal.
               Under Supply - Demand significanly greater than supply.




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                                                                                                                                                     Downtown Strategic Plan | Xenia, Ohio



Community Testimonials                                                                                        Family Thrifts                                    White Picket Fences

The community testimonials represent opinions and perspectives of fictitious but
representative community residents. The profiles presented are based on research                                 “We would love a better                        “Being a family with kids the
conducted with the Claritas market segmentation that gives detailed information on the
patterns of human behavior. A market segmentation involves breaking a market into
                                                                                                               connection to Downtown for                       schools are top priority for us.
segments to concentrate on select key characteristics and data. Extensive quantitative                          jobs and activities in a safe                     Many buildings are aging
                     Middleburg Managers                                      and qualitative research
                             11%
                                            Sunset City Blues
                                                                              that includes demographic               environment“                               and we need to upgrade for
                                                                              characteristics,    lifestyle
                                                   9%
                                                                              behaviors and purchase                                                                     the future.”
                                                                              preferences was compiled.
                                                      Family Thrifts
                                                            9%
                                                                              The data also corresponds
                                                                              with the 2000 U.S. Census.
Other                                                                         The findings from the
 35%
                                                                              research are communicated
                                                          White Picket Fences through     these example       Family Thrifts are:                               White Picket Fences are:
                                                                  7%
                                                                              characters. These are the       • Lower-middle income with entry                  • Young middle-class families,
                                                                              top five consumer segments         level jobs,                                    • Live in modestly priced homes,
                                                    Hometown Retired          for the City of Xenia           • Half own homes and half rent                    • Interested in sports and reading
                                                             6%
                                                                              based on the attached pie          which are mostly urban areas,                     parenting magazines and
                                                 Mobility Blues
                                                                              chart showing the entire        • the majority have children and                  • Feel that cable television is
                                                      6%
   Second City Elite
                                         Upward Bound                         consumer segmentation.          • Eat fast food and play basketball.                 important.
        4%
                                              5%
      New Homesteaders
            4%                  Traditional Times
                                        4%




                                                      Sunset City Blues                                       Middleburg Managers                              Hometown Retired


                                                         “We miss the days when we                            “We love our small town feel.                       “It would be nice to have
                                                        could walk Downtown to buy                             Our small Downtown should                         a condo close to everything
                                                       the things we need from owners                            compliment the regional                        and not have to deal with the
                                                          that we know and trust.“                             shopping with unique shops                       maintenance of an old house.“
                                                                                                              and entertainment choices that
                                                                                                                       it once had.“

                                                      Sunset City Blues are:                                  Middleburg Managers have:                        Hometown Retired are:
                                                      • Empty nesters with lower-middle                       • Managerial and industrial jobs,                • Above age 65, fixed income -
                                                         income,                                              • Interests in indoor activities                    mostly retired,
                                                      • Have older homes in older                                including reading, playing games              • Live in aging homes that were built
                                                         neighborhoods,                                          and sewing                                       before 1958
                                                      • Belong to veteran’s clubs and                         • and love watching game shows and               • and enjoy watching TV movies,
                                                      • Watch game shows and news                                cable movies.                                    soap operas and talk shows.
                                                         programs.




                                                                                                                                                                                                 6
                                                                                                                                                                                                             Downtown Strategic Plan | Xenia, Ohio



 Market Positioning                                                           Downtown Xenia and adjacent surroundings cover a large
                                                                              segment of the traditional and middle to lower income segment.                                                                 Wittenburg University
 The consumer appeal of the current retail situation was                      Most of the businesses are traditional, neighborhood-serving
 assessed based on existing establishments and lifestyle with                 catering to the empty nesters. As such, the “Current Market
 both retail and market analysis, data and observation. The                   Position” (indicated in dashed line in the positioning grid) covers
 positioning grid was based on two parameters: income/price                   “Traditional” sector of “Lifestyle/Fashion Appeal” and majority
 and fashion/lifestyle in the context of Downtown Xenia.                      of “Middle Income/Price Appeal”. There are opportunities to
                                                                              expand the retail environment that builds off the biking culture
 Income                General income ranges used are LOW (household          and the numerous colleges and universities that are present
                       income under $15,000), MODERATE, and UPPER             in the adjacent communities. Although some contemporary
                       (household income of $50,000 or more).                 lifestyle oriented retail establishments are also needed but the
                                                                              main revitalization goal should be the upkeep/maintenance of
 Lifestyle             There are also 3 lifestyle groups                      existing buildings both by the property owner and tenants to
                                                                              change the perception of the Downtown. This is shown with the
                       Traditional  Those         consumers            with   “Potential Market Position” (indicated in red rectangle in the                                           Antioch
                                                                                                                                                                                       College
                                    conservative spending values, i.e.        positioning grid) which is the focus of revitalization strategies                  Wright State
                                                                                                                                                                 University
                                    in terms of fashion they tend to          that tend to cater to “Middle” to “Upper” range of market                                                                            Cedarville
                                                                                                                                                                                                                   University
                                    wear “classic” clothing that does         needs and more towards “Contemporary” sector of “Lifestyle/
                                    not go out of style quickly.              Fashion Appeal”. The recommended changes are in the form of
                       Contemporary Consumers who like to keep up-            physical, organizational and socio-economic character which                                                              Central State University
                                                                                                                                                                                                       Wilberforce University
                                    to-date and are aware of fashion          would help to change the perception of the market towards             University
                                    trends                                    a healthy and vibrant Downtown. With a common vision of               of Dayton
                                                                                                                                                                                  Xenia
                       Avant Garde  Those consumers who lead or set           what the future of retail should hold for Downtown Xenia,
                                    fashion trends, buying “the very          both public and private sectors can work towards effective and
                                    latest”; often this is a highly visible   achievable goals.
                                    but not very large segment.
                                                                              In today’s highly competitive marketplace, it is important for
                                                                              Downtown Xenia to carve out its niche with the existence of
                                                                              bikepaths and nearby college and university towns along with
                                                                              great residential neighborhoods. The retail niches should
 Positioning Grid for Downtown Xenia                                          include neighborhood serving home furnishings and home
                                                                              improvement (with eye on traditional and contemporary
                                                                              fashion), specialty eating and drinking establishments,
                                                                              hospitality establishments for bike travelers, books and music                                                                             Wilmington
          Upper




                                                                              stores, and entertainment choices. Consumers will then                                                                                     College
                                       Potential Market
                                                                              naturally be attracted to spend more time shopping Downtown
                                       Position
                                                                              (with extended store hours).                                                         Downtown Xenia has opportunity to attract the demographics from the
Income/Price Appeal




                                                                                                                                                                                                         nearby collegs and universities
     Middle




                      Current Market
          Lower




                      Position



                       Traditional      Contemporary     Avant Garde
                                  Lifestyle/Fashion Appeal




                                                                                                                                                                                                                                              7
                                                                                                                                             Downtown Strategic Plan | Xenia, Ohio



Downtown District Models                                                    Oxford, OH

Downtown Xenia has the opportunity to create a cultural focus               +   Home to one of the oldest universities, Miami University
for the surrounding community. Listed on this page are similar              +   Town center/green
Downtown district models that the Xenia Downtown District can               +   Strong connection to the university
take cues from. The models researched were based on size,                   +   Attention to context sensitive infill
character, cultural focus created within their own community
                                                                            +   Arts related destinations
and branding. Key aspects from each model are listed to show
how they create a successful Downtown and how they enhance
the sense of space, destination niche retail, and the quality of
life in their community.




                                                                   Granville, OH
                                                                                                                                    Loveland, OH
                                                                   +   Locally owned retail shops
                                                                   +   Home of Denison University                                   + Historic district
                                                                   +   Recreation and green space important                         + Loveland bike trail
Lebanon, OH                                                        +   New England feel                                             + Local arts council
                                                                                                                                    + Galleries and artists
+ Bike friendly community                                                                                                             studios
+ Historical Downtown                                                                                                               + Little Miami River
+ Hosts many cultural                                                                                                                 and Trail Center for
  activities                                                                                                                          travelers
+ Well known county
  historical museum
+ Antiques and
  collectables




                                                                                                                                                                              8
                                                                                                                                               Downtown Strategic Plan | Xenia, Ohio



Redevelopment Concepts                                           The Vision                                                             To fulfill the objectives, specific redevelopment concepts and
                                                                 The planning team along with key stakeholders and the Advisory         strategic recommendations have been created along with
                                                                 Committee identified specific goals and planning objectives            infrastructure and programmatic recommendations with
                                                                 that would define a strategic direction for the Downtown Plan.         implementation procedures. Existing organizations/agencies
Public Input                                                     The following issues highlight the objectives of this plan:            should work collaboratively to realize the objectives of the
The planning process for the Downtown Strategic Plan had              + Identify opportunity sites to initiate redevelopment            Downtown Strategic Plan and the revitalization initiatives should
the oversight of an Advisory Committee and was organized              + Develop linkage opportunities to connect residential            include the City of Xenia, Xenia Area Chamber of Commerce,
around a public consensus building process. A goal of this                neighborhoods adjacent to Downtown                            Xenia Economic Growth Corporations and representatives
planning process was to include citizen and stakeholder vision        + Pedestrian oriented tree lined streets connecting               from business owners association, adjacent neighborhood
to strategically plan for the study area. The Strategic Plan              neighborhoods to Downtown                                     organizations, library, senior center, YMCA, schools etc. The
concepts, as presented, are an outcome of extensive research          + Promote economic stability and sustainability through           DART report conducted by Heritage Ohio in 2006 should be
and input from residents both inside and outside of the study             diversity of uses                                             referenced for specific implementation procedures addressing
area, public officials, and business owners.                          + Promote awareness of bike path for quality of life and          the “four-point approach” and “eight principles” of the National
                                                                          economic development opportunities                            Main Street Program.
The public involvement was in the form of:
    + Advisory Committee Meetings
    + Meetings with other agencies and/or organizations
    + Survey
    + Focus Group Interviews
    + Design Charrette
    + Public Open House




                                                                 Opportunity Sites/Overall Concept
                                                                                                                                                                                           Opportunity
                                                                                                                                                                                           Sites

                                                                                                                                                                                           Site A
                                                                                                                                                                                             Towne Center

                                                                                                                                                                                           Site B
                                                                                                                                                                                             Civic Square
                                                                         OPPORTUNITY
                                                                            SITE D                                                              OPPORTUNITY           OPPORTUNITY
                                                                                                                                                                                           Site C
                                                                                                                                                   SITE B                SITE E
                                                                                                                                                                                             South Gateway
Design Charrette/workshop
November 1, 2007                                                                                                          OPPORTUNITY                                                      Site D
                                                                                                                             SITE A                                                          West Gateway

                                                                                                                                                                                           Site E
                                                                                                                                                                                             East Gateway




                                                                                                                                    OPPORTUNITY
                                                                                                                                       SITE C




                                                                                                                                                                                           Legend
                                                                                                                                                                                                   Study Area

                                                                                                                                                                                                   Opportunity Sites
                                                                                Potential YMCA
                                                                                  Relocation
                                                                                                                                                                                                                   North
                                                                                                                                                                                          100   0 100 200 Feet




                                                                                                                                                                                                                 9
                                                                                                                                         Downtown Strategic Plan | Xenia, Ohio


                                                                                                                     Preliminary Concepts
                                                                                          Carnegie
                                                                                           Library
                                                                                                                     Infill development should be considered in place of
                                                                                                                     surface parking to create a continuous street wall
                                                                                                                     that is inviting for pedestrian activity

