CITY OF EATON, OHIO COMPREHENSIVE PLAN
April 7, 2003
Prepared by: Miami Valley Regional Planning Commission 40 West Fourth Street, Suite 400 Dayton, OH 45402
EATON, OHIO COMPREHENSIVE PLAN UPDATE
Approved 7 April 2003 by Eaton City Council Ordnance # 03-08
Robert G. Stonecash, Mayor Robert L. Ball, Vice Mayor Lawrence Petry Joseph Renner David Kirsch
Recommended for Approval on 11 March 2003 by Planning Board:
Tom Jordan, Chairman Harold Geeding, Vice-Chairman Joseph Renner Lydia Broderick Ron Coleman Tim Lane Pat Kieffer
Staff: David A. Daily, City Manager K. Douglas Spitler, City Engineer Donnette A. Fisher, Law Director Leslie H. Renner, Clerk of Council Robert L. Wehrley, Building Official
Prepared by Miami Valley Regional Planning Commission
TABLE OF CONTENTS
Page CHAPTER 1 - The Planning Process Introduction 1-2 Why Plan? 1-2 What is a Comprehensive Plan? 1-2 General Process for the Development of a Comprehensive Plan 1-3 History of Comprehensive Planning in Eaton 1-3 Input Process for this Plan 1-6 What is in the Plan? 1-8 How is the Plan Implemented? 1-8 Authority to Create the Plan 1-9 Results of the Planning Process 1-9 Vision Statements 1-9 Determined Goals 1-12 How is the Plan Implemented? 1-14 Tools Used for Plan Implementation 1-14 Long-Term and Short-Term Actions 1-15 Conclusion 1-15
CHAPTER 2 - Community Profile and Population Trends Community Profile 2-2 Overview 2-2 Location 2-2 Vicinity Maps 2-3 Brief History 2-4 Municipal Government and Services 2-5 Chamber of Commerce 2-8 Arts and Special Events 2-9 Media 2-10 Shopping and Entertainment 2-10 Restaurants and Cafes 2-11 Industry 2-11 Housing 2-12 Population Trends 2-13 Introduction 2-13 Historical Trends in Population 2-13 City-Township and City-County Population Ratio 2-15 City-County Population Ratio Projections 2-16 Age Characteristics 2-17 Mobility of Residents 2-19 Gender and Race Characteristics 2-20
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Page CHAPTER 3 - Housing Trends Introduction 3-2 Type of Dwelling Unit 3-2 Age of Housing Stock 3-3 Housing Tenure 3-3 Mobility of Residents 3-5 Value of Housing and Median Rent 3-6
CHAPTER 4 - Economic Trends Introduction 4-2 Labor Force Participation 4-2 Educational Attainment 4-4 Industry of Employed Residents 4-5 Occupation of Employed Residents 4-8 Commuting Patterns 4-11 Relative Importance of Selected Economic Sectors 4-12 Household, Family and Per-Capita Income 4-13
CHAPTER 5 - Land Use Trends Introduction 5-2 Existing Land Use Classification 5-2 Existing Land Use Pattern 5-3 Land Use Outside of Eaton Within Study Area 5-6 Land Absorption Rate 5-7 Existing Community Facilities 5-9
CHAPTER 6 - Community Facilities and Services Introduction 6-2 Public Use Facilities 6-2 Municipal Building 6-3 County Courthouse 6-3 Schools 6-4 County Extension of the Ohio State University 6-5 Eaton Library 6-6 Library Administration and Resource Center 6-7 Fort St. Clair and Fort St. Clair Park 6-8 YMCA 6-9 Public Health Care Facilities 6-9 Other Human Services 6-10 Semi-Public Use Facilities 6-11 Religious Institutions 6-11 Private Health Care Facilities 6-11
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Page CHAPTER 7 - Utilities Introduction 7-2 Water Management 7-2 Groundwater Resources 7-2 Groundwater Protection 7-2 Water Storage and Treatment 7-5 Pressure Zoning 7-5 Distribution and Usage 7-5 Recommendations from Eaton 2002 Water Distribution System Study 7-6 Storm Water Management 7-6 Flooding and Flood Control 7-6 Sanitary Sewer/Wastewater Management 7-7
CHAPTER 8 - Transportation and Mobility Introduction 8-2 Air 8-2 Rail 8-3 Bikeways 8-4 Pedestrian 8-4 Thoroughfares 8-5 Functional Classification of Thoroughfares 8-5 Urban Principal Arterials 8-5 Urban Minor Arterials 8-6 Urban Collectors 8-6 City-Designated Collectors 8-6 Urban Locals 8-7 Alleys 8-7 Traffic Volumes 8-7 Rights-of-Way 8-8 Access Points 8-8
CHAPTER 9 - Natural Features Introduction 9-2 Development Suitability Analysis 9-2 Topography 9-3 Slope 9-3 Drainage 9-4 Flooding Hazard 9-4 Natural Resources 9-5 Prime Farmland 9-5 Mineral Resources 9-6
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Page CHAPTER 10 - Future Land Use Plan Recommended Development Plan 10-2 Overview of Existing Land Use 10-2 General Planning Areas by Type – Residential 10-3 General Planning Areas by Type – Commercial and Office 10-6 General Planning Areas by Type – Industrial 10-11 General Planning Areas by Type – Open Space and Institutional 10-13 Special Planning Areas 10-17 Gateway Corridors Within Special Planning Areas 10-17 Gateway Corridors Not Within Special Planning Areas 10-20 General Planning Areas – Future Land Use Recommendations by Location 10-23 North Fringe Planning Area 10-23 Northeast Fringe Planning Area 10-23 Northeast Planning Area 10-23 North Public Planning Area 10-24 Washington Landing Planning Area 10-24 Romadoor Planning Area 10-24 Eaton Centre Planning Area 10-25 Green Acres Planning Area 10-25 Jamesway Planning Area 10-25 Five Points Planning Area 10-25 Seven Mile Corridor Planning Area 10-26 Northwest Planning Area 10-26 East Side Planning Area 10-26 Stoneybrook Planning Area 10-27 US Route 35 West Corridor Planning Area 10-27 West Side Planning Area 10-27 Near West Planning Area 10-27 Junction Village Planning Area 10-28 Short North Planning Area 10-28 Rolling Hills Planning Area 10-28 Meadowbrook Planning Area 10-28 West Fringe Planning Area 10-29 State Route 122 West Gateway Planning Area 10-29 Edgewood-Sugar Hill Planning Area 10-29 Downtown Planning Area 10-30 East Gateway Planning Area 10-30 Fort St. Clair Planning Area 10-30 Whisper Way Planning Area 10-30 West Side Open Space Planning Area 10-31 South Junction Planning Area 10-31 South Side Planning Area 10-31 Victoria Place Planning Area 10-31 Southeast Planning Area 10-32 Wayne Trace Planning Area 10-32 New School Planning Area 10-32 Fredericks Planning Area 10-32 South Corridor Planning Area 10-33
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Page CHAPTER 10 - Future Land Use Plan (Continued) Maplewood Planning Area 10-33 Fairgrounds Planning Area 10-33 Southeast Corridor Planning Area 10-34 Southeast Fringe Planning Area 10-34 Southwest Planning Area 10-34
CHAPTER 11 - Transportation Plan Introduction 11-2 Purpose 11-2 History of Transportation Planning in Eaton and Preble County 11-2 Thoroughfare Recommendations 11-4 General Recommendations 11-4 Specific Recommendations 11-4 Urban Collectors 11-4 Local Connections 11-5 Pedestrian/Bike Recommendations 11-5
LIST OF MAPS
Map 1 - Existing Land Use End of Chapter 5 Map 2 - Groundwater Resources End of Chapter 7 Map 3 - Groundwater Pollution Vulnerability End of Chapter 7 Map 4 - Water Distribution System End of Chapter 7 Map 5 - Sanitary Sewer System End of Chapter 7 Map 6 – Pedestrian Facilities End of Chapter 8 Map 7 - Thoroughfare Classification and ADT End of Chapter 8 Map 8 - Access Points on Major Thoroughfares End of Chapter 8 Map 9 - Soil Suitability for Development End of Chapter 9 Map 10 - Slopes and Shallow Bedrock End of Chapter 9 Map 11 - Drainage, Flood Plains and Wetlands End of Chapter 9 Map 12 - Prime Farmland End of Chapter 9 Map 13 – Planning Areas End of Chapter 10 Map 14 – Future Land Use Map End of Chapter 10 Map 15 – Thoroughfare Plan End of Chapter 11 Map 16 – Bikeway and Pedestrian Plan End of Chapter 11
List of Figures - next page
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Page LIST OF FIGURES
Figure 1-1 - The Planning Process 1-7 Figure 2-1a – Eaton Population History 2-14 Figure 2-1b – Washington Township Population History 2-14 Figure 2-2 - City-Township and City-County Population Ratio 2-15 Figure 2-3 - City-County Population Ratio Projections 2-16 Figure 2-4 - Age Distribution Trend 2-17 Figure 2-5 – Age Distribution Comparison 2-18 Figure 2-6 – Median Age Comparison 2-18 Figure 2-7- Mobility of Residents Comparison 2-19 Figure 2-8 - Gender Trend Comparison 2-20 Figure 2-9 - Race Trend Comparison 2-20 Figure 2-10 – Eaton Household Characteristics 2-22 Figure 2-11 – Family Household Comparisons 2-23 Figure 2-12 – Children, Elderly & Household Type Comparisons 2-24 Figure 3-1 - Type of Dwelling Unit Comparison 3-2 Figure 3-2 - Age of Eaton Housing Stock in 2000 3-3 Figure 3-3 – Vacancy, Tenure & Type of Housing Comparison 3-4 Figure 3-4 - Mobility of Residents Comparison 3-5 Figure 3-5 – Value of Owner Occupied Housing Comparison 3-6 Figure 3-6 – Median Rent Comparison 3-7 Figure 4-1a – Labor Force Participation and Unemployment Comparison 4-3 Figure 4-1b – Percent of Persons 16+ in the Labor Force 4-3 Figure 4-2 – Educational Attainment Comparison 4-4 Figure 4-3 – Industry of Employed Residents Comparison, 1980-1990 4-6 Figure 4-4 – Industry of Employed Residents Comparison, 2000 4-7 Figure 4-5 – Occupation of Employed Residents Comparison, 1980-1990 4-9 Figure 4-6 – Occupation of Employed Residents Comparison, 2000 4-10 Figure 4-7 – Commuting Patterns by Residence & Workplace, 1990 4-11 Figure 4-8 – Relative Importance of Selected Economic Sectors,1982 -1997 4-12 Figure 4-9 – Household Income Distribution in 1999 for Eaton & Selected Areas 4-13 Figure 4-10 – Comparative Incomes for Eaton & Selected Areas in 1999 4-13 Figure 5-1 – Existing Land Use in Eaton, Ohio, 1965 & 2002 5-4 Figure 5-2 – 1965 & 2002 Land Absorption Rates in Eaton 5-7 Figure 5-3 – Higher & Lower Growth Scenarios, Acres Needed 5-8
LIST OF TABLES
Table A – Development Suitability Analysis for Soils in Preble County, Ohio End of Chapter 9
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CHAPTER 1
The Planning Process
Roberts Bridge - 1829
Ohio's oldest and only standing double-barreled covered bridge and the oldest of six remaining in the nation. Built by Orlistus Roberts and James Campbell over seven Mile Creek on Old Camden Pike south of Eaton. Relocated and restored in 1991 through the generous support of the community and the efforts of the Roberts Bridge Restoration Committee.
INTRODUCTION
Why Plan?
Eaton plans for people. People need a safe and secure place to live, an economy that provides jobs, ways to get around, schools, and recreational opportunities. It is the City government’s responsibility to provide public services and facilities, develop policies, and adopt regulations to guide the growth of the City that meets the needs of its people. From 1967 to the present, the guide for Eaton’s growth and development has been the Comprehensive Plan.
What is a Comprehensive Plan?
A Comprehensive Plan is a broad statement of community goals and policies that direct the orderly and coordinated physical development of a city into the future. A Comprehensive Plan anticipates change and provides specific guidance for future legislative and administrative actions. It reflects the results of citizen involvement, technical analysis, and the judgment of decision-makers. The maps, goals, and policies of the Plan provide the basis for the adoption of regulations, programs, and services which implement the Plan. The Plan serves as a guideline for designating land uses and infrastructure development as well as developing community services.
The process for creating a Comprehensive Plan requires extensive research, analysis and collaboration at all levels in the City. The Plan must be comprehensive in its scope, yet as specific as possible in its direction. And most importantly, the Plan must reflect the needs and desires of the residents of the community. Because Eaton has been remarkably successful in achieving consistency between its Comprehensive Plan, regulations, and actual development, the present physical design and function of the City has evolved in an orderly fashion.
This Comprehensive Plan is not a fixed document, but rather part of an ongoing planning and implementation process. Because conditions and circumstances are constantly changing, planning efforts must continuously be reevaluated and adjusted.
1-2 General Process for the Development of a Comprehensive Plan
Eaton residents, business owners, and City staff work together to shape the future of their community through the ongoing development of the Comprehensive Plan. The planning process provides an opportunity for individual citizens to contribute to this effort by attending community meetings to identify issues of concern, by volunteering for citizen committees which oversee changes to sections of the Plan, or by serving on boards or commissions that function as citizen advisors to the City Council.
While individual citizen input is important, the primary responsibility for formulating the Comprehensive Plan rests with the Planning Board. The Board is a committee of citizens appointed by the City Council to make recommendations to the Council for land use or policy changes to the Comprehensive Plan. Proposed changes to the Plan are discussed by the Board at regular monthly meetings or special meetings. Before making a recommendation, the Board conducts public hearings on behalf of the Council. Information and comments presented by individual citizens, citizen committees, community councils, and other boards and commissions are weighed by the Planning Board as it prepares a recommendation to City Council for revisions to the Plan.
In addition to the individual contributions from residents and business owners, Eaton’s City Council is also involved throughout the planning process. For example, a councilperson may serve on a citizen advisory committee formed to review the Plan, or facilitate meetings held to hear citizen input. The ultimate planning decisions are also made by City Council. The Council is responsible for initiating Plan reviews, considering Planning Board recommendations, and adopting the Comprehensive Plan. To implement the Plan, the Council is also responsible for adopting the City’s budget, regulations and programs, and for levying taxes and making appropriations.
History of Comprehensive Planning in Eaton
The City of Eaton’s first Comprehensive Development Plan was adopted in 1967. Prepared by the Miami Valley Regional Planning Commission, it recommended areas for land use expansion, new community facilities, transportation improvements, and methods to implement the Plan. Twenty years later, a 1989 Plan update was prepared, but not adopted. The 1994 Plan update, completed by Woolpert LLP, focused on transportation, economic development, and downtown development issues. That update looked at how the community had changed by using 2000 Census data, Preble County’s new orthophotography, and re-examination of community issues.
1-3 The following summarizes and compares recommendations from the 1967 and 1994 Comprehensive Plans:
1967 Comprehensive Development Plan Land Use - Low-Density residential growth on all four corners of Eaton’s city limits, including subdivision regulations to control the location and limits of future development. - Industrial growth along the northwest and southern corridors. - Additional public/semi-public space between residential areas. Major Thoroughfares - Widening of existing main arterials. - U.S. 35 to be relocated as 4-lane expressway with interchanges circling Eaton to the south and west, to better serve industrial areas. U.S. 127 would also be part of the new expressway system. Community Facilities - Additional park space, especially along the two creeks. - Expansion of Junior/Senior High School, and replacing Dixon with new North Elementary. - Expansion of existing Sewer & Water Plant. - Library replacement; community center and court house expansions; additional fire station and room for expansion of City Hall. - Low-Density residential growth on all four corners of Eaton’s city limits, including subdivision regulations that will control the location and limits of future development. - Industrial growth along the northwest and southern corridors. - Additional public/semi-public space between residential areas. Comprehensive Plan - Land Use Plan designed to maximize land usage of the urban core to maximize use of utilities. - 1967 Plan expected to be renewed/revised by 1985 if unforeseen development occurred.
1994 Comprehensive Development Plan Land Use - New low-density residential areas served by existing facilities (streets, water/sewer lines/schools), addition of multi-family residential as well as the growing number of single-family units. - Encouraged concentrated commercial development and discouraged strip development. - Conservation areas within floodways to serve as a buffer between incompatible land uses. - Maximize Downtown area for commercial land use, create a “downtown identity,” and encourage second-story residential units. - Keep existing neighborhood commercial areas compact to serve only the basic needs of residents with food, drug, and convenience stores. - New industrial development near existing industrial areas served by main thoroughfares and the Norfolk & Western Railroad. - Additional public/semipublic land on northern and southern parts of Eaton. - Conservation of space along flood zones for parks and open space.
1-4 Transportation Plan - Extension of Wayne Trace Road, from East Main/U.S. 35 to Eaton-Lewisburg Road, as a bypass of the City’s core. - Careful design of commercial areas, including consolidating access points for adjacent commercial properties. - Small parking lots at strategic locations within downtown Eaton for easier parking - Widening designated routes to accommodate bike paths. - Mini-bus system for the elderly or disabled.
Relationships between the Plans of 1967 and 1994 - While the 1967 plan plotted large growth for Eaton, the 1994 plan was designed to limit growth and maximize existing land use. - Both plans proposed bypasses around Eaton’s center. The 1967 plan called for a 4-lane expressway bypass of U.S. 35 to the south and west. However, the 1994 plan simply called for an extension of Wayne Trace Road - a collector street on the northeast portion of Eaton. - Unlike the 1967 transportation plan, which planned for quicker automobile flow, the 1994 plan promoted alternatives, such as bike paths and a mini-bus system. - Both land use plans allowed for controlled growth of industrial and low-density residential development on the outer ends and corners of Eaton. The 1994 plan added a need for multi-family residences in Eaton. - Conservation of open space also serving as flood plains were stressed in both land use plans, in addition to additional open space throughout Eaton. - While the 1967 community facilities plan called for upgrades and expansion to existing facilities - such as replacement of the library and an elementary school, additions to the courthouse and high school, as well as the need for more public/semi-public spaces - the 1994 plan simply called for upkeep and maintenance of existing facilities, as those facilities were considered adequate in serving Eaton’s population.
1-5 Input Process for this Plan
The Eaton Comprehensive Development Plan Committee was formed in 2001 to coordinate public input and development of the Plan for the Planning Board. The Committee consisted of City staff, Committee volunteers (citizens), and City school, religious and business leaders within the Eaton community.
The following were the dates and topics for each meeting scheduled and conducted by the Committee:
December 11, 2001 Identify Plan Process, Issues, & Goals
January 8, 2002 Natural Resources & Physical Features
February 12, 2002 Demographic, Economic & Housing Trends
March 12, 2002 Land Use, Community Services, & Image
April 9, 2002 Transportation & Utility Infrastructure
May 14, 2002 Residential & Recreation Vision
June 11, 2002 Business & Economic Development Vision
July 9, 2002 Public Input #1: Goals/Objectives/Policies
August 13, 2002 Public Input #2: Categories/Standards
September 10, 2002 Public Input #3: Preliminary Plan
October 8, 2002 Review Draft Plan Recommendations
November 12, 2002 Finalize Recommendations
Figure 1-1 illustrates the comprehensive planning process.
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1-7 What is in the Plan?
This Comprehensive Plan is designed to be a readable, functional document that will guide Eaton’s future development. It includes ten chapters that cover the following:
I. This Introduction to the Planning Process.
II. A Profile of Eaton; an inventory of existing conditions and trends, including Population, Housing, Economics, Land Use, Community Facilities and Services, Utilities, Transportation and Mobility and Natural Features.
III. A Future Land Use Plan, which includes:
• An Overview of Existing Land Use;
• Identification of General Planning Areas by type;
• General Recommendations by Planning Area;
• Definition and Identification of Special Planning Areas;
• Future Land Use Recommendation by Location.
IV. A Transportation Plan, which includes:
• General Thoroughfare Recommendations;
• General Bicycle and Pedestrian Recommendations.
How is the Plan Implemented?
Adopting the Comprehensive Plan is the first step toward realizing the City’s vision and goals. The vision is achieved when the Plan is implemented. Eaton’s implementation program is comprised of a combination of short-term and long- term actions that will help the City achieve its goals.
Some of the short-term actions include amendment of existing regulations such as the Zoning Code and Subdivision Regulations; adoption of new regulations, such as Design Guidelines; and Zoning Map amendments that match land use designations found within the Plan. Long-term actions include monitoring, evaluating, and amending the Plan as conditions change, and developing a capital investment program that allocates resources to projects that will spur development in the direction envisioned in the Plan.
1-8 Authority to Create the Plan
Section 713.02 of the Ohio Revised Code gives municipal planning commissions the authority to “make plans and maps of the whole or any portion of the municipal corporation, and any land outside thereof … and make changes in such plans and maps when it deems it advisable”
Section 2.10 of the City of Eaton Charter gives Council the power to adopt and modify the master plan and official map of the City. Section 8.091 of the Charter gives the Planning, Zoning and Building Appeals Board the power to exercise planning activities conferred upon it by Council.
RESULTS OF THE PLANNING PROCESS
Vision Statements
The ten statements below make up a collective vision of how the citizens of Eaton would like the City to look and function in the future. The overall vision serves as the rationale for the goals listed in the next section.
This series of vision statements evolved from an Issues Scan completed by the Comprehensive Development Plan Committee, City staff and the citizens of Eaton during the planning process. The quantitative summary of this Issues Scan is located at the end of this chapter.
Small Town Character and Community Identity We see Eaton as a distinct self-sustaining urban enclave, immediately surrounded in several directions by farms and open fields, interrupted occasionally by small clusters of rural homes in rolling areas that do not interfere with Preble County’s agricultural industry. As we approach the city limits by County roads and state routes, we note the dramatic change in character from the rural countryside to the suburban and urban streetscapes of the Eaton Community. We appreciate the architecture that is unique to the historic downtown, free of the plastic, franchise architecture prevalent in so many other communities.
Economic Development We see a community with many different types of quality employment opportunities and diversity in business offerings that gives its citizens choices and quality in local products and services while maintaining a strong municipal income tax and property tax base. We see a city that capitalizes on its human resources, locational assets, existing businesses and industrial base, county seat function, and small town advantages to create and sustain economic opportunities that support a vibrant, diverse and continually growing economy in the western part of the Miami Valley.
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Downtown Eaton We see a healthy, vibrant downtown with attractive streets and well-maintained sidewalks filled with people and activity. We see a diverse array of shopping, dining, working, and cultural amenities housed in well-kept historic buildings. We see a downtown which is the social and cultural center of the community, and the first place where we want to take visitors. In the evening, we see an alternative environment in the northern shopping areas where people can walk, eat at outdoor restaurants and cafes, and enjoy special community-based events.
Neighborhoods We see safe, secure, peaceful neighborhoods in every part of the City, with litter- free streets and well maintained property. We see a well designed mix of home types with neighbors greeting neighbors on sidewalks and front porch swings. We see families pushing baby carriages and riding bicycles to nearby parks. We see residents walking or riding their bikes to the neighborhood corner store for a loaf of bread or a Saturday afternoon ice cream.
Housing We see a multitude of housing choices, ranging from single-family homes, to townhouses to pockets of multifamily homes that serve households of varying size and incomes levels. We see neighborhoods with several different well- designed housing and lot types, sizes, and means of access, which allow the elderly, young families, singles and others to share experiences and help one another.
Transportation We see a street system that balances through, cross-town and local traffic so they do not interfere with each other. We see a community with "full-service streets" in which cars, pedestrians and cyclists are equally at home. We see streets with ample sidewalks, large trees reaching over the street, and attractive pedestrian-scaled streetlights. We see a well-planned system of rights-of-way designed to encourage walking and biking from home to work, school, the park or Downtown.
Parks, Recreation and Open Space We see large community parks, smaller neighborhood parks, and tiny pocket parks distributed throughout the community. Larger community parks have clusters of playing fields for organized athletic leagues. Smaller neighborhood parks have multi-purpose fields for informal athletic events as well as areas for unstructured play. We see parks convenient to neighborhoods and to office workers during their lunch hour. We see green corridors along Seven Mile Creek and Rocky Run.
1-10 Utility Services We see a high quality water supply system, sufficient for growth, well-maintained, and financially self-supporting. Our wastewater treatment facilities have been designed and strategically expanded to lead the planned, compact growth of our community. We see proper land uses and best management practices within the well field protection areas. We see a community system for storm water management consisting of storm sewers, both individual and collective detention, detention/retention areas, and stream corridors kept in their natural state as much as possible.
The Arts, Entertainment, Sports and Culture We see an appreciation for the arts which begins with Eaton’s historic roots, but extends to many other traditional and contemporary art forms and cultural events. We see our community as a host for a variety of cultural events, including the arts, entertainment, and sports competitions. We see gathering places for young and old alike to develop their skills and share their talents with others.
Inter-governmental Cooperation/Regionalism We see Eaton as an integral part of a greater region. As such, we see our City working constructively with Preble County, Washington Township, nearby cities and villages, and the Miami Valley region as a whole on a collective regional vision. In particular, we see continued cooperation on issues such as water quality, air quality, transportation, education, economic development, tourism, community appearance, land preservation, and other growth management issues.
1-11 Determined Goals
While not specific actions, the following goals are concise statements, organized by planning elements, which describe conditions to be achieved as part of the implementation process.
Land Use
o Minimize conflict between land uses and develop careful relationships between and among them.
o Maintain the rural, urban and suburban character of Eaton, particularly in single-family residential areas and in areas which are as yet undeveloped.
o Encourage the development of “niche” multi-family housing for empty nesters and seniors.
o Encourage the reuse of older industrial buildings for high-density commercial, office and other appropriate uses.
o Require high standards of design, site-planning, and landscaping for all development projects.
o Retain and enhance the neighborhood character, good housing condition, and aesthetic quality of existing and new residential neighborhoods.
o Enhance ability to protect and maintain environmentally sensitive areas in new developments.
o Design new projects to accommodate both pedestrian and vehicular movement within and between developments.
o Restrict development in floodplains, Agricultural Protection Areas, Well Field Protection Areas, designated open space and other sensitive land areas.
o Preserve historically designated areas.
