Introduction. Residential Development. Plan Foundation. Growth Management Concepts

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1 Introduction The land use element of the comprehensive plan created a roadmap for future growth and development patterns in the Village of Plain City. The plan designated areas for future residential, commercial, and industrial development and made recommendations for the type and characteristics of such development. This chapter takes a closer look at both residential and economic development in the community. The residential component builds upon the existing conditions analysis and includes an overview of Plain City s housing stock. Alternatives to typical residential subdivision layouts are also explored. The economic development component looks at existing and future commercial and industrial opportunities in the area. The plan outlines opportunities and tools for encouraging economic development and discusses the role of the downtown in the community. Residential Development Plan Foundation In the community survey citizens cited growth, particularly residential growth, as a top concern. Residents expressed concern over the recent pace of development and cited the need to manage growth and balance residential development with business development. When asked to rate the Village on affordable living, almost 40 percent of respondents rated Plain City as good, while just over 40 percent rated the Village as fair. About 53 percent of respondents felt more housing was needed in the $115,000 to $160,000 price range. Only a modest percentage of respondents felt the Village needed more housing priced over $250,000. The survey also gauged citizen preferences for different types of housing. Over 80 percent of respondents felt single family homes should be encouraged, while 70 percent indicated housing for the elderly should be encouraged. Fewer respondents supported more condominiums or apartments, 42 percent and 26 percent, respectively. The survey revealed that Plain City residents wished to encourage a moderate level of residential growth in the future. The concept of moderate growth was further developed in citizen focus groups and within the steering committee. In focus groups, some citizens contrasted their vision of moderate growth to the rapid or unlimited growth of neighboring communities such as Dublin or Hilliard. Others felt that growth should be tied to the availability of services and infrastructure. In subsequent discussions, many steering committee members defined moderate growth as that growth which would improve quality of life such as enhanced safety services, education, and recreational opportunities. It was determined that a rate of growth program should be created in the Village in order to support a consistent, moderate level of residential growth of 2.5 percent. Growth Management Concepts The following design concepts describe the favored development styles for residential development in Plain City. The future land use map indicates the areas in the Village where conservation residential development is programmed. Traditional neighborhood development Village of Plain City Comprehensive Plan 31

2 would be appropriate in any area where residential and business uses are mixed and in areas where higher density residential development is preferred. Conservation Subdivision The conservation subdivision is a tool that can be used to balance growth and conservation pressures in smaller communities and growing areas. Conservation subdivisions are developments where a certain percentage of the total land has been set-aside as permanent, protected open space. This is accomplished while maintaining the same overall density that would be allowed under conventional zoning. In a conservation subdivision, lots are creatively arranged on a portion of a site, leaving the balance of the property as open space. The developer can get the same economic return, while developing in a less land-consumptive manner. The open space is protected through a permanent conservation easement, which can be held by local government, homeowner s association, or land trust. The open space can be used for active or passive parkland, farmland, or simply left as a natural area to preserve scenic views in and out of the site. Many conservation subdivisions incorporate a combination of these. Conventional subdivision and zoning regulations were designed to provide for the orderly transition of raw land into lots and streets. Generally, these regulations allow all but the unbuildable portions of the property, e.g. 100-year floodplains, wetlands, steep slopes, and storm water management areas to be developed. In contrast, conservation design takes into account the unique natural, cultural and historic features of a site and call for their permanent preservation. Such natural features might include wetlands, floodplains, significant wildlife habitats, woodlands, farmland, historic sites, scenic views and aquifers/recharge areas. Conservation subdivision designs offer distinct and measurable advantages over conventional layouts. For example, economically, conservation subdivisions have a smoother review process as the developer has already taken into account many site considerations. Additional economic advantages include lower costs of infrastructure and design, faster appreciation in value, reduced demand for new open spaces and parks, and environmentally oriented marketing and sales strategies. The environmental and ecological advantages of conservation design include the reduction of stormwater runoff, pollutant filtering, protection of natural buffers along wetlands, and maintenance of wildlife corridors. Conservation subdivisions can also be part of an overall plan to develop a greenway system traversing the community. In the figure, the illustration on the top shows traditional residential subdivision development. The bottom illustration shows how the same number of lots can be accommodated on the site while preserving sensitive environmental features and open space. Village of Plain City Comprehensive Plan 32