                                                                                   YMCA                              Tree lined landscaped streets to better connect
                                                                                                                     surrounding neighborhoods with the Downtown
                                                                       Civic                                         business area
                                                                     Character
                                                                         Library
                                                                                                                     Re-invent Main Street and Detroit Street with mixed
             Shopping                                                                                                use and appropriate tenanting initiatives
              Center
                               New
  Senior
                             Urbanism       Shopping                                                                 Establish “gateway” to Downtown business area
 Housing                                     Center                                                                  and create a “sense of place”
                             Character                             Courthouse
                                                       Crossings
                                                       of Xenia
                                                                                                                     Promote efficient wayfinding techniques
               Public
           Gatherin
                    g/Park
                       ty
                                                                                                                     Encourage alternative methods of transportation
            Opportuni                                                                            Post
                                                                                                Office               within Downtown-potential bike lanes, walk-able

                                                                                                                     Promote limited on-street parking. Shared parking
                                                                                                                     should be located at the rear of buildings with
                                                                                                                     access from cross streets and alleys
                              Main Street
                              Character

                                   Senior
                                  Housing




                                                    Gateway
                                                                                                                     Legend
                                                   Character
                                                                                                                               Study Area

                                                                                                                               Road Centerline
                                  Bike
                                  Hub                                                                                          Parcels

                                                                                                                               Buildings Inside Study Area

                                                                                                                               Lack of Continuous Street Wall

                                                                                                                               Gateway Opportunity

                                                                                                                               Green Connectivity

                                                                                                                               Landmark


                                                                                                                     North
                                                                                                                                 0.05       0       0.05       0.1 Miles
Downtown                                                                                                 Xenia, OH
                                                                                                         09 25 07
                                                                                                                                                                           10
                                                               Downtown Strategic Plan | Xenia, Ohio




        New Urbanism                                                     GATEWAY
         Character                                                      CHARACTER

Neighborhood Serving Retail                                       Gateway to Downtown
  Existing                                                           Existing
       + K-Mart and strip shopping center                                 + Bike hub, automobile related stores,
           (needs facade improvement)                                         industrial uses
  Potential                                                          Potential
       + Land Use - Pharmacy, Laundry etc.                                + Rehabilitation of AV building (refer to
       + Realignment of street grid (refer to                                 redevelopment concepts)
           redevelopment concepts)                                        + New infill opportunities
       + Pedestrian and bike friendly streetscape                         + Transitional housing between single
       + Connectivity with neighborhoods                                      family residential and commercial such
       + Public greens                                                        as townhomes
                                                                          + Bike related book store/gift shop
                                                                          + Welcome center for Downtown/Legacy
                                                                          + Inns and restaurants
                                                                          + Possible gateway feature
                                                                          + Amenities for daytrippers - changing
                                                                              rooms, storage, etc.
                                                                          + Pedestrian and bike friendly
                                                                              streetscape
                                                    Downtown
       Main Street                                    Xenia                   CIVIC
       Character
                                                                            CHARACTER
Retail and Entertainment                                          Government and Public Services
  Existing
       + Gift shops, cash advance stores, Shoe                       Existing
           and Leather, pawn shops, coffee shops,                         + Courthouse, city building, library,
           etc.                                                               senior center, YMCA
  Potential                                                          Potential
       + Entertainment with books and music                               + Library expansion
           stores, gallery spaces                                         + Better pedestrian and bike friendly
       + Loft style apartments                                                circulation
       + Coffee shops and retaurants with                                 + Public greens
           sidewalk seating
       + Public greens and gathering spaces/
           entertainment venue
       + Pedestrian and bike friendly streetscape
       + Consolidated parking behind Detroit and
           Main Street buildings




                                                                                                                  11
                                                                                                                                                                                                                                                         Downtown Strategic Plan | Xenia, Ohio



The following opportnity site concepts highlight the CHARATERS

New Urbanism Character
+   “Bringing the street grids back” is the concept in this area
+   Pedestrian friendly street conectivity with extension of existing street grids.
+   New infill buildings to occupy gaps to enhance the Main Street character.
+   Public green opportunity.
+ Adaptive re-use, appropriate tenanting, facade improvement, context sensitive wayfinding and intersection improvements.


Towne Center Concept One                                                               Legend                                                                                       Towne Center Concept Two                                    Legend
                                                                                                    Existing Buildings                                                                                                                                     Existing Buildings
                                                                                                                                  100 50 0         100                  200 Feet                                                                                                              100 50 0         100                  200 Feet
                                                                                                    Proposed Buildings                                                                                                                                     Proposed Buildings



                                                                                                                    Bikeway (connecting existing
                                                                                                                                                                                                                                                                                Bikeway (connecting existing
                                                                                                                    bikepath on Church Street)
                                                                                                                                                                                                                                                                                bikepath on Church Street)



                                                                                                                                                                     Intersection
                                                                                                                                                                     Improvement                                                                                                                                                  Intersection




                                                                                                                                                   DETROIT STREET




                                                                                                                                                                                                                                                                                                                DETROIT STREET
                                                                                                                   Parking                                                                                                                                                      Parking                                           Improvement



                                                                                                Parking          New
                                              Existing Shopping Center                                                                                                                                            Existing Shopping Center
                                                                                                                 Infill
                Senior                                                                                                                                                                                                                                                        New
                                                                                                                                                                                               Senior
                Housing                                                                                                                                                                                                                                                       Infill
                                                                                                                                                                                               Housing                                                    Parking



                                                                                                                          Existing Shopping                                                                                                                                            Existing Shopping
                                                                                                                          Center                                                                                                                                                       Center
                                          Parking                                 Parking                                                                                                                       Parking                        Parking
                                                                                                               Parking                                                                                                                                                      Parking


             Holiday                                                                                                                                                                        Holiday
              Inn                New Infill                                                 New Infill                                                                                       Inn                      New Infill
                                                       Park              Park                                                                                                                            Park                                                                          Park


                                         MAIN STREET                            Tree Lined Pedestrian Friendly Street Character, Wayfinding                                                                                                  Tree Lined Pedestrian Friendly Street Character, Wayfinding
                                                                                                                                                                                                                MAIN STREET

                                                                                                                                                                    Intersection                                                                                                                                                 Intersection
                                                                                                                                                                    Improvement,                                                                                                                                                 Improvement,
                                                                                                                                                                    Gateway                                                                                                                                                      Gateway
                                                                                                              Adaptive Re-use,                                                                                                                                             Adaptive Re-use,
                                                                                                              Appropriate Tenanting                                                                                                                                        Appropriate Tenanting


                                                                                                                                                                    Bikeway
                                                                                                                                                                    (connecting                                                                                                                                                  Bikeway
                                                                                                                                                                    Bike Hub)                                                                                                                                                    (connecting
                                                                                                                                                                                                                                                                                                                                 Bike Hub)




                                                                                                                                                                                                                                                                                                                                         12
                                                                                                                                                                                                                                                                                                                 Downtown Strategic Plan | Xenia, Ohio



Civic Character (Civic Square)                                                                                                                                                                                    Gateway Character (South GAteway)
+ Potential Library expansion after YMCA relocation. Elevated connector/skyway for linkage between existing and potential                                                                                         + Intersection improvement and gateway development.
  expansion over Whiteman Street.                                                                                                                                                                                 + Adaptive re-use of historic building, appropriate tenanting and context sensitive new infill. Residential townhome
+ Public plaza/greenspace around library                                                                                                                                                                            development will create transitional density between retail areas and single family homes.
+ Other recommendations include intersection improvements (as shown), pedestrian friendly streetscape, and ample parking                                                                                          + Extension of bike trail through Downtown to connect to Shawnee Park as well as bikepath on Church Street.
  spaces.                                                                                                                                                                                                         + Realign Hille Street to have a perpendicular intersection with Detroit Street & also to create separation between intersections.
+ Create a “Cultural Center” with Library, Senior Center and Carnegie Library.                                                                                                                                    + Bikeway crossing on Detroit Street to connect to the Bike Hub.
                                                                                                                                                                                                                  + Create a “Recreational and Gateway Center”.


                                                                                                                                                                                          Carnegie
                                                                                                                                                                                           Library
                                                                                                                                                            Senior                                                                                                                                                                  Intersection
                                                                                                                                                            Center
                                                                                                                                                                                                                                                                                                                                   Improvement


                                                                                                                                                                                                                                                                                                ET
                                                                                 CHURCH STREET                                                                                                                                                                                  THIRD STRE                                         Bikeway Connection
                                                                                                                                                                                                                                                                                                                                   through Downtown




                                                                                                                                                                                                COLLIER STREET
                                                                                                                    Public Plaza/                                                                                                                                                              Parking                              Potential Opportunities
                    Intersection                                                                                                                                                                                                                                                                                                    + Historic Inn
                                                                                                                    Greenspace




                                                                                        WHITEMAN STREET
                   Improvements                                                                                                     Parking                                                                                                                                                                                         + Loft Apartments
                                                                                                                                                                 Parking
                                                                                                                                                                                                                                                                                                                                    + Restaurant
                                                                                                                                                                                                                                                                                                                                    + Retail

                   Bikeway (north-south
                                                                            Parking
                    connection through
                                                       Church                                                                                                                                                                                                                                                                           Intersection
                       Detroit Street)
                                                                                                                                                                                                                                                                                                                                       Improvement
                                                                                                                                                                                                                                                                                               Parking

                                                                                                                              Potential Library                                                                                                                                     Parking
                                                                                                                                 Expansion                                                                                                                                                                                             LEAMA
                                                                                                                                                                                                                                                                                                                                                       N STRE
                                                                                                                                                                                                                                                                                                                                                                       ET
                                                                                                                                                                                                                                                                                     Parking
  DETROIT STREET




                                                                                                                                                                                                                                                                                                                          T
                                                                                                                                                                                                                                                                      Parking




                                                                                                                                                                                                                                                                                                                      TREE
                            City
                          Building                                                                        Public Plaza/         Parking                               Parking




                                                                                                                                                                                                                                                                                                                    OIT S
                                                                                                          Greenspace




                                                                                                                                                                                                                                                                                                                   DETR
                                                                                                                                                                                                                                                                      Townhomes
                                                         Existing Library
                                                                                                                                                  Tree Lined, Pedestrian Friendly Street Connections                                                        Parking
                                                                                  MARKET STREET                                                                                                                                                                                       Pedestrian                      New Infill
                                                                                                                                                                                                                                                                                      Connectors                      Retail




                                                                                                                                                                                                                                                                                l
                                                                                                                                                                                                                                                                            rai
                                                                                                                                                                                                                                                                          eT
                                                                                                                                                                                                                                                                                                                                                                   l
                                                                                                                                                                                                                                                                                              Parking                                                         Trai
                                                                                                                                                                                                                                                                                                                                                      Bik e




                                                                                                                                                                                                                                                                         Bik
                                                                                                                                                                                                                                                                                                                                                 ng
                                                                                                                                                                                                                                                                                                                                       E   xisti

                                                                                                                                                                                                                                                                                                                                            Public
                                                                                                                                                                                                                                                                                          Bikeway
                                                                                                                                                                                                                                                                                                                                            Green
                                                                                                                                                                                                                                                                                         Connection
                                                                                                                                                                                                                                                                                                                              HILL S
                                                                                                                                                                                                                                                                                                                                   TREET




                                                                                                                                                                                                                                                                                                          REET
                                                                                                                                                                                                                                                                                                                                             ET
                                                                                                                                                                                                                                                                                                                                        STRE
                                                                                                                                                                                                                                          Bike                                                                                     HILL
                                                                                                                                                                                                                                                                                                                                                                       Legend