1-12 Transportation
o Study the rerouting of commercial traffic from less-traveled local and collector streets to existing or new arterials.
o Study the development of “fringe” arterial streets and “outerbelts” that connect major collectors, such as State Route 127 and Eaton-Lewisburg Road, at points outside the central parts of the City.
o Explore funding options that “piggyback” walkway and bikeway expansion with traditional street and utility improvements.
o When applicable, ensure appropriate right-of-way acquisition for walkways and bikeways as part of future right-of-way acquisition and expansion.
Parks and Recreation
o Allocate funds for a Recreational and Open Space Master Plan.
o Continue to maintain and upgrade the City’s parks and other recreational areas; encourage other appropriate jurisdictions to do the same for parks and other recreational areas outside of the City.
o Continue cooperative efforts with the Eaton Community School District to provide improved recreation facilities for residents.
Utility Infrastructure
o Continue to maintain current systems and upgrade as required.
Economic Development
o Retain existing business.
o Fill existing vacant commercial buildings.
o Create additional employment opportunities that enrich the tax base and make the community more commercially “self-sustaining” by attracting new businesses with the appropriate mix of restaurant, retail and office uses.
o Assist the Eaton Chamber of Commerce in their regular business programs and economic development strategies.
1-13 Community Services
o Continue to support and work closely with the Eaton Community School District, other area school districts, Preble County Library District, and other County and non-profit organizations that provide important services in the area.
HOW IS THE PLAN IMPLEMENTED?
Adopting this Comprehensive Plan is the first step toward realizing the City’s vision and goals (the vision is achieved when the Plan is implemented). Eaton’s implementation program is comprised of a combination of tools, each with specific actions, which will help the City achieve its goals.
Tools Used for Plan Implementation
The following are common tools that the City of Eaton may use to implement the Plan. Some tools can be used individually, others in conjunction with one another. Other tools, such as inter-jurisdictional agreements, may be developed during the implementation process and/or in the future as the Plan is updated.
Regulations and Guidelines may be adopted when necessary to conform to the policies in this Plan. Example actions include amendments to the Subdivision Regulations and Zoning Code.
Neighborhood Planning tailors the Plan's Citywide perspective to neighborhoods. Neighborhood plans can be design-based, such as corridor overlay districts, or include economic incentives such as low interest loans or rehabilitation assistance.
Monitoring and Evaluation will be done periodically to assess progress toward achieving Comprehensive Plan goals as well as to measure conditions and changes occurring in the City. Monitoring and evaluation will help ensure consistency within and among the Plan elements. Monitoring and evaluation will lead to both Plan amendments and improved ability to project future conditions. The Planning Board will assist City staff and Council in monitoring and evaluation of the Plan and will advise them as to any needed amendments to the Plan.
1-14 Citizen Participation in Eaton processes will build upon the dialogue between government and citizens that began with the development and adoption of the Plan. The City will strive to find improved means to communicate with and involve citizens in planning and decision-making. The City will strive to provide information that can be easily understood and to provide access for public involvement. This will include processes for amending and implementing the Plan.
Long-Term and Short-Term Actions
The specific actions within each tool are considered either short-term or long- term. Short-term actions include amendment of existing regulations, such as the Zoning Code and Subdivision Regulations, as well as adoption of new regulations, such as Design Guidelines. Others include Zoning Map amendments that match land use designations found within the Plan. Long-term actions include monitoring, evaluating and amending the Plan as conditions change, and developing a capital investment program that allocates resources to projects that will spur the City’s development in the direction envisioned in the Plan.
CONCLUSION
The Comprehensive Plan is intended to manage future growth and change in Eaton. The future described in the Plan cannot be achieved all at once. Over the life of the Plan, growth is likely to occur more slowly at times, more rapidly at others, and in somewhat different patterns and sequences than is currently foreseen. The best the Plan can be is a well-educated guess about how to accommodate people and conditions that cannot be known in advance. An effective Plan must be flexible enough to succeed within a range of likely conditions and be adjusted as those conditions are monitored and evaluated, while maintaining a steady aim at its ultimate goals.
This Plan demonstrates Eaton’s commitment to enhancing the quality of life for all its citizens. High-quality and efficient growth, in balance with the environment, can be achieved when supported by the appropriate legislation, ordinances, policies, and procedures. Implementation of the Plan can facilitate predictable and consistent treatment of growth and development proposals. The Plan is intended to respect private property rights while enhancing, increasing, and enriching the individual freedoms and opportunities of all citizens. The Plan will also serve as a catalyst for further enhancements to guide growth in cooperative, regional settings.
1-15 The creation of the Comprehensive Plan has occurred during a period of increasing population, land acquisition and development in Eaton. Present planning methods must be examined for their sustainability. New and innovative methods are needed that can preserve a high quality of life as the Eaton community welcomes new residents over the coming decades. By being able to adapt to changing conditions, the City will face the challenge of maintaining this high quality of life, while accommodating substantial growth.
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CHAPTER 2
Community Profile and Population Trends
Entrance at Fort St. Clair, a small supply fort built in 1791-1792, Eaton, Preble County, Ohio, ca. 1940-1949.
COMMUNITY PROFILE
OVERVIEW
The City of Eaton is centrally located and serves as the county seat of Preble County, which has an agriculturally rich history. Eaton strives to maintain its small town flavor as it grows into a more urban community with a blend of diverse commerce and industry. The downtown largely retains its historical character - within the city limits are prominent historic features such as Roberts Bridge, the oldest double-barreled bridge still standing in the United States, and Fort St. Clair Park, which invokes the frontier legacy of the area. The City’s 8,100 residents still enjoy the quiet safety of small town life rooted in a proud heritage.
LOCATION
Eaton is located in the geographic center of Preble County and is directly connected to Dayton and Richmond, Indiana via US Route 35, a major east-west regional corridor. Located just seven miles south of Interstate 70 and twenty-five miles west of Interstate 75, Eaton is located near the “Crossroads of the Midwest,” and is well placed to meet the opportunities of tomorrow while it maintains the unique small town and farming heritage of days past.
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VICINITY MAPS
2-3 BRIEF HISTORY
In March of 1803, Ohio was admitted to the union as the seventeenth state of the United States. In Preble County, New Lexington was platted in 1805. William Bruce, who emigrated from Kentucky in search of a site for his gristmill, recorded Eaton’s first plat on 233 lots along Seven Mile Creek. He chose this site because of its potential for water power.
Eaton was named for William Eaton, the U.S. Consul at Tunis, who led a diverse army in a harrowing march from Egypt to Tripoli to meet the U.S. Naval forces during the Tripolitan War against the Barbary Pirates in 1805. Interestingly, Barron, Decatur, Israel, Wadsworth and Somers Streets in Eaton were all named in honor of other heroes of the Tripolitan War. William Eaton
Preble County was founded on March 1, 1808, from parts of Butler and Miami Counties. All of Preble County’s townships (Dixon, Gasper, Gratis, Harrison, Israel, Jackson, Jefferson, Lanier, Monroe, Somers, Twin and Washington) were designated between 1808 and 1824. The State legislature granted Eaton’s incorporation in 1836.
The Eaton and Hamilton Railway Company began operations in 1852. It later became the Cincinnati, Hamilton and Dayton System, and still later a part of the Pennsylvania Railway Company. The railway remains today as a major component of the Norfolk and Southern Railroad. Although many other railways traversed the county during this time period, the Norfolk and Southern is the only one that remains in operation today.
Electric power was introduced to Eaton and the rest of the County by the Eaton Electric Light, Power, and Ice Company in the 1880’s, and the telephone followed in 1898.
Partly because of the introduction of the systems described above, Eaton and Preble County as a whole have diversified from agriculture into other areas, such as the manufacturing and service industries. Some of the early industrial firms in the county include Ohio Iron and Brass Bed, 1900 until 1911; Camden Concrete and Tile Company, now known as Camden Concrete Products, 1907; Indianapolis Glove, 1907 to 1958; Neff and Fry, who made concrete silos from 1916 until 1977; Sight Feed Generator, now known as Rexarc, 1917; and the Washington Motor Company, 1920 until 1924.
2-4 Roberts Covered Bridge
There are several covered bridges in Preble County which include Roberts, Harshman, Christman, Warnke, Brubaker, Geeting and Dixon Branch.
Probably the most famous of the bridges is Roberts Bridge. It is a historic landmark of national importance. Roberts Bridge is Ohio's oldest covered bridge and the last double- barreled bridge in the state. Only six double barreled bridges remain in the United States and Roberts Bridge is the oldest of these. The bridge was built in 1829 and is located in Eaton over Seven Mile Creek at Beech Street.
MUNICIPAL GOVERNMENT AND SERVICES
Eaton operates under a Council-Manager form of government, which was adopted on May 2, 1961. The City’s five-member council is elected at large on a non-partisan basis to serve four–year overlapping terms, which provides continuity and stability in policy and legislative matters.
Council elects annually from its members a Mayor and Vice-Mayor who serve one-year terms. The Mayor has no special powers, but is given certain ceremonial responsibilities and presides at Council meetings. The Vice-Mayor serves these roles in the Mayor’s absence. Council’s most important functions are to enact laws, establish organizational policy, and approve the annual budget. Council also appoints interested citizens to serve on all Boards and Commissions. This includes the Civil Service Commission, Parks and Recreation Board, Planning Board and the Appeals Board.
The City Manager serves as the chief executive and administrative officer of the City. The Manager is responsible for all operational functions of the City and advises Council on matter of public policy. Major responsibilities of the office include enforcing all laws and ordinances, preparing the annual budget, appointing and removing most officers and employees of the City, and serving as an advisor on all City boards and commissions.
2-5 The following is an overview of major City services.
DEPARTMENT OF PUBLIC SAFETY
Division of Police: The Division of Police consists of 13 full-time sworn officers, a parking control officer, a data management officer and five radio dispatchers, under the direction of the Chief of Police. The Division provides law enforcement- related services involving the protection of lives and property within the corporation limits. During 2001, the Division responded to 10,324 calls.
Division of Fire: The Division of Fire is directed by a full-time Fire Chief who manages 35 part-time firefighters. The Division provides fire protection and related services within the City and by contractual agreement to several surrounding townships. During 2001, the Division responded to 128 fire calls, 67 injuries, 6 mutual aid calls, 27 hazmat incidents and 90 miscellaneous alarm calls. In addition they performed 192 investigations.
Division of Emergency Medical Services: The Eaton Emergency Squad is directed by a full-time Squad Chief who manages 13 paramedics, 14 emergency medical technicians, and 3 drivers who provide vital emergency medical services to the community and surrounding townships. The Emergency Squad operates two mobile intensive care units and provides basic and advanced life support services. During 2000, the Emergency Squad placed over 62,000 miles on its two ambulances in responding to 2,220 calls.
2-6 DEPARTMENT OF SERVICE
Division of Public Works: The Division of Public Works consists of 10 employees who are responsible for the operation and maintenance of the City’s wastewater treatment facility, two water treatment plants and over 90 miles of water and sewer distribution mains. The Division provides water and sewer services to approximately 3,300 residential, commercial, and industrial users. In 2001, the City pumped over 530 million gallons of water from its seven operating wells and treated over 550 million gallons of wastewater at its Class IV advanced treatment facility.
Division of Public Maintenance: The Division of Public Maintenance includes 12 full time employees who are principally responsible for the maintenance of the City’s 41 miles of roadways, 200+ acres of parks and recreational areas and all municipal owned buildings. Principal functional activities include building and equipment maintenance, snow removal, street sweeping, storm sewer maintenance, mowing, street painting, pavement repair and leaf collection.
Division of Building Services: The Building Division consists of two full-time employees including a certified building/electrical inspector and a clerk. In addition, the City has contracts for related professional services such as plan review and examination. The Ohio Board of Building Standards certifies the Division, which allows the City to issue permits for commercial and industrial uses and as such, has a number of contracts with area jurisdictions. In 2001, the Division issued 25 residential new construction permits with 184 inspections. There were 32 commercial and industrial permits issued with 89 inspections. A total of 473 miscellaneous permits were issues for electrical, HVAC, sprinklers, pools, roofing, signs, and demolitions, which required 746 inspections. The Division is also responsible for processing zoning certificates and for both building and zoning code enforcement.
DEPARTMENT OF FINANCE
The Department includes the Director and three full-time clerks. One clerk is responsible for payroll, accounting activities, disbursements and the collection of all City funds. The other two clerks are responsible for the front service office and for maintaining the utility billing system by inputting meter readings and processing monthly service bills. The department also provides support to the City Manager in areas such as insurance administration, budget preparation and reporting. Although the City contracts with another municipality for income tax collections, the Director of Finance serves as the Income Tax Administrator and as Clerk of Council.
2-7
DEPARTMENT OF LAW
The City has an appointed full-time Law Director who serves as legal counsel to the City Manager, Council, local boards and commissions and other administrative officers of the City. The Law Director represents the City in Court proceedings and serves as the Prosecutor in Eaton Municipal Court.
MUNICIPAL COURT
The Eaton Municipal Court was founded on January 1, 1956. It is currently located in the Preble County Courthouse, but is moving to Preble Drive in 2004. Although not under the administrative control of the City Manager, the City does provide administrative services for the Court and it is included in this report as an agency fund.
Court operations are under the direction of an elected Municipal Court Judge who appoints the Clerk of Court, who is responsible for the management of operations. In addition to the Judge and Clerk, the Court employs one full-time bailiff, five full-time deputy clerks and two part-time deputy clerks. The Court has jurisdiction in misdemeanor criminal cases, the initial stages of felony proceedings, civil actions under $10,000 and traffic violations. During 2001, the Court processed 14,721 cases.
CHAMBER OF COMMERCE
The motto of the Eaton-Preble County Chamber of Commerce is to “Strengthen our membership and our community and enable them to prosper and grow.”
The Chamber has an Executive Director and an eleven member Board of Directors who represent the key leaders of the business community. Each Board member is assigned a specialty area, such as Special Events, Industry, Business and Retail, and Government and Community Affairs, to foster civic and commercial growth in the Eaton and neighboring communities.
The Chamber sponsors a number of commerce-related activities, such as the Preble County Job Fair Expo. It also sponsors a number of civic events and activities in Eaton, including the Preble County Fair, Antique Steam and Tractor Show, Fort St. Clair Historical Days, the 4th of July Celebration, and Whispering Christmas.
The Chamber is headquartered at the Eaton National Bank building, 110 West Main Street.
2-8 ARTS AND SPECIAL EVENTS
The Eaton Fine Arts Center is owned and operated by the Preble County Art Association. Classes on fine arts and crafts, as well as exhibitions, are offered. The building is also available for meetings, seminars and banquets.
The museum at the Preble County Historical Society's Farm Center is a constantly growing collection of antiques, memorabilia and artifacts from Preble County's past. The Farm Center is also the site of a nature preserve and monthly programs.
The Eaton Community Arts Council is active in the entire County promoting performing arts, such as drama, theater, musicals, plays, films, etc. The have completed a successful drive to refurbish the Eaton High School auditorium. Each year they sponsor concerts for the benefit of Preble County School groups.
Eaton hosts a variety of special events throughout the year. The Preble County Fairgrounds is home to two of the largest events in the County each year. The Preble County Fair is held the first week of August, bringing big name entertainment and a variety of activities. The Fairgrounds also hosts a number of craft shows, flea markets and many other events throughout the year.
The Preble County Pork Festival is held the third weekend in September at the Preble County Fairgrounds. The roots of the Pork Festival goes back to "Farm- City Day," which was held annually in the County for several years to foster a better understanding between the farm community and a growing urban community. From the first event in 1971, to 1999, the Preble County Pork Festival has sold nearly 1.2 million pounds of pork, and has grown to utilize the efforts of over 1,700 volunteers to accommodate the thousands of annual visitors.
In addition to its popular pork barbecue, the festival hosts a parade, displays an array of arts and crafts, commercial and educational exhibits. Recently, the emphasis has been on family entertainment, featuring musical groups and university marching bands. Proceeds from the festival are returned to the community through various improvements to the Preble County Fairgrounds and through funding two annual scholarships to accredited colleges. Project materials include a history of the festival, festival newsletter, brochure and statistics, and 14 8" x 10" photographs with accompanying descriptions.
2-9 The Preble County Pork Festival is a non-profit organization with membership open to anyone living in the county. Total life memberships exceed 300 from both the rural and urban sectors.
MEDIA
Serving Eaton and the Preble County community since the 1820’s, The Register- Herald is the exclusive community newspaper. The R-H is published weekly by the Brown Publishing Company at 1332 North Barron Street. The Dayton Daily News and Richmond Palladium-Item are also popular newspapers.
While there are no local radio stations, a great number of regional radio stations from Dayton, Cincinnati and Richmond, Indiana also serve the community. Eaton is also served by a number of regional television stations, also located in Dayton, Cincinnati and Richmond, Indiana.
Time Warner Cable is the cable television provider in Eaton and surrounding communities. Time Warner’s Western Ohio Division serves 420,000 customers in 28 Ohio counties stretching from Springboro in the south, up to Bowling Green, and beyond to the shores of Lake Erie. Besides basic cable services, Time Warner offers digital cable services that includes hundreds of additional channels, including digital music channels. It has also recently added Roadrunner® broadband Internet access for residential and commercial customers.
SHOPPING AND ENTERTAINMENT
Eaton provides a growing variety of shopping opportunities. Visitors to the historic downtown are treated to the special service typical of local business owners, with unique offerings from arts and crafts to gifts. Photography and framing, dance instruction, hardware, furniture, carpet and tile, and food are just a few of the many services and products available from local proprietors located downtown. Downtown is also host to a number of professional offices, providing legal, medical, financial, real estate and insurance services.
Major shopping opportunities are available Downtown and on the north side of Eaton along North Barron Street. Northedge and Eaton Center shopping centers provide space for many stores with a wide variety of products.
2-10 RESTAURANTS AND CAFES
Eaton’s newest café, Taffy’s Main Street Coffee is already well known in the area for its unusual combination of coffees, live independent music, and chess games open to anyone. Older staples include Red Mule Inn on East Main Street, McCabe’s Crossing, Eaton Place on Lewisburg Road and Peking Palace on North Barron Street. As with most cities of its size, Eaton also has a number of “fast food” establishments, including McDonald’s, Wendy’s, Arby’s, Subway and Taco Bell. Taffy’s offers an outdoor sitting area
INDUSTRY
Eaton is home to a number of nationally and internationally known companies. BULLEN ULTRASONICS is a world leader in “ultrasonic machining,” which is the process of using ultrasonically-induced vibrations in tool holders and cutting tool assemblies. Combined with abrasive slurry, machine tools using this process can create accurate cavities of virtually any shape in hard, brittle and other fragile materials. HENNY PENNY is a leading foodservice equipment manufacturer; products include the pressure fryer, as well as heated and refrigerated merchandisers, heated holding cabinets and rotisserie ovens. ST. CLAIR SUPPLY is an industrial supply company whose products include skin care, floor care, packaging supplies, facility cleaners, maintenance lubricants, as well as safety and compliance products.
NEATON AUTO PRODUCTS manufactures critical automotive parts such as steering wheels, SRS airbag modules, ventilators, instrument panels and related components, as well as interior and exterior trim parts. Other well known Eaton companies include PARKER-HANNIFIN, WESTVACO AND MORONDA HOMES.
Neaton Auto Products
2-11 HOUSING
Housing is available in Eaton to fit all tastes and budgets. New housing has increased substantially in recent years and there are currently a number of major subdivisions recently completed or under development. In the northeast is the Jamesway Subdivision, dominated by moderately-priced, single-story brick homes. On the west side of town lies the more exclusive Sugar Hill Subdivision, and Whisper Way Subdivision with its rural character setting of two-story homes on larger lots. Washington Landing is located on the north end of the City, and offers both single- and multi-family housing opportunities. Several other subdivisions have been recently proposed on the east side of town.
The many real estate agencies in the county offer a wide selection of existing housing stock, from magnificent older homes to modest starter homes, in all locations.
Multifamily housing at the intersection of N. Maple and Decatur Streets
2-12 POPULATION TRENDS
INTRODUCTION
Population trends are one of the primary factors affecting the land use pattern of communities, counties and regions. The number of people, their age, the living arrangements in which they place themselves, the types of dwellings they choose to live in and their social characteristics all play an important role in how much land is needed to accommodate their choices. This chapter of the Plan reviews the pertinent trends in population growth, and projected population change that are expected to affect Eaton and its use of land.
HISTORICAL TRENDS IN POPULATION
The original town plat of 1806 consisted of 233 lots, and Eaton remained a relatively small and remote town until the introduction of rail service after the 1850s. Even then, growth remained compact within the town’s center and almost totally within town limits. By the early 1900’s a roadway system had been established, connecting Eaton to the rest of Preble County and the surrounding region. Growth started to occur at this time due to Eaton’s role as a county seat; the City became the financial and business trade center of the County. In addition, growth before 1940 was also fed by the nationwide trend of farmers and their families migrating to urban areas, such as Eaton. Shortly after World War II, when the automobile becoming more widespread in use, these roadways were improved from dirt and gravel to asphalt and concrete, which helped accelerated growth into the later part of the 20th century.
Since the late 1940’s, both the baby boom and increased use of the automobile has helped fuel residential and industrial growth in urban areas such as Dayton, as well as smaller cities such as Eaton. Growth has also taken place in unincorporated areas outside of Eaton, such as Washington Township.
Figure 2-1a illustrates the changes in Eaton’s population between 1890 and 2000. Although there has been a steady increase, large increases in the total population of Eaton began to occur after 1940. This increase was assisted in part by three major factors: the improvement of US 35 into Dayton, the population increase brought on by the baby boom, and continual movement of the farm population to urban areas. Figure 2-1b shows that the population of the unincorporated part of Washington Township remained flat during the same period. The Township’s population only grew 472 from 1890 to 2000, compared to a 5,199 person increase within Eaton for the same period.
2-13
Eaton Population History 9,000
8,000
7,000
6,000
5,000
4,000
3,000
2,000
1,000
0 1890 1900 1910 1920 1930 1940 1950 1960 1970 1980 1990 2000
Figure 2-1a
Washington Township Population History
9000
8000
7000
6000
5000
4000
3000
2000
1000
0 YEAR 1890 1900 1910 1920 1930 1940 1950 1960 1970 1980 1990 2000
Figure 2-1b
Between 1970 and 2000, population growth of the Miami Valley Region remained somewhat stagnant. Eaton, however, was one of the areas of the region that experienced a steady gain in population during this time period. This growth can be attributed to Eaton’s access to Dayton and Richmond, Indiana via State Route 35 and Interstate 70. In addition to easy vehicular access, the moderate rise in population during this time can also be attributed to inexpensive land and relatively low costs for housing development. Rural housing clusters without public water/sewer services were common in the early stages of this period, aided by the Farmers Home Administration (FHA). Overall, construction of an adequate volume of new residential housing was maintained in both the City and the Township to compensate for the decline in number of persons per household discussed later in this Plan.
2-14
CITY-TOWNSHIP AND CITY-COUNTY POPULATION RATIO
Figure 2-2 illustrates the proportion of Eaton within both Washington Township and Preble County. The percent of Eaton’s population within the Township increased from about 65% to about 80% between 1910 and 2000. Eaton, like many cities of its size in the region, increased its percentage of the Township it occupied during the first half of the century. It continued to increase its percentage of the Township from the 1960’s throughout the 1990’s. Eaton’s growth during this period went against the nationwide trend of slower or negative growth in urban areas and increased growth within unincorporated suburban and rural areas. Unincorporated areas typically grew faster than cities during this time because of the extension of utilities, rural housing financing, and continued improvement of the rural thoroughfare network. Eaton’s continued population growth in the latter half of the century can be largely contributed to a lack of housing, commercial and industrial development opportunities within Washington Township during the same period. The City’s ratio lowered slightly to 79.3% by 2000, due to increased suburban and rural growth that slightly outpaced growth within the City itself.
90.0%
80.0%
70.0%
60.0%
50.0%
40.0%
30.0%
20.0%
10.0%
0.0% 1910 1920 1930 1940 1950 1960 1970 1980 1990 2000
EATON EATON % of Township Population % of County Population
Figure 2-2
Eaton has steadily increased its share of the Preble County population, rising from just over 13% in 1910, to almost 20% in 2000. This trend is typical for “county seat” cities located in predominately rural counties.
2-15 CITY-COUNTY POPULATION RATIO PROJECTIONS
Figure 2-3 shows the projected percentage of Eaton population to Preble County population for 2000 through 2020. The blue graph line shows the projection assuming that Eaton’s year 2000 percentage of the County’s population (19.2%) remains the same through 2020. The red graph line shows the projection assuming that Eaton’s population will increase at rate proportionate to its percent age of the County’s population between 1960 and 2000. In both projections the population is proposed to remain under 10,000 by 2020.
10,000 9,960
9,697 9,500
9,156 9,312 9,144 9,000 8,765 8,798
8,500 8,549 8,133
8,000 2000 2005 2010 2015 2020 Maintaining 19.2% of County Population (Year 2000) Following 1960-2000 Trend Increase in Percent of County Population
Figure 2-3
2-16 AGE CHARACTERISTICS
The age profile of the population within a community influences the labor supply, the demand on education facilities, the need for various types of social services, and the demand for different types of housing. Figure 2-4 provides a look at the pattern of age distribution of the Eaton population between 1960 and 2000. Two trends are evident – the continued decline in the population of those 14 and under, and the continued increase of those 25-54 and 65 or older years of age. The 35-44 and 45-54 age brackets have seen the most consistent increase since 1970. This is due to continually increasing life spans, and with the aging of the baby-boom population, this age bracket is expected to expand tremendously. Social services and housing types to fit the needs of this segment of the population will be important development factors. In addition, many within the 5- 14 age group will begin to enter the labor force by the year 2010.
AGE DISTRIBUTION TREND
20.0% 18.0% 16.0% 14.0% 1960 12.0% 1970 10.0% 1980 8.0% 1990 6.0% 2000 4.0% 2.0% 0.0% <5 5 to 9 10 to 14 15 to 19 20 to 24 25 to 34 35 to 44 45 to 54 55 to 64 65+
Figure 2-4
Figure 2-5 shows how the age distribution of Eaton’s population compares to the population of Wilmington, Washington Township, Preble County, Ohio, and the United States in the year 2000. Eaton’s population is more concentrated in the 25-54 and 65+ age brackets. The 35-44 and 45-54 age groups represent the baby boomers in 2000. Eaton has also attracted its share of the 65+ age bracket, having the top percentage in this bracket compared to Wilmington, Washington Township, Preble County, Ohio, and the USA. Eaton has not only built additional housing oriented to this age bracket, but also has better accessibility to medical, social, and other services than other communities in Preble County.
