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
Why Plan?
What is a Comprehensive Plan?
General Process for the Development of a Comprehensive Plan
History of Comprehensive Planning in Eaton
Input Process for this Plan
What is in the Plan?
How is the Plan Implemented?
Authority to Create the Plan
Results of the Planning Process
Vision Statements
Determined Goals
How is the Plan Implemented?
Tools Used for Plan Implementation
Long-Term and Short-Term Actions
Conclusion
1-2
1-2
1-2
1-3
1-3
1-6
1-8
1-8
1-9
1-9
1-9
1-12
1-14
1-14
1-15
1-15
CHAPTER 2 - Community Profile and Population Trends
Community Profile
Overview
Location
Vicinity Maps
Brief History
Municipal Government and Services
Chamber of Commerce
Arts and Special Events
Media
Shopping and Entertainment
Restaurants and Cafes
Industry
Housing
Population Trends
Introduction
Historical Trends in Population
City-Township and City-County Population Ratio
City-County Population Ratio Projections
Age Characteristics
Mobility of Residents
Gender and Race Characteristics
2-2
2-2
2-2
2-3
2-4
2-5
2-8
2-9
2-10
2-10
2-11
2-11
2-12
2-13
2-13
2-13
2-15
2-16
2-17
2-19
2-20
i
Page
CHAPTER 3 - Housing Trends
Introduction
Type of Dwelling Unit
Age of Housing Stock
Housing Tenure
Mobility of Residents
Value of Housing and Median Rent
3-2
3-2
3-3
3-3
3-5
3-6
CHAPTER 4 - Economic Trends
Introduction
Labor Force Participation
Educational Attainment
Industry of Employed Residents
Occupation of Employed Residents
Commuting Patterns
Relative Importance of Selected Economic Sectors
Household, Family and Per-Capita Income
4-2
4-2
4-4
4-5
4-8
4-11
4-12
4-13
CHAPTER 5 - Land Use Trends
Introduction
Existing Land Use Classification
Existing Land Use Pattern
Land Use Outside of Eaton Within Study Area
Land Absorption Rate
Existing Community Facilities
5-2
5-2
5-3
5-6
5-7
5-9
CHAPTER 6 - Community Facilities and Services
Introduction
Public Use Facilities
Municipal Building
County Courthouse
Schools
County Extension of the Ohio State University
Eaton Library
Library Administration and Resource Center
Fort St. Clair and Fort St. Clair Park
YMCA
Public Health Care Facilities
Other Human Services
Semi-Public Use Facilities
Religious Institutions
Private Health Care Facilities
6-2
6-2
6-3
6-3
6-4
6-5
6-6
6-7
6-8
6-9
6-9
6-10
6-11
6-11
6-11
ii
Page
CHAPTER 7 - Utilities
Introduction
Water Management
Groundwater Resources
Groundwater Protection
Water Storage and Treatment
Pressure Zoning
Distribution and Usage
Recommendations from Eaton 2002 Water Distribution System Study
Storm Water Management
Flooding and Flood Control
Sanitary Sewer/Wastewater Management
7-2
7-2
7-2
7-2
7-5
7-5
7-5
7-6
7-6
7-6
7-7
CHAPTER 8 - Transportation and Mobility
Introduction
Air
Rail
Bikeways
Pedestrian
Thoroughfares
Functional Classification of Thoroughfares
Urban Principal Arterials
Urban Minor Arterials
Urban Collectors
City-Designated Collectors
Urban Locals
Alleys
Traffic Volumes
Rights-of-Way
Access Points
8-2
8-2
8-3
8-4
8-4
8-5
8-5
8-5
8-6
8-6
8-6
8-7
8-7
8-7
8-8
8-8
CHAPTER 9 - Natural Features
Introduction
Development Suitability Analysis
Topography
Slope
Drainage
Flooding Hazard
Natural Resources
Prime Farmland
Mineral Resources
9-2
9-2
9-3
9-3
9-4
9-4
9-5
9-5
9-6
iii
Page
CHAPTER 10 - Future Land Use Plan
Recommended Development Plan
Overview of Existing Land Use
General Planning Areas by Type – Residential
General Planning Areas by Type – Commercial and Office
General Planning Areas by Type – Industrial
General Planning Areas by Type – Open Space and Institutional
Special Planning Areas
Gateway Corridors Within Special Planning Areas
Gateway Corridors Not Within Special Planning Areas
General Planning Areas – Future Land Use Recommendations by Location
North Fringe Planning Area
Northeast Fringe Planning Area
Northeast Planning Area
North Public Planning Area
Washington Landing Planning Area
Romadoor Planning Area
Eaton Centre Planning Area
Green Acres Planning Area
Jamesway Planning Area
Five Points Planning Area
Seven Mile Corridor Planning Area
Northwest Planning Area
East Side Planning Area
Stoneybrook Planning Area
US Route 35 West Corridor Planning Area
West Side Planning Area
Near West Planning Area
Junction Village Planning Area
Short North Planning Area
Rolling Hills Planning Area