                                                                                                                                                                                                                                                                                                        OIT ST
                                          Courthouse                                                                                                                                                                                      Hub
                                                                                                                                                                                                                                                                                                                                           Parking
                                                                                                                                                           Legend                                                                                                                                                                                                            Existing Buildings




                                                                                                                                                                                                                                                                                                     DETR
                                                                                                                                                                                                                                                                                                                              Infill Potential                               Proposed Buildings
                                                                                                                                                                     Existing Buildings
                                                                                                                                                                                                                                                                                                                              + Welcome center
                                                                                                                                                                     Proposed Buildings
                                                                                                                                                                                                                              ENUE                                                                                              for Legacy
                                                                                                                                                                                                                         I AV                                          Intersection                                           +Bike related
                                                                                                                                                                                                                    MIAM                                                                                                        bookstore, etc.
                                                                                                                                                                                                                                                                      Improvement,




                                                                                                                                                                                                                                                                                                         HO ENU
                                                                                                                                                           100        50        0                      100 Feet                                                                                                                                                        100    0        100        200 Feet




                                                                                                                                                                                                                                                                                                          AV
                                                                                                                                                                                                                                                                         Gateway                                     WASH




                                                                                                                                                                                                                                                                                                           ME E
                                                                                                                                                                                                                                                                                                                          IN
                                                                                                                                                                                                                                                                                                                    STREE GTON
                                                                                                                                                                                                                                                                                                                         T




                                                                                                                                                                                                                                                                                                                                                                                                     13
                                                                                                                                                                                                                                                Downtown Strategic Plan | Xenia, Ohio



Gateway Character                                                                                                                         Gateway Character
West Gateway Concept (With YMCA)                                                                                                          West Gateway Concept (With Housing)
+ Potential YMCA relocation at the “old Kroger site”. The facility is recommended to be complete with playing field,                      + Potential townhome development at the “old Kroger site” complete with public park and other green opportunity. This will
  swimming pool and requisite parking.                                                                                                      create transitional density between commercial areas and single family homes. Also, townhome development will take
+ New gateway identity is recommended along with the football field and stadium.                                                            advantage of existing greenspaces and views to the north.
+ Intersection improvements (as shown), pedestrian friendly streetscape, public plaza are (as indicated) and ample parking                + New gateway identity is recommended along with the football field and stadium.
  spaces.                                                                                                                                 + Intersection improvements (as shown), pedestrian friendly streetscape, public plaza are (as indicated) and ample parking
+ Create a “Cultural and Recreational Center”.                                                                                              spaces.
                                                                                                                                          + Create a “Neighborhood Center”.




                                                                                                                                                                                                                              Parking




                                                                                                                                                                                                   AD
                                                                                              Field
                                                     AD




                                                                                                                                                                                                 RO
                                                                                                                                                                                                                                   Parking
                                                   RO




                                                                                                                                                                                               IM
                                                 IM




                                                                                                                                                                                           TR
                                                                    Parking      Swimming
                                             TR




                                                                                                                                                                                         AN
                                                                                   Pool
                                           AN




                                                                                                                                                                                                                                  Green

                                                                                                                                                                                     DA
                                                                                                                                                                          Existing     Y TO                                         Townhomes
                                       DA                                                                                                                                 School               NA
                            Existing     Y TO                                   Potential   Parking                                                                                              VEN     Public Park
                            School               NA                                                                                                                                                      UE
                                                   VEN                           YMCA                                                                                                   Parking
                                          Parking
                                                           UE

                                                                                                                                                                                                     Parking
                                                                                                                                                                Parking
                                                       Parking                                                                                                            Public
                  Parking                                                                                                                                                                       Intersection
                                                                                                                                                                           Plaza               Improvement
                            Public                Intersection
                             Plaza               Improvement




                                                                                                                                                                                        Field




                                                                                                                                                                                                               N. A
                                                                                                                                                                                                 Field




                                                                                                                                                                                                                LLIS
                                                                                                                                                                Stadium
                                          Field
                                                                 N. A




                                                                                                                                                                                                                  ON
                                                   Field
                                                                  LLIS




                  Stadium




                                                                                                                                                                                                                      AVE
                                                                                                                                                                                       Field
                                                                    ON




                                                                                                                                                                                                                        UEN
                                                                        AVE




                                         Field                                                                 Legend                         New Gateway
                                                                                                                                                                                                                                                           Legend
                                                                            N




                                                                                                                                                 Identity
                                                                          UE




                                                                                                                     Existing Buildings       with visibility
New Gateway                                                                                                                                   from highway                                                                                   VINE STREET         Existing Buildings
   Identity
                                                                                                                     Proposed Buildings
with visibility                                                                                                                                                                                                                                                  Proposed Buildings
from highway
                                                                                                 VINE STREET                                                                                             35

                                                                                                               100   0   100 200 Feet                                                                                                                      100   0   100 200 Feet
                                                           35




                                                                                                                                                                                                                                                                                      14
                                                                                                           Downtown Strategic Plan | Xenia, Ohio



Conceptual Intersection Design       Parking Area Concept (Typical)
(detroit street and church street)   +   Pedestrian connection to parking lots should have activity on either side, thus ensuring safety and comfort of pedestrians
                                     +   Parking areas should be consolidated in one block area
                                     +   Access to parking lots should ideally be from cross streets and alleys to reduce curb-cuts on Main and Detroit Streets
                                     +   Parking lots should be screened with low height shrubs or other form of screens
                                     +   Tree lined pedestrian friendly street connections are encouraged




East Gateway Concept
(Development Opportunity)




                                                                                                                                                                  15
                                                                                                    Downtown Strategic Plan | Xenia, Ohio



Section through Main Street      Graphic Wayfinding and Identity
                                 The basic purpose of a wayfinding system is simply to direct
                                 visitors from point A to point B. A truly successful wayfinding
                                 system does much more than that. One of the most critical
                                 aspects of a city, district, downtown or any other place that
                                 is considered a destination is that its recognizable once one
                                 arrives. Wayfinding signage is a very effective way to create
                                 and establish a sense of place that visually communicates the
                                 unique personality of the Downtown or area that it defines.

                                 While new wayfinding signage will add a bit of character and
                                 color to the Downtown there needs to be a real initiative to
                                 visually invigorate the area. A strong push towards colorful
                                 banner programs that frequently change, and are specific to the
                                 community and Downtown will be a very effective way to keep
                                 things vibrant. Also, as new businesses move in and buildings
                                 are renovated, incentives to create murals or other graphics on
                                 the large empty sides of some of the existing buildings should
                                 be explored. These kinds of applications can really go a long
                                 way towards creating a unique sense of character.

                                 The sign standards should be based on the City’s Sign and
                                 Zoning Ordinance. There should be two components in
                                 the standard, one being public signs such as gateway and
                                 directional signs. The second component is the use of individual
                                 signs meant for businesses.
Section through Detroit Street   An environmental graphic consultant is recommended to
                                 work with the City for the city-wide and specifically downtown
                                 signage/wayfinding design criteria.




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                                                                                                                                                                                               Downtown Strategic Plan | Xenia, Ohio



Recommendations                                                                                                                 Encourage alternative methods of
                                                                                                                                transportation-walkable, bike-able
                                                                                                                                     + Promote safe & secure environment, day and night
                                                                                                                                     + Promote circulation and discovery along streets and
                                                                                                                                       alleyways
Principles of Revitalization                                                                                                         + Pedestrian friendly streetscape furniture
The economic and cultural development of Xenia’s Downtown should be guided by an over-arching list of urban design principles        + Landscaped & tree lined streets
to guide revitalization. These principles were developed in the planning process. These can help guide those individuals,        4   + Integration of bikeways within Downtown
organizations, and government officials involved in the revitalization of Downtown to make sound decisions. Such appropriate
principles are:
                                                                                                                                On-street parking and shared parking
                                                                                                                                lots at the rear of buildings with
                                                                                                                                access from alleys

                                                                                                                                     + Combine public parking in one block area
                                                                                                                                     + Consolidate the access systems
                                                                                                                                     + Buffer from surrounding uses with low level
                                                                                                                                 5     screens


Promote context sensitive infill along                                                                                          Establish streetscape character
Main Street and in each character
area
                                                                                                                                     + Pedestrian and bike friendly
                                                                                                                                     + Inviting environment with various amenities and
         + Encouragement of creative and complementary                                                                                 streetscape furniture
           new infill buildings in street voids according to the                                                                     + Streets with appropriate landscaping
  1        district character                                                                                                    6   + ADA accessibility



Establish “gateway” to Downtown and                                                                                             Re-invent the Downtown with
create “sense of place”                                                                                                         mixed use and appropriate tenanting
                                                                                                                                initiatives
         + Capitalize on the strength of Downtown’s character
           and qualities derived from the collection of historic                                                                     + Unique upper story housing and/or professional
           buildings                                                                                                                   office spaces
                                                                                                                                     + First floor retail and activity areas for round the
  2      + Create destination oriented mix of uses in a unique,
           welcoming environment                                                                                                 7     clock vibrancy



Promote efficient wayfinding                                                                                                    Cluster uses pertaining to Downtown
techniques                                                                                                                      character to create activity centers
         + Development of quality wayfinding and public arts                                                                    and destinations
           programs to complement the City and reinforce
           sense of place                                                                                                            + Encouragement of creative and complementary
         + Efficient signage promoting knowledge of the                                                                                new infill buildings in street voids according to the
                                                                                                                                       Downtown characters (new urbanism, main street,
  3        public amenities and location of shops, office,
           housing and parking spaces                                                                                            8     civic, gateway)




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                                                                                                                                                                                                                     Downtown Strategic Plan | Xenia, Ohio