2-17 AGE DISTRIBUTION COMPARISON
EATON WASHINGTON WILMINGTON PREBLE AGE BRACKET CITY TOWNSHIP CITY COUNTY OHIO USA <5 6.7% 6.3% 7.6% 6.3% 6.6% 6.8% 5 to 9 6.7% 6.1% 6.3% 7.0% 7.2% 7.3% 10 to 14 6.6% 7.6% 6.2% 7.7% 7.3% 7.3% 15 to 19 6.9% 9.2% 9.1% 7.5% 7.2% 7.2% 20 to 24 5.9% 5.2% 10.3% 5.1% 6.4% 6.7% 25 to 34 12.9% 10.6% 13.7% 12.4% 13.4% 14.2% 35 to 44 14.6% 15.9% 13.6% 16.3% 15.9% 16.0% 45 to 54 13.0% 15.8% 11.9% 14.5% 13.8% 13.4% 55 to 64 8.7% 11.7% 7.3% 10.0% 8.9% 8.6% 65+ 18.1% 11.6% 14.1% 13.2% 13.3% 12.4% Source: U.S. Census of Population 2000
Figure 2-5
As shown in Figure 2-6, Eaton currently has a higher median age (38.1) than Troy, West Alexandria, New Paris, New Lebanon, Preble County, and Ohio, but lower than Washington Township (38.8) and Greenville (40.4). This higher-than- average median age is due to its attraction to the baby boomers and elderly parts of the population. Eaton and Greenville have a higher-than-average median age due to their function as a county seat within rural agricultural communities, which tend to attract housing for those older persons who no longer farm.
MEDIAN AGE COMPARISON 1970 1980 1990 2000 Eaton 32.8 32.1 35.0 38.1 Unincorporated Washington Twp. 31.9 30.9 35.8 38.8 Greenville 32.7 35.0 38.4 40.4 Troy 27.3 29.8 33.3 35.2 West Alexandria 27.4 29.5 32.1 35.6 New Paris 27.0 31.4 32.6 36.6 New Lebanon 24.5 27.6 32.6 35.3 Preble Co. 29.0 30.5 33.7 37.5 Ohio 27.7 29.9 33.3 36.2 Source: U.S. Census of Population 1970 - 2000
Figure 2-6
2-18 MOBILITY OF RESIDENTS
Figure 2-7 shows the mobility of residents in Eaton, Wilmington, West Alexandria, Troy, New Paris, New Lebanon, Greenville as well as Preble County and Ohio, in 2000. Eaton has the lowest percentage (approximately 12%) of residents who have lived in their current housing unit since 1969 or before. Except for Lebanon, Eaton had the highest percentage of residents who moved in 1995 to 1998, and was about average compared to the other areas for the percentage of residents who moved in between 1999 and March 2000. These statistics show that the residents of Eaton in 2000 were more mobile, especially in comparison to Preble County and the State of Ohio.
MOBILITY OF RESIDENTS COMPARISON
Eaton
Wilmington
West Alexandria
Troy
New Paris
New Lebanon
Greenville
Preble County
Ohio
0% 20% 40% 60% 80% 100%
Moved in 1999 to March 2000 Moved in 1995 to 1998 Moved in 1990 to 1994 Moved in 1980 to 1989 Moved in 1970 to 1979 Moved in 1969 or earlier
Figure 2-7
2-19 GENDER AND RACE CHARACTERISTICS
Figure 2-8 shows that from 1960 to 2000, Eaton’s female population has grown from 2,358 to 3,843, or from 53% to 54% of the total population. Compared to Washington Township and Preble County, Eaton has consistently had 1% to 4% more females during the same period. Compared to the entire United States, Eaton has consistently had approximately 2% to 3% more females as part of its entire population for the same period. This is most likely due to Eaton’s attractiveness to retirees, which are in greater part women.
Historically, Eaton’s population has not been racially diverse; however, it is comparable to other rural Midwestern towns of similar size. Figure 2-9 shows that the non-white population of Eaton is 2.0% of the total in 2000, up from 0.5% in 1960 and 1970, 0.4% in 1980, and 1.6% in 1990. In comparison, Washington Township and Preble County have been somewhat less diverse during the same periods. When compared to the Dayton MSA, Ohio and the United States, Eaton is much less racially diverse.
GENDER TREND COMPARISON RACE TREND COMPARISON
EATON EATON PERCENT PERCENT PERCENT PERCENT YEAR TOTAL MALE FEMALE FEMALE YEAR WHITE OTHER RACE HISPANIC 1960 5,034 2,358 2,676 53% 1960 99.5% 0.5% NA 1970 6,020 2,822 3,198 53% 1970 99.5% 0.5% NA 1980 6,839 3,180 3,659 54% 1980 99.6% 0.4% 0.2% 1990 7,396 3,437 3,959 54% 1990 98.4% 1.6% 0.4% 2000 8,133 3,843 4,290 53% 2000 98.0% 2.0% 0.6%
WASHINGTON TOWNSHIP WASHINGTON TOWNSHIP PERCENT PERCENT PERCENT PERCENT YEAR TOTAL MALE FEMALE FEMALE YEAR WHITE OTHER RACE HISPANIC 1960 7,039 3,359 3,680 52% 1960 99.6% 0.4% NA 1970 1,728 907 821 48% 1970 99.6% 0.4% NA 1980 1,941 1,025 916 47% 1980 99.4% 0.6% 0.3% 1990 1,974 1,002 972 49% 1990 99.6% 0.4% 0.3% 2000 2,104 1,066 1,038 49% 2000 99.0% 1.0% 0.1%
PREBLE COUNTY PREBLE COUNTY PERCENT PERCENT PERCENT PERCENT YEAR TOTAL MALE FEMALE FEMALE YEAR WHITE OTHER RACE HISPANIC 1960 32,498 16,121 16,377 50% 1960 98.3% 1.7% NA 1970 34,719 17,052 17,667 51% 1970 99.6% 0.4% NA 1980 38,223 18,812 19,411 51% 1980 99.1% 0.9% 0.1% 1990 40,113 19,783 20,330 51% 1990 99.3% 0.7% 0.3% 2000 42,337 21,090 21,247 50% 2000 98.5% 1.5% 0.4%
Figure 2-8 Figure 2-9
2-20 HOUSEHOLD CHARACTERISTICS
As shown in Figure 2-10, all types of households within Eaton increased in number between 1960 and 2000. The number of households increased approximately 20% from 1960 to 1970 and again from 1970 to 1980, by 8% from 1980 to 1990, and about 11% from 1990 to 2000. The 1970 to 1980 increase was at a rate almost twice that of the population increase rate. Changes in lifestyles over the past twenty years have resulted in many changes to household patterns. For example, even though the number of family households has increased, the percentage of family households compared to all households has been in decline. There has been growth in both the numbers and percentage of one-person households and non-family households. The number of non-family households tripled from 1960 until 2000. These trends have resulted in a drop in average household size from 2.88 persons in 1960 to 2.37 persons in 2000. Single-parent families have also increased, both in number and the percentage of all households.
2-21 EATON HOUSEHOLD CHARACTERISTICS
1960 1970 1980 1990 2000 Household Type Number % of Total Number % of Total Number % of Total Number % of Total Number % of Total Total Households 1,720 100.0% 2,140 100.0% 2,680 100.0% 2,920 100.0% 3,274 100.0% Family Households 1,664 79.0% 1,930 72.0% 2,018 69.1% 2,183 66.7% Married Couple 1,239 72.0% 1,482 69.3% 1,608 60.0% 1,642 56.2% 1,678 51.3% Single Female Head 270 10.1% 299 10.2% 366 11.2% Single Male Head 52 1.9% 77 2.6% 139 4.2% Non-Family Households 476 22.0% 750 28.0% 902 30.9% 1,091 33.3% One Person 698 26.0% 832 28.5% 953 29.1% Male 275 9.4% 345 10.5% Female 557 19.1% 608 18.6% Two+ Persons 52 2.0% 70 2.4% 138 4.2% Persons per Household 2.88 2.76 2.48 2.45 2.37 Group Quarters Population Total 115 100.0% 185 100.0% 232 100.0% 375 100.0% Institutional 109 94.8% 179 96.8% 187 80.6% 317 84.5% Other 6 5.2% 6 3.2% 45 19.4% 58 15.5% Children and Family Structure Total Children (under age 18) 1,828 100.0% 1,794 100.0% 1,891 100.0% 1,951 100.0% Living with Parents 1,705 93.3% 1,666 92.9% 1,712 90.5% 1,755 90.0% Married Couple Families 1,529 83.6% 1,334 74.4% 1,347 71.2% 1,259 64.5% Single Parent Families 176 9.6% 332 18.5% 365 19.3% 496 25.4% Not Living with Parents 112 6.1% 128 7.1% 179 9.5% 196 10.0% Elderly and Family Structure Total Persons Age 65+ 925 100.0% 1,110 100.0% 1,318 100.0% 1,476 100.0% Living in Family 518 56.0% 651 58.6% 726 55.1% 764 51.8% Head of Family 271 29.3% 366 33.0% 405 30.7% 424 28.7% Spouse/Other Relative 247 26.7% 285 25.7% 321 24.4% 334 22.6% Living Outside of Families 407 44.0% 459 41.4% 444 33.7% 476 32.2% Living Alone 310 33.5% 426 32.3% 457 31.0% Multi-Person Household 11 1.2% 18 1.4% 19 1.3% Group Quarters 86 9.3% 137 12.3% 146 11.1% 236 16.0% NOTE: Shaded areas indicate data not available.
Figure 2-10
2-22 Figure 2-11 illustrates the comparison between Eaton’s 2000 household profile and those of Wilmington, Washington Township, and Preble County in 2000. Eaton has a lower percentage of family households when compared to Washington Township and Preble County, but has a higher percentage than that of Wilmington. This may be due to the large number of elderly persons living alone in Eaton, which consists of 32.2% percent of its elderly population, as shown in Figure 2-12. Of all the one-person households in Eaton, half are persons over 65 years of age. If this trend holds true as the baby-boomers age, the single person household will continue to significantly increase not only in actual numbers, but also in percentage. Figure 2-12 also shows that Eaton has a lower percentage of children living in married couple families than in Washington Township and Preble County, but higher than that in Wilmington.
FAMILY HOUSEHOLD COMPARISONS
Figure 2-11
2-23 CHILDREN, ELDERLY & HOUSEHOLD TYPE COMPARISONS
EA TON Household Types in 2000 PREBLE COUNTY 72.0% WASHINGTON TWP. 63.5% WILMINGTON CITY
51.3%
29.1% 20.6% 13.8% 11.2% 8.5% 7.0% 4.2% 3.9% 3.9% 4.2% 3.5% 3.3%
M arried Couple Single Female Head Family Single M ale Head Family One Person Two+ Persons Family Non-Family
Family Structure of Children in 2000
In Married Couple Families 78.7% 74.1% In Single Parent Families 64.5% Not Living w ith Parents 56.4%
35.6% 25.4% 17.5% 13.6% 10.0% 8.4% 7.6% 7.8%
EA TON CITY PREBLE COUNTY WA SHINGTON TWP. WILMINGTON CITY
Family Structure of the Elderly in 2000
EA TON CITY
79.9% PREBLE COUNTY 74.3% 69.0% WASHINGTON TWP. 55.6% WILMINGTON CITY
41.8% 38.9% 37.0% 35.7% 29.2% 30.4% 31.0% 28.7% 25.1% 25.7% 22.6% 20.1% 16 . 0 % 4.8% 5.5% 0.0%
Head of Family Spouse or Living Alone Multi-Person Group Quarters Other Relative Household
Figure 2-12
2-24
CHAPTER 3
Housing Trends
East Main Street – Early 1900’s
INTRODUCTION
Analysis of the housing stock of a community is an important factor in developing a community plan. The types of dwelling units, their age, condition, and cost all play into the desirability of preservation, rehabilitation, or demolition of existing housing and into the demand for vacant land to construct new housing. This part of the Plan presents a brief look at Eaton’s housing stock.
TYPE OF DWELLING UNIT
Like most other communities and the region as a whole, the dominant type of dwelling unit in Eaton is the detached single-family home. As shown in Figure 3- 1, these single-family dwellings account for about three-fourths of the total housing stock of the community. Condominiums, doubles, and apartments in buildings with less than ten units make up about 22% of the housing stock, and just over 2% are in larger apartments with ten or more units in a structure. Eaton’s percentage of detached single-family housing is less than that of Washington Township and Preble County, but greater than Wilmington and Ohio. Conversely, Eaton has a greater percentage of multi-family dwellings than Washington Township and Preble County, but a lesser percentage than Wilmington and Ohio. In addition, Eaton’s percentage of larger apartment complexes (10 or more units) is less than all areas studied except Preble County.
TYPE OF DWELLING UNIT COMPARISON 10 to 20 or 1 Unit, 1 Unit, 2 3 or 4 5 to 9 Number of 19 more detached attached units units units Units in units units Structure Eaton 74.8% 2.8% 6.1% 6.4% 7.0% 1.4% 1.0% Washington 92.1% 0.0% 1.0% 1.1% 0.0% 3.9% 1.0% Township Wilmington 60.1% 1.1% 5.2% 10.0% 11.9% 4.4% 5.3% Preble 83.3% 13.4% 3.5% 2.5% 1.9% 1.0% 0.4% County Ohio 67.4% 3.8% 5.2% 4.8% 4.8% 3.9% 5.5%
Figure 3-1
3-2 AGE OF HOUSING STOCK
The age of housing stock is an indicator of the need for property maintenance incentives to maintain the overall character and general condition of a community. Figure 3-2 shows the relative age of housing units within Eaton. The greatest number of dwelling units are found within housing units built before 1940, which account for almost 30% of the total. The next largest portion of housing units, about 20%, were built between 1970 and 1979. Given these numbers, almost 40% of Eaton’s housing stock is over fifty years in age, and almost 80% is more than twenty years old. This indicates that little change has taken place in the last twenty years, especially within Eaton’s older City core, where little demolition or new construction has taken place. Property maintenance incentives should be used to keep the older housing inventory in good shape.
AGE OF EATON Number HOUSING STOCK Dwelling Percent IN 2000 Units of Total Total: 3,387 100.0% Built 1999 to March 2000 50 1.5% Built 1995 to 1998 288 8.5%
Built 1990 to 1994 122 3.6% Built 1980 to 1989 387 11.4% Built 1970 to 1979 633 18.7% Built 1960 to 1969 298 8.8% Built 1950 to 1959 427 12.6% Built 1940 to 1949 227 6.7%
Built 1939 or earlier 955 28.2%
Figure 3-2
HOUSING TENURE
Housing tenure refers to the status of those living in an occupied housing unit, either the owner or a renter. Figure 3-3 shows the breakdown of Eaton and selected areas from 1960 to 2000. For 2000, the housing tenure of Eaton differs only slightly from the rest of the region. About two-thirds of Eaton’s housing units are owner-occupied, and the other one-third is renter-occupied. When compared to the other areas in Figure 3-2, other than Wilmington, Eaton has the lowest percentage of owner-occupied housing. Washington Township has the highest percentage of owner-occupied housing at approximately 83% of the total. One possible explanation for the lower percentage of owner-occupied housing is the age 24-35 age group, which makes up the second-largest portion in Eaton, at about 13%. Typically, younger people tend to reside in rental units until they can improve their financial situation and buy a house.
3-3 VACANCY, TENURE & TYPE OF HOUSING COMPARISON
Washington Preble Eaton Eaton Eaton Eaton Eaton Wilmington Township County Ohio 2000 1960 1970 1980 1990 2000 City 2000 2000 2000 Total Year-Round Housing Units 1,808 2,219 2,840 3,083 3,467 786 17,186 4,783,051 5,284
Vacancy Rate 4.9% 2.4% 5.6% 5.3% 5.6% 4.2% 6.9% 7.1% 7.9%
Tenure of Occupied Housing
Owner 69.2% 68.5% 67.8% 69.6% 67.3% 82.7% 78.9% 69.1% 50.6%
Renter 16.5% 31.5% 32.2% 30.4% 32.7% 17.3% 21.1% 30.9% 49.4%
Type of Housing Unit
Single-Family 84.8% 73.7% 80.0% 77.6% 74.8% 92.1% 83.3% 67.4% 60.1%
Multi-Family 15.1% 26.1% 19.9% 21.5% 24.8% 7.1% 10.6% 27.9% 38.0%
Mobile Home and Other NA 0.2% 0.1% 0.9% 0.4% 0.8% 6.1% 4.7% 1.9%
Figure 3-3
3-4
MOBILITY OF RESIDENTS
Mobility of residents refers to how people move from place to place. One presumption about neighborhoods is that typically the longer residents stay in one location, the more well-rounded and stable the neighborhood. Figure 3-4 shows the mobility of Eaton residents between 1970 and 2000, in comparison with other selected areas for 2000. Just over half of the residents in Eaton have lived in their residences for 5 or less years, with about 14% living in the same unit for 6-10 years and 18% of the population for 11 -20 years. Only about 16% of Eaton residents have lived in the same house for 21 years or more. Similar studies have shown that a turnover of approximately 50% within five years is prevalent in many stable neighborhoods. From these studies, a strong correlation cannot usually be made between length of stay at a particular residence and stability of the neighborhood. The five-year-or-less category for residents will continue to be significant after 2000.
YEARS IN CURRENT HOUSING UNIT over 30 Less than 21 - 30 11 – 20 6-10 1-5 TOTAL yrs 1 yr EATON 6.6% 9.0% 17.7% 13.6% 33.4% 19.7% 100.0% GREENVILLE 9.7% 12.0% 15.3% 19.1% 24.6% 19.2% 99.9% TROY 10.1% 8.2% 13.9% 14.3% 30.7% 22.7% 99.9% WILMINGTON 7.5% 8.7% 12.0% 13.8% 30.9% 27.1% 100.0% WEST 17.8% 8.2% 15.1% 14.8% 24.5% 19.6% 100.0% ALEXANDRIA NEW PARIS 16.5% 7.8% 15.5% 16.1% 27.7% 16.2% 99.8% NEW LEBANON 12.8% 15.7% 10.8% 15.2% 29.7% 15.7% 99.9% PREBLE 12.7% 12.8% 17.3% 18.3% 23.9% 15.0% 100.0% COUNTY OHIO 12.5% 11.1% 15.4% 16.0% 27.2% 17.9% 100.1%
YEARS IN CURRENT HOUSING UNIT 20+ 7-20 3-6 <3 TOTAL EATON 1960** 13.5% 31.3% 20.9% 34.2% 100.0%
20+ 10-20 5-10 <5 TOTAL EATON 1970 14.2% 18.7% 15.8% 51.3% 100.0% EATON 1980 18.0% 15.8% 10.8% 55.4% 100.0% EATON 1990 15.1% 19.4% 16.8% 48.7% 100.0% ** Available only in alternate format from remainder of table.
Figure 3-4
3-5
VALUE OF HOUSING AND MEDIAN RENT
In 2000, the median value of a home in Eaton was $83,000, $115,200 in Washington Township, $92,400 in Wilmington and $93,500 in Preble County. High housing value can be attributed to the affluence of a community, as well as an advantageous location in relation to commercial and employment centers. More importantly, homes built in suburban and rural townships are typically of greater value than those found in urban centers. This is due to their comparatively larger footprint, lot size and more recent construction, which all contribute to a higher value.
Figure 3-5 compares the number of owner-occupied homes by value ranges for each of these four jurisdictions. The greatest number of homes in Eaton are in the $80,000 to $89,999 range, while the majority for Washington Township, Wilmington and Preble County are in the $100,000 to $124,999 range. Eaton has no homes valued $250,000 or greater, while Washington Township has 7, Wilmington 30, and Preble County 139, although, the homes in this range make up a very small percentage of the total for each jurisdiction. In addition, all had a similar percentage of owner-occupied homes valued from $40,000 to $69,999, which tend to serve lower-income and lower-to-middle-income families.
Less than $10,000 Value Of Owner Occupied Housing No. of $10,000 to $14,999 Homes $15,000 to $19,999 2000 $20,000 to $24,999 1800 1600 $25,000 to $29,999 1400 $30,000 to $34,999 1200 $35,000 to $39,999 1000 $40,000 to $49,999 800 600 $50,000 to $59,999 400 $60,000 to $69,999 200 $70,000 to $79,999 0 $80,000 to $89,999 Eaton Washington Wilmington Preble County Tow nship $90,000 to $99,999 $100,000 to $124,999
Figure 3-5
3-6 Rental units are similar to owner-occupied housing units in the price they are able to command. Thus, median rent in Eaton follows a similar pattern as the value of housing. In 2000, the median rent in Eaton was $474, $519 in Washington Township and $492 in Preble County. Figure 3-6 compares the number of units by rental ranges for each of these four jurisdictions. All have the majority of their rent units in the $400 to $599 range. All but Washington Township have rentals in the $1,000 and greater ranges, although these units make up a very small percentage of the total for each jurisdiction. In addition, all but Washington Township have rentals in the $299 and less ranges. Again, these units make up a very small percentage of the total for each jurisdiction.
Given the large proportion of Eaton’s 24-35 age population, the recent construction, the demand for new rental units, and the location of the community within the region, the median value of rent is expected to rise. Another factor in determining the value of rent is the affluence of the community. As seen with the value of housing, a more affluent community can demand and get a higher value of rent, because of the amenities it offers.
Median Rent No. of Units Less than $100 $100 to $149 350 $150 to $199 $200 to $249 300 $250 to $299 $300 to $349 $350 to $399 250 $400 to $449 $450 to $499 200 $500 to $549 $550 to $599
150 $600 to $649 $650 to $699 $700 to $749 100 $750 to $799 $800 to $899 50 $900 to $999 $1,000 to $1,249 $1,250 to $1,499 0 Preble County Washington Tow nship Eaton Wilmington $1,500 to $1,999 $2,000 or more
Figure 3-6
3-7
CHAPTER 4
Economic Trends
Spitler Memorial Chiropractic Clinic - Eaton, Ohio
This chiropractic practice was started in 1915 by Dr. H. Riley Spitler, a civic-minded citizen who was active in the Eaton Community.
INTRODUCTION
The economy plays a central role in maintaining the vitality and quality of life within a community. A healthy economy creates good-paying jobs, providing economic opportunities to all citizens. The economy also supports the tax base, providing for schools, police, fire protection, parks and many other community facilities and services.
LABOR FORCE PARTICIPATION
The labor force is composed of all persons 16 years of age and older who are classified as either employed or unemployed. According to US Census definitions, employed individuals are those “at work” or “with a job but not at work” and unemployed persons are those “looking for work” or “available to accept a job.”
Figures 4-1a and 4-1b compare the percentages of Eaton males and females in the labor force with Washington Township, Wilmington, Preble County, Ohio and the United States. The statistics show that while Eaton’s male population has remained almost the same from 1980 to 2000, the percentage of males in the labor force has dropped 6.2% for the same period. In addition, Eaton had a significantly lower percentage of males in the labor force in 2000 compared to the political subdivisions referenced.
In contrast, Eaton’s number of females in the labor force has risen 143 and increased 1.8% for the 1980 to 2000 period. However, Eaton had a somewhat lower percentage of females in the labor force in 2000 compared to all the political subdivisions referenced except Washington Township.
Eaton’s unemployed civilian labor force population had only increased 0.3% from 1980 to 2000; however, it had a higher percentage of unemployed than all the other political subdivisions referenced except Washington Township.
4-2
LABOR FORCE PARTICIPATION AND UNEMPLOYMENT COMPARISON
EATON USA OHIO PREBLE COUNTY COUNTY TOWNSHIP WILMINGTON WASHINGTON WASHINGTON
1980 2000 2000
Number Percent Number Percent Percent Percent Percent Percent Percent MALES 16 YEARS AND OLDER 1,798 76.1% 1,797 69.9% 76.9% 75.2% 74.1% 73.2% 74.4% IN THE LABOR FORCE FEMALES 16 YEARS AND OLDER 1,472 50.5% 1,615 52.3% 51.5% 56.0% 53.7% 54.7% 56.8% IN THE LABOR FORCE TOTAL 16 YEARS AND OLDER 3,270 61.9% 3,412 60.3% 64.4% 64.7% 63.6% 63.5% 65.3% IN LABOR FORCE UNEMPLOYED CIVILIAN LABOR 230 7.0% 247 7.3% 2.6% 6.6% 6.4% 6.6% 6.3% FORCE
Figure 4-1a
PERCENT OF PERSONS 16+ IN THE LABOR FORCE
TOTAL U.S. OHIO PREBLE COUNTY FEMALES WASHINGTON TOWNSHIP WILMINGTON MALES EATON
0% 20% 40% 60% 80% 100%
Figure 4-1b
4-3 EDUCATIONAL ATTAINMENT
Educational attainment is often used by businesses to assess the type of labor force available in the area. For example, engineering and research establishments tend to gravitate towards areas with sufficient numbers of persons with higher levels of educational attainment. Figure 4-2 illustrates the educational attainment of persons 25 years or older in Eaton and other selected areas in 2000. Eaton has a lower percentage (79.5%) of high school graduates than Wilmington, Washington Township, Preble County, Ohio, and the nation.
Eaton has attracted very few persons with educational attainment at a bachelor degree level or higher. At 10.3%, Eaton has a lower percentage of all the selected areas except Preble County (10.1%).
EDUCATIONAL ATTAINMENT COMPARISON
Percent College Graduates Persons 25+ Years of Age
24.5% 21.1% 16.4% 10.3% 12.5% 10.1%
EATON CITY WASHINGTON WILM INGTON CITY PREBLE COUNTY OHIO U.S. TWP.
Percent High School Graduates Persons 25+ Years of Age
87.5% 85.0% 83.0% 84.1% 81.7% 79.5%
EATON CITY WASHINGTON WILMINGTON CITY PREBLE COUNTY OHIO U.S. TWP.
Figure 4-2
4-4 INDUSTRY OF EMPLOYED RESIDENTS
As shown in Figure 4-3, manufacturing was the principal sector for employed residents of Eaton in both 1980 and 1990, at 37.0% and 30.8% respectively. In that respect, the Eaton labor force is similar to that of Washington Township and Preble County. The service sector was the next largest group for 1990 at 26.9%. The retail trade sector was third at 20.1%, and the transportation, communications, and utilities sector fourth at 6.8% of the total employed. There was some diversification between 1980 and 1990, with the most significant change being a more than 50% increase of those working in the transportation, communication, and utilities sector. This diversification is considered healthy for the local economy, since extreme dependence upon the fluctuations of a given sector like manufacturing is risky.