3 Several areas in the future land use map are designated for future conservation residential development. These areas are along the major thoroughfares that create gateways into the Village. Conservation style development is preferable in these locations to preserve the natural resources of the area and to provide a smooth transition from a rural to urban setting. One area of the community programmed for conservation residential development is on the eastern side of the Village north of SR 161. The sketch below illustrates how conservation design could be used in this location to accommodate development while preserving open space. This design preserves the floodplain of the Big Darby Creek, wetland areas, woodlands, and creates a neighborhood park area in addition to other open space areas. It also supports a diversity of housing types. Village of Plain City Comprehensive Plan 33

4 Traditional Neighborhood Design This design concept promotes a return to development patterns where homes are closer together and closer to the street, walking is made easy by pathways connecting homes to shopping and community services, street systems are interconnected to reduce traffic congestion, forms and scales of development are compatible, and open spaces are readily accessible. The illustration on the right shows how traditional neighborhood development (TND) can take different forms, though all promote a mix of uses and walkability. This design concept is meant to reduce the conversion of open land to urban uses and the need for automobile travel. Furthermore, it is intended to increase community interaction through putting people closer together, providing green spaces, and creating a feeling of security, convenience, and comfort in their living environment. To achieve this, the concept is focused on small-scale design elements such as architectural compatibility, relationship of residences to the street, façade treatments, pedestrian walkway networks, and design of open spaces, landscaping and streetscapes. This design concept would be appropriate in any mixed use district as designated in the Future Land Use Map. The following are principles of traditional neighborhood design: The neighborhood is defined by an easy walking distance from its edge to its center, ranging from a quarter mile to a half mile. A variety of housing stock serves a range of incomes and age groups and includes backyard apartments, apartments above shops, and residential units adjacent to work places. A variety of business types are accommodated, from retail and professional offices to outbuildings for start up businesses. The office stock serves a range from home occupations to conventional office buildings. The retail stock includes a range from corner stores to small supermarkets. Special sites are reserved for civic buildings to serve as symbols of the community, thereby enhancing community identity. There is a variety of civic space in the form of parks, greens, squares and plazas. Thoroughfares are designed to serve the pedestrian, bicycle, and automobile. Thoroughfares are connected in such a way as to encourage walking and reduce the number and length of automobile trips. Building frontages spatially define thoroughfares and civic spaces and mask parking lots. Village of Plain City Comprehensive Plan 34

5 Housing Survey A survey of housing was conducted in Plain City to determine the need for specific actions or policies for the following purposes: To improve the general safety and sanitation of housing stock and neighborhoods To preserve and protect housing and neighborhoods with historic or cultural significance to the community To create better linkages between the established neighborhoods and the evolving neighborhoods To promote a more diversified range of housing options that serve present and future residents needs. The complete results of the housing survey including the field survey are located in the Appendix. Analysis Low vacancy rates found in Plain City indicate a tight housing market, which is greater demand for housing than is available. High levels of code violations indicate that either there is little incentive for landlords to maintain their units (either because of low competition or lack of code enforcement authority) or that homeowners are experiencing difficulties affording the costs of home maintenance and possibly other housing costs as well. The increasing population growth of the Village, with or without new construction, will continue to create an upward pressure on housing prices and rents. Landlords, if forced to undergo code repairs, will raise rents accordingly. Should newer higher income residents be enchanted by the prospects of restoring a historic property, the availability of lower cost housing will be endangered. One positive effect of gentrification is that it leads to the preservation of historic structures and a more aesthetically pleasing town. The downside is that those of modest incomes, fixed incomes, or families trying to live on a single income will increasingly find it difficult to afford housing within the community. If, as a result, rentals convert to ownership, there are benefits to the community such as greater stakeholder connections, but there may not be an adequate supply of affordable rentals to which the renting families can relocate. The age of the housing stock is very diverse within the historic core of the Village. Its infill patterns and later expansions reflect the architectural styles that were popular in their periods, as well as some of the cultural and ethnic styles of some of the later settlers from other regions and countries. Some are quite grand examples, but most are fairly modest. Fortunately, a great many have retained some elements and flavor of their historic appearance, in spite of eras in American history when it was popular to modernize older structures. The following is a summary of additional land use, traffic, and other issues related to housing. US 42 (on the west) creates a functional barrier between housing communities located west of US 42 and the rest of Plain City. Trucks will not be removed from this length of road when the bypass is created. Truck traffic creates noise, pollution, and traffic safety issues through the historic core of town and also creates a barrier to integration of neighborhoods located south and north of Main Street. Village of Plain City Comprehensive Plan 35