Strategic Recommendations                                           1. Organization                                                      1.3. Pattern the Committee after the National Trust                       Organizations with major stakes in the community such
                                                                                                                                              for Historic Preservation’s National Main Street                     as the City of Xenia, Greene County, major employers
It is the intention of the Downtown Strategic Plan to identify      1.1. Form a Downtown Revitalization Committee                             Program                                                              and major benefactors could be involved at higher
opportunities for revitalization within the study area and to                                                                                 To ensure that the revitalization objectives outlined in this        levels. Community groups, tenants and residents could
                                                                         It is of prime importance to re-establish a Downtown
provide guidance for implementation of the community’s                                                                                        Strategic Plan and the DART report are accomplished                  be involved at a lesser level based upon ability to pay.
                                                                         Revitalization    Committee      (DRC)     consisting    of
                     strategic vision. As the City of Xenia,                                                                                  and efforts gain momentum, a Main Street Program
                                                                         representatives from various stakeholders, public officials,
                         Xenia Chamber of Commerce, Xenia                                                                                     should be established by the Downtown Revitalization                 Resource Development Plan
                                                                         property owners, tenants, business owners, development
                           Economic Growth Corporation,                                                                                       Committee. As recommended by the DART report, the                    It is recommended that a comprehensive resource
                                                                         and investment groups. Every property and/or building
                             Downtown Merchants Association                                                                                   “four-point” approach should act as the guiding principle            development plan be prepared to maximize the
                                                                         should be addressed individually; the goal being to
                              and other organizations come                                                                                    (Refer to the DART report for organization of committees,            opportunities for complete funding of the new three year
                                                                         improve the property through owner cooperation, and
                               together to champion the Strategic                                                                             funding & fundraising campaigns and financial reporting              plan with a combination of public, private and non-profit
                                                                         strict code enforcement by City and County officials. The
                                Plan effort, implementation                                                                                                                 techniques).                           financial contributions, in-kind services and incentive
                                                                         intention of the DRC will be to exchange
                                 strategies     and       funding                                                                                                                                                  programs.
                                                                         ideas in a timely manner as well as oversee
                                 incentives will be formulated                                                                                                             1.4. Form a Board of
                                                                         the entire implementation process of the
                                  to    bring    community-wide                                                                                                            Trustees for the new                    Additional sources of funding and resources:
                                                                         Strategic Plan in coordination with the
                                  leadership to oversee the plan                                                                                                           organization                            + Additional contributions of money and in-kind
                                                                         recommendations of the DART report. It is
                                  implementation. This can be                                                                                                              The new non-profit Main                   services, equipment, office space, etc., over and above
                                                                         highly recommended that representatives
                                  accomplished by developing                                                                                                               Street Corporation should                 membership contributions, from Downtown property
                                                                         from City departments such as Community
                                  a Downtown Revitalization                                                                                                                have a Board of Trustees that             owners, merchants and office tenants, community
                                                                         Development, Engineering, Finance etc.
                                 Committee,        public-private                                                                                                          is comprised of experienced,              groups, major employers, financial institutions and
                                                                         and same from Greene County Building
                                 partnerships, exploring and                                                                                                               dedicated and decisive                    others with an interest in the Downtown.
                                                                         Department be involved in the DRC.
                                qualifying for federal, state and                                                                                                          individuals representing the            + Grants and/or low interest loan assistance from
                                                                         Representatives from Xenia Economic
                               local funding opportunities and                                                                                                             major constituencies that are             federal, state and regional funding authorities for
                                                                         Growth Corporation and Xenia Area
                              establishing a phased plan of                                                                                   involved with or affected by Downtown. Board members                   specific aspects of the program (refer to the “Funding”
                                                                         Chamber of Commerce should also be involved in this
                             implementation for the development                                                                               should be carefully chosen from among the following                    section of the Strategic Plan for information regarding
                                                                         committee.
                           strategies.                                                                                                        groups – Downtown property owners, Downtown retail                     funding sources and respective application).
                                                                    1.2. Establish a 501(c) 3 not-for-profit corporation                      and office tenants, major local employers, real estate               + Seek contributions to the program or specific aspects
                     Merchant recruitment, vacancy removal                                                                                    professionals, cultural and historical organizations,                  of it from family and community foundations and civic
                                                                         as the new organizational structure for
and business retention are keys to the continued revitalization                                                                               financial institutions, community groups, and residents.               organizations that are active in the community.
                                                                         implementing the Strategic Plan
of Downtown Xenia. Care must be taken in addressing a                                                                                                                                                              + Develop and execute a professional fundraising
number of challenges such as merchant involvement, land-use              The most effective Downtown revitalization programs
                                                                                                                                         1.5. Establish and fund a three-year operating                              campaign to include a combination of public
controls and streetscape design. These challenges are critical           concentrate responsibilities, authority and funding for the
                                                                                                                                              budget for the organization                                            presentations to appropriate interest groups and
for enhancing Downtown Xenia and creating strong links within            effort in a single organization with a board of trustees and
                                                                                                                                              The budget should include sufficient amounts, for at least             private, in-person solicitation of potential individual,
the community. A common vision and public consensus are                  a hired staff. The 501(c) 3 not-for-profit development
                                                                                                                                              three years, to hire an experienced and capable Main                   corporate and institutional stakeholders.
the principle means of implementing many of the strategies for           corporation is recommended to initiate partnerships
                                                                         where public sector agencies join the private sector                 Street Manager, cover operating expenses and ongoing
these challenges.                                                                                                                                                                                             1.6. Hire a Main Street Manager
                                                                         entities and enter into a business relationship to share risk        events and provide a limited amount of seed money for
                                                                         and attain a commonly shared goal that also achieves                 special projects such as façade enhancement,                                   The Main Street Program Manager would provide
The purpose of the following strategic recommendations is not
                                                                         the objective of individual partners. An example of such             building assessment and market studies for                                          executive leadership, project direction,
to duplicate the efforts of the DART report conducted by Heritage
                                                                         partnership can happen between the City of Xenia along               individual development proposals.                                                      promotion and office management
Ohio but to organize and augment its recommendations
                                                                         with an investor such as a financial institution granting a                                                                                                   to its members. This position will be
based on the strategic vision of this Downtown Strategic
                                                                         loan for a specific project and a private property owner             Level of Contribution                                                                     responsible for implementation of
Plan. As such, the recommended strategies are composed
                                                                         and/or tenant contributing their respective property.                In an effort to provide for appropriate                                                    the redevelopment concepts and
in a similar manner to the National Main Street Program’s
                                                                         Contributions from individuals and for-profit enterprises            and      sustainable    funding,    the                                                    strategic recommendations based
“four-point” approach (Organization, Design, Promotion and
                                                                         are tax deductible as charitable donations. As a not-for-            contribution level should be tiered.                                                       on the prioritized implementation
Economic Restructuring) as outlined in the DART report. The
                                                                         profit, it can also accept contributions from other not-for-         Member contribution levels should                                                         matrix. Responsibilities for this
recommendations of the DART report should still be referenced
                                                                         profits that may be prohibited from investing in business            be based on equal financial support                                                     position will also include researching
for efficient implementation techniques.
                                                                         ventures. Development under this type of organizational              from Downtown property owners and be                                                 for additional funding opportunities and
                                                                         structure will be incremental, building-by-building and              significant enough to establish an adequate                                     pioneering the PR campaign for Downtown
                                                                         parcel-by-parcel.                                                    funding base and a feeling of having a clear stake in                  tenanting and marketing. Funding sources for this
                                                                                                                                              the organization’s success. An effort should be made to              position should be available from the operating budget
                                                                                                                                              identify and communicate with every Downtown property                as discussed earlier under Section 1.5.
                                                                                                                                              owner; seeking their input to and support for the program.




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                                                                                                                                                                                                             Downtown Strategic Plan | Xenia, Ohio



     Establishing a permanent office for the organization                When a TIF district is established, the tax capacity of the     + Civic Center Character (area including Courthouse,              + Residential Character (all single family residential
     and Main Street Manager is of prime importance for                  properties located within the district is “frozen”. For the       City Building, Library etc.)                                      neighborhoods)
     ease of performing the revitalization efforts. Initially an         district’s duration, which varies depending on the type of        The presence of City Offices, the Greene County                   Connectivity to Downtown from the residential
     office should be made available possibly with the City              district, the property taxes resulting from any increase in       Courthouse, the Library and Senior Center requires                neighborhoods should be the focus. Such connections
     Community Development Department. Gradually a                       the tax capacity above the frozen level are available to          efficient connections with intermediate public green              should be through existing streets and pedestrian
     permanent office should be instituted at a Downtown                 City of Xenia to finance public project costs.                                  spaces for use by the staff and visitors alike.     alleys with enhanced streetscape (landscaped, tree-
     location, preferably on upper floors of existing buildings.                                                                                               Discussions during stakeholder                lined, pedestrian amenities, bike friendly)
     The importance of an upper story location is to reinforce      1.9. Create a Limited Liability Company                                                       involvement revealed that the
     the need to preserve prime first floor space for retail.                                                                                                        existing YMCA is going to             It is important to adopt a design and development
                                                                         A Downtown with so many critical properties and
     An effort should be made to identify an upper story                                                                                                               relocate the current facilities     guideline mainly to provide a guidance mechanism for
                                                                         non-motivated owners negligent in maintenance
     location and/or furnishings and equipment that could be                                                                                                            for absence of requisite           developers for new infill developments and redevelopment
                                                                         and upkeep of such properties presents a
     provided as an in-kind contribution to the organization.                                                                                                           space for expansion and            of existing buildings. Development guidelines specific to
                                                                         challenge in the revitalization process. It is
     This should also assist in efficient information exchange                                                                                                          inadequate parking lots.           the Downtown characters should include but not limited
                                                                         even more difficult for municipalities to find
     between the organization and property owners, tenants,                                                                                                            It is recommended that if           to the location of buildings, setback, height, size, color,
                                                                         appropriate funding to take control of such real
     business owners and visitors.                                                                                                                                   the YMCA is relocated, then           landscaping, signage and parking requirements. The
                                                                         estate either to maintain or to redevelop and
                                                                                                                                                                   appropriate locations near              guidelines should be crafted in a way to preserve historic
                                                                         invigorate. As such, it is recommended for a for-profit
1.7. As the Downtown is gradually revitalized,                                                                                                                 Downtown should be researched               features while allowing commercial building owners to
                                                                         LLC to be established to have access to available funding
     consideration should be given to the creation of                                                                                                     to cater to the existing market and ease         creatively market their properties. It also makes it easier
                                                                         to secure these parcels. Alternatively they should have the
     a Special Improvement District                                                                                                        of accessibility from surrounding neighborhoods                 for the design review process both for the City and the
                                                                         borrowing power to acquire funds and/or place options
                                                                                                                                           (Refer “Redevelopment Concepts” for potential                   County resulting in shorter review time and creating
     A Special Improvement District is a quasi-public                    on properties for future buying. It is also imperative to
                                                                                                                                           alternatives). The vacant space that will be created            an added incentive for development/redevelopment
     organization formed by property owners who have agreed              market Downtown Xenia so that people, specifically
                                                                                                                                           by the relocation of the YMCA should potentially be             opportunities.
     to an assessment on their property in order to generate             developers and tenants know and start to realize the
                                                                                                                                           utilized for Library expansion, incorporation of public
     revenue for services and capital improvements provided              changes through existing LLC such as Greene Giving.
                                                                                                                                           green spaces and required parking that can cater to             Alternatively, as a toolkit, a form-based code can be
     within a defined district. Special Improvement Districts            This will build confidence for reinvestment.
                                                                                                                                           adjacent uses (refer “Redevelopment Concepts”).                 established within the Downtown area. The newly
     provide a long-term financial base for marketing, capital
                                                                                                                                         + Main Street Character (area including                           renovated “Xenia Shoe and Leather” should act as an
     improvements and management programs. They spell               2. Design                                                              properties on either side of Main and                                  example and also as a catalyst for further façade
     out the services and improvements to be delivered in a
                                                                                                                                           Detroit Streets)                                                           improvement and/or redevelopment programs
     contract between the property owners and the organization
                                                                    2.1. Update Regulatory Document                                        With the presence of a large                                                   within Downtown Xenia (Refer DART report
     charged with managing the Special Improvement District.
                                                                         The zoning code should be revised to comply with the              number of historic buildings                                                    for additional recommendations for
     This contractual arrangement increases accountability
                                                                         vision of this Strategic Plan. As mentioned earlier, the          along Main and Detroit                                                            design related initiatives).
     and keeps the focus of the organization on achieving the
                                                                         study area for this Strategic Plan has nine (9) different         Streets, the “Main Street
     stated goals of property owners.
                                                                         zoning districts. It is recommended to combine zoning             Character”       should      be                                                   It is recommended to hire a consultant
                                                                         districts and introduce overlay districts, as necessary, for      reflective of adaptive re-                                                       to provide the guidance for creation of
     Sixty percent of property owners, or those representing
                                                                         efficient enforcement and administration.                         use of existing buildings                                                       the design and development guidelines
     roughly seventy-five percent of the linear footage, must
                                                                                                                                           with appropriate mixed use                                                    along with specific directions for creation of
     agree to the assessment (amount to be determined
                                                                    2.2. Establish Design and Development Guidelines                       opportunities. To apply the tenets                                         signage and wayfinding for Downtown Xenia.
     by local area). The process of recruiting the property
                                                                         Appropriate design and development guidelines should              of mixed use development with first
     owners to agree to an assessment and how it will be
                                                                         be established to reflect the continuity of specific urban        floor retail and upper floor office and                         2.3.          Follow the Alternative Building Code
     spent is a time consuming effort requiring a high level of
                                                                         characters identified within the study area.                      residential spaces, appropriate zoning categories
     commitment from leadership at all levels in Downtown                                                                                                                                                   Some property owners shy away from investing in
                                                                                                                                           should be in place for lots along Main and Detroit
     Xenia and the surrounding community.                                                                                                                                                                   rehabilitating their buildings because they perceive
                                                                         As illustrated in the “Redevelopment Concepts” chapter,           Street. For interior lots zoning should regulate
                                                                                                                                                                                                            building code requirements as being too costly and
                                                                         the predominant characters within Downtown Xenia are              placement of strategic infill buildings and public
1.8. Create a TIF District                                                                                                                                                                                  difficult to meet. Fortunately, Chapter 34 of the Ohio
                                                                         the following:                                                    parking spaces. Such parking spaces should be
     Tax Increment Financing (TIF) is a redevelopment tool                                                                                                                                                  Basic Building Code provides an alternative code for
                                                                         + New Urbanism Character (area including Xenia                    combined within one block area and should direct
     authorized by State statute and used by the City of                                                                                                                                                    existing and historic structures that, when followed, can
                                                                             Towne Center and immediate surroundings)                      consolidation of access.
     Xenia in earlier development efforts. As mentioned by a                                                                                                                                                result in a significantly lower cost than modern code
                                                                             “Bringing the street grids back” should be the focus        + Gateway Character (area near the Bike Hub on
     representative of the City Finance Department, the TIF                                                                                                                                                 would otherwise require. This code uses a point system
                                                                             of attention in this area. Tree-lined pedestrian friendly     Detroit Street)
     funding is waning out and this revitalization initiative                                                                                                                                               to establish an acceptable level of safety in the building
                                                                             streets with façade improvements and strategic                Strong gateway complementing the Bike Hub and
     would be an opportunity to reinstitute the funding. Projects                                                                                                                                           and awards points for life safety features not common in
                                                                             locations of parking to conveniences are some of the          entrance to Downtown Xenia should be the focus on
     financed with TIF must serve a public purpose such as                                                                                                                                                  modern buildings but inherent in many older structures.
                                                                             design principles.                                            this area. Appropriate context sensitive infill buildings,
     redeveloping underutilized properties, rehabilitating                                                                                                                                                  Fire safety measures such as extra emergency lighting
                                                                                                                                           integration of bike ways and continuation of Main
     publicly owned non-municipal structures, relocating                                                                                                                                                    and more exit signs might, for example, may be used
                                                                                                                                           Street Character should be implemented.
     occupants and constructing public improvements.                                                                                                                                                        to offset the number of exits that would otherwise be
                                                                                                                                                                                                            required. This is one of the primary economic tools that