Figure 4-4 shows that manufacturing was still the principal sector for employed residents of Eaton for 2000, at 35.0%. Retail trade was second at 10.8%, and health care and social assistance was third at 10.1%. These trends show that Eaton is following the national trend of moving from a manufacturing-based economy to one of information delivery, retail trade and sales and services.
4-5 EATON 1990 INDUSTRY OF EMPLOYED 1980 - Unincorporated RESIDENTS COMPARISON Preble WILMINGTON 1980 1990 1990 Washington Ohio County CITY (16+ YEARS OF AGE) CHANGE Township 1980 - 1990 Number Pct. Number Pct. Number Pct. Pct. Pct. Pct. Pct.
Agriculture, Forestry, Fisheries, & Mining 36 1.2% 7 0.2% -29 -80.6% 8.3% 4.7% 2.3% 2.3%
Construction 102 3.4% 151 4.8% 49 48.0% 4.4% 6.6% 5.2% 2.3%
Manufacturing 1,124 37.0% 973 30.8% -151 -13.4% 25.1% 31.4% 23.1% 19.4%
Durable Goods 675 22.2% 310 9.8% -365 -54.1% 18.8% 21.8% 15.9% 15.4%
Non-Durable Goods 449 14.8% 663 21.0% 214 47.7% 6.2% 9.6% 7.3% 4.0%
Transportation, Communication, & Utilities 142 4.7% 215 6.8% 73 51.4% 5.2% 6.0% 6.4% 13.3%
Wholesale Trade 119 3.9% 58 1.8% -61 -51.3% 9.0% 3.7% 4.4% 2.7%
Retail Trade 510 16.8% 634 20.1% 124 24.3% 17.4% 16.6% 17.6% 17.1%
Finance, Insurance, & Real Estate 146 4.8% 170 5.4% 24 16.4% 5.9% 4.0% 5.8% 5.7%
Services 752 24.7% 850 26.9% 98 13.0% 23.2% 24.6% 31.4% 5.6%
Business & Repair 103 3.4% 136 4.3% 33 32.0% 1.5% 3.4% 4.3% 1.9%
Personal, Entertainment, & Recreation 74 2.4% 100 3.2% 26 35.1% 3.4% 3.4% 3.6% 3.7%
Professional & Related 575 18.9% 614 19.4% 39 6.8% 18.3% 17.8% 23.4% 26.8%
Health 228 7.5% 242 7.7% 14 6.1% 8.0% 6.4% 9.2% 7.5%
Education 221 7.3% 173 5.5% -48 -21.7% 3.8% 7.2% 8.2% 14.2%
Other 126 4.1% 199 6.3% 73 57.9% 6.4% 4.1% 6.0% 5.1%
Public Administration 109 3.6% 99 3.1% -10 -9.2% 1.6% 2.4% 3.8% 4.6%
TOTAL 3,040 100.0% 3,157 100.0% 117 3.8% 100.0% 100.0% 100.0% 100.0%
Figure 4-3
4-6 INDUSTRY OF EMPLOYED RESIDENTS (16+ YEARS OF AGE) Eaton 2000 Washington Male Female Total Percent Ohio Preble Township Wilmington TOTAL 1,935 1,762 3,697 100.0% 100.0% 100.0% 100.0% 100.0% Agriculture, forestry, fishing and hunting, and mining 30 0 30 0.8% 1.1% 2.8% 3.1% 1.7% Construction 160 36 196 5.3% 6.0% 7.6% 8.2% 4.4% Manufacturing 857 438 1,295 35.0% 20.0% 28.7% 19.0% 17.1% Wholesale trade 106 43 149 4.0% 3.6% 4.2% 7.2% 3.0% Retail trade 144 254 398 10.8% 11.9% 10.3% 11.9% 10.8% Transportation and warehousing, and utilities 96 48 144 3.9% 4.9% 5.8% 7.1% 15.1% Information 16 33 49 1.3% 2.4% 1.4% 1.0% 1.8% Finance, insurance, real estate and rental and leasing 50 61 111 3.0% 6.3% 3.8% 5.2% 4.8% Professional, scientific, management, administrative, and waste management services 115 92 207 5.6% 8.0% 5.5% 4.1% 4.6% Educational services 64 149 213 5.8% 8.0% 8.0% 10.4% 11.0% Health care and social assistance 61 312 373 10.1% 11.7% 9.4% 10.5% 9.2% Arts, entertainment, recreation, accommodation and food services 100 173 273 7.4% 7.5% 5.6% 2.5% 7.7% Other services (except public administration) 51 24 75 2.0% 4.5% 3.6% 3.7% 4.6% Public administration 85 99 184 5.0% 4.1% 3.3% 6.1% 4.2%
Figure 4-4
4-7 OCCUPATION OF EMPLOYED RESIDENTS
Several factors affect the occupations of a given population. They include the demand for specific disciplines in the overall metropolitan employment market, the need for industries to support the basic manufacturing activities of that overall market, and the community’s attractiveness as a place to live. As shown in Figure 4-5 the occupational profile of employed residents of Eaton was similar to those of Wilmington, Washington Township, Preble County, and Ohio in 1990. “Technical, sales, and administrative support” is the largest occupational category, with the second largest being that of “operators, fabricators, and laborers.” Eaton also has a significant concentration in the “services” category. This category had the largest increase (150.2%) between 1980 and 1990. The largest decline was in the managerial and professional specialty category, decreasing by 169 people and 53.3% between 1980 and 1990. This trend is influenced by the growth of occupations.
Figure 4-6 compares occupations in Wilmington, Preble County, Ohio and Washington Township for the year 2000. Eaton had the largest part of its labor force in the production, transportation, and material moving occupations (almost 30%). Its percentage of employed residents in these occupations exceeded all other jurisdictions surveyed. Eaton’s second largest sector of employed residents was the management, professional, and related occupations (almost 25%), and third was sales and office occupations (just over 20%).
4-8 OCCUPATION OF EMPLOYED RESIDENTS 1980 -1990
EATON 1990 COMPARISON Unincorporated Preble WILMINGTON 1980 1990 1980-1990 CHANGE Washington Ohio (16+ YEARS OF AGE) County CITY Township Number Pct. Number Pct. Number Pct. Pct. Pct. Pct. Pct. Managerial & Professional 627 20.6% 458 14.5% -169 -53.3% 21.2% 15.6% 24.8% 25.8% Specialty Executive, Administrative, 294 9.7% 230 7.3% -64 -21.8% 11.7% 7.9% 11.4% 11.9% & Managerial
Professional Specialty 333 11.0% 228 7.2% -105 -31.5% 9.5% 7.7% 13.3% 13.8% Technical, Sales, & 771 25.4% 881 27.9% 110 52.6% 31.8% 25.5% 31.0% 28.4% Administrative Support Technical & Related Support 67 2.2% 81 2.6% 14 20.9% 2.7% 2.9% 3.7% 2.7%
Sales 224 7.4% 273 8.6% 49 21.9% 13.8% 8.4% 11.4% 9.3% Administrative Support, 480 15.8% 527 16.7% 47 9.8% 15.3% 14.2% 16.0% 16.4% Including Clerical Services 352 11.6% 537 17.0% 185 150.2% 6.9% 13.3% 13.1% 14.1% Private Household 23 0.8% 8 0.3% -15 -65.2% 0.0% 0.3% 0.3% 0.0%
Protective Services 12 0.4% 31 1.0% 19 158.3% 0.0% 1.0% 1.5% 2.2%
Service Occupations except protective 317 10.4% 498 15.8% 181 57.1% 6.9% 12.0% 11.4% 11.9% and household Farming, Forestry, & Fishing 26 0.9% 28 0.9% 2 7.7% 6.3% 4.3% 1.7% 1.9% Precision Production, Craft, & 448 14.7% 454 14.4% 6 1.3% 8.0% 16.4% 11.6% 9.3% Repair Operators, Fabricators, & 816 26.8% 799 25.3% -17 1.5% 25.8% 25.0% 17.9% 20.6% Laborers Machine Operators, 493 16.2% 465 14.7% -28 -5.7% 9.3% 13.8% 9.0% 10.5% Assemblers, & Inspectors Transportation & Material 155 5.1% 167 5.3% 12 7.7% 8.5% 5.5% 4.4% 3.7% Moving Handlers, Equipment Cleaners, Helpers, 168 5.5% 167 5.3% -1 -0.6% 8.0% 5.7% 4.4% 6.4% & Laborers TOTAL 3,040 100.0% 3,157 100.0% 117 3.8% 100.0% 100.0% 100.0% 100.0%
Figure 4-5
4-9 OCCUPATION OF EMPLOYED RESIDENTS COMPARISON 2000 PREBLE WASHINGTON (16+YEARS OF AGE) EATON OHIO COUNTY TOWNSHIP WILMINGTON Male FemaleTotal Percent Percent Percent Percent Percent TOTAL 1,935 1,762 3,697100.0% 100.0% 100.0% 100.0% 100.0% Management, professional, and related occupations: 460 436 896 24.2% 31.0% 24.2% 26.0% 26.1% Management, business, and financial operations occupations: 256 156 412 11.1% 12.3% 10.4% 8.2% 10.8% Professional and related occupations: 204 280 484 13.1% 18.6% 13.8% 17.8% 15.3% Service occupations: 239 303 542 14.7% 14.6% 13.1% 10.7% 16.9% Healthcare support occupations 13 48 61 1.6% 2.2% 2.0% 2.7% 1.9% Protective service occupations: 39 8 47 1.3% 1.8% 1.0% 0.7% 2.0% Food preparation and serving related occupations 92 134 226 6.1% 5.2% 4.4% 3.4% 7.2% Building and grounds cleaning and maintenance occupations 86 49 135 3.7% 3.0% 3.8% 3.4% 3.7% Personal care and service occupations 9 64 73 2.0% 2.4% 1.9% 0.5% 2.3% Sales and office occupations: 189 576 765 20.7% 26.4% 22.6% 29.6% 23.4% Farming, fishing, and forestry occupations 17 0 17 0.5% 0.3% 0.9% 1.3% 0.3% Construction, extraction, and maintenance occupations: 342 33 375 10.1% 8.7% 12.0% 10.5% 7.9% Production, transportation, and material moving occupations: 688 414 1,102 29.8% 19.0% 27.1% 21.9% 25.3% Production occupations 489 364 853 23.1% 11.8% 18.8% 11.2% 14.8% Transportation and material moving occupations: 199 50 249 6.7% 7.2% 8.3% 10.7% 10.5%
TOTAL 1,935 1,762 3,697100.0% 100.0% 100.0% 100.0% 100.0% Note: Does not directly compare with 1980 and 1990 occupation data.
Figure 4-6
4-10 COMMUTING PATTERNS
As shown by Figure 4-7, the US Census Transportation Planning Package (CTPP) indicates that 1,698 people both lived and worked in Eaton in 1990. This constitutes over one-half of the working residents of the City, and almost 40% of those who only worked in the City. A large portion of working Eaton residents -16% - commuted to jobs in Montgomery County, and almost half of those worked in the City of Dayton. The remainder of Preble County was the only other significant destination for commuters from Eaton in 1990. According to the 1990 CTTP, no working residents of Eaton commuted to either Clark County or Champaign County.
Figure 4-7 also illustrates the 1990 commuting patterns for people who work in Eaton. Of the 4,276 people who work in Eaton, 83.2% are residents of Preble County, and 39.7% are residents of Eaton. The only other areas significantly contributing to the Eaton workforce are Montgomery County (6.9%) and Wayne County, Indiana (5.5%).
WORK PLACE IS CITY OF EATON RESIDENCE IS CITY OF EATON Workers Age 16+ Residents Working Age 16+ Outside Percent Working Percent the of Total Outside of Total RESIDENCE Home Workers WORKPLACE the Home Residents REST OF PREBLE COUNTY 1,861 43.5% EATON CITY 1,698 55.7% CITY OF EATON 1,698 39.7% MONTGOMERY COUNTY 488 16.0% MONTGOMERY COUNTY 294 6.9% REST OF PREBLE COUNTY 473 15.5% WAYNE COUNTY IND. 236 5.5% WAYNE COUNTY IND. 164 5.4% BUTLER COUNTY 69 1.6% BUTLER COUNTY 83 2.7% DARKE COUNTY 68 1.6% WARREN COUNTY 41 1.3% HAMILTON COUNTY 19 0.4% DARKE COUNTY 16 0.5% RANDOLPH COUNTY IND. 13 0.3% MIAMI COUNTY 15 0.5% FRANKLIN COUNTY MO. 7 0.2% HAMILTON COUNTY 12 0.4% WARREN COUNTY 6 0.1% AUGLAZE COUNTY 10 0.3% VAN WERT COUNTY 5 0.1% JEFFERSON COUNTY 8 0.3% TOTAL WORKERS 4,276 100.0% MERCER COUNTY 8 0.3% SENECA COUNTY 8 0.3% COMMUTING PATTERNS CLINTON COUNTY 7 0.2% GREENE COUNTY 7 0.2% BY RESIDENCE CAPE GIRARDEAU COUNTY AND WORKPLACE MO. 6 0.2% 1990 FAYETTE COUNTY 6 0.2% TOTAL RESIDENTS WORKING OUTSIDE HOME 3,050 100.0% Source: 1990 CTPP Prepared by the Miami Valley Regional Planning Commission
Figure 4-7
4-11 RELATIVE IMPORTANCE OF SELECTED ECONOMIC SECTORS
Figure 4-8 shows the importance of the major sectors of the Eaton economy. These sectors are manufacturing, wholesale trade, retail trade, and selected services. Manufacturing and retail trade have been the most significant of the four selected sectors during the period from 1982 to 1997. Manufacturing has remained the most dominant part of the local economy. Eaton’s share of the Preble County manufacturing sector has decreased slightly during the study period. The retail trade sector in Eaton, however, has experienced slight growth and an increased share of Preble County’s total. Wholesale trade has been less significant in Eaton because of the tendency of large wholesalers to locate in more populous counties.
RELATIVE IMPORTANCE OF SELECTED EATON ECONOMIC SECTORS 1982 - 1997
$350,000 Manufacturing $345,458 Wholesale Trade $300,000 Retail Trade Selected Services $250,000
$200,000 $197,000
$150,000 $142,000 $137,040 $100,000 $100,206 $89,000 $83,934 $48,394 $50,000 $47,343 $39,279 $47,186 $7,118 $12,187 $23,575 $0 1982 1987 1992 1997
1982 1987 1992 1997 Eaton Percent of Eaton Percent Eaton Percent Eaton Percent Receipts Preble Receipts of Preble Receipts of Preble Receipts of Preble ($1,000)* Co. Total ($1,000)* Co. Total ($1,000)* Co. Total ($1,000)* Co. Total Manufacturing $89,000 55.3% $142,000 52.0% $197,000 45.3% $345,458 49.5% Wholesale N/A N/A $39,279 21.5% $48,394 18.9% D D Trade Retail Trade $47,343 55.7% $83,934 69.1% $100,206 64.2% $137,040 62.8% Selected $7,118 58.4% $12,187 46.3% $23,575 54.1% $47,186** NA Services * Figures represent receipts from selected services establishments and sales from retail and wholesale trade establishments and value of shipments for manufacturing. D = Withheld to avoid disclosing data of individual companies. ** = Certain category data within Services industry data was withheld.
Figure 4-8
4-12 HOUSEHOLD, FAMILY, AND PER-CAPITA INCOME
Income is linked to many other economic factors such as housing, labor force profile, industrial mix, access to employment areas, and ability to attract commercial and service enterprises. As illustrated in Figure 4-9, Eaton’s 2000 household income was heavily weighted in the $50,000-$99,999 ranges, much like all the other jurisdictions surveyed. Washington Township, however, had a far greater percentage of its household income in the $75,000 to $99,999 and $100,000 to $124,999 ranges compared to the other jurisdictions. This shows that the more affluent households are located in the unincorporated areas surrounding Eaton.
Household Income Distribution in 1999 for Eaton and Selected Areas
25% Eaton Washington Twp. 20% Wilmington Preble County 15% Ohio
10%
5%
0% Less than $10,000 to $15,000 to $25,000 to $35,000 to $50,000 to $75,000 to $100,000 $150,000 $200,000 $10,000 $14,999 $24,999 $34,999 $49,999 $74,999 $99,999 to to or more $149,999 $199,999
Figure 4-9
Figure 4-10 shows the median household, per-capita and median family incomes for Eaton and selected areas in 1999. Eaton’s median household income of $37,231 was the lowest of the selected areas except Wilmington, while the per capita ($16,771) and median family ($42,241) incomes in Eaton were the lowest of all jurisdictions. All three of Eaton’s income levels were most comparable to those of Wilmington. This trend is most likely influenced by the large number of elderly living alone within these two cities.
COMPARATIVE INCOMES FOR EATON AND SELECTED AREAS IN 1999 $60,000 Eaton $50,000 Washington Twp. $40,000 Wilmington $30,000 Preble County $20,000 Ohio $10,000 USA $0 Median Family Income Median Household Income Per-Capita Income
Figure 4-10
4-13
CHAPTER 5
Land Use Trends
Old Eaton Armory
INTRODUCTION
Existing land use data is the most basic and widely-used information in the community planning process. The existing land use study consists of an inventory of the present use of land within the corporate limits and surrounding areas of potential growth. Also, maps and charts illustrating the land use pattern assist in the discussion of many everyday issues regarding community development. The land use inventory for this Comprehensive Plan update was conducted in February 2002. MVRPC completed the inventory using existing aerial photos of the city, the assistance of City staff, and by conducting a “windshield survey” to verify the use of each property. The information was then transferred to a computerized base map for calculation of acreage and display purposes. Map 1 shows these existing land uses as of February 2002.
EXISTING LAND USE CLASSIFICATION
For the purposes of the Comprehensive Plan update, land uses were classified into 12 categories, as follows:
Agricultural-Vacant: Also considered undeveloped land. Areas free of urban development, including land that is used for farming and other agricultural purposes. Vacant land also refers to land that is not currently classified in any of the other categories listed below.
Vacant Developed: Property that has been developed but is currently vacant. This land likely contains an empty and abandoned building, or is the site of a former structure that was razed.
Single-Family Residential: Property used for an unattached structure housing a single dwelling unit.
Two-Family Residential: Property used for two dwelling units within a structure.
Multi-Family Residential: Property used for one or more structures housing a total of three or more dwelling units.
Mixed Use: Property used for a combination of uses, such as a multi- level building with commercial on the ground floor, and residential uses on the floor(s) above.
Commercial: Property that involves the retailing of consumer goods and services such as stores, restaurants, etc., and commercial, which deals with providing personal and business services. Also, property used for professional offices and business office services.
5-2
Industrial: Property used for manufacturing and processing establishments, warehouses, and bulk distribution or storage facilities.
Public: Property that is used by public services such as government, safety, utility, and educational facilities.
Semi-Public: Property used by institutional facilities for educational, social, cultural, religious, and health needs in the community.
Recreational: Property that is publicly, semi-publicly, or private owned for use as community parks, land preserves, playgrounds, athletic fields, swimming pools, golf courses, camps, or retreats.
Rail Right-of-Way: Property used by the Norfolk Southern Railroad to transport freight via rail.
EXISTING LAND USE PATTERN
Figure 5-1 shows acreage totals by land use category for the incorporated area of Eaton, the percentages of developed land versus undeveloped land, and the available historical totals of each specific land use type. As of 2002, Eaton’s land area was approximately 73.2% developed, with 3,987 acres developed and 1,460 acres remaining vacant or in agricultural use. The total area of the City has almost doubled since 1965, and the developed area has approximately tripled since then.
If Eaton’s total land area and developed land grows at the same rate it did from 1965 to 2002, the total land area in 2039 will be 8,087 acres, with 6,559 acres developed. Based on the above projection, the developed land area will increase to 81.1% of the total land area. This is a significant increase over the 50.4% (1965) and 73.2% (2002) ratios. Therefore, to ensure an adequate supply of undeveloped land, Eaton’s future annexations should be at a rate that meets or exceeds the supply of land that it being developed.
The developed part of Eaton consists of two main parts - a concentration of uses around the central downtown area at the intersection of Main and Barron Streets, and a more scattered pattern of uses along Eaton’s arterial streets leading into the original downtown area. Figure 5-1 shows the three most extensive developed land uses are single-family residential, right-of-way, and public/semi- public.
5-3 EXISTING LAND USE IN EATON, OHIO – 1965 & 2002
1965 – 2002 1965 LAND USE 2002 LAND USE TOTAL AREA CHANGE Percent Percent Percent Percent Acres Developed Total Acres Developed Total Acres Percent Area Area Area Area RESIDENTIAL 514 36.3% 18.3% 1,589 39.9% 29.2% 1,075 209.2% Single-Family 475 33.5% 16.9% 1,515 38.0% 27.8% 1,040 219.2% Two-Family 26 0.6% 0.5% Multi-Family 40 2.8% 1.4% 49 1.2% 0.9% 10 24.5% MIXED USE 1 0.0% 0.0% COMMERCIAL 54 3.8% 1.9% 293 7.3% 5.4% 239 446.5% INDUSTRIAL 91 6.4% 3.2% 247 6.2% 4.5% 157 172.7% PUBLIC & SEMI- 288 20.3% 10.3% 371 9.3% 6.8% 83 29.0% PUBLIC Public 173 12.2% 6.2% 302 7.6% 5.6% 129 74.5% Parks Other Public 86 2.2% 1.6% Semi-Public 114 8.1% 4.1% 69 1.7% 1.3% -46 -39.9% RIGHT-OF-WAY 469 33.1% 16.7% 1,485 37.3% 27.3% 1,016 216.7% Public Road 469 33.1% 16.7% 1,438 36.1% 26.4% 969 206.6% Private Road 13 0.3% 0.2% Railroad 34 0.9% 0.6% TOTAL DEVELOPED 1,415 100.0% 50.4% 3,987 100.0% 73.2% 2,572 181.8% AGRICULTURE & 1,390 49.6% 1,460 26.8% 70 5.0% VACANT Agricultural/Vacant 1,071 38.2% 1,451 26.6% 381 35.5% Vacant Developed 319 11.4% 9 0.2% -311 -97.2% TOTAL ACREAGE 2,805 100.0% 5,446 100.0% 2,642 94.2%
Figure 5-1
5-4 As also shown in Figure 5-1, residential uses are the most predominant current land use, occupying 1,589 acres and account for approximately 29.2% of the overall Eaton land area and 39.9% of the developed land area. The total amount of residential land increased 209% from 1965 to 2002. Residential land uses are primarily located north of Main Street (US Route 35), especially around the central downtown area. The primary residential area in Eaton is located towards the northeast portion of town.
Single-family homes are the most prominent residential land use, accounting for approximately 95% of all residential property developed in 2002. Single-family housing has remained dominant in the historic area around the downtown area of Barron and Main Streets. High densities can be found in newer subdivisions north of Lexington Road. The largest single-family lots are located in the Edgewood and Sugar Hill Subdivision near the State Route 122 West Gateway portion of the City, as well as in the Whisper Way Subdivision across the street from Fort St. Clair Park.
All multi-family residential uses (two-family and 3+ family housing) currently occupy 75 acres, and account for approximately 1.4% of the overall Eaton land area, and 1.8% of the developed land area. The amount of 3+ multi-family residential land increased 24.5% from 1965 to 2002. The majority of developed multi-family land is in the form of apartments and retirement homes generally dispersed throughout the City. These multi-family facilities are located outside of the central downtown area, along the arterial and collector roads that lead outside of the city’s limits.
Commercial land uses currently occupy 293 acres, and account for approximately 5.4% of the overall Eaton land area, and 7.3% of the developed land area. The total amount of commercial land increased 446.5% from 1965 to 2002. This is the greatest percentage increase of all the land use areas. The three primary areas of commercial land development are the central downtown area along Main Street, the strip of fast food restaurants on Barron Street south of Lexington Road, and the Eaton Centre retail development on Barron north of Lexington Road. Some commercial developments also exist to the east of downtown, such as the car dealerships along Main Street and the Marsh supermarket on Aukerman Street.
5-5 Industrial uses occupy 247 acres, and account for approximately 4.5% of the overall Eaton land area and 6.2% of the developed land area. The total amount of industrial land increased 172.7% from 1965 to 2002. There is a concentration of industrial land use on US Route 35 West, including Henny Penny and Weyerhauser.
Public/Semi-Public land uses occupy 371 acres, and account for approximately 6.8% of the overall Eaton land area and 9.3% of the developed land area. This land type increased 29% from 1965 to 2002. The City’s churches, schools, cemeteries, municipal and utility facilities, and open space/parks are scattered throughout the city with no particular overall pattern. The largest public/semi- public uses are Fort St. Clair Park, the schools, the Sheriff/Adult Detention Center and the Public Works complex, plus the Dayton Power & Light substation on the west side of Barron Street, along Lexington Road.
Rights-of-Way (including right-of-way public streets, alleys, sidewalks, and the Norfolk Southern railroad) occupy 1,485 acres, and account for approximately 27.3% of the overall Eaton land area and 37.3% of the developed land area. This land type increased 216.7% from 1965 to 2002.
The agricultural and vacant areas occupy 1,460 acres, and account for approximately 26.8% of the overall Eaton land area. The total amount of agricultural and vacant land increased 5% from 1965 to 2002. Eaton’s agricultural and vacant areas are primarily found along the edges of the city, especially on the corners of Eaton’s city limits.
LAND USE OUTSIDE OF EATON WITHIN STUDY AREA
Within the study area, land use outside of Eaton is composed mostly of single - family residential and agricultural. The areas with the most use are located northeast and east of the city limits, used mainly for agricultural or low-density housing.
5-6 LAND ABSORPTION RATE
The land absorption rate is the number of acres of land used for a particular purpose for a given population. The rate shows how much of a particular type land is used by a certain population in the past, how much is used currently, and is used to project the amount of land needed for various uses in the future.
