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Downtown Bethany Area Plan
DOWNTOWN
BETHANY • Bethany has historically served as downtown to Liberty Township. Due to changes in the surrounding community, Bethany has lost this role. • A development vision for Downtown Bethany shared and implemented by all stakeholder groups is necessary for Bethany to regain identity. • Small fragmented lots and the existing building stock are hurdles to the re-development of Downtown Bethany. • The speed and volume of traffic on CincinnatiDayton Road, along with an incomplete sidewalk system impedes pedestrian access in Downtown Bethany • Schools and local churches provide a community social presence within Bethany, which can be further cultivated through appropriate development.
Bethany Demographics 2 and 5 mile Market Areas Population Households Avg. HH Size
2 mi 13,789 4,225 3.26
5mi 106,225 34,894 3.04
Economic Median HH Income Avg. Annual HH Expenditures Non-Retail Expenditures Retail Expenditures
$93,466 $70,439 $40,892 $29,546
$90,379 $67,264 $38,998 $28,267
Housing Total Housing Units Owner Occupied Renter Occupied Vacant
4,780 80% 8.4% 11.6%
38,811 77.2% 12.7% 10.1%
Businesses Total # of Employees Total # of Businesses
4,430 333
38,243 2,886
Source: Decision Data Resources, February 2009
A recent study finds a correlation between a neighborhood’s walkability and its home values. The Study, “Walking the Walk”, focused on 90,000 recent home sales in 15 markets, finding a positive correlation between walkability of a community and increased - Source: Planetizen, 18 August 2009 home values.
Mission Statement The aim of the Downtown Bethany Area Plan is to produce a clear plan document which outlines achievable goals for the revitalization of Downtown Bethany into a thriving, community oriented gathering spot. When put into action, the plan will result in a vibrant and sustainable downtown, consistent in design, sensitive to surrounding uses, and reflecting the community’s desires, which will lend positively to the identity of Downtown Bethany and Liberty Township.
Plan Goals • Establish an identity for Downtown Bethany and promote that identity through a cohesive vision or aesthetic. • Provide for proper transition between the commercial corridor and adjacent residential uses. • Create a connected and walkable Downtown Bethany. • Find ways to promote businesses in the Downtown Bethany area.
Plan Objectives • Establish a Bethany Business Association / Business Incubator • Evaluate existing zoning regulations and zoning district boundaries • Develop a decision making framework for handling historic properties – what measures to take to protect certain properties, and under which situations to enact these measures • Investigate avenues, both public and privately driven, to accomplish the desired vision for Downtown Bethany • Create a Mission Statement for the Downtown Bethany Area Plan • Provide a strategy to complete and improve pedestrian infrastructure in Bethany • Evaluate including a community gathering space and amenities, possibly in the form of a park, civic building, streetscape, etc. • Evaluate the required residential mass needed to support the commercial corridor, and how residential use might be incorporated in to the vision for Downtown Bethany • Provide a strategy to provide the necessary parking to service the area in a functional and attractive way • Evaluate the prospect of relocating or burying above ground utilities • Evaluate options and possible locations for planned access drives
DOWNTOWN
BETHANY
Streetscape
DOWNTOWN
BETHANY A
B
C
A
B
C
Uniform ground signage
Noteworthy architecture at intersections
Wide sidewalks with trees, decorative lighting with banners
Landscape to screen parking lots
Street trees at regular intervals
Decorative street lights
Removed or relocated pole mounted utilities
Wide sidewalks with trees, decorative lighting with banners
Removed or relocated pole mounted utilities
Narrowed traffic lanes to reduce speeds
Narrowed traffic lanes to reduce speeds
Flashing pedestrian alerts at mid-block crosswalk
Removed or relocated pole mounted utilities
Wider traffic lanes to allow quicker flow
On-street parking
Street furniture and trash receptacles
Sidewalks separated from street
Outdoor dining adjacent to sidewalk
Buildings held closer to street to transition into downtown
Landscape to screen parking lots
Concept Plan
DOWNTOWN
BETHANY
Concept Plan Legend Downtown Center
Transitional to Residential
Transition Mid to Downtown Center
Transition Large to Mid Scale
New Collector
New Access Drive
6’
Center Turn Lane 12 Foot Lanes
5’ Min.