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                                                                                                                                                                                                                     Downtown Strategic Plan | Xenia, Ohio



     will make redevelopment of existing properties within           2.6. Prepare and submit an application to the                              Most importantly a combination of incentives and                   street furniture as recommended in the redevelopment
     Downtown Xenia possible.                                             appropriate federal authorities for historic                          strict code enforcement to encourage upgrading and/                concepts. One of the important assets of Xenia, the bike
                                                                          district designation                                                  or adaptive reuse of existing historic buildings within            paths, should be taken into consideration and should be
     The City of Xenia Community Development Department                   Appropriate documentation and information regarding                   Downtown Xenia should be used.                                     integrated within Downtown rights-of-way for connectivity
     along with Greene County Building Department should                  Downtown Xenia should be submitted for evaluation and                                                                                    between the Bike Hub and bike path terminating north of
     follow the alternative building code for long term                   subsequent inclusion in the National Register of Historic        2.9. Enhance the perception and reality of ample                        Church Street near Shawnee Park. Maintenance of the
     maintenance of historic structures within Downtown Xenia.            Places. This would help rehabilitation of buildings and the           and convenient parking within Downtown Xenia                       streetscape elements should be funded by the City of
     Appropriate seminars/workshops for building inspection               rehabilitation process can be assisted by the federal and             The “Xenia Downtown Parking Study” completed by                    Xenia for the initial term until the responsibility is handed
     and code review staff should provide for easy transition             state historic tax credits for up to 45%. Refer “Funding              the City of Xenia should be referenced for specific                over to a Special Improvement District (refer section
     of application of the alternative building code.                     Sources” section for additional information regarding                 recommendations.                                                   1.7).
                                                                          historic tax credits.
2.4. Establish an Architectural Survey of Downtown                                                                                              Additional parking will be required as more people                 There are a number of gaps between buildings in
     Xenia                                                           2.7. Establish a Historic Easement Program for                             come to Downtown Xenia to live, work, shop and be                  Downtown Xenia. Some of these gaps act as entryways
     An architectural survey should be completed to assess                Downtown Xenia                                                        entertained. Parking lot and garage locations should be            to alleys, and others just represent space between
     the physical and social significance of all the buildings            A Historic Easement Program should be developed                                   planned with principal parking areas behind            buildings. These gaps tend to break up the natural
     within the Downtown to establish a Historic District. This           that would enable the City of Xenia to                                                 buildings with attractive access to street        sightline of the building façade and seem unsafe at night
     procedure will outline an area that will be the focus of             protect its historically and architecturally                                              fronts from alleyways and side streets.        because of limited lighting. Transforming these areas
     design review procedures. A rating system should be                  significant buildings, settings and scenic                                                  Streetscapes of access roads should          into more pedestrian focused spaces by converting them
     developed to evaluate the current condition of buildings,            and natural resources and enable                                                              be tree-lined and pedestrian               into semi indoor/outside establishments or by creating
     its heritage, preservation initiatives and current tenanting.        historic property owners to obtain                                                            friendly to establish connectivity         partial “green spaces” with public seating, will help utilize
     The assessment should include but not be limited to the              a substantial tax deduction on their                                                          of central business district with          these areas and increase the level of pedestrian activities.
     following:                                                           easement contribution.                                                                        adjoining neighborhoods and                Alternatively, context sensitive infill opportunities should
     + Value-Quality of construction, age, architectural style                                                                                                        also to encourage safe pedestrian            be explored along with appropriate tenanting.
         etc. based on the Downtown Xenia character                       A preservation easement is a voluntary                                                    traffic from parking lots to shopping
     + Building Condition-Whether the building is new and/                legal agreement that protects a significant                                            and retail areas. Public parking lots             All of the alleys in and around Downtown Xenia and the
         or maintained or needs repair                                    historic, archaeological, or cultural resource. An                                 should be located, wherever possible, at              adjacent residential areas presently have a dreary lifeless
     + Tenanting-Whether the building and/or floors of                    easement provides assurance to the owner of a historic                   mid-block on cross streets. Entrances to parking areas          image. High shrubs, litter and potholes are images that
         buildings are vacant, appropriate tenants based on               or cultural property that the property’s intrinsic values will        from the main thoroughfares should be avoided when                 pedestrians envision when they walk or drive in these
         the characters etc.                                              be preserved through subsequent ownership. In addition,               possible.                                                                  areas. Although some efforts to create upgraded
     The assessment will help in decision making with respect             the owner may obtain substantial tax benefits.                                                                                                         alleys are in place, it is recommended
     to façade improvements, tenant relocation, retention                                                                                       As part of a comprehensive Downtown                                                  that the alleys be upgraded to include
     and recruitment, maintenance and redevelopment of               2.8. Implement a Facade Enhancement Program                                Xenia wayfinding and signage                                                            landscaping, seating areas, pocket
     buildings.                                                                                                                                 program (as explained in Section                                                          parks, speciality lighting, and
                                                                          A facade enhancement program sponsored by the Main
                                                                                                                                                2.2), clear and attractive signage                                                         storefronts and many other features
                                                                          Street organization and the City of Xenia would be an
2.5. Institute a Design Review Board                                                                                                            should be installed in appropriate                                                          to make it a safe and appealing
                                                                          excellent way to achieve dramatic improvements in
                                                                                                                                                locations to direct visitors to public                                                      environment     for   pedestrians.
     Establish standards and review process of Downtown                   Downtown Xenia’s appearance at a relatively low cost.
                                                                                                                                                parking areas. Additional signage                                                           These improvements can help
     Xenia properties that supports a positive, cooperative               It is a way to address such situations as: covered over or
                                                                                                                                                located in the public parking areas                                                        play a major role in strengthening
     redevelopment process. The design standards can be                      painted facades and windows, holes from old signs,
                                                                                                                                                should clearly explain the zoned                                                         the link between shoppers from
     broken up into two broad concepts: a) maximum                                       unattractive signage, etc. It is a way where
                                                                                                                                                parking policy. Without jeopardizing                                                   parking areas and adjacent residential
     retention of historic building materials, and                                            the Main Street Organization and the
                                                                                                                                                visual security, use of low level screening                                        communities and merchants, as well as
     b) avoiding the creation of a false historic                                                City creates partnership with local
                                                                                                                                                such as masonry walls, wrought iron fences and                                help generate increasing sustainability to the
     appearance. The review goals would be to                                                       banks for the loan program.
                                                                                                                                                shrubs to minimize views into the interior of surface lots         district.
     achieve an appropriate balance between                                                           Usually loans are offered at less
     historic and aesthetic considerations                                                             than the prime rate of interest          is recommended.
                                                                                                                                                                                                              2.11. Adopt a Property Maintenance Code
     and the economic realities facing                                                                  with the City reimbursing the
     property owners and developers. The                                                                property owner for a specific      2.10. Enhance Existing Streetscape                                      To provide both the property owners and City of Xenia
     City of Xenia and Greene County                                                                    percentage of the interest of           In the existing Downtown environment, cars, buses,                 officials some guidelines of ways to maintain properties,
     Building Department staff should                                                                  the loan.                                trucks, bikes and pedestrians all need to be taken into            a Property Maintenance Code can be adopted. Code
     support the property owners/developers                                                                                                     consideration. As a part of the “Downtown Beautification           officials recognize the need for a modern, up-to-date
     to have a better understanding of historic                                                                                                 Program”, new streetscape design standards should be               property maintenance code governing the maintenance of
     tax credits and the alternative building code                                                                                              established incorporating trees, planters, banners and             existing buildings. The International Property Maintenance
     for redevelopment of existing buildings.