Many factors play a role in the rate of land absorption. Household size, choice of housing type (single-family/multi-family), and the availability of public utility services affect the residential land absorption rate. Household size has been decreasing, causing more housing units to be built for an equal population size. Suburban and rural housing, with large lot sizes built for landscaping and/or on- site water and sewer systems, have been the choice over small, compact city lots. New commercial uses have been locating in one-story shopping centers and “big box” buildings, both with landscaping and large parking areas, rather than the compact centers of older areas which were designed for pedestrians. Industrial uses have also located on the fringe of urban areas where relatively cheap land has allowed more expansive horizontal layouts with landscaping and parking. Also, expansive outdoor public and semi-public uses such as golf courses, churches, schools, and government service centers have been built to accommodate our increasing leisure, social, educational, and service needs. This trend to locate in more spacious surroundings than in the past, and a need for additional recreational land, will maintain the demand for a substantial amount of additional land to develop.
Figure 5-2 shows the 2002 land absorption rate for Eaton, calculated from the amount of acreage reported in the land use survey and population estimate for 2002.
1965 2002 Population 5,527 8,280 Land Absorption Rate in Eaton Acres Rate Acres Rate RESIDENTIAL 514 93 1,589 192 COMMERCIAL 54 10 294 35 INDUSTRIAL 91 16 247 30 PUBLIC AND SEMI-PUBLIC 288 52 371 45 RIGHT-OF-WAY 469 85 1,485 179 TOTAL DEVELOPED 1,415 256 3,987 481 AGRICULTURE & VACANT 1,390 251 1,460 176 TOTAL 2,805 507 5,446 658 Note: Population figures are estimated based upon Decennial Census totals.
Figure 5-2
5-7 Figure 5-3 shows the additional acreage Eaton will need by land use type in five- year increments through 2020. The Higher Growth Scenario assumes that Eaton’s population increases at a rate proportionate to the change between 1960 and 2000. The Lower Growth Scenario assumes that that Eaton’s current percentage of the County’s population (19.2%) remains the same for 2000-2020.
HIGHER GROWTH SCENARIO – ACRES NEEDED Public & Total Residential Commercial Industrial Right-of-Way Institutional Developed 2002 to 2005 94 13 16 23 84 230 2005 to 2010 75 13 12 18 70 188 2010 to 2015 104 20 16 24 97 261 2015 to 2020 50 9 8 12 47 126 2002 to 2020 323 55 52 77 298 805
LOWER GROWTH SCENARIO – ACRES NEEDED Public & Total Residential Commercial Industrial Right-of-Way Institutional Developed 2002 to 2005 52 5 9 14 45 125 2005 to 2010 48 9 8 11 44 120 2010 to 2015 67 12 10 15 63 167 2015 to 2020 32 6 5 8 30 81 2002 to 2020 199 32 32 48 182 493
Land use projections generated by applying the 2002 Land Absorption Rate to population projections.
Figure 5-3
5-8 EXISTING COMMUNITY FACILITIES
Many of the existing public use facilities such as the County Courthouse, County Offices, Municipal Building, Post Office, Library, High School Football Stadium and the Youth Center are located in or next to downtown Eaton. Most public use facilities, however, are scattered and located away from the center of town. These include the water works facilities, public works facility, fire station, Preble County Adult Detention Center and Sheriff’s Office, elementary schools, and the site of the new High School. The location of these schools requires transportation of many students via bus or automobile due to their distance from many of the community’s residential areas.
Semi-public facilities have generally been located in the center of Eaton. Many smaller and older churches are located within walking distance of each other in the central area. On the other hand, newer church facilities have been constructed on larger tracts of land, and have been located along arterial roads towards the edges of the downtown area. In addition, services for senior citizens such as retirement homes and assisted living are located away from downtown, meaning they must be transported by senior shuttles or younger relatives in order to get around in Eaton.
Eaton’s parks and open space are located to the outside of the downtown area, but are located near some of the outlying residential areas. These include Fort St. Clair, Community Pool, and Eaton Country Club to the west, and smaller ballparks and community parks on the northern end of Eaton.
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CHAPTER 6
Community Facilities and Services
Pennsylvania Depot and Park - Eaton, Ohio
INTRODUCTION
There are a variety of community facilities and services located throughout Eaton to serve its residents. These include recreational, institutional, educational, service, religious, and utility services that help enhance the livability of its citizens.
PUBLIC USE FACILITIES
A majority of community facilities are classified under public use and are open to the use of all residents. These include educational uses, governmental uses such as schools, libraries, civic buildings, and safety service facilities.
Some of the essential public facilities, including the Eaton Municipal Building, Preble County Courthouse and Annex, the library, post office, the Preble County Youth Foundation, YMCA, and the High School, are located within or near Eaton’s downtown. More recently built facilities have been located away from the center of town along arterial and collector roads. In the northwest corner are the fire station, County Sheriff and Adult Detention Facility, County Engineer’s office, and the Job & Family Services office.
The two Elementary Schools, Hollingsworth East on the east end, and Bruce on the south end, are located on larger sites with parking lots and open spaces for playing fields. On the southwestern edge of Eaton is the site of the new High School, located on a site much larger than that of the existing School, which will include parking, a low-rise sprawling campus, and athletic fields. It is expected that the existing High School will either become a Middle School or be sold and redeveloped.
Public facilities also include open spaces such as Mound Hill Cemetery, the High School football field, Water Works Park, and the Preble County Fairgrounds. Across from the new High School site is the Fine Arts Center. East of downtown is the National Guard Armory and the Senior Citizens Center, also for public use.
Recreational facilities in Eaton are open spaces used for athletic, leisure, or community facilities. Many of these facilities are scattered around and located near residential areas outside of Eaton’s downtown. North of Lexington Road are four parks - two for ball fields, such as those around the DP&L station next to the Five Points intersection, and two other parks, one along West Lexington, as well as the park next to Washington Landing. Southwest of the town center are the Eaton Country Club, Community Pool, and Fort St. Clair Park.
The following pages provide additional information of major public uses with Eaton.
6-2 Municipal Building
The Eaton Municipal Building is the one of the most used public buildings in Eaton. The facility houses the City’s Administrative Offices, Police Division and Station 1 of the Fire Division.
In addition, the Council Chamber is used to hold public meetings for Council, Civil Service Commission, Planning Board, Appeals Board, Recreation and Park Board and Charter Review Commission, as well as meetings of other temporary and permanent City Boards, Commissions and Committees. The Municipal Building is located at 328 North Maple Street. Eaton Municipal Building
County Courthouse
As the Preble County seat, Eaton is the host to a number of County services, most of which are administered from the Courthouse at 101 East Main Street. The County Court system includes branches such as the Court of Common Pleas, Juvenile, Juvenile Probation, Probate, Adult Probation, and the Clerk of Courts. Eaton Municipal Court is located on the first floor (until 2004). Preble County Courthouse, circa 1940
The Courthouse also houses common elected official departments such as the County Commissioners, Auditor, Treasurer, Recorder and Prosecuting Attorney. Non-partisan service departments include Building Inspection, Rural Zoning, Board of Elections and Emergency Management.
Preble County Courthouse, today
6-3 Other County offices located throughout Eaton include:
o Automobile Title Department, 546 North Barron St. o Board of Mental Retardation, 111 South Barron St. o Dog Warden, 722 South Franklin St. o Employment Training Office, 1659 North Barron St. o Engineer/Highway Department, 1000 Preble Dr.
Schools
The Eaton Community School District is one of five public school districts in Preble County. It currently includes:
Name Grades 2002 Enrollment
Hollingsworth-East Elementary K-2 437 (236 Male; 201 Female)
Bruce Elementary 3-6 618 (310 Male; 318 Female)
Dixon-Israel Middle School 6-8 440 (217 Male; 223 Female)
Eaton High School 9-12 737 (365 Male; 372 Female)
The approximately 2,200 total students in the District is far below the 1999* State average of 2,953. The current enrollment is one reason the District is able to provide effective educational opportunities. Another reason is the quality and mix of curriculum. Besides common studies such as math, English, social studies, language, computer science, the physical sciences, Eaton Community Schools has a number of extra-curricular programs, including the Future Farmers of America, Future Educators of America, Drama Club, Science Club, Peer Leading Program and Student Council. Eaton High School
The High School also has a number of sports programs, including football, soccer, golf, volleyball, cross country, swimming, basketball, cheerleading, wrestling, track and softball. Sports in the lower grades include basketball and wrestling.
*Most current year reported.
6-4 Initiated in 2001 by the Eaton Community School Board and to be completed by September 2004, the Eaton Community Schools Projects consists of building a new High School; a 28,166 square foot addition to Hollingsworth East Elementary; select renovations to Hollingsworth East Elementary; select renovations to Bruce Elementary; and demolish/abate Dixon-Israel Middle School. The Final Master Plan Summary includes:
• Abandon Eaton High School • Renovate/Add to Hollingsworth East Elementary School • Renovate/Add to Bruce Elementary School • Build New Middle School • Build New High School • Demolish Dixon-Israel Middle School
County Extension of the Ohio State University
Located at 119 South Barron Street, the Preble County Extension of the Ohio State University is part of the world's largest non-formal educational system. Practical educational programs combine the needs of local citizens and communities with new research and technical information. A few areas of focus are agriculture, 4-H youth development, family and consumer sciences, environment and leadership. These programs are continuously being evaluated and updated to meet the changing needs and issues facing our community. Overall, the Extension's mission is to help improve and strengthen the lives of Ohioans. The Extension is funded through the U.S. Department of Agriculture, The Ohio State University, and the Preble County Commissioners.
6-5 Eaton Library
The Eaton Library Society was incorporated by the State of Ohio in January, 1815. The first attempt to establish a circulating library in Eaton was made by the Research Society in 1899. Members contributed their own books as a nucleus and books were lent to those who purchased memberships in the association.
The following year the Eaton Public Library Association was incorporated and the library located in a room of the St. Clair Building (formerly located on the southwest corner of Main and Barron Streets). The library was open on Saturdays to members only.
In 1901, the Village of Eaton authorized a 0.5 mill for library purposes for the general public. The library was moved to a building at the northwest corner of Main and Maple Streets. The hours were expanded to two days a week for use by members and by persons resident in Eaton and "certified by a landowner to be a proper person."
In 1906, the Association Board turned over control and ownership of the books and assets to the trustees of the Eaton Public Library, an Eaton Village board. That year the board rejected an offer by Andrew Carnegie and chose to remodel the Eidson home at 301 North Barron Street. The library moved upstairs and the village water department downstairs.
Eidson House - 301 North Barron Street
In 1955, the library moved into a newly remodeled downstairs when the water department moved to the village office building. On December 15, 1959 the Board of Trustees resolved to transfer all property to the newly formed Preble County District Library (PCDL). In that year the Eaton Public Library owned 5,428 volumes and had a circulation of 23,454 items.
Current Library - 301 North Barron Street
In 1973, the Brooke-Gould Trust, local contributions and Federal library construction money funded the demolition of the Eidson house and the construction of the Brooke-Gould Memorial Library. Ten years later, the Trust again funded an addition making the building 9,700 square feet and providing a meeting room, garage and expanded District Office space.
When the District Office moved in February 1996, the addition was converted into a story hour room and expanded reference department.
6-6 Library Administration and Resource Center
The Preble County District Library (PCDL) was formed in 1959 with the consolidation of six small, independent libraries located in Camden, Eaton, Eldorado, New Paris, West Elkton and West Alexandria. Like all Ohio libraries, the PCDL is supported by a portion of the individual income tax. Monies are then distributed by the County Budget Commission among the three library districts in the county: PCDL, Brown Memorial Library (Lewisburg) and Marion Lawrence Library (Gratis).
In 1990, the Library began looking at options of expanding the building which houses the Eaton Branch Library and the District Office. Goals included: Enlarging the reference and children's departments, finding space for the growing Preble County Room, which houses the genealogy and local history collection of the library and the Preble County Historical Society, expanding the central book processing area, and finding space for needed, but little used, books and materials from all seven libraries. After comparing the available options, the Board of Trustees decided to purchase the former Traditions Restaurant building at 450 South Barron Street (which is located six blocks south of the Eaton Library) in October, 1995. Remodeling began that fall and the building opened for business in February, 1996.
This new location contains library administration, central book purchasing and processing, the Preble County Room (for Genealogy research), book storage and a public meeting room.
Library Administration and Resource Center
6-7 Fort St. Clair and Fort St. Clair Park
The Fort St. Clair Park was established in 1923 to preserve and commemorate the original site of Fort St. Clair. The fort was named for Arthur St. Clair, governor of the territory, and was among a chain of forts that stretched north from Cincinnati to Toledo. The fort measured approximately 120-feet square with outposts at the corners. It was built in advance of General Anthony Wayne's campaign to occupy the territory and was a vital supply post and refuge during hostilities in the drive of United States troops to gain control of the Northwest Territory from the Indians. The fort was an important garrison and supply depot positioned between Fort Washington and Fort Jefferson.
In 1987, the "Whispering Christmas" project was established. Since that time, the park is opened each December for a holiday display of lights and decorations. Visitors from all around come to enjoy over 300,000 lights, as well as visits with Santa, musical groups and a variety of displays and activities.
Entrance to Fort St Clair Park
In 2002, the Ohio Bicentennial Commission, The Longaberger Company, and the Ohio Historical Society teamed up with local sponsors in every community across the state to recognize over 100 historical events, people, and places with Ohio Historical Markers in time for Ohio's 200th birthday in 2003. In June 2002, the Commission recognized the Site of Fort St. Clair and St. Clair Park with one of these special markers.
6-8 YMCA
The new Preble County YMCA is located at 450 Washington-Jackson Road, just west of U.S. Route 127. The combined 48,000-square-foot (28,000-square-feet for the YMCA alone) $5.4 million YMCA, medical center and youth center includes aerobic/fitness classes, beginning exercise programs, free weights, machine weights, a full size gymnasium, indoor walking/running track, aquatic programs, a six-lane 25 yard indoor swimming pool with slide, multipurpose room, nursery, teen center/game room, family gymnasium, youth and adult sports and summer day camp programs.
The 18,546-square-foot medical center will house a medical office for local physicians, rehabilitation and sports medicine specialists and other medical services. The project is a collaboration among the Preble County Youth Foundation, a nonprofit organization; the YMCA of Metropolitan Dayton, and the Kettering Medical Center Network.
Public Health Care Facilities
Construction was recently completed on the Eaton Family Care Center at 550 Hallmark Drive, just due west of downtown. The facility is part of the Reid Hospital, an independent, not-for-profit, healthcare corporation located in Richmond, Indiana. Formerly located at 228 North Barron Street in Eaton, the new 7,500 square foot Center offers two family practice physicians, physical therapy services, health screening, community health education, and other specialized services.
The Preble County Medical Center is located at 200 Eaton-Lewisburg Road. It includes four family practice physicians and a greater number of rotating physicians specializing in cardiology, pediatrics, gynecology and many more areas.
The Preble County Urgent Care Center is located at 1645 State Route 127 North on the north side of Eaton. It is part of Grandview and Southview Hospitals of Dayton, which in turn is part of the Kettering (Ohio) Medical Center Network. The Urgent Care Center is the only medical facility of its type in Preble County, providing emergency service to residents evenings and weekends.
6-9 Located at 228 North Barron Street, The Marie Dwyer Recovery Center opened in July 2001 to provide alcohol and drug treatment and prevention services to the community. This agency provides a range of counseling services, case management and drug screening. The Center is a contract agency with the Preble County Mental Health and Recovery Board.
Samaritan Counseling Alternatives is part of Good Samaritan Hospital in Dayton. It has provided mental health counseling at 1681 North Barron Street since 1999. It also is a contract agency with the Preble County Mental Health and Recovery Board.
There are a number of other regional health care facilities within driving distance of Eaton, including Reid Hospital (Richmond), McCullough-Hyde Memorial Hospital (Oxford), Middletown Regional Hospital and Wayne Hospital (Greenville).
Other Human Services
The Preble County Council on Aging is a private, non-profit, 501(c)(3) social service organization which was incorporated by the State of Ohio in 1973. Its purpose and mission is to provide services, information, activities and advocacy for the elderly population in Preble County, in order to aid the elderly to live within their own homes and communities and to improve their quality of life. In 1987, the agency received designation as the focal point for the provision of services to the elderly within Preble County by the Area Agency on Aging, and the Ohio Department of Aging.
The Preble County Council on Aging Senior Activities Center on St. Clair Street
6-10 All in-home and community-based services are provided for Preble County residents who are age 60 or over. In August 2001, the Council moved from their former location on South Franklin Street to the new Senior Activities Center at East 800 St. Clair Street.
In addition, Preble County has a full component of county government human services, most are located in modern facilities and staffed with highly competent professionals.
SEMI-PUBLIC USE FACILITIES
Semi-public uses are open for use of the community, but may be privately owned or are not as accessible as fully public facilities. These include religious facilities, such as churches, and retirement and nursing facilities serving the elderly. The following is a brief overview of such uses in Eaton.
Religious Institutions
Many of the earlier churches in Eaton were much smaller than those seen today and many were located near downtown, with their congregations typically walking from their homes nearby to services. However, as Eaton has grown outward, new churches have been built on larger sites with larger structures, parking lots, and private open space to better serve their widespread, larger congregations.
Today, over 40 religious worship facilities are provided within Eaton and Preble County. Options are many, from Baptist, Pentecostal and Lutheran to Brethen, Presbyterian and United Methodist. Some go beyond traditional worship by providing additional religious spiritual, community and youth services via other facilities, the media and/or the Internet.
Private Health Care Facilities
Eaton is home to a number of private health care facilities. Long term care (nursing home) facilities include Greenbriar Nursing Center on West Lexington Road, Heartland of Eaton on South Maple, and Vancrest Health Care Center. In total, the facilities have approximately 200 State-licensed and certified beds.
6-11
CHAPTER 7
Utilities
Eaton Waste Water Treatment Plant
INTRODUCTION
This section presents an overview of the current utility services for the City of Eaton. The location and capability of utility services are usually two of the most important factors linking what future development could occur, with what actually happens in the community.
WATER MANAGEMENT
As seen in Map 2, the City of Eaton obtains its water from three well fields - North, Little League, and Ware (at Clarence Black Water Treatment Plant) - and two treatment plants. The Clarence Black Water Treatment Plant is located about three miles to the east of the City along US 35 and the Eaton Water Treatment Plant is located in Water Works Park in the City of Eaton. Both plants use well water as their sources.
Groundwater Resources
Map 2 also shows the capacity of existing groundwater resources in Eaton. The greatest capacities, 100 to 500 gallons per minute (gpm), are found in the vicinity of the Ware Well Field and Black Water Treatment Plant. A part of this area is also located within one of the City’s two Priority 1 Drinking Water Protection Areas.
Capacity, as much as 100 gpm, is found within the central and western parts of the planning area, containing the other Priority 1 Drinking Water Protection Area and the North and Little League Well Fields. The lower capacities, less than three gallons per minute through 25 gpm, extend through the remainder of the planning area.
Groundwater Protection
Map 3 shows the Groundwater Pollution Vulnerability areas. The High Vulnerability area is the same as the 100 to 500 gpm groundwater resource area shown on Map 2. The Medium Vulnerability area contains one of the Priority 1 Drinking Water Protection Area and the North and Little League Well Fields. The Low Vulnerability area contains the other Priority 1 Drinking Water Protection Area.
7-2 In 2001, the Ohio Environmental Protection Agency (OEPA) completed a groundwater susceptibility analysis for the City of Eaton. The OEPA concluded that the aquifer that supplies drinking water to the North, Little League, and Black Well Fields is moderately susceptible to contamination. This determination was based on the following:
< The depth of water in the shallow, buried valley aquifer is less than 20 feet below the ground surface, whereas the one well completed in the deeper aquifer at the Little League Well Field has a depth to water between 40 and 50 feet below the ground surface;
< A layer of glacial till ranging from 0 to 40 feet thick, is present between the ground surface and the aquifer offering protection in some areas from contaminant movement from the ground surface to the aquifer; and
< Potential significant contaminant sources exist within the protection area. Water quality data collected to meet public water supply requirements provides a direct measurement for the presence of contamination in drinking water. Water quality data was evaluated using the drinking water compliance database and the ambient ground water monitoring database available at the Ohio EPA. The available water quality data does not indicate that contamination has impacted the shallow aquifer. Because the compliance sampling requirements are for treated water, and the Ambient sampling only involves wells 1 and 3 in the Ware (Black Plant) Well Field, the lack of water quality impacts are not a certain indication of the lack of contamination. This determination is limited by the sampling that is performed for the water system.
The analysis further mentioned that the City of Eaton has identified ninety potential contaminant sources that lie within the determined wellhead/source water protection area for the North, Little League, and Ware Well Fields, twenty- one of which were assigned a hazard potential prioritization rating of “high” in the March 1996 report “Wellhead Protection Program, Phase 1 and 2," prepared by Panterra Corporation. The types of potential contaminant sources present include leaking underground storage tanks, underground and above-ground storage tanks, car washes, roadways, railways, commercial businesses, and oil and gas wells.
Consequently, the likelihood that the City of Eaton’s source of drinking water could become contaminated is moderate, provided that the potential contaminant sources are handled carefully by implementing the appropriate protective strategies.
7-3 The OEPA strongly recommends that jurisdictions adopt “protective strategies” for well field protection areas and other areas that are vulnerable to groundwater contamination. Protective strategies are activities that help protect a drinking water source from becoming contaminated or further contaminated. Implementing these activities can provide a number of long-term benefits, including protecting the health of the consumers; preserving water resources for future generations; avoiding the expense of cleaning up a contaminated water supply or finding alternative sources of water; and preserving or enhancing the economic value of the area by securing an abundant supply of clean water.
Protective strategies the OEPA recommended the City of Eaton consider include:
• Education of the businesses in the area informing them that they are in a drinking water protection area can be very beneficial. Ohio EPA’s Office of Pollution Prevention can visit businesses and provide recommendations on how they can modify their processes, materials and practices to generate less pollution in a cost effective and technically feasible manner.
• The potential for spills is high on Routes 35, 127 and 122. The City of Eaton should consider contacting the local fire department and local emergency planning agency about the location of the drinking water source protection area, so that strategies can be developed to avoid spilled materials impacting the aquifer. The City of Eaton should also post the telephone number of the local fire department near telephones. The Ohio Department of Transportation (ODOT) will erect and maintain road signs on state highways informing drivers that they are in a drinking water protection area.
• A primary on-site potential contaminant source is leaking underground storage tanks. Consider checking the status of any required cleanup with the Bureau of Underground Storage Tank Regulations.
• (1) Placing aboveground tanks in a paved area surrounded by a dike system to provide containment; (2) using spill and overflow protection for underground tanks; (3) performing preventive maintenance on storage tanks and piping systems to detect potential leaks before they occur; and (4) using dry absorbent materials to clean up spills.
• (1) Contacting the Ohio Department of Natural Resources’ Orphan Well Program about abandoned wells in the area; (2) installing safeguards such as dikes or berms against accidental releases at the storage area; and (3) inspecting storage tanks and piping systems to detect potential leaks and perform preventive maintenance.
7-4 Water Storage and Treatment
The Clarence Black Water Treatment Plant (WTP) provides a pumping capacity of 800 gallons per minute (gpm). Well water is pumped directly from the well field nearby to the treatment plant where it then travels throughout the distribution system. The Eaton WTP provides a pumping capacity of 600 gpm. The total system’s pumping capacity is 1,400 gpm. There are no booster pumping stations existing in the distribution system. The clearwell storage at the Black WTP is 250,000 gallons and 100,000 gallons at the Eaton WTP. Water for the Eaton WTP is brought in from the North Well Field and the Little League Well Field. The Lexington Tower is located at the northwest corner of E. Lexington Road and N. Maple Street, and has a storage capacity of 750,000 gallons. The Eaton Tower is located in Water Works Park near the Eaton WTP and has a storage capacity of 250,000 gallons. Total distribution system storage is approximately 1.3 million gallons.
Pressure Zoning
A single pressure zone serves Eaton’s entire distribution system. A limited topographical change eliminates multiple zones. The overflow elevations of the storage tanks are similar, with 12-inch water mains connecting the tanks. No altitude valves are used at the tanks.
Distribution and Usage
Map 4 shows the generalized water distribution system for the City, including existing trunk mains, water storage facilities and well fields.
The distribution system is composed of primarily 4-inch through 12-inch piping. While there are larger “trunk” lines which connect major sections of the City, the rest of the lines are networked throughout the City. Primarily, the distribution lines are between 6-inches to 8-inches. Water production data from Black and Eaton WTPs was obtained for 1998 through 2000. Water usage has increased over the years due to the increase in the amount of new development. A present day analysis shows that the pumping of water through the system is limited because of its capacity. Therefore, the elevated storage towers are also in use during peak demand periods. The average daily demand for water has increased from an estimated 1.25 MG to 1.47 MG over the two-year period. Future water usage is, in most cases, projected in proportion to population projections. As population and development increase, the demand for water will increase. Table 2.2 of the City of Eaton’s 2002 Water Distribution System Study (completed by Finkbeiner, Pettis and Strout, Inc.) shows that at the current capacity, the storage and pumping facilities cannot meet this demand.
7-5 Recommendations From Eaton 2002 Water Distribution System Study
Field observations and system modeling have shown that distribution system improvements, increased high-service pumping capacity, and increased system storage are needed to improve system pressures and available fire flows (Finkbeiner, Pettis and Strout,, Inc.; 11). Also, system storage should be equal to the average daily demand. Although some of the clearwell storage can be counted towards the distribution storage, it is usually not taken into consideration. Currently the storage is 1.0 MG and the average daily demand is 1.5 MGD. By 2010 the average daily demand is projected to reach 1.9 MGD. It is recommended that the total storage be increased to 2.0 MG.
STORM WATER MANAGEMENT
Storm water is the result of runoff from precipitation. While the City of Eaton has some elevation changes, they are not enough to require a pumping system. There is a “divider” through the City that helps to designate which direction the water moves. The watershed is an imaginary boundary that designates the drainage areas ridge in the City. The City of Eaton line separates water towards Seven Mile Creek to the west, and Rocky Run Creek to the east. Along with the network of storm water lines and the creeks, Preble County has created several above ground ditches to help in directing the flow of the water.
Flooding and Flood Control
The storm water management system, how it is designed, operated and managed, is directly related to flooding and flood control. The storm water management system plays an important role in controlling discharge to minimize flooding potential within drainage areas.
Eaton is most prone to flood hazards during severe storm events. In addition, flooding is more likely to occur within, and proximate to, natural floodplains, as shown on Map 11. To mitigate this type of flooding, Eaton and neighboring communities participate and comply with the Federal Emergency Management Agency (FEMA) National Flood Insurance Program.