Meadowbrook Planning Area
West Fringe Planning Area
State Route 122 West Gateway Planning Area
Edgewood-Sugar Hill Planning Area
Downtown Planning Area
East Gateway Planning Area
Fort St. Clair Planning Area
Whisper Way Planning Area
West Side Open Space Planning Area
South Junction Planning Area
South Side Planning Area
Victoria Place Planning Area
Southeast Planning Area
Wayne Trace Planning Area
New School Planning Area
Fredericks Planning Area
South Corridor Planning Area
iv
10-2
10-2
10-3
10-6
10-11
10-13
10-17
10-17
10-20
10-23
10-23
10-23
10-23
10-24
10-24
10-24
10-25
10-25
10-25
10-25
10-26
10-26
10-26
10-27
10-27
10-27
10-27
10-28
10-28
10-28
10-28
10-29
10-29
10-29
10-30
10-30
10-30
10-30
10-31
10-31
10-31
10-31
10-32
10-32
10-32
10-32
10-33
Page
CHAPTER 10 - Future Land Use Plan (Continued)
Maplewood Planning Area
Fairgrounds Planning Area
Southeast Corridor Planning Area
Southeast Fringe Planning Area
Southwest Planning Area
10-33
10-33
10-34
10-34
10-34
CHAPTER 11 - Transportation Plan
Introduction
Purpose
History of Transportation Planning in Eaton and Preble County
Thoroughfare Recommendations
General Recommendations
Specific Recommendations
Urban Collectors
Local Connections
Pedestrian/Bike Recommendations
11-2
11-2
11-2
11-4
11-4
11-4
11-4
11-5
11-5
LIST OF MAPS
Map 1 - Existing Land Use
Map 2 - Groundwater Resources
Map 3 - Groundwater Pollution Vulnerability
Map 4 - Water Distribution System
Map 5 - Sanitary Sewer System
Map 6 – Pedestrian Facilities
Map 7 - Thoroughfare Classification and ADT
Map 8 - Access Points on Major Thoroughfares
Map 9 - Soil Suitability for Development
Map 10 - Slopes and Shallow Bedrock
Map 11 - Drainage, Flood Plains and Wetlands
Map 12 - Prime Farmland
Map 13 – Planning Areas
Map 14 – Future Land Use Map
Map 15 – Thoroughfare Plan
Map 16 – Bikeway and Pedestrian Plan
End of Chapter 5
End of Chapter 7
End of Chapter 7
End of Chapter 7
End of Chapter 7
End of Chapter 8
End of Chapter 8
End of Chapter 8
End of Chapter 9
End of Chapter 9
End of Chapter 9
End of Chapter 9
End of Chapter 10
End of Chapter 10
End of Chapter 11
End of Chapter 11
List of Figures - next page
v
Page
LIST OF FIGURES
Figure 1-1 - The Planning Process
Figure 2-1a – Eaton Population History
Figure 2-1b – Washington Township Population History
Figure 2-2 - City-Township and City-County Population Ratio
Figure 2-3 - City-County Population Ratio Projections
Figure 2-4 - Age Distribution Trend
Figure 2-5 – Age Distribution Comparison
Figure 2-6 – Median Age Comparison
Figure 2-7- Mobility of Residents Comparison
Figure 2-8 - Gender Trend Comparison
Figure 2-9 - Race Trend Comparison
Figure 2-10 – Eaton Household Characteristics
Figure 2-11 – Family Household Comparisons
Figure 2-12 – Children, Elderly & Household Type Comparisons
Figure 3-1 - Type of Dwelling Unit Comparison
Figure 3-2 - Age of Eaton Housing Stock in 2000
Figure 3-3 – Vacancy, Tenure & Type of Housing Comparison
Figure 3-4 - Mobility of Residents Comparison
Figure 3-5 – Value of Owner Occupied Housing Comparison
Figure 3-6 – Median Rent Comparison
Figure 4-1a – Labor Force Participation and Unemployment Comparison
Figure 4-1b – Percent of Persons 16+ in the Labor Force
Figure 4-2 – Educational Attainment Comparison
Figure 4-3 – Industry of Employed Residents Comparison, 1980-1990
Figure 4-4 – Industry of Employed Residents Comparison, 2000
Figure 4-5 – Occupation of Employed Residents Comparison, 1980-1990
Figure 4-6 – Occupation of Employed Residents Comparison, 2000
Figure 4-7 – Commuting Patterns by Residence & Workplace, 1990
Figure 4-8 – Relative Importance of Selected Economic Sectors,1982 -1997
Figure 4-9 – Household Income Distribution in 1999 for Eaton & Selected Areas
Figure 4-10 – Comparative Incomes for Eaton & Selected Areas in 1999
Figure 5-1 – Existing Land Use in Eaton, Ohio, 1965 & 2002
Figure 5-2 – 1965 & 2002 Land Absorption Rates in Eaton
Figure 5-3 – Higher & Lower Growth Scenarios, Acres Needed
1-7
2-14
2-14
2-15
2-16
2-17
2-18
2-18
2-19
2-20
2-20
2-22
2-23
2-24
3-2
3-3
3-4
3-5
3-6
3-7
4-3
4-3
4-4
4-6
4-7
4-9
4-10
4-11
4-12
4-13
4-13
5-4
5-7
5-8
LIST OF TABLES
Table A – Development Suitability Analysis for Soils in Preble County, Ohio
End of Chapter 9
vi
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.