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                                                                                                                                                                                                                Downtown Strategic Plan | Xenia, Ohio



     Code is designed to meet this need through model code                   Xenia. Cost estimates, routing, corporate interest and         3.3. Create upper floor housing opportunities and                  + Public Relations – Maintain the current schedule of
     regulations that contain clear and specific property                    public funding potential should be evaluated. Transit               promote Downtown living                                         regular press releases to local and regional media
     maintenance requirements with required property                         stops and other related amenities should be provided                Promote Downtown Xenia as an exciting, convenient,              announcing planned activities and promotions,
     improvement provisions. The code can be streamlined                     in such case.                                                       intimate place to live among target population groups           as well as new initiatives started or successfully
     and adopted by the City.                                              + Tax increment financing is recommended to be                        including young professionals and aging local residents.        completed as part of the revitalization plan.
     For more information refer:                                             implemented as a mechanism to provide a funding                     Downtown, with its historic architecture, and proximity to
     International Code Council website (http://www.iccsafe.                 source for public infrastructure improvements as                    amenities, offers a tremendous opportunity to create a        + Special Events/Festivals – Consideration should
     org/)                                                                   discussed under Section 1.8. Alternatively, the DRC,                unique and appealing living environment. Experiences            be given to expanding existing festivals and
                                                                             the City and other appropriate agencies personnel                   in other communities have shown that office and                 special events to appeal to a broader market. The
2.11. Infrastructural Improvements                                           should continue to review the fiscal capability to meet             retail development will follow the development of a             existence of the steady presence of bikers utilizing
     The recommended development directions according                        infrastructure expansion needs and impose impact                    meaningful housing component in an attractive, historic         the bike path and the colleges/universities provide
     to the Strategic Plan are anticipated to create additional              fees if it finds that its fiscal capability has been                neighborhood. An emphasis on Downtown housing,                  opportunities for promotion of entertainment events
     demand for public infrastructure. These strategies should               exceeded.                                                           mainly on the upper floors, will ultimately promote retail      and establishments for day-trippers (changing
     be further discussed and detailed out by the proposed                                                                                       development. Vacant upper floors should be inspected            rooms, storage spaces, eating and drinking places
     DRC along with City Engineering Department, Ohio                 3. Promotion                                                               by authorized personnel for compliance with Alternative         etc.) and for those who would like to spend a night
     Department of Transportation and other applicable                                                                                           Building Code (refer section 2.3) and accordingly               (inns, bed and breakfasts etc.). Corporate and media
     agencies.                                                                                                                                   maintained by the property owner.                               sponsorships could be solicited to fund expansion of
                                                                      3.1. Create a strong sense of identification and entry
     + Develop and maintain the existing Capital                                                                                                                                                                 existing events, in terms of size, quality and perhaps
                                                                           into the Downtown Xenia
          Improvements Plan which includes the infrastructure                                                                                    Also, example pro-formas should be developed to                 duration. Examples of ways for individual merchants
                                                                           A comprehensive vehicular and pedestrian directional/                 evaluate the benefits of applying several incentives,           to take advantage of special events include extended
          and facilities requirements needed to support the
                                                                           wayfinding system with a sign schedule defining exact                 such as historic tax credits and new market tax credits,        hours, sponsorships, coupons or sales, food carts,
          Strategic Plan. Assign maximum priority to the
                                                                           locations and a list of destinations and attractions should           for rehabilitation of a building to make way for loft style     banner signage and sidewalk seating or sales.
          infrastructure improvements of Downtown Xenia.
                                                                           be developed and implemented. The signage system                      apartments with retail on first floor space. The cost of
     + Identify and prioritize all of Downtown Xenia’s capital
                                                                           should be respectful of the character and heritage of                 improvements should be tallied with expected rent rates to    + A coordinated retail and leasing support program
          improvement requirements and capital funding
                                                                           Xenia. The design of the signs should be developed                    evaluate the investment potential of upper floor housing.       should bring property owners, retailers, DRC and the
          opportunities; annually budget capital projects
                                                                           with an environmental graphic designer who would                                                                                      City together. The program should offer:
          consistent with this plan.
                                                                           work with the City of Xenia Community Development,               3.4. Increase Local Market Penetration                               + Loan Programs-Develop a low interest revolving
     + Maintain an accurate and complete inventory
                                                                           Engineering Department and the Ohio Department of                                                                                         loan fund in conjunction with local banks. The
          of roads, sidewalks, sewer, water, storm water,                                                                                        + Expand hours of operation – Increase penetration in
                                                                           Transportation.                                                                                                                           funds can be used for renovations and/or start-
          electric and other existing utility infrastructure within                                                                                  the local market by an expansion of and consistency
          Downtown Xenia for reference in any future repair                                                                                          in hours of operation through a combination of                  up working capital.
                                                                      3.2. Upgrade and sign the major entrances leading                                                                                          + Rent Abatement-Persuade landlords to offer free
          and maintenance programs. This can eventually be                                                                                           standardized lease clauses and gradual introduction
                                                                           into Downtown Xenia                                                                                                                       rent or rent discounts for limited period to new
          expanded to include the corporate boundaries.                                                                                              of evening hours.
     + Detailed feasibility analysis should be performed                   A gateway image should be developed using a                                                                                               entrepreneurs whose business interest matches
          on a site-by-site basis with respect                                     combination of signage (including recently                    + Joint Promotions/Marketing – Merchants could work                 with the vision of the Strategic Plan.
          to    infrastructure    improvements                                          adopted new Xenia logo), landscaping, and                  together, in coordination with City of Xenia and/or           + Easy Entry Rents-Rental rates in Downtown Xenia
          related to new development/                                                       architectural elements. Signage should be              Downtown Revitalization Committee to sponsor                      are already very reasonable however; this kind
          redevelopment that will include                                                     designed as part of the recommended                  joint promotions. Examples could                                       of package helps new entry retailers. This
          parking, water, sewer, electric,                                                     comprehensive directional/wayfinding                include special sale events, periodic                                        can include as an option three months
          lighting, and storm water                                                             program.                                           cooperative advertising circulars,                                              free rent to allow the retailer time
          drainage.                                                                             It is recommended to create an                     and discount coupons at                                                            to pay for their first inventory
     + A linkage between the existing                                                           illustrative map of Downtown Xenia                 participating merchants, etc.                                                        turnover or approximately 5%
          north and south bikeway system                                                       (central business district) and post it at                                                                                                 of sales for the first year as a
          should be established with an                                                       strategic locations along with signage/            + Marketing Fund Clause –                                                                percentage of rent with rent
          integrated bikeway system through                                                 wayfinding elements for reference by                   Downtown property owners                                                               increases over the remainder
          Downtown Xenia. Specific design and                                           consumers, customers and visitors to the                   could be encouraged to                                                                 of the lease to approximate
          engineering should be coordinated with                                   district. The maps should reflect the broad uses                put a standard marketing                                                              10% of gross sales to ensure
          DRC, City Engineering Department, ODOT and                       and/or shops (retail mix), parking and miscellaneous                    fund clause in future leases                                                         a profitable start and finally
          other applicable agencies.                                       amenities to guide pedestrians to their destinations with               and controlled by DRC or any                                                      increase to market rate.
     + Extension of the existing bus transit (Greene CATS)                 reference to “You are Here” designations based on the                   centralized management group
          should be explored based on the demand for such                  location of a specific map within the district.                         (Downtown Merchants Association).                                          The DRC along with the Main Street
          need specifically from Transit Hub, Legacy Ministry                                                                                                                                                           Manager should assist and work with the
          and adjacent residential neighborhoods to Downtown                                                                                                                                                         merchants group for various promotional events.




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                                                                                                                                                                                                         Downtown Strategic Plan | Xenia, Ohio



3.5. Develop Marketing Information for Promotional                    niche retail within the Downtown and cater to its strengths.    for Xenia around which the retail/commercial market                 that could then be introduced in the nearby stores.
     Campaign                                                               Examples of brochures can also be from the nearby         should be developed. This does not mean that Downtown               Opportunities for strengthening these establishments
     Develop a database of information on                                        Greene shopping mall. Generate mailings              Xenia has to cater to the niche market like Waynesville             where appropriate should be implemented and
     local statistics, available spaces, maps                                       on a regular basis to tenant prospects            (antique goods) or even “The Greene” shopping mall.                 encouraged to participate in cooperative Downtown
     and promotional materials for use in                                              identified through the above efforts. Each     It requires buy-in to the vision of the Strategic Plan by           Xenia marketing initiatives.
     creating a strong leasing package                                                  mailing could, for example, focus on a        political leadership and stakeholders and providing for           + A series of seminars could be offered to Downtown
     to send or give to potential recruits.                                             different feature or benefit of locating in   services/retail/commercial/housing based on the vision.             merchants dealing with such topics as visual
     Some effective ways of marketing are                                               Downtown Xenia. These mailings could          It also means upgrade of existing shops/stores and                  merchandising, window displays, customer service,
     producing informational pamphlets                                                  range from postcards to videotapes or         recruiting new establishments to cater to a wide array of           marketing and promotions, inventory control,
     that highlight the following:                                                     incentive gifts.                               the market segments.                                                etc. These seminars could be supplemented with
                                                                                                                                                                                                          individual consultation and support services such
    +   Letter of introduction including compelling                              Internet                                             A commercial broker is recommended to be hired                      as design assistance and a micro-loan program for
        reasons why the Downtown makes economic                              Promotional opportunities and strategies on the          to represent Downtown Xenia and for initiating the                  businesses that wish to invest in maintaining and
        sense for a particular store.                                 Internet should be pursued. The Internet is already having      marketing and recruitment of appropriate tenants. This              enhancing the viability of their operations.
    +   General information and photos of the community               a profound impact on some categories of                         responsibility can be eventually transferred over to the
        highlighting its assets.                                      shopping. Those most likely to be                                  Main Street Manager position.                              4.2. Add Appropriate New Retail
    +   Wish list of new businesses supported by market               affected will be convenient and
        demand and supply data (refer market analysis                 price driven commodities.                                                 4.1.    Retain and Strengthen Existing                  The suggested Main Street Manager should assist in
        section).                                                     The     current     website                                                 Retail Establishments                                 promotion, marketing and recruitment of new and
    +   New developments demonstrating investment in                  (http://www.shopxenia.                                                                                                            appropriate retail according to the vision of the Strategic
        Downtown Xenia.                                               com/) offers substantial                                                        Downtown Xenia has many assets it can             Plan. Adjacent communities should be researched
    +   Information on past openings and closings of                  information       related                                                       build upon, including the historic building       to explore prospective successful retailers who might
        businesses.                                                   to shops, lodging,                                                              stock, the bike path system, and a limited        be interested in and capable of opening additional
    +   Trade area geographic definition and demographic              dining and activities                                                          number of destination retailers. Some              locations, specifically in the context of Downtown Xenia
        and lifestyle data (refer market analysis section).           within Downtown Xenia.                                                        retailers are struggling to make it. However,       market and its unique “small-town feel”. The marketing
    +   Trade area economic data including actual and                 The website should be                                                       many have been in the community for                   information, Downtown character visions and database
        potential sales data (including available sales area).        maintained and upgraded                                                  generations and providing for better economics           of promotional campaign (refer section 3.5) should be
    +   Nonresident consumer data (including daytime                  to enhance the vision of the                                         of the community. It is essential that the community         used to this purpose.
        population and tourism visitation).                           Strategic Plan.                                                 actively work to maintain these businesses, offer
    +   Descriptions of target market segments specific for                                                                           incentives to retain them in Downtown Xenia. The parcel           To the extent possible, concentrate retail on the first floor
        Downtown Xenia (refer market analysis section).            4. Economic Restructuring
                                                                                                                                      and building inventory, as discussed under section 2.4,           and keep it contiguous as recommended by the character
    +   Business inventory should include names and                                                                                   should be used to evaluate the tenanting and possible             of the districts. Retail uses spread all over the districts
        addresses, property owner information, leasable               The market study and the subsequent market repositioning        options for retention and further recruitment.                         dilute the impact and image of Downtown as a
        area, terms of lease (including rental rates),                matrix (refer “Market Analysis” chapter) lends an idea                                                                                         place to shop, eat, and relax. First priority
        dimensions and possibly an image of the property.             regarding the market demographics, housing and                  A business retention strategy should be                                             should be given to filling first floor space
    +   Significant employers and institutions.                       retail supply and demand, and the segmentation of               implemented by the DRC with the                                                        in the buildings located in the retail
    +   Vehicle and pedestrian traffic volume.                        the consumers. Although the kind of retail in Xenia has         help of the information available                                                        concentrated area discussed earlier.
    +   Mix of existing retail, service, dining, housing, office      been of “traditional” character, there is opportunity to        from the National Main Street                                                             Also, a clustering policy should be
        and lodging in the district and adjoining areas.              build upon the existing retail establishments and find a        organization. As an example, the                                                          implemented in locating retail such
    +   Press coverage and testimonials highlighting success          niche retail market to serve the residents of Xenia and         journal of the National Main Street                                                       as book store with music store and
        stories.                                                      surrounding communities. As mentioned before, the               Program, the “Main Street News”,                                                          coffee shop etc. Another example
    +   Summary of incentives and other business assistance             presence of a large number of college/university towns        and its volume number 193 should                                                         can be in the form of a cluster of
        available in Downtown Xenia.                                            around Xenia opens up potential for serving the       be referenced for business retention                                                   uses such as entertainment venues
                                                                                    needs of college/university students, staff       strategies.                                                                         along with restaurants, ice-cream
    It is recommended that Downtown Xenia                                              and faculty. The visits by representatives                                                                                    shop etc. (refer appropriate retail mix in
    budget for and prepare professionally                                               of several ministries and “athletes in        +   Downtown Xenia has a limited number of                             “Redevelopment Concepts”).
    produced recruitment literature. Before                                              action” opens up another opportunity             destinations that could be considered as anchors
    a promotional brochure is prepared, the                                              to reposition the market of Xenia based          such as KMART, Library and mini-anchors such as               Regardless of the store type, successful Downtown Xenia
    leasing activities of Downtown Xenia’s                                               on the market needs. These are in                the cluster of fast food centers, gift shops, coffee          merchants will offer superior customer service and
    competing resources should be examined.                                             addition to the adjacent neighborhoods            shops, restaurants etc. These office/retail/commercial        product knowledge, unique specialty items, convenience,
    This does not mean that Downtown Xenia has                                        within Xenia and presence of the bike               establishments serve an important purpose of bringing         a pleasant atmosphere, and support for community
    to provide the similar kind of shops as in other                               culture, the latter being an important treasure        consumers/customers into the Downtown area                    causes.
    surrounding City and their Downtowns; rather create