7-6 SANITARY SEWER/WASTEWATER MANAGEMENT
The sanitary sewer/wastewater system is essential to insuring the health and welfare of the community’s environment. A central system is used to collect, treat, and dispose of the wastewater at a low risk of environmental hazards. Some areas in small rural communities also have individual disposal units (i.e. septic tanks).
The City of Eaton’s elevation changes are very minimal, so not much effort has to be put into mechanically moving the water. A key component in the flow of the wastewater is the land topography and sewer shed. The topography helps to designate which direction water, or wastewater, would flow. The sanitary sewer collection system directs most of the wastewater to the east into the trunk lines on the outer edge of the city.
Map 5 shows the existing sanitary sewer system for Eaton. Sewage flows through the shown series of trunk lines to the East Side Lift Station, where it is pumped through a force main to the Eaton Wastewater Treatment Plant located in the southern tip of the City, off of U.S. Route 127.
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CHAPTER 8
Transportation and Mobility
INTRODUCTION
Maintenance of existing developed areas, as well as any future growth and expansion within the City of Eaton, is dependent upon an efficient transportation network. Such a network allows goods and services to be moved in and out of the County for economic health and prosperity. Lack of an adequate transportation network will lead to a stagnant or declining economy. A modern labor force also requires the ability to commute to where jobs are located. The City of Eaton transportation network is composed of five modes of transport. Highway, the most dominant for people and cargo, allows for access to all parts of the City. Air, rail, bikeway and pedestrian transportation systems also affect the City of Eaton.
AIR
Almost all major passenger and air freight having an origin or destination within Eaton is handled though the Dayton International Airport (DAY), which connects to both national and international destinations. The airport is located on almost 4,000 acres of land approximately 40 miles from Eaton, near the interchange of Interstates 70 and 75.
The airport offers a tremendous economic asset to the Miami Valley region, linking it to distant markets around the globe. It is the 10th largest cargo hub in the United States and 19th in the world. Emery Air Freight is the major freight operation and has significant growth potential. In 1998, Emery processed 1.24 billion pounds of freight and employed 4,207 people. Emery is anticipated to provide over 10,000 direct regional jobs by the year 2018.
Dayton International is one of the top 100 airports in the United States in terms of air passenger traffic. During 1998, the airport handled almost 1.1 million passengers. It is anticipated that passenger traffic will increase to almost 1.5 million passengers by the year 2018. Commercial passenger carriers at DAY include Delta, American, AirTran, Continental, Northwest, TWA, United, US Airways and Air Canada.
8-2
Dayton International Airport
Richmond Municipal Airport serves Richmond and Wayne County, Indiana seven days a week. The airport has multiple runways, including a paved runway extending 5,200 feet at an elevation of 1,140 feet. It also offers flight instruction, aircraft rental and hangar space. The airport is located about 5 miles south of Richmond on State Road 227 South near Boston, Indiana.
A Skydiver over Richmond Municipal Airport RAIL
The one active railway is the Norfolk Southern line, a major northwest-southeast line that passes through the City. This line is used for freight and cargo with no current or proposed passenger service. The Norfolk Southern line intersects with several major roadways, such as Barron and Main Streets. The rail line travels west to east from the Ohio/Indiana state line to Eaton, makes a right turn near the intersection of Decatur and Maple Streets, and then travels north to south from Eaton towards Butler County. Over 20 million tons of freight passes through Eaton on the Norfolk Southern line annually, making the line very heavily traveled.
Rail Crossing at Walnut Street
8-3 BIKEWAYS
With its flat topography and close knit series of alleys, local roads and minor collectors, neighborhood-to-neighborhood bicycle traveling in the Downtown and Urban Residential Planning Areas is relatively easy. However, Eaton lacks bike paths, trails, dedicated sidewalk space and on-street bikeways (lanes) to make cross-City, Suburban Residential or commercial road bicycling safe and convenient. Distance traveling is also hindered by a lack of bicycle racks, designated break areas and bicycle route signage throughout the City.
PEDESTRIAN
Eaton’s Downtown, Urban and Suburban Residential Planning Areas to the immediate north and south are “pedestrian-friendly.” In other words, sidewalks are prevalent in these areas and residential, institutional and commercial uses are close enough to one another to make walking to them convenient. However, sidewalks are absent in many of Eaton’s residential suburban subdivisions located to the east, southwest, west, and far north areas. In addition, the distance of residential, institutional and commercial uses from one another in these areas inhibits pedestrian travel. Prime examples include Fort St. Clair and Eaton Community Pool, both of which are public uses whose customers arrive and leave almost exclusively by automobile. Map 6 shows the extent of sidewalks within Eaton. Pedestrian-friendly sidewalks on North Barron Street
8-4 THOROUGHFARES
Auto and truck travel have increased dramatically over the past 50 years. As a result, our society’s transportation has become dominated by highway travel. Eaton is no exception. Eaton’s road structure is served by a central grid in the middle of town that surrounds the main thoroughfares and passes through and out of Eaton towards the rest of the County. Eaton has good access to major highways, such as I-70 to the north via US Routes 35 and 127, as well as eastbound US 35 to Dayton and I-75.
FUNCTIONAL CLASSIFICATION OF THOROUGHFARES
The first step in the Eaton thoroughfare planning process is the grouping of roadways into functional categories. These categories classify the roadways with respect to intensity of use, continuity of travel movement, and requirements. Traffic volumes, the proportion of through traffic to local traffic, and the number of necessary access points all play key roles in the function of each segment of the thoroughfare network. The functional classification system used is as follows:
• Urban Principal Arterials • Urban Minor Arterials • Urban Collectors • City-Designated Collectors • Urban Locals • Alleys
Map 7 shows this classification system as described in the following sections.
Urban Principal Arterials
Urban principal arterials serve the major centers of activity and carry the major portion of trips entering and leaving the community, as well as the majority of through movements. They also provide continuity with the rural arterial system. The focus of the urban principal arterial is on the needs of through traffic, and providing direct access to abutting land should be purely incidental to this primary function. Spacing may vary from less than one mile in central business districts to approximately five miles in rural fringes. They should also be located to form boundaries rather than penetrate residential neighborhoods. The three urban principal arterials in the Eaton area include:
• US Route 127 (Barron Street) • US Route 35 (East Main Street and Eaton-Richmond Pike) • State Route 122 (Franklin Street from US 35 to south urban boundary)
8-5 Urban Minor Arterials
Urban minor arterials form the urban connections between the rural major collector system of Preble County. They accommodate trips of moderate length, usually longer than one mile. The focus of the urban minor arterial is on the needs of through traffic, although a secondary land service function is also provided. Spacing may vary from one-eighth to one-half mile in central business districts to approximately five miles in rural fringes. They should also be located to form boundaries rather than penetrate residential neighborhoods. The three minor arterials in the Eaton area include:
• State Route 122 (West Main Street from US 35 to west urban boundary) • State Route 732 between Barron Street and southwest urban boundary • Lexington Road between US 35 and East Avenue
Urban Collectors
Urban collectors are intended to gather traffic from smaller residential areas and carry it to and from the arterial system. They provide the greatest degree of land service function of all the major street classifications, yet still provide through trip capacity. Segments usually tend not to be much more than a mile in length, except in fringe areas. On-street parking is commonly permitted.
• Camden Road • Eaton-Lewisburg Road • Park Avenue • Seven Mile Drive from Main Street to Decatur Street • East Avenue • Cherry Street from Main Street to Decatur Street • Maple Street from Main Street to Decatur Street • Decatur Street from Park Avenue to Aukerman Street
City-Designated Collectors
City-designated collectors are urban streets not officially classified as collectors by the Ohio Department of Transportation, but serve an important connective function within the community. Their function is similar to the urban collectors mentioned above.
• Frizzell Avenue • St. Clair Street from Barron Street to Franklin Street • Washington-Jackson Road from Park Avenue to Barron Street • Maple Street from Decatur Street to Eaton-Lewisburg Road • Aukerman Avenue from Main Street to Eaton-Lewisburg Road • Lexington Avenue between Aukerman Street and East Avenue
8-6 Urban Locals
Local streets have a primary function of servicing abutting properties rather than providing capacity for through trips. They have the smallest cross-section width and often allow on-street parking. Street segments are numerous and normally short in length to discourage through movements. Older developed areas of the local thoroughfare network were based upon the grid layout; however, newer subdivisions have usually employed a curvilinear street pattern with many cul-de- sacs.
Alleys
Alleys serve as rear access points to lots. Garbage collection and the unloading of goods can also be accommodated within alleys. Many of the residential and commercial blocks in the center of Eaton, within the main network grid, are served by alleys.
TRAFFIC VOLUMES
In 2000, the Ohio Department of Transportation (ODOT) recorded daily traffic volumes in twenty-four hour periods for a number of Eaton’s roadways. The area with the highest traffic volume was Barron Street from Main Street to Lexington Road, with 14,370 vehicles per day. Also highly traveled was Main Street through downtown, Barron Street south of Main, and Barron north of Lexington.
Map 7 and the following summarizes ODOT’s traffic volume study:
STREET/DIRECTION AVERAGE DAILY TRAFFIC Barron Street (US 127) From south Corp to SR 732 6,260 From Main St. to SR 732 11,820 At Main St. 14,370 From Main St. to Lexington Rd. 14,370 From Lexington Rd. to Washington Jackson Rd. 14,103 From Washington Jackson to SR 726 7,700 North of SR 726 7,406
Main Street (US 35/SR 122) West of Camden Rd. 1,240 At Camden Rd. 1,944 From Camden Rd. to Eaton-Richmond Pk. 3,300 From Eaton-Richmond Pk. to Barron St. 9,440 From Barron to Franklin St. 10,230 From Franklin St. to Wayne Trace Rd. 8,880 East of Wayne Trace Rd. 7,730
8-7 STREET/DIRECTION AVERAGE DAILY TRAFFIC Eaton-Richmond Pike (US 35 West) West of Main St. 5,330
Hillcrest Dr. (SR 732) West of US 127 4,410
Franklin Street (US 122 E) Southeast of US 35 4,260
SR 726 West of US 127 880
RIGHTS-OF-WAY
The importance and hierarchy of Eaton’s road system is also determined by road width, or right-of-way (including sidewalks and parking). Many collector and arterial streets have right-of-ways from 66 to 55 feet; however, there is a great range in right-of-way widths in Eaton. Barron Street and Main Street through and near downtown are as wide as 99 feet. Barron Street, north of Five Points, near Eaton Centre, measures at 100 feet. Some side streets, such as E. Lexington Road, are 80 feet wide. US 35 West is 73 feet in width. Other side streets range in width from 50 feet to 40 feet; these carry less traffic and serve as access and service roads.
ACCESS POINTS
As shown on Map 8, vehicular access points exist along all major roads in Eaton. These access points tend to be fewer in number and farther from one another in the outlying parts of town. Conversely the number of points generally increase and their distance from one another decreases traveling on most roads towards the City’s center.
While Barron and Main are the most traveled streets in the downtown area, there are not a high number of access points off these rights-of-way. This is due to the extensive use of side streets and alleys for access to and from residential properties that front these streets.
Interestingly, there are a high number of access points at most major intersections within Eaton, especially at intersections with an odd number of road points (three or five). In the Eaton Centre shopping area, to the north of Lexington Road, there are a higher number of access points due to the number of commercial activities in this area, which rely solely on Barron Street and have little or no side street options, often causing slower traffic movement.
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CHAPTER 9
Natural Features
INTRODUCTION
The natural capability of the land to accommodate development is a significant factor in land use planning. Natural environmental conditions determine the suitability of a site for various land uses. Development becomes costly and public hazards are introduced when development occurs in areas unsuited for a particular use. Information on soil types and their characteristics has been extracted from the Soil Survey of Preble County, Ohio.
DEVELOPMENT SUITABILITY ANALYSIS
Development suitability analysis is a process whereby the natural characteristics of the land are matched with the physical development needs of individual land uses. Table A contains the Development Suitability Analysis for Soils In Preble County conducted by MVRPC for the Eaton planning area. Development suitability for both residential and commercial/industrial land use types is broken into the following four categories:
Prime Rating
A prime suitability rating for residential development requires slopes less than 12%, adequate bearing strength, good natural drainage, adequate depth to bedrock, and no flood hazard. Similar ratings apply for commercial/industrial development, except only slopes less than 6% are included.
Suitable Rating (improvements needed to overcome constraints)
A suitable rating for residential development requires slopes less than 12%, adequate bearing strength, and no flood hazard. These areas have constraints requiring moderately extensive efforts to insure adequate subsurface drainage and to prevent frost-heave where bedrock is less than five feet from the surface.
Marginal Rating (improvements needed to overcome constraints)
Areas rated as marginal for residential development have slopes less than 12%, adequate bearing strength, and no flood hazard. However, the very poor natural drainage characteristics of soils within these areas cause wetness problems of a more severe nature than those ranked suitable. More extensive drainage corrections such as grading of building sites and artificial drainage installations are required for these areas before they can be made suitable for development. Similar ratings apply to commercial/industrial uses, except that areas rated as prime or suitable for residential development and having slopes between 6%-12% are rated as marginal. Extensive earth-moving for large structures and parking lots makes those areas less suitable.
9-2 Not Recommended
Areas not recommended for either residential or commercial/industrial development possess one or more of the following characteristics: a flood hazard, low bearing strength, and/or slope greater than 12%. Development should not be located within an area having this rating unless adequate, and usually prohibitively expensive, measures are undertaken to overcome the hazard.
A number of soils are Prime for both residential and commercial/industrial development. Examples include single types and variations of Fox Gravelly Loam, Fox Loam, Miami- Celina Silt Loams, Miami-Celina Silt Soils, Ockley Silt Loam, Russell Silt Loam, Thackery Silt Loam, Tippecanoe Silt Loam, Warsaw Silt Loam and Wea Silt Loam. Over 50 others listed in this table are not suitable (Marginal or Not Recommended classifications) for development.
Map 9 shows the location of soils based on quality and classification of development. Soils Prime for Residential, Commercial and Industrial development are generally concentrated on the east and west fringes of the planning area. Soils Suitable for Residential, Commercial and Industrial development are primarily found in the central and north central parts. Marginal and Not Recommended soils are primarily found in small amounts on the north, south, east and west fringes of the planning area.
TOPOGRAPHY
Topography is the general configuration of land surface, including its relief and the position of its natural features. Both topography and slope are important development considerations because they impact construction costs, risks from natural hazards such as flooding, as well as natural resources such as soils, vegetation and water systems.
SLOPE
While topography is a measurement of elevation, slope is the percentage of change in the elevation over a certain distance. Map 10 shows the general topography of the Eaton planning area, which is basically flat, with slopes of less than 6% covering the majority of the land area. Areas with slopes between 6% and 12% are clustered along the eastern and western fringes of the City. Slopes greater than 12%, those which typically pose a significant constraint to development, can also be found along the west side of Eaton. Much smaller concentrations can be found proximate to the southern corporation limit. These areas are not a major limiting factor relating to the overall development pattern of the community.
9-3 DRAINAGE
Due to the generally flat nature of the planning area, much of it is not well drained. In addition, Map 11 shows that a great deal of acreage, especially in the central and northern parts of Eaton, is rated as either Somewhat Poorly Drained or Very Poorly Drained according to the Soil Survey of Preble County, Ohio. Very Poorly Drained areas include soils such as Bonpas silt loam, Brookston Silt Loam, Millsdale Silt Loam, Ragsdale Silt Loam, Sloan Silt Loam and Westland Silt Loam. These areas have a high water table and/or slow permeability. A number of other soils are Somewhat Poorly Drained, having a temporary high water table.
Soils with a Very Poorly Drained classification present moderate to severe limitations for both rural and urban development. Such soils require additional development expense to insure storm runoff does not pond in a manner that will cause damage, and that high water tables do not become a nuisance or hazard to structures. When development occurs on soils with poor natural drainage, the installation of a system of tile drains and/or open ditches is required to improve drainage. An adequate drainage outlet for such a system must also be available within a reasonable distance. On-site wastewater disposal systems require lowering the water table with curtain drains around the leach field and often require additional length of leach line.
The additional cost of installing artificial drainage systems in areas with Somewhat Poorly Drained soils is also a major limiting factor, especially when the natural drainage outlet is through an area that is already developed. Improper drainage may result in problems such as water seepage into basements and utility lines or foundation heaving during freeze/thaw conditions.
In Preble County, the soils listed as Very Poorly Drained are also classified as “hydric” soils. Hydric soils are formed from water-related processes such as flooding, ponding, and/or a water table at, or near, the surface for significant periods throughout the year. Hydric soils are also good indicators of conditions favorable for wetlands. The limitations mentioned above are less serious for soils rated as Somewhat Poorly Drained.
FLOODING HAZARD
Flood plains present severe limitations for development because they must employ costly building and landscape measures to insure that destructive damage does not occur to structures and property during a flood event. Flood hazard insurance for developments within flood plains can be expensive or even unavailable to property owners.
9-4 Two flood hazard indicators have been used in the development suitability assessment for Eaton: 1) alluvial soils (soils developed on a flood plain having only the characteristics of the alluvium - clay, silt, sand, gravel or similar material deposited by running water), which are formed over time by periodic flooding, according to the Soil Survey of Preble County, Ohio; and 2) flood hazard areas designated under the Federal Emergency Management Agency’s (FEMA) National Flood Insurance Program (NFIP), in which Eaton is an active participant. Eight soil types form in areas subject to flooding - Algiers Silt Loam, Eel Silt Loam, Genesee Silt Loam, Medway Silt Loam, Ross Silt Loam, Ross Silt Loam (shallow variant), Shoals Silt Loam, and Shoals silt loam (moderately shallow variant).
The extent of alluvial soil and FEMA-designated flooding hazard areas is also shown on Map 11. Both hazard areas were delineated separately because they do not have exact boundaries. One large designated flood area within Eaton runs north-south proximate to Eaton-Gettysburg Road and US Highway 127 on the west side of town. Another also runs north-south, and is located on the east side of town due west of Wayne Trace Road.
NATURAL RESOURCES
Any time new development is constructed, it affects the environment around it. Natural resources such as farmland and mineral resources should be respected and integrated into the design of the community.
PRIME FARMLAND
Located in the fertile Miami Valley Region, Eaton contains some of the richest and most productive cropland in Ohio. It is important to note that when prime farmland is lost to other land uses, pressures are placed upon the farming community to cultivate marginal lands that tend to be more erodible, drought-prone, and less productive. Cultivation of these marginal lands results in higher costs to the farming community and society as a whole in order to maintain the productivity levels formerly obtained on prime farmlands. The Soil Survey of Preble County, Ohio indicates the soils classified as “Naturally Prime Farmland” and “Prime Farmland Where Drained.”
Soils considered “Naturally Prime Farmland” are level or nearly-level and are not highly erodible. During the growing season, the soils are typically well-drained and are not frequently flooded. The level of acidity or alkalinity is acceptable for healthy crop production. The soil is also permeable to water and air with few or no rocks found within its composition.
“Prime Farmland Where Drained” soils contain seasonally high water tables that can affect growing season activity. With acceptable drainage practices applied, these soils qualify as prime farmland. An on-site inspection is required to determine if the limitations of these soils have been or can be overcome with the proper corrective measures.
9-5 Map 12 shows the location of soils based on quality. “Naturally Prime Farmland” and “Prime Farmland Where Drained” are located throughout Eaton. “Prime Farmland Where Protected From Frequent Flooding” and “Prime Farmland Where Drained and Protected From Frequent Flooding” is located proximate to the flood hazard areas identified in Map 12. Soils rated “Not Prime Farmland” consist of the various waterways within Eaton.
MINERAL RESOURCES
The primary mineral resources found within Preble County as a whole are limestone, sand, and gravel. It is important to know the locations of these resources in land use planning because they can only be mined where they are located; they cannot be moved like other land uses. Development over areas where these resources are located will preclude their use at a later time, unless relocation of the overlying land uses is accomplished.
Table A indicates soils which are a Probable Source of Sand and Gravel. These include the various Casco, Rodman and Fox soils, Corwin Silt Loam, Fox Loams, Landes Loams, a few Ockley Loams and others. Soils that were formed from glacial outwash are considered a probable source of sand and gravel. Much like the areas prone to flooding, these soils are concentrated almost exclusively on the east and west sides of the Eaton planning area.
Map 10 shows the location of soils with a Shallow Depth To Bedrock (less than five feet) which, according to Table A, include the Channahon and Fairmont Soils, Fairmount Soils, the various Millsdale and Milton Silt Loams, and many more. This area is limited to the southwest quadrant of Downtown Eaton. Shallow bedrock requires more expensive excavation techniques to install utilities and building foundations/basements. Areas with shallow bedrock are also adversely affected by erosion and have limited water filtering capability, which affects existing well and septic systems.