6 The location of school facilities outside of town will lessen the attraction of older properties within the historic Village core. The mixing of residential and commercial near the downtown, while desirable, can create the opportunity for nuisance from traffic noise from commercial operations, intrusion of bright lights from signs, vandalism, and litter encroachments. The mix of historic residential and heavy commercial found in the historic area south of Bigelow, east of Chillicothe, north of the railroad right-of-way, and extending out to US 42 on the west, creates similar opportunities for nuisance. This area in particular exhibits very small house lots, with almost no set back from the street paving. Careful aesthetic treatment of these housing and commercial structures can allow for the current uses to continue compatibly and to accent the historic development of the community with retention of authentic features. Policies and Recommendations Policies:! The Village of Plain City will accommodate an annual population growth rate of 2.5 percent.! Traditional neighborhood development and conservation development are the preferred development types. Traditional Neighborhood Development is a development concept that incorporates narrower lots and streets, use of alleys, safe pedestrian access, and densities that promote human interaction while reducing costs of infrastructure.! Conservation design will be required of any developments encompassing land within the floodplain.! Walking paths and/or sidewalks must connect new developments within the Village to existing neighborhoods and commercial areas.! All new residential development should reflect quality design and construction practices. Recommendations:! Create an allocation system by which building permits would be issued reflecting the established growth rate. Such an allocation system must allow for a variety of types of development including housing for seniors and low-income households. Also, conservation design and Traditional Neighborhood Development will be given higher priority than other development types.! Review the zoning ordinance to ensure that lot sizes and density requirements promote a range of housing options.! Increase the open space requirement in new subdivisions.! Offer incentives for the renovation of homes and construction of infill housing in older neighborhoods.! Create minimum maintenance standards for all residential properties.! Adopt alternative building codes for historic structures.! Create design standards for new residential subdivisions, including multi-family housing.! Secure CDBG/CHIP program funds to provide economic assistance to elderly and lowincome owners with repairs and/or to provide incentives to landlords to repair rental units.! Incorporate a chapter in revised codes, including the housing occupancy code, zoning code, and subdivision regulations, that is specific to manufactured housing.! Encourage the formation of local non-profit organizations to provide housing assistance. Village of Plain City Comprehensive Plan 36

7 Economic Development and the Downtown Plan Foundation According to the community survey, Plain City residents felt economic development was a significant issue in the Village. Citizens wanted both more local employment opportunities and more and diverse businesses to serve the population. Many citizens specifically identified the downtown as an area needing improvement in the areas of business diversity, physical enhancements, and parking. When asked what types of economic development activities should be encouraged in the Village, a large majority of citizens responded that they would like to see small scale retail and service businesses and offices. A smaller percentage of respondents supported industrial development or manufacturing. Less than forty percent wanted to encourage large scale retail and service commercial activity or warehousing. Approximately 20 percent of respondents were neutral about encouraging any type of economic development. The survey indicated that residents wished to encourage moderate levels of commercial and office growth and a somewhat lower level of industrial growth in the future. It was felt that future economic development should be located as to not negatively impact existing residential areas or natural features such as the Big Darby Creek. Over sixty percent of respondents indicated that they shop in Plain City s downtown at least once a week. When asked what factors contributed to them shopping elsewhere, there were many responses. Seventy four percent indicated there was not sufficient variety in goods and services available. Price and store hours were also frequently mentioned by 66 and 44 percent of respondents, respectively. Citizens had several suggestions for improving the business climate of the downtown. Increasing parking was the most frequent response followed by downtown revitalization and controlling traffic. The proposed US 42 bypass was seen as a solution to reducing heavy truck traffic through the downtown, thereby making it more business friendly. Residents also felt the business climate would be improved by the addition of new, small scale businesses. The survey results included several ideas for improving the appearance and shopability of the downtown, as well. Residents suggested streetscape improvements including upgrading store façades, landscaping and street trees, street furniture, sidewalk improvements, and other beautification projects. Additional recommendations included more parking, better upkeep and maintenance, traffic control, buried power lines, and improved signage. Economic Development The plan sets forth one major goal for economic development Strengthen the economic base of the community by supporting existing businesses and attracting new businesses with the size and character to meet the needs of the citizens of Plain City. Eco nomic development is a process by which a local jurisdiction helps to create a sustainable, high standard of living for its residents. The creation of a high standard of living or quality of life involves facilitating economic health, increasing community financial resources, retaining and expanding local businesses, recruiting new businesses, developing physical infrastructure, Village of Plain City Comprehensive Plan 37