1-6
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 longterm 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.
1-9
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 litterfree 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 welldesigned 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 longterm. 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.
1-16
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.
2-2
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 doublebarreled 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 enforcementrelated 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 "FarmCity 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 RegisterHerald 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
EATON
% of Township Population
1960
1970
1980
1990
2000
EATON
% 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
8,500
8,133
8,798
8,549
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 514 age group will begin to enter the labor force by the year 2010.
AGE DISTRIBUTION TREND
20.0%
18.0%
16.0%
14.0%
12.0%
1960
1970
10.0%
8.0%
6.0%
4.0%
2.0%
0.0%
1980
1990
2000
<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
AGE BRACKET
CITY
TOWNSHIP
<5
6.7%
6.3%
5 to 9
6.7%
6.1%
10 to 14
6.6%
7.6%
15 to 19
6.9%
9.2%
20 to 24
5.9%
5.2%
25 to 34
12.9%
10.6%
35 to 44
14.6%
15.9%
45 to 54
13.0%
15.8%
55 to 64
8.7%
11.7%
65+
18.1%
11.6%
Source: U.S. Census of Population 2000
WILMINGTON
CITY
PREBLE
COUNTY
7.6%
6.3%
6.2%
9.1%
10.3%
13.7%
13.6%
11.9%
7.3%
14.1%
6.3%
7.0%
7.7%
7.5%
5.1%
12.4%
16.3%
14.5%
10.0%
13.2%
OHIO
USA
6.6%
7.2%
7.3%
7.2%
6.4%
13.4%
15.9%
13.8%
8.9%
13.3%
6.8%
7.3%
7.3%
7.2%
6.7%
14.2%
16.0%
13.4%
8.6%
12.4%
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-thanaverage 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
Eaton
32.8
Unincorporated Washington Twp.
31.9
Greenville
32.7
Troy
27.3
West Alexandria
27.4
New Paris
27.0
New Lebanon
24.5
Preble Co.
29.0
Ohio
27.7
Source: U.S. Census of Population 1970 - 2000
Figure 2-6
2-18
1980
32.1
30.9
35.0
29.8
29.5
31.4
27.6
30.5
29.9
1990
35.0
35.8
38.4
33.3
32.1
32.6
32.6
33.7
33.3
2000
38.1
38.8
40.4
35.2
35.6
36.6
35.3
37.5
36.2
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%
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
100%
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
YEAR
1960
1970
1980
1990
2000
YEAR
1960
1970
1980
1990
2000
TOTAL
5,034
6,020
6,839
7,396
8,133
MALE
2,358
2,822
3,180
3,437
3,843
FEMALE
2,676
3,198
3,659
3,959
4,290
PERCENT
FEMALE
53%
53%
54%
54%
53%
WASHINGTON TOWNSHIP
PERCENT
FEMALE
TOTAL MALE FEMALE
7,039 3,359
3,680
52%
1,728
907
821
48%
1,941
1,025
916
47%
1,974
1,002
972
49%
2,104
1,066
1,038
49%
YEAR
1960
1970
1980
1990
2000
YEAR
1960
1970
1980
1990
2000
PREBLE COUNTY
YEAR
1960
1970
1980
1990
2000
TOTAL
32,498
34,719
38,223
40,113
42,337
MALE
16,121
17,052
18,812
19,783
21,090
FEMALE
16,377
17,667
19,411
20,330
21,247
PERCENT
FEMALE
50%
51%
51%
51%
50%
YEAR
1960
1970
1980
1990
2000
Figure 2-8
PERCENT
WHITE
99.5%
99.5%
99.6%
98.4%
98.0%
EATON
PERCENT
OTHER RACE
0.5%
0.5%
0.4%
1.6%
2.0%
WASHINGTON TOWNSHIP
PERCENT
PERCENT
PERCENT
WHITE
OTHER RACE
HISPANIC
99.6%
0.4%
NA
99.6%
0.4%
NA
99.4%
0.6%
0.3%
99.6%
0.4%
0.3%
99.0%
1.0%
0.1%
PREBLE COUNTY
PERCENT
PERCENT
WHITE
OTHER RACE
98.3%
1.7%
99.6%
0.4%
99.1%
0.9%
99.3%
0.7%
98.5%
1.5%
Figure 2-9
2-20
PERCENT
HISPANIC
NA
NA
0.2%
0.4%
0.6%
PERCENT
HISPANIC
NA
NA
0.1%
0.3%
0.4%
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
2.88
100.0%
407
Living Outside of Families
86
Group Quarters
NOTE: Shaded areas indicate data not available.