9-6 TABLE A DEVELOPMENT SUITABILITY ANALYSIS FOR SOILS IN PREBLE COUNTY, OHIO
RESOURCE DEVELOPMENT SUITABILITY FACTORS DEVELOPMENT SUITABILITY POTENTIAL COMMERCIAL / DRAINAGE SLOPE RESIDENTIAL INDUSTRIAL IMPROVMENTS IMPROVMENTS NEEDED TO NEEDED TO OVERCOME OVERCOME CONSTRAINTS CONSTRAINTS NATURALLY PRIME FARMLAND PRIME FARMLAND WHERE DRAINED PROBABLE SOURCE OF SAND & GRAVEL FLOODING HAZARD LOW BEARING STRENGTH SHALLOW DEPTH TO BEDROCK DRAINED POORLY SOMEWHAT VERY POORLY DRAINED HYDRIC SOIL SLOPE - LESS THAN 6% SLOPE - 6-12% SLOPE- MORE THAN 12% PRIME SUITABLE MARGINAL NOT RECOMMENDED PRIME SUITABLE MARGINAL NOT RECOMMENDED 3 Birkbeck silt loam BbA X XXX 8 Bonpas silt loam Bn X XXX X X 9 Bonpas silty clay loam Bo X XXX X X 6 Brookston silt loam BrA X XXX X X 12 Brookston silty clay loam BsA X XXX X X 241 Casco, Rodman, and Fox soils CaE2 X XXX 242 Casco, Rodman, and Fox soils CaF2 X XXX 243 Casco, Rodman, and Fox soils CaF3 X XXX 19 Celina bouldery silt loam CbB X XXX 16 Celina silt loam CeA X XXX 17 Celina silt loam CeB X XXX 18 Celina silt loam CeB2 X XXX 20 Celina-Miami silt loams CmC2 XX X 21 Channahon and Fairmont soils CnE2 X XXX 22 Corwin silt loam CoA X XXX 23 Corwin silt loam CoB X XXX 24 Crane silt loam Cr XX X X X X 25 Crosby silt loam CtA XXXXX 27 Crosby bouldery silt loam CsA XXXXX 28 Crosby bouldery silt loam CsB XXXXX 29 Crosby-Celina silt loams CyB XXXXX 31 Dana silt loam DaA X XXX 32 Dana silt loam DaB X XXX 45 Fairmount soils FaF2 X XXX 47 Fincastle silt loam FcA XXXXX 48 Fincastle silt loam FcB XXXXX 49 Fox gravelly loam FgA XX X X X 50 Fox gravelly loam FgB XX X X X 51 Fox gravelly loam FgB2 XX X X X 52 Fox gravelly loam FgC2 XXXX 55 Fox loam FIA XX X X X 56 Fox loam FIB XX X X X 57 Fox loam FIB2 XX X X X
SOURCE: SOIL SURVEY OF PREBLE COUNTY, OHIO. USDA SOIL CONSERVATION SERVICE, 1969. * = Soil not rated MIAMI VALLEY REGIONAL PLANNING COMMISSION Page 1 of 4 TABLE A DEVELOPMENT SUITABILITY ANALYSIS FOR SOILS IN PREBLE COUNTY, OHIO
RESOURCE DEVELOPMENT SUITABILITY FACTORS DEVELOPMENT SUITABILITY POTENTIAL COMMERCIAL / DRAINAGE SLOPE RESIDENTIAL INDUSTRIAL IMPROVMENTS IMPROVMENTS NEEDED TO NEEDED TO OVERCOME OVERCOME CONSTRAINTS CONSTRAINTS NATURALLY PRIME FARMLAND PRIME FARMLAND WHERE DRAINED PROBABLE SOURCE OF SAND & GRAVEL FLOODING HAZARD LOW BEARING STRENGTH SHALLOW DEPTH TO BEDROCK DRAINED POORLY SOMEWHAT VERY POORLY DRAINED HYDRIC SOIL SLOPE - LESS THAN 6% SLOPE - 6-12% SLOPE- MORE THAN 12% PRIME SUITABLE MARGINAL NOT RECOMMENDED PRIME SUITABLE MARGINAL NOT RECOMMENDED 58 Fox loam FIC2 XXXX 59 Fox silt loam FmA XX X X X 60 Fox silt loam FmB XX X X X 61 Fox silt loam FmB2 XX X X X 62 Fox silt loam FmC2 XXXX 63 Fox silt loam FmD2 X XXX 64 Fox soils FsC3 XXXX 65 Fox soils FsD3 X XXX 76 Gravel pits Gp ******************** 77 Gullied land, rolling GuC XX X 78 Gullied land, hilly GuD XXX 79 Gullied land, steep GuF XXX 86 Landes gravelly sandy loam La XXXXXX 87 Landes sandy loam Ld XXXXXX 88 Landes sandy loam, gravelly subsoil varia Lg XXXXX 90 Lewisburg silt loam LsB X XXX 91 Lewisburg silt loam LsB2 X XXX 92 Lewisburg soils LtC3 XX X 97 Made land Mb ******************** 99 Medway silt loam Md XXXXXX 112 Miami bouldery silt loam MeC2 XX X 107 Miami silt loam MIC XX X 108 Miami silt loam MIC2 XX X 109 Miami silt loam MID XXX 110 Miami silt loam MID2 XXX 244 Miami soils MmC3 XX X 245 Miami soils MmD3 XXX 113 Miami-Celina bouldery silt loams MnB XX X 114 Miami-Celina bouldery silt loams MnB2 XX X 115 Miami-Celina silt loams MoB XXXX 116 Miami-Celina silt loams MoB2 XXXX 117 Miami-Celina soils MpB3 XX X 120 Miami, Fox and Hennepin soils MrE2 XXX
SOURCE: SOIL SURVEY OF PREBLE COUNTY, OHIO. USDA SOIL CONSERVATION SERVICE, 1969. * = Soil not rated MIAMI VALLEY REGIONAL PLANNING COMMISSION Page 2 of 4 TABLE A DEVELOPMENT SUITABILITY ANALYSIS FOR SOILS IN PREBLE COUNTY, OHIO
RESOURCE DEVELOPMENT SUITABILITY FACTORS DEVELOPMENT SUITABILITY POTENTIAL COMMERCIAL / DRAINAGE SLOPE RESIDENTIAL INDUSTRIAL IMPROVMENTS IMPROVMENTS NEEDED TO NEEDED TO OVERCOME OVERCOME CONSTRAINTS CONSTRAINTS NATURALLY PRIME FARMLAND PRIME FARMLAND WHERE DRAINED PROBABLE SOURCE OF SAND & GRAVEL FLOODING HAZARD LOW BEARING STRENGTH SHALLOW DEPTH TO BEDROCK DRAINED POORLY SOMEWHAT VERY POORLY DRAINED HYDRIC SOIL SLOPE - LESS THAN 6% SLOPE - 6-12% SLOPE- MORE THAN 12% PRIME SUITABLE MARGINAL NOT RECOMMENDED PRIME SUITABLE MARGINAL NOT RECOMMENDED 121 Miami, Fox and Hennepin soils MrE3 XXX 122 Miami, Fox and Hennepin soils MrF2 XXX 123 Miami, Fox and Hennepin soils MrF3 XXX 134 Millsdale silt loam MsA XXXXXXX 136 Millsdale silty clay loam MtA XXXXXXX 138 Milton silt loam MuA XXXXX 139 Milton silt loam MuB XXXXX 140 Milton silt loam MuB2 XXXXX 141 Milton silt loam MuC2 XXXX 144 Milton silt loam MvC3 XXXX 150 Ockley silt loam OcA XX X X X 151 Ockley silt loam OcB XX X X X 153 Ockley and Kendallville silt loams OkA XXXX 154 Ockley and Kendallville silt loams OkB XXXX 155 Ockley and Kendallville silt loams OkB2 XXXX 156 Ockley and Kendallville silt loams OkC2 XX X 158 Ockley and Kendallville silt loams OkD2 XXX 157 Ockley and Kendallville soils OIC3 XX X 159 Ockley and Kendallville soils OID3 XXX 162 Odell silt loam OsB XXXXX 166 Plattville silt loam PIB XXXXX 167 Pyrmont silt loam PyA XXXXX 168 Pyrmont silt loam PyB XXXXX 169 Quarries Qa ******************** 170 Ragsdale silt loam Ra X XXX X X 172 Randolph silt loam RcA XXX XX 173 Randolph silt loam RcB XXX XX 174 Raub and Dana silt loams RdA XXXXX 176 Reesville silt loam ReA XXXXX 188 Ritchey and Channahon silt loams RhB2 XX XX 189 Ritchey and Channahon silt loams RhC2 XXXX 190 Ritchey and Channahon silt loams RnC3 XXXX 191 Ritchey and Channahon silt loams RhD2 X XXX
SOURCE: SOIL SURVEY OF PREBLE COUNTY, OHIO. USDA SOIL CONSERVATION SERVICE, 1969. * = Soil not rated MIAMI VALLEY REGIONAL PLANNING COMMISSION Page 3 of 4 TABLE A DEVELOPMENT SUITABILITY ANALYSIS FOR SOILS IN PREBLE COUNTY, OHIO
RESOURCE DEVELOPMENT SUITABILITY FACTORS DEVELOPMENT SUITABILITY POTENTIAL COMMERCIAL / DRAINAGE SLOPE RESIDENTIAL INDUSTRIAL IMPROVMENTS IMPROVMENTS NEEDED TO NEEDED TO OVERCOME OVERCOME CONSTRAINTS CONSTRAINTS NATURALLY PRIME FARMLAND PRIME FARMLAND WHERE DRAINED PROBABLE SOURCE OF SAND & GRAVEL FLOODING HAZARD LOW BEARING STRENGTH SHALLOW DEPTHTO BEDROCK DRAINED POORLY SOMEWHAT VERY POORLY DRAINED HYDRIC SOIL SLOPE - LESS THAN 6% SLOPE - 6-12% SLOPE- MORE THAN 12% PRIME SUITABLE MARGINAL NOT RECOMMENDED PRIME SUITABLE MARGINAL NOT RECOMMENDED 192 Ritchey and Channahon soils RnD3 X XXX 193 Riverwash Ro XXXX 196 Ross silt loam Rs XXXXXX 201 Russell silt loam RuA XXXX 202 Russell silt loam RuB XXXX 203 Russell silt loam RuB2 XXXX 206 Russell silt loam RuC2 XX X 207 Russell silt loam RuD2 XXX 246 Russell soils RvC3 XX X 208 Russell soils RvD3 XXX 209 Shoals silt loam Sh XXXX X X 211 Sleeth silt loam SlA XX X X X X 212 Sloan silt loam So X X XXX X X 219 Thackery silt loam ThA XX X X X 221 Thackery silt loam ThB XX X X X 217 Tippecanoe silt loam TpA XX X X X 218 Tippecanoe silt loam TpB XX X X X 224 Warsaw silt loam WaA XX X X X 228 Wea silt loam WeA XX X X X 231 Westland silt loam Wn XX XXX X X 232 Westland silty clay loam Ws XX XXX X X 234 Wynn silt loam WyB XXXXX 235 Wynn silt loam WyB2 XXXXX 236 Wynn silt loam WyC2 XXXX 237 Xenia silt loam XeA X XXX 238 Xenia silt loam XeB X XXX 239 Xenia silt loam XeB2 X XXX 240 Water W ******************** 248 Swamp Swamp ********************
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CHAPTER 10
Future Land Use Plan
A Row of Homes on E. Main Street
RECOMMENDED DEVELOPMENT PLAN
OVERVIEW OF EXISTING LAND USE
It is the intent of the Comprehensive Plan to maintain a healthy, balanced pattern of residential, commercial, office, light industrial, recreational, open space and institutional uses in Eaton. The recommended Future Land Use Map (Map 14) illustrates the recommended Future Land Use Plan for Eaton. It builds on the City’s existing land use pattern as a basis for achieving the Comprehensive Plan’s goals of a safe and secure place to live, an economy that provides jobs, ways to get around, schools, and recreational opportunities.
Eaton's clearly defined land use pattern - structured around a central historic downtown surrounded by “grids” of dense urban neighborhoods, fringe suburban residential growth, and mainly commercial, industrial and open space development along the fringe and fronted by County Highways and State Routes - is a source of strength for the City.
Existing land uses for every parcel is shown on the Existing Land Use Map (Map 1). In general, zoning reflects the existing land use pattern. The current pattern of land use can be described as follows:
The downtown, located between Somers (north), Wadsworth (south), Beech (west) and North Maple (east) Streets, is a mixture of commercial, office and institutional uses. The City's core is surrounded by mainly single-family residential neighborhoods that vary widely in age, character, and economic status. Multi-family dwellings are typically “infill” developments of small-to- moderate size and density and are found throughout Eaton. The majority of commercial uses are found on Barron Street (north-south) and Main Street (east - west). Industrial activity is clustered in the northwest and southeast parts of the City. Recreational, conservation and open space uses are mainly found on the west side of Eaton; such areas are almost exclusively large tracts of land with limited pedestrian access. Large clusters of institutional uses are found on the southeast, southwest and north central part of the City.
10-2
GENERAL PLANNING AREAS BY TYPE - Residential
The Future Land Use Plan delineates residential planning areas. Maintaining and enhancing the vitality and quality of life of Eaton’s predominately single- family residential neighborhoods is a fundamental objective of the Comprehensive Plan.
General Descriptions
Urban Residential
This land use designation represents older, platted residential neighborhoods within the urban core, comprised primarily of single-family dwellings on individual tracts with a density between three and four dwelling units per acre. Two-family homes are typically located on individual tracts with five to ten dwelling units per acre and are scattered throughout the planning area. These homes typically represent less than 5% of the total number of dwelling units in the planning area.
Since the Urban Residential category reflects the majority of the existing (older) neighborhood uses in Eaton, a number of customary and compatible activities can also be found within or proximate to this planning area. These include neighborhood businesses, churches, day care centers, neighborhood parks, open spaces and other small scale recreational uses. Therefore, residents may depend less on vehicular transportation as compared to the Suburban and Estate Residential planning areas. In rare instances, incompatible uses such as old industrial manufacturing and storage developments can be found within or proximate to the Urban Residential planning area. Urban home on Somers Street
10-3
Suburban Residential
This land use designation represents newer, platted residential neighborhoods that are intended to be on the periphery of Urban Residential development and, in some instances, the periphery of all development within the City. It is comprised primarily of single-family dwellings and residential accessory uses on individual tracts with a density between three and four dwelling units per acre. Compared to the Urban Residential planning area, fewer neighborhood business uses can be found within or proximate to the Suburban Residential planning area. Therefore, residents are more dependent on vehicular transportation for basic needs and amenities.
Suburban home in Meadowbrook Estates
Estate Residential
This land use designation represents a combination of newer, platted residential development as well as older un-platted lots that are intended to be on the periphery of Urban and Suburban Residential development and, in some instances, the periphery of all development within the City. It is comprised primarily of single-family dwellings and residential accessory uses on individual tracts with a density of one dwelling unit for every one to five acres. In addition, the older, un-platted tracts may have been annexed into the City many years after home construction and, therefore, may lack public utilities such as water, sanitary sewer, and storm sewer, as well as semi-public services such as cable television.
Compared to the Urban Residential planning area, fewer neighborhood business uses can be found within or proximate to the Estate Residential planning area. Therefore, residents are more dependent on vehicular transportation for basic needs and amenities.
Estate home in the Sugar Hill Subdivision
10-4
General Recommendations for Residential Planning Areas:
The R-1B District within the Zoning Code should be abolished in favor of one single-family designation with a 10,000 square foot minimum lot size.
Encourage the clustering of new residential development which maximizes open space and protects natural and environmentally sensitive areas. The Subdivision Regulations should be updated to include conservation design standards.
The City should continue to encourage single- and two-family “infill” development of unimproved parts of existing subdivisions within the Urban Residential planning area, when appropriately permitted by zoning.
Multi-family development in residential planning areas should be limited to targeted markets, e.g. seniors and “empty nesters,” and should be distributed in small clusters throughout the different residential areas of the City, and should only be permitted when adequate access, buffering, screening and other pertinent development issues associated with high- density residential development can be met.
Direct access to arterial and collector streets from individual single-family and multi-family dwellings should be discouraged, except in the case of multi-family Planned Unit Developments. Residential development should be located on internal roads as both an aesthetic and traffic safety measure.
Based on current land usage and past population growth, the City will need an additional 199 acres (Lower Growth Scenario) or 323 acres (Higher Growth Scenario) of residential land for development between 2002 and 2020.*
*See Figure 5-3
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GENERAL PLANNING AREAS BY TYPE – Commercial and Office
A balance of commercial activities, including retail and office uses, is essential to maintaining a vital community with local access to shopping and employment. The existing mixed use centers, including areas such as Downtown, Short North, Junction Village, Five Points and Eaton Centre, are designed to provide a major focus for neighborhood-serving and regional retail and office uses in Eaton. The Future Land Use Map delineates both existing and possible additional areas for commercial uses.
General Descriptions
Downtown
This land use designation serves as the principal center for commercial activity in the City. It contains a compact arrangement of business and office enterprises together with financial, cultural, entertainment, governmental, and minimal single- family residential uses on the fringe of the planning area.
The Downtown planning area includes a combination of attached and detached buildings - most having zero or minimum lot setback and range from one-to-four stories in height. Most buildings also have extensive lot coverage, which results
in the greater percentage of on-street parking compared to off-street parking.
Downtown has convenient pedestrian access via plat and local street sidewalks. Vehicular access is provided on local roads within and proximate to the planning area. The combination of pedestrian sidewalks and local-road vehicular access creates strong, attractive, physical links to the contiguous Urban Residential planning area. US Route 35, State Route 122, US Route 127 and the numerous County Highways also provide convenient access to all other planning areas within the City as well for those traveling to and from Eaton. W. Main Street looking east
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Urban Neighborhood Commercial and Office
This land use designation provides commercial and office services to both Urban and Suburban Residential planning areas. They consist of neighborhood scale facilities that include convenience goods, such as corner markets and bakeries, for the immediate area. They also include community scale facilities that provide goods and services for a market area consisting of several neighborhoods, such as lawyer and dentist offices, dine-in restaurants, barber shops, self service laundries and hardware stores.
The Urban Neighborhood Commercial and Office planning area includes a combination of attached and detached buildings with varying setbacks, and range from one-to-two stories in height. Most buildings also have minimal to moderate lot coverage on small to medium size lots, which results in a combination of on-street and off-street parking.
Office uses on N. Barron Street
The planning area has convenient pedestrian access via plat and street sidewalks and vehicular access on local roads within, and proximate to, the planning area. The combination of pedestrian sidewalks and local-road vehicular access creates strong, attractive, physical links to the contiguous Urban and Suburban Residential planning areas.
Suburban Regional Commercial and Office
This land use designation provides commercial and office services to a broad shopping market within the community. These businesses provide a wider variety of goods and services than those found in neighborhood shopping areas. Such uses include large scale detached stores, shopping centers, smaller hotels and restaurants, gasoline stations, and physical fitness centers. Offices are typically clustered and may include such professional uses as an emergency medical care facility or tax preparation office.
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The Suburban Regional Commercial and Office planning area includes a combination of attached and detached buildings with extensive front yard setbacks, and range from one-to-two stories in height. Many of the attached developments will also have smaller scale detached “outlot” uses near the primary road frontage. Most buildings also have moderate to extensive lot coverage on large size lots, which results in predominately off-street parking within the front and front-side yards.
The planning area typically does not have adequate pedestrian access, thus vehicular access is provided on local and county roads within and proximate to the planning area.
Suburban Regional Commercial and Office uses on N. Barron Street
Suburban Commercial Service (SCS)
The intent of this designation is to provide areas for a mixture of service-oriented commercial activities that serve citizens within and outside the Eaton community. Examples include hospitals, automotive engine repair/general service and automobile sales, and larger hotels, restaurants and gasoline stations.
The Suburban Commercial Service planning area include mainly detached buildings with moderate to extensive front yard setbacks and, except for hotels, are typically only one-story in height. Most buildings also have moderate to extensive lot coverage on large size lots, which results in predominately off-street parking within the front and front-side yards.
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This planning area typically does not have adequate pedestrian access; vehicular access is provided on U.S. and County Highways within and proximate to the planning area. This planning area is typically found along one of the Gateway Corridor Special Planning Areas.
Suburban Commercial Service uses on US Route 35
General Recommendations for Commercial and Office Planning Areas:
The scale and intensity of new development within the Downtown planning area should be maintained – “big box,” automotive service uses and other development that discourages pedestrian traffic and encourages the creation of new off-street parking should be avoided. These more intense uses should only be considered in the Five Points, Eaton Centre and North Gateway Corridor Special planning area (after further land use analysis is completed).
Downtown design guidelines should be adopted that encourage appropriate outdoor commercial uses on sidewalks and other public spaces while maintaining pedestrian flow. Examples include sidewalk cafes, public markets, espresso stands, sidewalk sales and outdoor retail displays. These guidelines should also address the use of freestanding and attached signage.
Drive-through facilities should be discouraged in the Downtown and Neighborhood Commercial and Office planning areas. 10-9
Shared ingress and egress should be encouraged in the Suburban Regional Commercial and Office and Suburban Commercial Service planning areas.
For multiple use properties, such as shopping centers, the collective number of required off-street parking spaces should be reduced by 10% to 20%. When used in conjunction with off-street parking design standards, this will help prevent the “sea of parking” effect associated with so many existing shopping centers.
The Off-Street Parking and Loading section of the City’s zoning code should be updated with illustrations to show required setbacks, dimensions, as well as appropriate access, buffering, landscaping and screening.
Future office uses in the City should be largely accommodated in the existing areas of commercial development, especially in the Downtown, Five Points and Eaton Centre Areas. Office uses are currently not a major use in any one part of the City; therefore, an attempt to cluster offices (e.g. an office park or planned development with predominately office uses) through zoning or economic development tools would only have a negative impact on areas already developed. Mixed commercial and office uses should be distributed throughout the City to facilitate local access to services and jobs.
Professional offices should be encouraged in conjunction with new or existing industrial and research uses, but only when such office uses are accessory (subordinate) to those industrial uses.
The development of the North Gateway Special Planning Area should be a priority for the City.
Based on current land usage and past population growth, the City will need an additional 32 acres (Lower Growth Scenario) or 55 acres (Higher Growth Scenario) of commercial and office land for development between 2002 and 2020.*
*See Figure 5-3
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GENERAL PLANNING AREAS BY TYPE – Industrial
The Future Land Use Map delineates both existing and possible additional areas for industrial uses. Industrial uses such as manufacturing fabrication are a small part of the Eaton economy, yet they produce a disproportionately large amount of tax revenue for the City.
General Description
Light Industrial
The intent of this designation is to provide areas for light manufacturing and warehousing activities within the Eaton community. Examples include automotive collision repair, lumberyards, warehousing, distribution or wholesale trade facilities, as well as light assembly, repair or fabrication. Combination commercial and industrial facilities, such as furniture manufacturers that sell their product as an accessory use, are also found in this planning area.
Henny Penny World Headquarters
The Light Industrial planning area includes mainly detached buildings, which are typically only one-story in height, and have moderate to extensive front yard setbacks. Most buildings also have moderate to extensive lot coverage on large size lots, which results in predominately off-street parking within the front and front-side yards.
This planning area typically does not have adequate pedestrian access; vehicular access is provided on U.S. and County Highways within and proximate to the planning area. This planning area is typically found along one of the Corridor Special planning areas.
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General Recommendations for Industrial Planning Areas:
Industrial development should continue to predominately occur in the northwest and southeast parts of the City.
Industrial development should occur in clusters and/or planned developments on the City’s fringe, to minimize their impact on the greatest amount of non-industrial properties and rights-of-way.
Industrial uses should be separated from incompatible uses. The City should adopt buffer and screening design guidelines specific to proposed industrial development adjacent to all residential areas and vice versa.
The Zoning Code should be amended to permit Business Retail uses in Industrial Districts, but only when used in conjunction with and subordinate to the industrial use, such as a window or furniture manufacturer that displays and sells the finished product in the front part of the building.
Based on current land usage and past population growth, the City will need an additional 32 acres (Lower Growth Scenario) or 52 acres (Higher Growth Scenario) of industrial land for development between 2002 and 2020.*
*See Figure 5-3
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GENERAL PLANNING AREAS BY TYPE – Agricultural Protection, Recreational and Open Space, and Institutional
The Future Land Use Map delineates existing and proposed areas for agricultural protection, recreational, open space, conservation and other similar improved and unimproved areas. These land use areas are important for four main reasons:
ECONOMIC - Economic benefits of parks and recreation involve both the retention and the attraction of businesses to a city (particularly high tech and service industries); an increase in property values based on proximity of property to park facilities; and serve as a catalyst for reinvestment of property and promoting travel and tourism. Open space makes economic sense and is good for business. Study after study shows that communities with protected open space enjoy greater economic vitality than communities that do not protect their natural resources and parks.
ENVIRONMENTAL - In any community, there is a need to balance land development with open space. Preservation of a city's natural resources, whether they be rivers, streams, topographic features (including ravines), wetlands, woods, outstanding vegetation masses or unique habitats, should be considered in the planning of the city. Public policies should balance open space and land development to achieve a balanced community.
COMMUNITY/QUALITY OF LIFE - Community pride is generated through leisure and park facilities. When communities compare themselves to one another, they almost always compare each other based on their evaluation of their levels of open space, recreation facilities and leisure program development.
HEALTH AND FITNESS - Attractive open space facilities and “pedestrian-friendly” linkages encourage walking and other forms of exercise.
The strong presence of institutional uses is also important to the community. Public buildings, such as the County Courthouse, are some of the oldest and most used buildings in the community. They should be maintained because of their utility as places of public interaction and social networking, as well as economic and historic importance to the City.
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General Descriptions
Agricultural Protection
The intent of this designation is to protect active farming areas on the edges of the study area from unnecessary “sprawl type” encroachment by urban and suburban uses. Agricultural protection planning areas reflect Ohio and Preble County farmland preservation efforts and should remain either as active farming operations or as rural uses complementary to farming during the planning period.
Recreational and Open Space
The intent of this designation is to provide areas for a mixture of open space and enclosed (active or passive) recreational uses and public conservation of natural areas. Land dedicated to recreational uses and public conservation areas may be either publicly or privately owned and include public parks, nature preserves, wildlife management areas, national forests, golf courses, recreation centers, etc. In addition, public conservation areas typically include natural floodplains and drainage areas.
The Recreational and Open Space planning area includes both unimproved land and improved land with both detached principal and accessory buildings of varying setbacks. Buildings are typically only one-story in height. In addition, most buildings also have minimal to moderate lot coverage on large size lots, which results in predominately off-street parking within the front and front-side yards.
Eaton Community Pool
Recreational and open space uses typically have adequate pedestrian access. Vehicular access is provided on U.S. and county highways within and proximate to the planning area.
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Institutional
The intent of this designation is to provide areas for significant institutional (public and semi-public) uses in the community such as schools, government offices, post offices, fire stations, cemeteries and major utility sites. Institutional uses also include non-profit uses, such as churches and fraternal meeting halls, which provide services to the public.
The Institutional planning area includes both unimproved land and improved land with both detached principal and accessory buildings of varying setbacks. Buildings are typically only one-story in height. In addition, most buildings also have moderate to extensive lot coverage on large size lots, which results in predominately off-street parking within the front and front-side yards.
Institutional uses may or may not have adequate pedestrian access. Vehicular access is provided on U.S. and county highways within and proximate to the planning area.
Preble Council on Aging Senior Activities Center on St. Clair Street
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General Recommendations – Agricultural Protection, Recreational and Open Space, and Institutional Planning Areas:
The City should allocate funds for a Recreational Master Plan. The Plan would address issues such as improving existing recreational uses, locating new recreational uses, future development, and pedestrian trail/bikeway locations and linkage.
City services that typically involve human interaction, such as utility billing, should remain in the Downtown area to allow easy access for customers arriving by both foot and automobile.
The existing cemetery on E. Main Street is near capacity – locating another cemetery in an Institutional planning area should be a priority.
Based on current land usage and past population growth, the City will need an additional 48 acres (Lower Growth Scenario) or 77 acres (Higher Growth Scenario) of recreational, open space, conservation and institutional land for development between 2002 and 2020.*
*See Figure 5-3
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SPECIAL PLANNING AREAS
Areas designated as Special Planning Areas represent sections of Eaton where great development potential and/or unique conditions exist that would support more than one type of urban use or a concentration of multiple uses. Most of these areas also lack one or more vital development factors, such as public utilities and/or major transportation improvements, which may be available only in the later stages of the planning period due to current cost restraints and/or current demand. In most cases, the marketability of various types of land uses that may be feasible within the Special Planning Area will depend on the utility services available, transportation improvements completed, and surrounding land uses in the area at the time development takes place. Given these factors, Special Planning Areas should only be developed after more detailed master planning of the area is accomplished, such as that required for planned unit developments. In doing so, proper spatial and functional relationships can be ensured and a sprawl pattern resulting from small unintegrated fragments can be avoided.
Gateway Corridors Within Special Planning Areas
Gateway Corridors are typically an important component of Special Planning Areas. They are generally described as areas which are contiguous to major roadways, currently or potentially may have high traffic volumes, and are not typically susceptible to new residential development as a predominate use, especially on road frontage properties. Gateway Corridors, when properly planned, create a sense of arrival for those entering the City and set the tone for what is to come. This feeling can be created with appropriate signs and landmarks, plantings, burying utility lines, protecting important views, and using distinctive pavement and architectural elements at intersections. Each Gateway to the City or its neighborhoods should reflect the particular characteristics of its setting and provide a welcoming introduction.
One or more of the following issues are typically associated with unplanned areas located within areas designated as future Gateway Corridors:
There are limited prominent features, e.g. signs or landmarks, which identify the entrance to the City of Eaton.
There are limited or no linear features, such as common building setbacks, curbs, sidewalks, landscaping, lighting, trees or shrubbery, to give the entrance a sense of purpose, physical direction and spatial definition.
The area is challenged by the proliferation of uncurbed access points and mixed land uses of different densities that do not compliment one another.
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North Gateways Special Planning Areas
The North Gateways Special Planning Areas are located in the northernmost part of Eaton. They currently contain low to medium-density residential and agricultural uses, and include three gateway corridors: 1) North - along the north side of US Route 127; 2) North Public – to the northwest along Eaton – Gettysburg Road; and 3) Northeast Fringe – to the northeast along Eaton – Lewisburg Road.
North Gateways - Looking South on US Route 127
General Recommendations:
New, private development should not occur without a future land use analysis and/or a Gateway Corridor plan.
No additional unplatted properties fronting US Route 127 should be created.
The creation of new residential or commercial subdivisions or planned developments should require the re-platting of existing unimproved lots, especially those on the east side of the road.
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The future land use analysis and/or a Gateway Corridor plan should address the need for the following: 1) new prominent features, such as signs or landmarks, that identify the entrance to the Eaton community; 2) new uses that compliment existing institutional and residential uses to the northeast; 3) pedestrian walkways and bikeways to connect existing and future uses; 4) mitigation of the effect of traffic congestion generated by new development; and 5) an assessment of existing public utilities and the need for expansion of those utilities to meet necessary site development.
Southwest Gateway Special Planning Area
The Southwest Gateway Special Area includes the Southwest Gateway Corridor, found along the frontage of State Route 732. Current land uses include agriculture and single-family residential.
Southwest Gateway Corridor looking northeast
General Recommendations:
New, private development should not occur without a future land use analysis and/or a Gateway Corridor plan.
No additional unplatted properties should be created.
The creation of new subdivisions or planned developments should require the re-platting of existing unimproved lots.
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The future land use analysis and/or a Gateway Corridor plan should address the need for the following: 1) new prominent features, such as signs or landmarks, that identify the entrance to the Eaton community; 2) new uses that compliment existing institutional and residential uses to the northeast; 3) pedestrian walkways and bikeways to connect existing and future uses; 4) mitigation of the effect of traffic congestion generated by new development; and 5) an assessment of existing public utilities and the need for expansion of those utilities to meet necessary site development.