6’
One Way Bike Lane
Sidewalk
• 12 foot lanes • Sidewalks on both sides • One access point per property
DOWNTOWN
BETHANY
6’
6’
Center Turn Lane 12 Foot Lanes
• 11 foot lanes • Sidewalks on at least one side • Multiple access points per property
Large Scale
New Drive Aisle
6’
Center Turn Lane 12 Foot Lanes
• Drive aisles in parking lots which connect through adjacent properties
Access Plan
New Collector
6 ’
• • •
Center Turn Lane 12 Foot Lanes
5’ Min One . Way Bike Lane
DOWNTOWN
BETHANY
New Access Drive
6 ’ Side walk
12 foot lanes Sidewalks on both sides One access point per property
6 ’
6 ’
• • •
Center Turn Lane 12 Foot Lanes
11 foot lanes Sidewalks on at least one side Multiple access points per property
New Drive Aisle
Center Turn Lane 12 Foot Lanes
6 ’
•
Drive aisles in parking lots which connect through adjacent properties
Implementation Strategies
DOWNTOWN
BETHANY
Streetscape • Recommended to be installed at one time or in phases • Expected to set tone for quality private investment in Bethany – – – – – –
Sidewalks Decorative Streetlights Street Trees Relocated Utilities On Street Parking Expanded Sitting / Gathering Areas at Corners and Key Nodes – Landscaping – Benches and Trash Receptacles – Gateway Features / Signage / Banners
• Streetscape • Access Management / Access Road Network • Parking • Parks & Gathering Spaces • Historical Properties • Architectural Review / Zoning • Downtown Bethany Business Association
Access Management / Access Road Network • • • •
Improve Traffic and Safety Must Be Coordinated with Streetscape Requires Cooperation of Property Owners May be installed ahead of development or as development happens
Parking • • • • •
Mixture of parking options needed Shared parking between compatible uses On-street parking encouraged in Downtown Center Shared lots may be needed to augment parking provided by businesses Meters for on street and shared lots to encourage turnover
Parks & Gathering Spaces • Provides an amenity to attract more people to Downtown Bethany • Offers a place for neighbors to meet – builds community • Pocket Park for everyday informal use • Larger Gathering Place for events – School Events – Community Events – Farmer’s Market
Implementation Strategies
DOWNTOWN
BETHANY
Historical Properties • Historic structures lend an authentic connection and context to the past identity of Downtown Bethany. It is important that this link is not entirely lost. • Survey conducted on properties identified by the 2006 Comprehensive Plan as historically significant • The Liberty Township Zoning Commission, during the site plan review process, will address historical structures and the feasibility for preservation. • Criteria
Elements of Decision Process Owner Will
Significance
Historic Property Likelihood of Reuse
Physical Condition
– Historical Significance – Condition / Desirablility – Value to Owner / Potential Owner
Architectural Review / Zoning • Revisions to Zoning Resolution to incorporate results of this vision plan • Encourage mixed-use development in Downtown Bethany • Convene working group to revise zoning code
Downtown Bethany Business Association • Business attraction and retention is essential to the long-term success of Downtown Bethany • Would provide a forum of cooperation among businesses in Bethany • Way for business community to work with other entities to address needs
Possible Development Drivers Main Street Program
Community Improvement Corporation
• National Program focused on revitalization and protection of historic business districts • Offers training, support, and some funding • Requires hiring a dedicated staff person
• A development entity that targets properties that are too risky, or not attractive projects for private developers • Non-profit / Can leverage grant money • Called for in the 2006 Comp Plan
DOWNTOWN
BETHANY • Bethany has historically served as downtown to Liberty Township. Due to changes in the surrounding community, Bethany has lost this role. • A development vision for Downtown Bethany shared and implemented by all stakeholder groups is necessary for Bethany to regain identity. • Small fragmented lots and the existing building stock are hurdles to the re-development of Downtown Bethany. • The speed and volume of traffic on CincinnatiDayton Road, along with an incomplete sidewalk system impedes pedestrian access in Downtown Bethany • Schools and local churches provide a community social presence within Bethany, which can be further cultivated through appropriate development.