8 ensuring effective educational systems, providing adequate housing, offering park and recreational opportunities, and developing an appropriate workforce. Economic development is an interactive process between members of a community, in this case the Village, and those outside entities that influence decisions that impact the community. While the roles of each player, public and private, may be different, they are all important to successful economic development. Economic development is an integrated process. As the Village successfully maximizes the use of its assets to attract new development, it should concentrate on the retention of existing businesses, as well. The Village s role in economic development is critical to the future overall economic health of the business community. There are a number of elements critical to the practice of effective economic development including: # Management organizational structure # Public policy development of clear and non-bureaucratic regulatory policies and processes and business assistance programs # Information development of necessary community profiles including statistics, site and building databases, and marketing materials # Communication community involvement in plan implementation and assessment as well as making the business community aware of adopted public policy # Product development of new sites and buildings to house new and expanding businesses consistent with the best use of public resources Economic Development and Future Land Use Economic development must be considered within the context of land use in order to have maximum benefit on the local economy while having minimum negative impacts on the environment, service capacity, and character of the area. Therefore, it is this plan s recommendation that any economic development activity should be focused within the Village s service boundary where infrastructure and services can be provided most efficiently. Commercial and industrial uses are highlighted in the map on the right. These uses are primarily focused in the downtown and to the west of the downtown along US 42 and the proposed US 42 bypass. Development has been planned for these areas in order to encourage the location of sufficient commercial, office, and industrial space to meet the needs of the community as well as take advantage of existing infrastructure and service capacity. Village of Plain City Comprehensive Plan 38

9 Downtown The downtown is illustrated in pink in the previous map. The downtown is the historic core of the Village as well as a focal point for business. The downtown should continue to include a mix of small scale service and retail commercial uses, residential, governmental, and public spaces. Significant redevelopment opportunities exist in the downtown area. C ommercial Mixed-Use This area shown in orange encompasses approximately 26 acres of land currently outside the municipal boundaries along US 42. A mix of small scale commercial uses and residential is appropriate in this area. This area is positioned between older residential neighborhoods, Pastime Park, and the Big Darby Creek; therefore, special consideration must be given to preserving the character and natural resources of the area as development occurs. Direct access to this area should be limited to one or two points with parking on the interior of the site. Commercial The co mmercial land use covers nearly 200 acres of land mostly within the Village s current boundaries. This classification, shown in red, includes land that is currently in commercial use along U S 42 and the area south of Bigelow Street. Additionally, redevelopment opportunities exist along West Main Street at the future site of the US 42 bypass connection. Commercial uses have been programmed where there is adequate access onto major thoroughfares and convenient to residential areas. O ffice Mixed-Use The office mixed-use classification also encompasses nearly 200 acres of land, the majority of which is located inside Village boundaries, as shown in brown. Office mixed-use is the recommended land use along the proposed US 42 bypass and in the area to the east of US 42 in the northern portion of the Village. This area includes both offices and multi family residential uses. Due to its proximity to the Big Darby Creek, buffering will be required to protect the integrity of the stream. Also, access will be limited to one interchange along the bypass. Industrial This classification takes in nearly 240 acres of land on the northern edge of Plain City s 20-year service boundary on either side of US 42. The area, colored grey, is programmed for light industrial activities that would have minimal impact on the area s environmental resources. The industrial site encompasses an area that currently includes Ranco, as well as agricultural lands and a small residential enclave to the east of US 42. It is preferred that this area develops as a planned district. Furthermore, for the residential area to redevelop into industrial development, all properties must be converted together. Piecemeal industrial development in this area will not be permitted. Additionally, buffering and screening will be required where industrial development is near residential use or the Big Darby Creek. Economic Development Tools Economic development is the stimulation of economic activity resulting in investments, job creation, and increases in the tax base. A broad range of new and recycled tools is available to public sector entities wishing to promote economic development in their communities. Village of Plain City Comprehensive Plan 39