Gateway Corridors Not Within Special Planning Areas
The following Gateway Corridors exhibit many of the same development challenges as the North Gateway and Southwest Gateway Corridors; however, they are not located within Special Planning Areas.
East Gateway Corridor
The East Gateway Corridor is found along the frontage of US Route 35, bounded by the eastern corporation limit and the eastern limit of the Urban Residential future land use category to the west. Current land uses include single-family, multi-family, commercial, semi-public and agriculture. Planning areas include Suburban Residential and Suburban Commercial Service.
East Gateway Corridor looking west
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State Route 122 West Gateway Corridor
The State Route 122 West Gateway Corridor is found along the frontage of State Route 122, bounded by the western corporation limit and the eastern limit of the existing single-family residential uses fronting the State Route. Current land uses include single-family residential and agriculture. Planning areas include Estate Residential and Agricultural Protection.
State Route 122 West Gateway Corridor looking east
US Route 35 West Gateway Corridor
The US Route 35 West Gateway Corridor is found along the frontage of US Route 35 on the northwest side of the City, and the major land uses are industrial and recreational. It is mainly located in the Light Industrial general planning area.
South Gateway Corridor
The South Gateway Corridor is found along US Route 127, and major land uses include single-family residential, commercial, industrial and institutional. It is mainly located in Suburban Commercial Service, Light Industrial, Suburban Residential and Agricultural Protection general planning areas.
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Southeast Gateway Corridor
The Southeast Gateway Corridor is located along State Route 122, and major land uses include commercial and industrial. It is located in the Light Industrial and Institutional general planning areas.
Suggested Course of Action for Gateway Corridors Not Within Special Planning Areas
Given the existing challenges for these Gateway Corridors, the City should consider developing and implementing Gateway Corridor Overlay Districts that include engineering and subdivision design standards that address issues such as signage, public and private lighting, street improvements, pedestrian walkways, bikeways, public utilities and access points. In addition, zoning amendments and design guidelines should be enacted that address private property development standards such as off-street parking, landscaping, lighting and signage within the corridor. If applicable, the overlay districts should also outline an annexation policy to control the extension of the Gateway.
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GENERAL PLANNING AREAS – FUTURE LAND USE RECOMMENDATIONS BY LOCATION
This section describes specific development recommendations for the following planning areas as shown on Map 13.
North Fringe Planning Area: The North Fringe planning area is found in the most northwest corner of the study area. It currently contains residential and agricultural uses.
Recommendations:
This area is within unincorporated Washington Township. Property currently unimproved should remain unimproved with agricultural uses as needed.
The North Gateway Corridor Special Planning Area overlays a part of this planning area.
Northeast Fringe Planning Area: The Northeast Fringe planning area is located in the most northeast portion of the Eaton study area. It currently contains residential and agricultural uses.
Recommendations:
This area is within unincorporated Washington Township. Currently unimproved property on the north side of the planning area should remain unimproved with agricultural uses as needed. The south part of the planning area should be developed as Commercial and Office.
The Northeast Fringe Gateway Corridor Special Planning Area overlays a part of this planning area.
Northeast Planning Area: The Northeast planning area is located in the northeast portion of the study area. It currently contains residential and agricultural uses.
Recommendations:
This area is within unincorporated Washington Township. Currently unimproved property on the east side of the planning area should remain unimproved with agricultural uses, as needed. The remainder of this planning area should be developed as Suburban Residential.
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North Public Planning Area: The North Public planning area is located in the northwestern portion of the Eaton study area. It is served by West Lexington Road, and is home to public uses such as the DP&L substation, Preble County Engineer’s Office, Human Services Office, Highway Garage, the Sheriff’s Office and County Correctional Facility building. This planning area is also the location of the new Eaton Municipal Court and YMCA.
Recommendations:
This planning area should be reserved for future Institutional uses and Recreation and Open Space uses.
The North Public Gateway Corridor Special Planning Area overlays a part of this planning area.
Washington Landing Planning Area: The Washington Landing planning area is located in the northern part of the study area. It is surrounded by the North Fringe, North Gateway, North Public, Romadoor and Eaton Centre planning areas. The Washington Landing Subdivision, which contains a combination of single-family, two-family, multi-family homes and a few unimproved lots, is the main use of the planning area.
Recommendations:
The improved part of this planning area should continue to be used as Suburban Residential. The unimproved portion along the west side should be reserved for Recreational and Open Space.
Romadoor Planning Area: The Romadoor planning area, located to the north, is surrounded by the Washington Landing, North Public, Five Points, Green Acres, and Eaton Centre planning areas, and contains the Romadoor Subdivision.
Recommendations:
This planning area should continue to be used as Suburban Residential.
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Eaton Centre Planning Area: The Eaton Centre planning area, located to the north and on the west side of Barron Street, is surrounded by the Washington Landing, Romadoor, Green Acres, and North Gateway planning areas. Eaton Centre is mainly commercial retail; the major feature is the Eaton Centre shopping plaza. This planning area features anchor stores such as Kroger, Kmart, and fast food and convenience stores.
Recommendations:
This planning area should continue to be used as Suburban Regional Commercial and Office.
Green Acres Planning Area: The Green Acres planning area is located towards the northeastern portion of the study area, and is cornered by Barron Street and Eaton-Lewisburg Road. It contains the Green Acres Subdivision.
Recommendations:
This planning area should continue to be used as Suburban Residential.
Jamesway Planning Area: The Jamesway planning area is located in the northeastern portion of the study area. Eaton-Lewisburg Road passes through the planning area towards the northeast, and the growing Jamesway Subdivision is the main use of Jamesway planning area.
Recommendations:
This planning area should continue to be used as Suburban Residential.
Five Points Planning Area: The Five Points planning area is located in the heart of the northern portion of the Eaton study area, and is named for the five- way intersection that joins Barron Street, Lexington Road and Eaton-Lewisburg Road. Five Points is mainly utilized by commercial uses such as fast food restaurants and convenience stores, as well as the Lexington Water Tower.
Recommendations:
This planning area should continue to be used as Suburban Regional Commercial and Office in the western and central parts of the planning area, Recreational and Open Space and Suburban Residential in the northeast corner, and Urban Residential in the southeast corner.
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Seven Mile Corridor Planning Area: The Seven Mile Corridor planning area is located on the western portion of the study area and includes the Water Works Park (containing the Eaton Water Treatment Plant), the Eaton High School football field, and the historic 1829 Roberts covered bridge, which was relocated and restored as a pedestrian bridge in 1991.
Recommendations:
This planning area should be used as Recreational and Open Space in all but the southwest side, which should be developed as Light Industrial, and the northeast side, which should be developed as Suburban Residential.
The North Public Gateway Corridor Special Planning Area overlays a part of this planning area.
Northwest Planning Area: The Northwest planning area is located in the least northwest portion of the study area, is surrounded by the Seven Mile Corridor, North Public, Five Points, East Side, Junction Village and the Near West planning areas, and is located on the western side of Barron Street. The Northwest planning area is a mix of older residential areas and newer subdivision-style homes, with some commercial and industrial uses.
Recommendations:
The northwest part of the planning area should continue to be used as Suburban Residential, and the northern and southeast parts should continue to be used as Urban Residential. The remainder of the planning area, which contains mainly larger tracts, should be used as Light Industrial.
East Side Planning Area: The East Side planning area is located just to the east of Downtown, and northeast of Barron and Main Streets. The East Side planning area is mostly single-family residential in use, with a few commercial and institutional uses, such as the Marsh supermarket and Hollingsworth East Elementary School.
Recommendations:
The majority of this planning area should continue to be used as Urban Residential. The large unimproved tract located north of Hollingsworth East Elementary School should be used as Recreational and Open Space. A small section located in the south part of the planning area along the east side of the Norfolk and Western Railroad should be used as Urban Neighborhood Commercial and Office
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Stoneybrook Planning Area: The Stoneybrook planning area is located in the middle-eastern edge of the study area, and to the south of East Lexington Avenue. Once all agricultural, the Stoneybrook Subdivision is now a large part of the planning area.
Recommendations:
This planning area should continue to be used as Suburban Residential.
US Route 35 West Corridor Planning Area: The US Route 35 West Corridor planning area is located in the westernmost section of the study area. Eaton- Richmond Pike (US Route 35) passes through this area, which is mostly industrial, and is home to plants such as Weyerhauser and Henny Penny, as well as the Reid Hospital outpatient office. Other uses include single-family residential, commercial and unimproved property.
Recommendations:
This planning area should be further developed as Light Industrial along all but the eastern tip, which should be Recreation and Open Space uses, and the southeastern tip, which should be used for Suburban Residential.
The US Route 35 West Gateway Corridor planning area overlays a part of this planning area.
West Side Planning Area: The West Side planning area is located in the central western part of the study area, where US Route 35 splits into US Route 35 West and State Route 122. The West Side planning area is mainly single- family residential property.
Recommendations:
This planning area should continue to be used as Urban Residential on the east side and Suburban Residential on the west side.
Near West Planning Area: The Near West planning area is located on the northwestern edge of downtown and accessed by Main and Barron Streets. Near West is made up of older, single-family residential units, and some commercial development along W. Main Street.
Recommendations:
This planning area should continue to be used as Urban Residential.
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Junction Village Planning Area: The Junction Village planning area is intersected by Barron Street and the Norfolk Southern Railway and is occupied by mainly commercial development, including the Junction Village commercial center.
Recommendations:
This planning area should continue to be used as Urban Neighborhood Commercial and Office.
Short North Planning Area: The Short North planning area is surrounded by the Near West, Junction Village, East Side, and Downtown planning areas, and Barron Street passes through as a principal arterial. Short North is home to older, single-family and multi-family residential uses.
Recommendations:
This planning area should continue to be used as Urban Neighborhood Commercial and Office, as a link between Downtown and Junction Village.
Rolling Hills Planning Area: The Rolling Hills planning area along the eastern edge of the study area, is located between the Stoneybrook, East Side, Eastern Gateway, and Meadowbrook planning areas. Rolling Hills is mostly made up of the Rolling Hills Subdivision.
Recommendations:
This planning area should continue to be used as Suburban Residential.
Meadowbrook Planning Area: The Meadowbrook planning area along the eastern edge of the study area, is located to the east side of the Rolling Hills planning area, and north of the Eastern Gateway and Wayne Trace planning areas. Meadowbrook contains the Meadowbrook Subdivision, with agricultural uses surrounding it.
Recommendations:
This planning area should continue to be developed as Suburban Residential.
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West Fringe Planning Area: The West Fringe planning area is on the southwestern most edge of the study area, and is accessible via State Routes 122 and 732. West Fringe is mainly agricultural production with a few residential uses.
Recommendations:
Property currently unimproved should remain unimproved with agricultural uses, as needed.
The State Route 122 West Gateway Corridor Planning Area overlays a part of this planning area.
The Southwest Gateway Corridor planning area overlays a part of this planning area.
State Route 122 West Gateway Planning Area: The State Route 122 West Gateway planning area is located between the northern and southern portions of the West Fringe planning area, and State Route 122 passes through it. Residential uses are located on both sides of State Route 122 (West Main Street).
Recommendations:
This planning area should continue to be used as Estate Residential.
The State Route 122 West Gateway Corridor planning area overlays this planning area.
Edgewood-Sugar Hill Planning Area: The Edgewood-Sugar Hill planning area is located on the western portion of the study area, and on the north side of West Main Street/State Route 122. It is made up of the Edgewood and Sugar Hill Subdivisions that take up space once used for agricultural production.
Recommendations:
This planning area should continue to be developed as Estate Residential, with open space as originally platted.
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Downtown Planning Area: The Downtown planning area is located at the very heart of the Eaton study area. It is served by the intersection of Main and Barron Streets, and is mostly made up of business and commercial uses, such as the corner banking branches, as well as the Preble County Courthouse on the southeast corner of the intersection.
Recommendations:
There are no changes proposed for the Downtown planning area.
East Gateway Planning Area: The East Gateway planning area is located on the eastern end of the study area, where US Route 35 passes through as a lateral. Here, US Route 35 transitions from the rural County road of US Route 35 to the urban Eaton roadway of Main Street. There is also a transition of land use from the east to west, changing from agricultural to residential areas.
Recommendations:
The north side of the planning area should be used as Suburban Residential and the south side as Suburban Regional Commercial and Office and Light Industrial.
The East Gateway Corridor planning area overlays this planning area.
Fort St. Clair Planning Area: The Fort St. Clair planning area is on the southwestern portion of the study area. The area is surrounded by the West Fringe, State Route 122 West Gateway, Edgewood-Sugar Hill, West Side Open Space and Whisper Way planning areas. This planning area is accessed by State Route 122, and is home to historic Fort St. Clair, located inside the Fort St. Clair Park.
Recommendations:
This planning area should continue to be used as Recreational and Open Space.
Whisper Way Planning Area: The Whisper Way planning area is located to the east of Fort St. Clair, in the southwestern portion of the study area, and is occupied by the Whisper Way Subdivision.
Recommendations:
This planning area should continue to be used as Estate Residential.
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West Side Open Space Planning Area: The West Side Open Space planning area is located southwest of downtown, and just west of the Seven Mile River. The West Side Open Space is comprised of some public uses such as the Community Pool, a park, and Mound Hill Union Cemetery.
Recommendations:
The entire planning area should be utilized as Recreational and Open Space uses and Institutional uses.
South Junction Planning Area: The South Junction planning area is located in the heart of the southern portion of the study area. It is located due south of the intersection of Barron Street and St. Clair Street. Commercial, semi-public and some residential land use are found in South Junction.
Recommendations:
Given its connection to the South Corridor planning area, the South Junction planning area should be further developed as Suburban Commercial Service.
South Side Planning Area: The South Side planning area is located just south of Downtown and is served by US Route 127 (Barron St.), US Route 35 (Main St.), and State Route 122 (Franklin St.). The South Side planning area is mostly made up of older residential areas, as well as the National Guard Armory, Bruce Elementary School and some commercial uses along Main Street.
Recommendations:
This planning area should continue to be used predominately as Urban Residential, with pockets of Institutional, Light Industrial, Suburban Residential and Urban Neighborhood Commercial and Office along the south and east borders.
Victoria Place Planning Area: The Victoria Place planning area is located southwest, near Downtown, and on the south side of Main Street (US Route 35). Victoria Place is a mix of mainly single-family residential, agricultural and institutional uses.
Recommendations:
This planning area should continue to be used predominately as Urban Residential, with a horizontal strip of Recreational and Open Space along the entire south border and one Institutional parcel located near the center.
10-31
Southeast Planning Area: The Southeast planning area is located on the southeastern edge of the study area, to the south of US Route 35. It is mostly industrial and agricultural production.
Recommendations:
This planning area should be further developed as Light Industrial for all but the south part, which should remain unimproved with agricultural uses, as needed.
Wayne Trace Planning Area: The Wayne Trace planning area is located on the easternmost corner of the study area, south of US Route 35. The Wayne Trace planning area is mostly agricultural production and residential uses.
Recommendations:
This planning area should continue to be developed as Estate Residential in all but the northernmost part, which should be developed as Suburban Regional Commercial and Office.
New School Planning Area: The New School planning area is located near the southwestern edge of the study area, and located northwest of Eaton-Sugar Valley Road (State Route 732). Formerly agricultural, the area will become the new Eaton High School site.
Recommendations:
This planning area should to be developed as Institutional.
The Southwest Gateway Corridor Special Planning Area overlays a part of this planning area.
Fredericks Planning Area: The Fredericks planning area is located in the southern area of the study area, and is surrounded by the New School, Southwest, South Corridor, and West Side Open Space planning areas. State Route 732 passes through the center. It is the site of a growing Fredericks subdivision, which contains single-family and two-family homes.
Recommendations:
This planning area should continue to be used as Suburban Residential and Estate Residential, except along the east side, which should be used for Recreational and Open Space.
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South Corridor Planning Area: The South Corridor planning area is located on the southernmost edge of the study area, and US Route 127 passes through it. The South Corridor has commercial, agricultural, single-family residential, industrial and institutional (including the Eaton Wastewater Treatment Plant) uses.
This planning area should continue to be developed as Suburban Commercial Service, Institutional, and Suburban Residential for the northern properties fronting US Route 127; Recreational and Open Space for the west and southwest sides; Light Industrial for the southeast side; and the south end should remain unimproved with agricultural uses as needed.
The South Gateway Corridor planning area overlays a part of this planning area.
Maplewood Planning Area: The Maplewood planning area, which lies to the south of the South Side planning area, is located between the South and Southeast corridors. This area is comprised of the Maplewood Subdivision and is accessed via Frizzell Avenue, a collector street.
Recommendations:
This planning area should continue to be used as Suburban Residential.
Fairgrounds Planning Area: The Fairgrounds planning area is located in the southeastern portion of the study area along State Route 122. This area is home to the Preble County Fair, as well as to other agricultural exhibitions and is an important regional asset to Preble County.
Recommendations:
This planning area should continue to be used as Institutional.
The Southeast Gateway Corridor planning area overlays a part of this planning area.
10-33
Southeast Corridor Planning Area: The Southeast Corridor planning area is on the southeastern edge of the study area, and is located along State Route 122. The Southeast Corridor is mainly used for commercial and industrial production.
Recommendations:
This planning area should be developed as Light Industrial for all but the eastern tip, which should remain unimproved with agricultural and open space uses as needed.
The Southeast Gateway Corridor planning Area overlays a part of this planning area.
Southeast Fringe Planning Area: The Southeast Fringe planning area is on the most southeast portion of the study area, and is used for agricultural production. State Route 122 passes through the Southeast Fringe.
Recommendations:
This planning area should remain unimproved with agricultural uses as needed.
The Southeast Gateway Corridor planning area overlays a part of this planning area.
Southwest Planning Area: The Southwest planning area is located on the southwest edge of the study area along State Route 732, across from the New High School planning area. It currently has agricultural as well as residential uses.
Recommendations:
This planning area should be developed as a combination of Institutional, Estate Residential and Recreational and Open Space.
The Southwest Gateway Corridor Special Planning Area overlays a part of this planning area.
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CHAPTER 11
Transportation Plan
US Route 127 Looking South Towards Eaton
INTRODUCTION
The highway and road network is an integral part of the transportation system and is considered indispensable in today's society. The ability to move goods and people swiftly and safely is necessary and can only be accomplished by providing a modern transportation system including arterials, which provide for through traffic, as well as effective connections between Eaton and other jurisdictions; collectors, which connect neighborhoods with arterials; and local roads, which provide direct access to properties with Eaton’s neighborhoods. The delineation of a systematic approach to providing a well planned road network is a critical element for the future development of the Eaton community.
In addition to the thoroughfare network, local pedestrian and bicycle access is important to a community’s transportation system. Pedestrian and bicycle modes are gaining importance in public policy, especially in creating an attractive community environment for a higher-skilled workforce. Smaller towns, such as Eaton, have also retained much of their original physical design and character that was created prior to ubiquitous auto usage. Capitalizing on this existing character gives smaller towns a boost in their competition for the new economy workforce.
PURPOSE
The purpose of the Transportation Plan is to create and maintain a public street system and non-auto pathways which promote local and regional connectivity, allows for the appropriate level of access, and facilitates the movement of people and goods in a safe and efficient manner. Further, it is the goal of this Plan to establish a highway and pedestrian/bike system which will meet the existing and future needs of the City and the remainder of the planning area.
HISTORY OF TRANSPORTATION PLANNING IN EATON AND PREBLE COUNTY
Transportation planning began in Eaton with MVRPC’s completion of the 1967 Comprehensive Development Plan. The Major Thoroughfare Plan (pp. 42-45) made a number of significant recommendations, including the relocation of US Route 35 to the south and west of Eaton. This limited-access divided highway was to serve anticipated industrial developments by linking existing state and federal highways located in the southern and western parts of the City. The Plan also called for the widening and/or extending of a number of existing rights-of- way: widening Old Trace Road and extending it north; extending Cassel Road north to US Route 35; Extending Yost Road north of US Route 35; and widening of Eaton-Lewisburg Road and Eaton-Gettysburg Road.
11-2 Eaton completed another transportation plan as part of the 1994 Comprehensive Development Plan, completed by Woolpert LLP of Dayton. This plan commended the existing internal mobility and adequate access to market for products made in Eaton. It also identified concerns with north-south mobility through the City, as well as existing congestion within Downtown and the Five Points intersection. Its major recommendations included the extension of Wayne Trace Road north from US Route 35 to Eaton–Lewisburg Road, and the realignment of the Five Points Intersection, contingent upon major redevelopment in the area. Other recommendations included regulating the number and minimum spacing of new driveways/curb cuts and shared access for adjacent commercial properties.
The I-70/US-127 Interchange Area Thoroughfare and Access Control Plan was also completed in 1994, by MVRPC. The study area consisted of the interchange at I-70 and a 1.3 mile section of US Route 127 between US Route 40 to the north and Scheying Road/Orphans Road to the south. The plan recommended controlling the development of freeway-interchange areas and highway service centers in order to protect roadway capacities and encourage highway-oriented uses. Specifically, this would be accomplished through planned access control and management within the study area. Because this interchange is one of the two primary access points from the interstate highway system into the Eaton community, insuring proper development and access management is important to local economic development.
The Transportation Plan element (pp. 59-61) of the 2000 Preble County Comprehensive Land Use Plan also made a number of major recommendations. This included support for a bypass around the City of Eaton’s urban center; limiting major intersections to essential locations on principal arterials such as US Route 127, State Route 503 and US Route 35; and maintenance and upgrade of existing Preble County roads as needed.
11-3 THOROUGHFARE RECOMMENDATIONS
The Thoroughfare Plan (Map 15) shows a number of recommended roadway improvements in the community, including both new thoroughfare connections and improvements to existing roads.
General Recommendations
Public right-of-way widths should be as indicated in the City of Eaton Planning and Zoning Code. Access management for state highways shall conform to all requirements of Section 2.2.5 of the Ohio Department of Transportation’s State Highway Access Management Manual. The State Highway Access Management Manual shall also be used to determine the appropriate location of access points on all roadways within Eaton.
Specific Recommendations
URBAN COLLECTORS
Eaton-Lewisburg Road (Barron Street to corporation line) • Study the removal of current connection to North Barron Street and Lexington Road at Five Points intersection.
Preble Drive • Build new section north and east to intersect with US Route 127 approximately one-half mile north of Washington-Jackson Road intersection.
Aukerman Street (north of East Main Street) • Build new section north to new Washington-Jackson Road extension.
St. Clair Street • Build new section east to intersect with extended Industrial Drive.
Industrial Drive • Build new section south to intersect with State Route 122 near south corporation line.
Industrial Drive – Wayne Trace Road Connector • Build to connect Industrial Drive Extension with Wayne Trace Road • Align with access to Preble County Fairgrounds.
Washington-Jackson Road • Build new section eastward to align with existing US Route 127/Washington-Jackson Road intersection.
11-4 LOCAL CONNECTIONS • Connect Division Street with East Avenue. • Connect North Street east and south to Lexington Avenue. • Extend Buckeye Drive, Division Street and Lexington Avenue east of East Avenue to Wayne Trace Road. • Extend Fudge Avenue eastward to Aukerman Street.
PEDESTRIAN/BIKE RECOMMENDATIONS
The older central, northeastern residential and south central parts of the community have an extensive system of sidewalks that should be maintained. The Bikeway and Pedestrian Plan (Map 16) shows a number of significant recommended pedestrian and bikeway improvements in the community that will provide a connected system, and allow for non-auto travel between neighborhoods and across town. Minor connections should be implemented as redevelopment occurs and/or capital improvement funds become available.
SOUTHWEST LOOP Build a pedestrian/bike connection from South Barron Street along Hillcrest Drive, Camden Road, and State Route 122 to Lutheran Drive.
WESTERN CONNECTOR Build a pedestrian/bike connection from Park Avenue across the football field property and Seven-Mile Creek to Eaton-Richmond Pike and Deland Drive intersection, and along Eaton-Richmond Pike past Woodland Drive.
NORTHWEST LOOP Build a pedestrian/bike connection from West Main Street, along Seven Mile Drive and Park Avenue, to Washington-Jackson Road. Connect back west along Washington-Jackson Road, southward parallel to Seven Mile Creek, and connecting back into Park Avenue near Spring Street.
WEST LEXINGTON EXTENSIONS Build a pedestrian/bike connection from North Barron Street along Lexington Road west to Seven Mile Creek, and south and west from Lexington Road to Park Avenue.
NORTH CROSSTOWN LINK Build a pedestrian/bike connection along Washington-Jackson Road and the proposed new section of Washington-Jackson Road.
11-5 NORTH EDGE IMPROVEMENTS Build a pedestrian/bike connection along North Barron Street with new developments. Build a pedestrian/bike connector from North Barron Street east along the proposed Wayne Trace Road extension and Rocky Run to Eaton- Lewisburg Road. Extend pedestrian/bike path along the extension of Aukerman Street. Build a pedestrian/bike path from Fudge Avenue to connect with the extension of Aukerman Street.
EASTERN LOOP Build pedestrian/bike connections between existing segments along East Avenue. Build a path eastward from Buckeye Drive, and southward parallel to Rocky Run to US Route 35. Also, connect the East Avenue path and the Rocky Run path at Lexington Road and Buckeye Drive.
SOUTHEAST CONNECTORS Build pedestrian/bike connections along US Route 35 between East Avenue and Wayne Trace Road, along the proposed Industrial Drive extension, along St. Clair Street between the Norfolk Southern Railroad and the Industrial Drive extension, and along State Route 122 between the proposed Industrial Drive Extension and Frizzell Avenue.
NORTH MAPLE CONNECTOR Build a pedestrian/bike connection along North Maple Street from existing sidewalks to Eaton-Lewisburg Road.
CHICAGO/DIVISION STREET EXTENSION Build a pedestrian/bike connection from North Barron Street along Chicago Street and Division Street and extending eastward to Rocky Run.
LEXINGTON AVENUE CONNECTOR Build a pedestrian/bike connection from Aukerman Street along Lexington Avenue eastward to Rocky Run.
HIGH STREET CONNECTION Build a pedestrian/bike connection along High Street between Aukerman Street and East Avenue.
NORTH/LEXINGTON CONNECTOR Build a pedestrian/bike connection from North Street eastward and southward to Lexington Avenue.
11-6
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