Bethany Demographics 2 and 5 mile Market Areas Population Households Avg. HH Size
2 mi 13,789 4,225 3.26
5mi 106,225 34,894 3.04
Economic Median HH Income Avg. Annual HH Expenditures Non-Retail Expenditures Retail Expenditures
$93,466 $70,439 $40,892 $29,546
$90,379 $67,264 $38,998 $28,267
Housing Total Housing Units Owner Occupied Renter Occupied Vacant
4,780 80% 8.4% 11.6%
38,811 77.2% 12.7% 10.1%
Businesses Total # of Employees Total # of Businesses
4,430 333
38,243 2,886
Source: Decision Data Resources, February 2009
A recent study finds a correlation between a neighborhood’s walkability and its home values. The Study, “Walking the Walk”, focused on 90,000 recent home sales in 15 markets, finding a positive correlation between walkability of a community and increased - Source: Planetizen, 18 August 2009 home values.
Mission Statement The aim of the Downtown Bethany Area Plan is to produce a clear plan document which outlines achievable goals for the revitalization of Downtown Bethany into a thriving, community oriented gathering spot. When put into action, the plan will result in a vibrant and sustainable downtown, consistent in design, sensitive to surrounding uses, and reflecting the community’s desires, which will lend positively to the identity of Downtown Bethany and Liberty Township.
Plan Goals • Establish an identity for Downtown Bethany and promote that identity through a cohesive vision or aesthetic. • Provide for proper transition between the commercial corridor and adjacent residential uses. • Create a connected and walkable Downtown Bethany. • Find ways to promote businesses in the Downtown Bethany area.
Plan Objectives • Establish a Bethany Business Association / Business Incubator • Evaluate existing zoning regulations and zoning district boundaries • Develop a decision making framework for handling historic properties – what measures to take to protect certain properties, and under which situations to enact these measures • Investigate avenues, both public and privately driven, to accomplish the desired vision for Downtown Bethany • Create a Mission Statement for the Downtown Bethany Area Plan • Provide a strategy to complete and improve pedestrian infrastructure in Bethany • Evaluate including a community gathering space and amenities, possibly in the form of a park, civic building, streetscape, etc. • Evaluate the required residential mass needed to support the commercial corridor, and how residential use might be incorporated in to the vision for Downtown Bethany • Provide a strategy to provide the necessary parking to service the area in a functional and attractive way • Evaluate the prospect of relocating or burying above ground utilities • Evaluate options and possible locations for planned access drives
DOWNTOWN
BETHANY
Streetscape
DOWNTOWN
BETHANY A
B
C
A
B
C
Uniform ground signage
Noteworthy architecture at intersections
Wide sidewalks with trees, decorative lighting with banners
Landscape to screen parking lots
Street trees at regular intervals
Decorative street lights
Removed or relocated pole mounted utilities
Wide sidewalks with trees, decorative lighting with banners
Removed or relocated pole mounted utilities
Narrowed traffic lanes to reduce speeds
Narrowed traffic lanes to reduce speeds
Flashing pedestrian alerts at mid-block crosswalk
Removed or relocated pole mounted utilities
Wider traffic lanes to allow quicker flow
On-street parking
Street furniture and trash receptacles
Sidewalks separated from street
Outdoor dining adjacent to sidewalk
Buildings held closer to street to transition into downtown
Landscape to screen parking lots
Concept Plan
DOWNTOWN
BETHANY
Concept Plan Legend Downtown Center
Transitional to Residential
Transition Mid to Downtown Center
Transition Large to Mid Scale
New Collector
New Access Drive
6’
Center Turn Lane 12 Foot Lanes
5’ Min.