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                                                                                                                                                                                                                    Downtown Strategic Plan | Xenia, Ohio



Funding Sources                                                          the Department of Taxation. The Ohio Historic Preservation            guidelines refer to (http://www.ffiec.gov/cra/default.              objective of this program is to rehabilitate and upgrade
                                                                         Office will provide assistance and will participate in                htm).                                                               Main Street commercial/retail buildings. The program
In order to capitalize on current interest and momentum,                 application review.                                               +   Tax Increment Financing (TIF)                                       is designed to offer property and business owners low-
this Strategic Plan should be actively used in the recruitment                                                                                 It is a redevelopment tool TIF to use future gains in taxes         interest loans or grants, and personalized design and
of potential private developers and investors. These potential           For additional information on eligibility and requirements            to finance the current improvements that will create                technical assistance.
development partners should receive assistance in gaining an             to qualify for Federal and State of Ohio historic preservation        those gains. Refer Strategic Recommendation #5.9 for            + Low Interest Loans - Local financial institutions could be
understanding of the benefits of public / private partnering.            tax credits, refer to these resources: http://www.nps.gov/            additional explanation.                                             approached to jointly create a low interest loan pool for
Strategies that reduce risk to private investors are key to              history/hps/tps/tax/index.htm and http://www.ohiohistory.         +   Special Improvement District (SID)                                  building stabilization, facade enhancement, and even
successful redevelopment. Project financing and programs that            org/resource/histpres/                                                SID’s are special assessment districts designed to                  redevelopment and new construction projects located in
support start-up business are key inducements.                           All tax incentive programs, applicable to Downtown Xenia,             direct revenues to a variety of supportive services                 the Main Street area.
                                                                         are administered by:                                                  including security, maintenance, marketing, economic          IV. The following funding programs are administered
The potential funding sources should be researched by the                    Ohio Historic Preservation Office                                 development, parking, and special events. Refer Strategic         by the Ohio Department of Development
proposed DRC and Main Street Manager to check the eligibility                Ohio Historical Society                                           Recommendation #5.2 for additional information.                      77 South High Street
and applicability for Downtown Xenia projects.                               567 E. Hudson Street                                          +   New Markets Tax Credit (NMTC) Program                                Columbus, Ohio 43215-6130
                                                                             Columbus, Ohio 43211-1030                                         This program is available through the Community                      P. O. Box address: Box 1001,
Potential sources of investment and business development                     Telephone: (614) 298-2000                                         Development Financial Institutions Fund of United                    Columbus, Ohio 43216-1001
funding include the following:                                               Fax: (614) 298-2037                                               States Department of Treasury. The New Markets Tax                   1-800-848-1300
                                                                             E-mail: ohpo@ohiohistory.org                                      Credit (NMTC) Program permits taxpayers to receive                For additional information, refer to the website address
I.   Tax        Incentives         for        Historic                      Information regarding additional sources of funding                a credit against Federal income taxes for making                  beside respective programs.
     Preservation                                                                 related historic preservation are available at http://       qualified equity investments in designated                              +                Ohio Enterprise Zone Programs
     The      Historic    Preservation      Tax                                       www.ohiohistory.org/resource/histpres/docs/              Community         Development     Entities                                     It is for local and state tax incentives for
     Incentives reward private investment                                               fundinglist2.pdf.                                      (CDEs). Substantially all of the                                                   businesses that expand or locate in Ohio.
     in rehabilitating historic properties                                                                                                     qualified equity investment must                                                      Local guidelines regulate the type of
     such as offices, rental housing, and                                                II. Housing                Development                in turn be used by the CDE to                                                           business and investment eligible for
     retail stores. A tax credit differs                                                  Incentives                                           provide investments in low-                                                              incentive.   (http://www.odod.state.
     from an income tax deduction.                                                         + Low-Income Housing Tax Credits                    income communities.                                                                       oh.us/edd/ez/)
     An income tax deduction lowers                                                            Tax credit available over a 10-year             An organization wishing to                                                                +               Ohio Job Creation
     the amount of income subject to                                                       period. Available to developers of rental           receive awards under the                                                                 Tax Credit Program (JCTC)
     taxation. A tax credit, however,                                                      projects who reserve a set percentage               NMTC Program must be                                                                    The program provides a refundable tax
     lowers the amount of tax owed.                                                       of units for low-income persons over                 certified as a CDE by the Fund. To                                                     credit against a company’s corporate
     In general, a dollar of tax credit                                                  a minimum 15 year term. Additional                    qualify as a CDE, an organization                                                   franchise or income tax based on the
     reduces the amount of income tax                                                   information may be obtained through U.S.               must:                                                                           state income tax withheld from new, full-time
     owed by one dollar. Current federal                                              Department of Housing & Urban Development                   + Be a domestic corporation or                                         employees.       (http://www.odod.state.oh.us/EDD/
     tax incentives for preservation include:                                      (http://www.huduser.org/datasets/lihtc.html)                        partnership at the time of the certification                  jctc/)
     + 20% tax credit for the certified                                         + HUD Programs                                                         application;                                              + Business Incentives Loans and Grants
        rehabilitation of certified historic structures.                     Home Grants - New Construction & Rehabilitation of                   + Demonstrate a primary mission of serving, or                     (http://www.odod.state.oh.us/EDD/Loans_Grants.
     + 10% tax credit for the rehabilitation of non-historic, non-         Affordable Housing                                                          providing investment capital for, low-income                  htm)
        residential buildings built before 1936.                           Hope VI Grants - Funds for redevelopment of existing                        communities or low-income persons; and                    + Ohio Enterprise Bond Fund
     + The 20% rehabilitation tax credit equals 20% of the                 public housing                                                         + Maintain accountability to residents of low-                     Provides loans for land and building acquisition,
        amount spent in a certified rehabilitation of a certified          Section 202 Financing - Low income senior housing                           income communities through representation on                  construction, expansion or renovation and equipment
        historic structure.                                                Home Investment Partnership Program Information                             a governing board of or advisory board to the                 purchases for eligible businesses.
     + The 10% rehabilitation tax credit equals 10% of the                 regarding all of the above grants can be researched at                      entity.                                                   + 166 Direct Loan
        amount spent to rehabilitate a non-historic building               the website of U.S. Department of Housing and Urban                         For more information, refer http://www.                       Provides loans for land and building acquisition,
        built before 1936.                                                 Development at (http://www.hud.gov/).                                       cdfifund.gov/what_we_do/programs_                             expansion or renovation, and equipment purchase.
     The new legislation (Substitute House Bill 149 authorized                                                                                         id.asp?programID=5                                        + Regional 166 Direct Loans
     on January 2, 2007) for historic tax credits in the State       III. Commercial Development Incentives                                +   Emergency Building Repair Assistance - A program of                   Provides loans for land and building acquisition,
     of Ohio creates a two-year trial program with a 25% tax           + Community Reinvestment Act (CRA) loans                                assistance for emergency repairs to existing buildings                construction, expansion or renovation and equipment
     credit for upto 100 projects per year. This tax credit will            This is intended to encourage depository institutions to           would help to prevent further deterioration. Some                     purchases for eligible businesses. Twelve local
     be in addition to qualified federal tax credits. The Ohio              help meet the credit needs of the communities in which             combination of strict code enforcement and financial                  economic development agencies administer the
     Department of Development will oversee the program with                they operate, including low and moderate-income                    assistance or incentives should be put in place to address            program.
                                                                            neighborhoods, consistent with safe and sound banking              this situation.                                                   + Urban Redevelopment Loan
                                                                            operations. For additional information, eligibility and        +   Establish a storefront renovation program - The                       Removes development barriers from urban core




                                                                                                                                                                                                                                                                          23
                                                                                                                                                                                                                   Downtown Strategic Plan | Xenia, Ohio