10 Economic development tools may fall into one of five categories, yet they are often used in combination. The categories are financial incentives, tax incentives, non-financial incentives, organizational tools, and services. # Financial incentives include grants, financed infrastructure, loans, subsidies, and loan guarantees. Financial incentives, by nature, are capital intensive, and may not be appropriate for small local governments. # Tax incentives may take the form of targeted tax credits, tax abatements, and tax- sector. Examples of non-financial incentives include zoning; legal powers such as increment financing. # Non-financial incentives involve actions of public policy requiring approval by a legislative body. They may involve money, yet the funds do not go directly to the private eminent domain; amenities such as parks, recreation facilities, and plazas; and industrial revenue bonds. # Organizational tools provide legal or functional advantages and opportunities for public/private cooperation. Such organizational tools include non-profit corporations, development corporations, and joint ventures. # Services offer local governments low cost methods of economic development. Services, often provided by public sector employees, may include data and information, one-stop permitting, market analysis, technical assistance, brokering, and loan/grant packaging. Economic Development Agreements The use of economic development agreements through intergovernmental coordination should be promoted, as growth is beneficial to the entire region wherever jobs are retained or created. Such agreements may include Joint Economic Development Districts (JEDD) or Cooperative Economic Development Agreements (CEDA), which are tax base sharing mechanisms wherein designated portions of new tax resources resulting from growth would be pooled and distributed among the participating entities. Joint Economic Development District (JEDD) One or more municipalities and one or more townships may enter into a contract to create a Joint Economic Development District for the purpose of facilitating economic development within the JEDD. The district cannot exceed two thousand acres in area and cannot include existing residential areas or areas zoned for residential use. The contract grants the JEDD s board of directors the power to levy an income tax within the JEDD at a rate not exceeding the rate being levied by the municipality. Other powers provided in the contract include the ability to determine the substance and administration of zoning and other land use regulations, building codes, permanent public improvements and other regulatory and proprietary matters; the ability to limit and control annexation of unincorporated land within the JEDD; and the ability to control the granting of property tax abatements and other tax incentives within the JEDD. C ooperative Economic Development Agreement (CEDA) One or more municipalities and one or more townships may enter into a Cooperative Economic Development Agreement. The board of county commissioners may also become a party to CEDA upon the written consent of the legislative authority of participating municipalities and the board of township trustees of participating townships. Income taxes are levied only on parcels Village of Plain City Comprehensive Plan 40

11 that have been annexed into a municipality. Typically the municipality remits to the township all real estate and personal property tax revenue it would otherwise receive upon annexation on the unincorporated parcel(s). The agreement may also provide for the provision of joint services and improvements to incorporated or unincorporated areas and the application of tax incentives in the CEDA area. Unlike JEDDs, CEDA districts may include residential land. For both JEDDs and CEDAs: Services Municipalities Typically Provide Water at a rate equal to that charged in-city customers Sewage treatment at a rate equal to that charged in-city customers Professional services that include engineering review and building inspection Income tax collection and administration Political cooperation Services Townships Typically Provide Primary fire and EMS response Road maintenance within the agreement area and on roads leading to the area that are developed through JEDD/CEDA revenues Commercial, office, or industrial zoning of areas to be included within the area (JEDD only) Political cooperation Downtown/Historic District Plain City s downtown faces several challenges. The core of the downtown is formed by the crossroads of two major regional thoroughfares, US 42 and SR 161. While these corridors have attracted commercial development that serves the local and regional population, they are also major through traffic routes in the area. The downtown is not pedestrian-friendly, as truck and vehicle volume are not conducive to pedestrian uses. Access management and parking are also problems in the downtown. In addition to functional issues, there are also aesthetic issues. Some areas of the downtown are visually unpleasing due to large expanses of pavement with little landscaping or greenspace. Vacancies are noticeable and several storefronts are in need of renovation. Despite these problems, the downtown has several strengths. The area is a focal point in the community, and its central location makes it accessible to surrounding residential areas. The area is ripe for redevelopment, and the Village has the opportunity to spur it along and create a greater sense of place, perhaps involving a theme related to historic architecture and the area s rural heritage. The following principles should be considered as the downtown and historic district undergo revitalization. Mixed Use: A mixed of uses will be promoted in the downtown. Through the adoption of this plan, zoning changes, and the creation of design guidelines, the downtown will have clearly defined standards for residential, commercial, and office development. Additionally, the Village will promote a balance between structure and open space areas in the downtown. Village of Plain City Comprehensive Plan 41