6’
One Way Bike Lane
Sidewalk
• 12 foot lanes • Sidewalks on both sides • One access point per property
DOWNTOWN
BETHANY
6’
6’
Center Turn Lane 12 Foot Lanes
• 11 foot lanes • Sidewalks on at least one side • Multiple access points per property
Large Scale
New Drive Aisle
6’
Center Turn Lane 12 Foot Lanes
• Drive aisles in parking lots which connect through adjacent properties
Access Plan
New Collector
6 ’
• • •
Center Turn Lane 12 Foot Lanes
5’ Min One . Way Bike Lane
DOWNTOWN
BETHANY
New Access Drive
6 ’ Side walk
12 foot lanes Sidewalks on both sides One access point per property
6 ’
6 ’
• • •
Center Turn Lane 12 Foot Lanes
11 foot lanes Sidewalks on at least one side Multiple access points per property
New Drive Aisle
Center Turn Lane 12 Foot Lanes
6 ’
•
Drive aisles in parking lots which connect through adjacent properties
Implementation Strategies
DOWNTOWN
BETHANY
Streetscape • Recommended to be installed at one time or in phases • Expected to set tone for quality private investment in Bethany – – – – – –
Sidewalks Decorative Streetlights Street Trees Relocated Utilities On Street Parking Expanded Sitting / Gathering Areas at Corners and Key Nodes – Landscaping – Benches and Trash Receptacles – Gateway Features / Signage / Banners
• Streetscape • Access Management / Access Road Network • Parking • Parks & Gathering Spaces • Historical Properties • Architectural Review / Zoning • Downtown Bethany Business Association
Access Management / Access Road Network • • • •
Improve Traffic and Safety Must Be Coordinated with Streetscape Requires Cooperation of Property Owners May be installed ahead of development or as development happens
Parking • • • • •
Mixture of parking options needed Shared parking between compatible uses On-street parking encouraged in Downtown Center Shared lots may be needed to augment parking provided by businesses Meters for on street and shared lots to encourage turnover
Parks & Gathering Spaces • Provides an amenity to attract more people to Downtown Bethany • Offers a place for neighbors to meet – builds community • Pocket Park for everyday informal use • Larger Gathering Place for events – School Events – Community Events – Farmer’s Market
Implementation Strategies
DOWNTOWN
BETHANY
Historical Properties • Historic structures lend an authentic connection and context to the past identity of Downtown Bethany. It is important that this link is not entirely lost. • Survey conducted on properties identified by the 2006 Comprehensive Plan as historically significant • The Liberty Township Zoning Commission, during the site plan review process, will address historical structures and the feasibility for preservation. • Criteria
Elements of Decision Process Owner Will
Significance
Historic Property Likelihood of Reuse
Physical Condition
– Historical Significance – Condition / Desirablility – Value to Owner / Potential Owner
Architectural Review / Zoning • Revisions to Zoning Resolution to incorporate results of this vision plan • Encourage mixed-use development in Downtown Bethany • Convene working group to revise zoning code
Downtown Bethany Business Association • Business attraction and retention is essential to the long-term success of Downtown Bethany • Would provide a forum of cooperation among businesses in Bethany • Way for business community to work with other entities to address needs
Possible Development Drivers Main Street Program
Community Improvement Corporation
• National Program focused on revitalization and protection of historic business districts • Offers training, support, and some funding • Requires hiring a dedicated staff person
• A development entity that targets properties that are too risky, or not attractive projects for private developers • Non-profit / Can leverage grant money • Called for in the 2006 Comp Plan
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