      property so that private sector job opportunities can                 such as land and buildings. (http://www.sba.gov/               Implementation                                                                + Signage/Wayfinding              graphic program of
      be created.                                                           services/financialassistance/sbaloantopics/cdc504/                                                                                               Downtown Xenia based on the “Character”
    + Economic Development Program                                          index.html)                                                    The Downtown Strategic Plan is the beginning of a process                         concepts
      The Economic Development Program provides funds                     + Basic 7(a) Loan Program                                        through which public officials, property owners, property                     + Greene CATS has expressed that they have an
      to units of local government to provide gap financing                 (http://www.sba.gov/services/financialassistance/              managers, economic development authorities, and commercial                        additional funding of $40,000 that can be used
      for local buisness development. Except for local                      sbaloantopics/7a/index.html)                                   and residential development interests should be engaged to                        for streetscape improvements. This funding from
      infrastructure needs, Economic Development Program                  + Micro Loan Program                                             consider their respective roles, commonly referred to as the                      Greene CATS should be combined with the yearly
      funds are repaid to the local community’s Revolving                   The Micro loan Program provides very small loans               public-private partnership, in the ongoing revitalization                         grant of $100,000 by City Council for streetscape
      Loan Fund to provide funding for additional business                  to start-up, newly established, or growing small               effort.                                                                           improvement in front of Shopping Center. This will
      assistance activities. (http://www.odod.state.oh.us/                  business concerns. (http://www.sba.gov/services/                                                                                                 create immediate positive perception regarding
      cdd/ohcp/edp1.htm)                                                    financialassistance/sbaloantopics/microloans/index.            It is also recommended to revisit and modify the Strategic                        revitalization initiatives by the public agencies and
                                                                            html)                                                          Plan on a timely basis to make necessary adjustments as                           should encourage further private improvements.
        Comprehensive Downtown Revitalization Tier                                                                                         the market conditions dictate. This process should include                    + Public Green Opportunities
        Two Program                                                   VI. The following funding programs are administered                  review of the DART report along with the Strategic Plan. Initially                + Library (refer “Redevelopment Concepts”)
        The Comprehensive Downtown Revitalization Tier                    by the Ohio Department of Transportation                         semi-annual reviews are recommended for first and second                          + In front of Xenia Towne Center etc.
        Two Program provides funds to eligible communities                These funds provide for transportation related projects.         years after adoption of the Strategic Plan. It is recommended                 Private Development Opportunities
        to help eliminate blighted conditions, improve                    Local Transportation Improvement (LTIP) Funds                    to follow with annual reviews for the third and fourth years.                 + Redevelopment of Xenia Towne Center
        infrastructure and stimulate economic development in              State Infrastructure Bank (http://www.dot.state.oh.us/sib1/      Henceforth, it should be revisited and, if required, updated on               + Context sensitive facade improvements
        central business districts. As this Strategic Plan is being       guide.htm)                                                       a 5-year basis.                                                               + Adaptive reuse of AV building
        performed with the assistance of CDBG Tier One                                                                                                                                                                   + Appropriate infill opportunities of mixed use
        program grants, applying for further grants under             VII. The following funding program is administered by                Identify a catalytic development project                                          buildings as depicted in the Strategic Plan
        Tier Two program for strategic plan implementation is              the Ohio Department of Natural Resources Nature                                                                                               + Upper floor housing/office
        recommended for Downtown Xenia.                                    Works Grants                                                    As the City of Xenia Officials, XEGC, XACC and other
                                                                           The NatureWorks grant program provides up to 75%                stakeholders convene to discuss next steps and implementation         Implementation Matrix
        Microenteprise         Business          Development               reimbursement assistance for local government subdivisions      of the strategic plan, physical catalytic projects will undoubtedly
        Program                                                            (townships, villages, cities, counties, park districts, joint   be of significant interest. Although organizational, financial        An implementation matrix has been provided for better
        The Microenteprise Business Development Program                    recreation districts, and conservancy districts) to for the     and managerial efforts should be implemented as well,                 interpretation of the detailed strategic recommendations that
        provides grants to eligible cities and counties and                acquisition, development, and rehabilitation of recreational    clearly physical improvements in Downtown Xenia will send an          will follow, in this master plan. The recommendations are
        nonprofit organizations to assist in the development of            areas. (http://www.dnr.state.oh.us/tabid/11089/default.         important message to property owners, merchants and business          based on the visions, input from focus groups and Advisory
        local microenteprise businesses and to create and retain           aspx)                                                           owners that the plan is in the process of being implemented.          Committee and suggestions from stakeholders.
        long-term jobs in the private sector. Microenterprises                                                                             Redevelopment Concepts and Strategic Recommendations
        are defined as for-profit entities with five or fewer             Also, the Parks and Recreation Master Plan for the City          have identified projects which are more apt to be implemented         The implementation table consists of four (4) columns as
        employees, one of whom owns the business.                         should be referenced for additional funding opportunities        through City of Xenia stewardship while others have been              indicated below:
                                                                          for parks, bikeways and recreation-oriented use.                 included to represent opportunities for the private sector.
    + Clean Ohio Revitalization Fund
      The Clean Ohio Revitalization Fund is a key financial           VIII.National Trust Community Investment Corporation                                                                                        Strategic           Tasks      Assisting Agency Priority
                                                                                                                                           It is recommended that the City can certainly induce the real
      component to help a community build economic                        (NTCIC) makes equity investments in real estate projects                                                                                Recommendation                                  Level
                                                                                                                                           estate investment and development by the private sector by
      capacity by providing funding for brownfield                        that qualify for federal historic tax credits and when                                                                                  Number
                                                                                                                                           identifying a public project for early implementation. The
      redevelopment. Brownfield redevelopment allows a                    available, state historic and New Markets Tax Credits.           project should be chosen with funding in mind and perhaps
      community to reclaim and improve its lands, making                  NTCIC works with a wide variety of property owners                                                                                     + Strategic Recommendation Number:
                                                                                                                                           more importantly, the ability of the project to leverage other
      property viable for new development. (http://www.                   including for-profit developers, nonprofit organizations                                                                                 Relates to the recommendation number as denoted in the
                                                                                                                                           private investment for maximum benefit. The following are
      odod.state.oh.us/ud/)                                               and local governments. Its focus is on projects that have a                                                                              “Strategic Recommendations” chapter
                                                                                                                                           some of the opportunities that can act as key projects of the
                                                                          strong economic revitalization impact on the surrounding                                                                               + Tasks:
                                                                                                                                           strategic plan categorized by public improvement or private
V. The following funding programs are administered                        community.                                                                                                                               Relates to the specific implementation techniques
                                                                                                                                           opportunity.
   by the U.S. Small Business Administration                                                                                                                                                                     + Assisting Agency:
   SBA provides a number of financial assistance programs                                                                                                                                                          Shows the responsible party that will oversee/assist in the
                                                                                                                                                   Public Improvement Opportunities
   for small businesses.                                                                                                                                                                                           implementation of the specific task
                                                                                                                                                   + Streetscape of Detroit and Main Streets
   + CDC/504 Loans                                                                                                                                                                                               + Priority Level:
                                                                                                                                                      + Planter program
        The CDC/504 loan program is a long-term financing                                                                                                                                                          Shows the priority of the tasks to be undertaken for
                                                                                                                                                      + Tree plantings
        tool for economic development within a community.                                                                                                                                                          successful implementation of the Strategic Plan. The
                                                                                                                                                      + Banner program
        The 504 Program provides growing businesses with                                                                                                                                                           priority level has been categorized as “short term” (0-2
        long-term, fixed-rate financing for major fixed assets,                                                                                                                                                    year), “medium term” (2-5 years), “long term” (5 - 20
                                                                                                                                                                                                                   years and above)




                                                                                                                                                                                                                                                                             24
                                                                                                                                        Downtown Strategic Plan | Xenia, Ohio



Based on the Strategic Recommendations and “four-point”         ORGANIZATION
approach of National Main Street, the implementation
                                                                Strategic
techniques have been subdivided into the following
                                                                Recommendation                                                                                                  Priority
categories:
                                                                Number         Tasks                                                                     Assisting Agency       Level
    +   Organization                                                                                                                                 City of Xenia, Downtown
                                                                                  Form a Downtown Revitalization Committee (DRC), establish a
    +   Design                                                                                                                                       Merchants, XEGC,
                                                                  1.1, 1.2, 1.3   501(c)3 not-for-profit corporation and pattern the committee after                         Short Term
    +   Promotion                                                                                                                                    XACC, Greene County,
                                                                                  National Main Street Program
    +   Economic Restructuring                                                                                                                       other stakeholders

The “tasks” as mentioned in the implementation matrix are                         Form a Board of Trustees for the new organization and establish
                                                                    1.4, 1.5                                                                             DRC                    Short Term
discussed in detail in the Strategic Recommendations section.                     an operating budget

The following are some of the important next steps:                   1.6         Hire a Main Street Manager                                             DRC                    Short Term

+ Extension of Startegic Plan Advisory Committee and                                                                                                     DRC, Main Street       Medium
                                                                      1.7         As a toolkit for revitalization, create Special Improvement District
  formation of Downtown Revitalization Committee                                                                                                         Manager                Term
+ Hiring a Downtown or Main Street Manager
+ Formation of an Economic Development Corporation                                                                                                       DRC, Main Street       Medium to
                                                                      1.8         Create a TIF District for public improvement related projects
  concentrating on downtown, creation of LLC or utilizing                                                                                                Manager                Long Term
  existing LLC
+ Explore Financial incentives, TIF                                                                                                                                             Short to
                                                                      1.9         Create a for-profit Limited Liability Company (LLC)                    City, DRC
+ Public and private catalytic development projects                                                                                                                             Long Term
+ Introduce special overlay zones and/or design
  development guidelines
+ Encourage mixed use opportunities
+ Marketing, promotions, business retention and recruitment
+ Leadership and Stakeholder Buy-In to the Strategic Plan
+ Creation of a Comprehensive Master Plan of Xenia              PROMOTION
                                                                Strategic
                                                                Recommendation                                                                                                  Priority
                                                                Number         Tasks                                                                     Assisting Agency       Level
                                                                                  Create a strong gateway identity into Downtown Xenia promoting
                                                                                  the “sense of place” with gateway elements/landmark buildings/         City, DRC, Potential   Short to Long
                                                                    3.1, 3.2
                                                                                  substantial green spaces etc. and provide efficient wayfinding         Graphic Consultant     Term
                                                                                  techniques
                                                                                                                                                         DRC, Downtown          Short to Long
                                                                      3.3         Promote upper floor housing opportunities and Downtown living
                                                                                                                                                         Property Owners        Term

                                                                                  Increase local market penetration of retail through, extended          DRC, Downtown          Short to Long
                                                                      3.4
                                                                                  hours, joint promotions, special events etc.                           Property Owners,       Term

                                                                                                                                                         Main Street Manager,   Medium to
                                                                      3.5         Develop marketing information for promotional campaigns
                                                                                                                                                         DRC                    Long term




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                                                                                                                                                                                              Downtown Strategic Plan | Xenia, Ohio



DESIGN                                                                                                                      ECONOMIC RESTRUCTURING
Strategic                                                                                                                   Strategic
Recommendation                                                                                                 Priority     Recommendation                                                                                             Priority
Number         Tasks                                                              Assisting Agency             Level        Number         Tasks                                                                Assisting Agency       Level
      2.1      Update zoning code based strategic recommendations and visions City of Xenia                    Short Term                  Promote retail location and strategies based on the Strategic Plan   DRC, Main Street
                                                                                                                                  4                                                                                                    Short Term
                                                                                                                                           vision and Redevelopment Concepts                                    Manager
               Establish design and development guidelines to include but not
                                                                                                               Medium                      Responsibilities of marketing and recruitment of tenants to be
      2.2      limited to building location, setback, height, massing, color,     City, Potential Consultant
                                                                                                               Term               4        handled by a commercial broker initially before handing it over to City, DRC                Short term
               landscaping, signage and parking requirements
                                                                                                                                           the Main Street Manager
               Follow alternative building code compliance for long term                                       Short to
      2.3                                                                         City, Greene County                                                                                                                                  Short to
               maintenance of historic structures                                                              Long Term         4.1       Retain and strengthen existing retail                                Main Street Manager
                                                                                                                                                                                                                                       Long Term
                                                                                  City, DRC, Greene
      2.4      Establish an Architectural Survey of Downtown Xenia                                             Short Term                                                                                       Main Street Manager,   Medium
                                                                                  County Auditor                                 4.1       Organize a “Business Retention and Recruitment” strategy
                                                                                                                                                                                                                DRC                    term
      2.5      Institute a Design Review Board                                    City, DRC                    Medium
                                                                                                                                                                                                                Main Street Manager,   Short to
                                                                                                                                 4.2       Add appropriate new retail
                                                                                                                                                                                                                DRC                    Long Term
      2.6      Prepare documentation and submit for historic district designation City                         Medium

               Establish a Historic Easement Program and Façade Improvement       City, DRC, Property
    2.7, 2.8                                                                                                   Short Term
               Program for Downtown Xenia                                         Owners, Tenants

               Organize for a “Downtown Beautification Program” to work
                                                                                                               Short Term
               towards tree plantings, container plantings and/or hanging basket
     2.10                                                                        DRC                           to Long
               program and respective maintenance schedule. Also work towards
                                                                                                               Term
               streetscape improvement programs

                                                                                                               Medium to
     2.11      Adopt a Property Maintenance Code                                  City, DRC
                                                                                                               Long Term

                                                                                  City Engineering, ODOT, Short to
     2.12      Work towards appropriate infrastructural improvements
                                                                                  DRC                     Long Term

               Work with an environmental graphic consultant for wayfinding/
                                                                                  City                         Short Term
               signage throughout downtown and eventually a City-wide system




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