12 Redevelopment: In order to achieve the type of land use pattern and character desired in the downtown area, extensive redevelopment efforts will be required. Cooperation between public and private interests and the local community will be key to the successful transformation of the existing downtown into a more vibrant community center. Unique Design Elements: The Village should encourage the creation of standards for site planning, architecture, landscaping, lighting, and signage for the downtown area and historic core. These standards will create a unique image for the community. Accessibility: The downtown should be accessible to both vehicular and pedestrian traffic. Storefronts should be oriented toward the street and pedestrian traffic. Accessibility to downtown businesses must also be provided to trucks for loading and delivery off of Main Street. Furthermore, shared parking areas for businesses will be promoted to reduce curb cuts along Main Street. Policies and Recommendations Commercial and Industrial Development Policies:! Th e preferred method of development for all new commercial, office, and industrial development is as a planned district.! New strip commercial areas are discouraged. Future activity should be focused in such areas to create a more clustered pattern of commercial development.! All new commercial and industrial development will provide adequate buffering, screening, and set backs when abutting existing residential development or natural areas.! Size and scale of commercial development must relate to the needs of Plain City residents. Avoid big box commercial development.! Infill development or redevelopment of underutilized parcels is preferred to greenfield development. Infill may include structures or projects constructed on lots that have been skipped over as an area develops or that have been cleared and left vacant for an extended period of time. Greenfield development refers to previously undeveloped land.! All new commercial and industrial development should reflect quality design and construction practices.! Regional cooperation is critical to ensure future economic success.! Where residential uses exist in areas designated for future industrial development, industrial development can only occur if all pre-existing residential properties on the site are acquired and converted. Recommendations:! Create design guidelines and development standards that will be administered by an Architectural Review Committee.! Consider hiring an economic development director.! Increase retention and expansion efforts. Institute visits to existing industrial and commercial development.! Work with county economic development offices and chambers of commerce to fully utilize existing programs and resources. Village of Plain City Comprehensive Plan 42

13 ! Explore economic development agreements with adjoining townships where appropriate. Economic development agreements are multi-jurisdictional agreements to share resources and tax revenues from mutually desirable economic development projects; for example the establishment of industrial or office parks.! Create a Community Improvement Corporation aimed at the development of a municipal industrial park that has access to US 42. A CIC is a not-for-profit organization created by a local government for the purpose of promoting the industrial, economic, commercial, and civic development of a community or area.! Following the creation of design guidelines, identify commercial and retail areas falling below standards and initiate a program to upgrade these areas through the use of incentives and municipal partnering.! Encourage development of underutilized properties by exploring the use of tax increment financing and other financial incentives as appropriate. TIF is a mechanism to finance public infrastructure by redirecting a portion of new real property tax revenue expected from a proposed development to a special debt retirement account.! Develop programs and incentives to assist in the creation and support of new small businesses.! Designate enterprise areas and encourage revitalization of older areas through the use of redevelopment initiatives and appropriate economic development incentives. Downtown/Historic District Policies:! Focus development and improvement activities in the downtown in order to create a viable community core.! Ensure infill development is consistent with the historic character of Plain City.! Promote housing in the downtown. Recommendations:! Adopt a local resolution designating the Historic District that recognizes the significant collection of residential and commercial structures within the pre-1875 Village limits.! Explore historic district designation from the National Register.! Exp lore the feasibility of becoming a Certified Local Government through the Ohio Historic Preservation Office. This grant program is administered by the State Historic Preservation Office to promote local level planning for the preservation of historic architectural and archeological resources.! Adopt a Historic District Zoning Overlay and/or design guidelines in the Historic District that will control the manner in which renovation work to the exteriors of structures is conducted.! Explore implementing an Ohio Mainstreet program such as with Downtown Ohio and Heritage Ohio, Inc. Ohio Mainstreet created a four point approach to downtown revitalization: organization, design, economic restructuring, and promotion.! Create a sign overlay district in the downtown. An overlay is a special zoning district that applies additional requirements on top of the underlying base zoning, and is often used for unique areas such as historic districts or environmentally sensitive areas.! Prepare a promotional package to attract new businesses.! Increase the number of Village and civic group sponsored events in the downtown area.! Develop plans and funding mechanisms for the improvement of the downtown streetscape including distinctive street furniture, lighting, signage, and entrances in the downtown! Promote local businesses on the Village web site.! Increase parking spaces in the downtown. Village of Plain City Comprehensive Plan 43

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