11
Multi-Person Household
310
247
Living Alone
271
Spouse/Other Relative
Living in Family
Head of Family
925
518
Total Persons Age 65+
Elderly and Family Structure
112
176
Single Parent Families
Not Living with Parents
1,529
1,705
Married Couple Families
Living with Parents
2-22
Figure 2-10
9.3%
1.2%
33.5%
44.0%
26.7%
29.3%
56.0%
100.0%
6.1%
9.6%
83.6%
93.3%
100.0%
5.2%
6
1,828
94.8%
109
Total Children (under age 18)
Children and Family Structure
Other
Institutional
Total
Group Quarters Population
Persons per Household
Two+ Persons
137
459
285
366
651
1,110
128
332
1,334
1,666
1,794
6
179
185
52
2.48
12.3%
41.4%
25.7%
33.0%
58.6%
100.0%
7.1%
18.5%
74.4%
92.9%
100.0%
3.2%
96.8%
100.0%
2.0%
26.0%
28.0%
832
902
77
299
1,642
2,018
2,920
Number
146
18
426
444
321
405
726
1,318
179
365
1,347
1,712
1,891
45
187
232
70
557
698
750
1.9%
10.1%
60.0%
72.0%
100.0%
% of Total
1980
275
2.76
22.0%
52
270
1,608
1,930
2,680
Number
Female
115
476
69.3%
79.0%
100.0%
% of Total
1970
Male
One Person
Non-Family Households
Single Male Head
72.0%
1,482
Single Female Head
1,239
2,140
Married Couple
100.0%
Number
1,664
1,720
Total Households
% of Total
1960
Family Households
Number
Household Type
EATON HOUSEHOLD CHARACTERISTICS
2.45
11.1%
1.4%
32.3%
33.7%
24.4%
30.7%
55.1%
100.0%
9.5%
19.3%
71.2%
90.5%
100.0%
19.4%
80.6%
100.0%
2.4%
19.1%
9.4%
28.5%
30.9%
2.6%
10.2%
56.2%
69.1%
100.0%
% of Total
1990
236
19
457
476
334
424
764
1,476
196
496
1,259
1,755
1,951
58
317
375
138
608
345
953
1,091
139
366
1,678
2,183
3,274
Number
2.37
16.0%
1.3%
31.0%
32.2%
22.6%
28.7%
51.8%
100.0%
10.0%
25.4%
64.5%
90.0%
100.0%
15.5%
84.5%
100.0%
4.2%
18.6%
10.5%
29.1%
33.3%
4.2%
11.2%
51.3%
66.7%
100.0%
% of Total
2000
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
EATON
PREBLE COUNTY
Household Types in 2000
72.0%
WASHINGTON TWP.
WILMINGTON CITY
63.5%
51.3%
29.1%
11.2%8.5%
M arried Co uple
Family
20.6%
13.8%
7.0%
Single Female Head Family
4.2% 3.9% 3.9%
4.2% 3.5% 3.3%
Single M ale Head Family
One P erso n
Two + P erso ns
No n-Family
Family Structure of Children in 2000
In Married Couple Families
78.7%
74.1%
64.5%
In Single Parent Families
Not Living w ith Parents
56.4%
35.6%
25.4%
17.5%
10.0%
EATON CITY
13.6%
8.4%
PREBLE COUNTY
7.6%
WASHINGTON TWP.
7.8%
WILMINGTON CITY
Family Structure of the Elderly in 2000
69.0%
74.3%
79.9%
55.6%
37.0%
28.7%
41.8%
29.2%
30.4%
22.6%
35.7%
25.1%
EATON CITY
PREBLE COUNTY
WASHINGTON TWP.
WILMINGTON CITY
38.9%
31.0%
25.7%
20.1%
16.0%
4.8%
Head of Family
Spouse or
Other Relative
Living Alone
Figure 2-12
2-24
Multi-Person
Household
0.0%
5.5%
Group Quarters
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 31, 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
Number of
Units in
Structure
Eaton
Washington
Township
Wilmington
Preble
County
Ohio
2
units
5 to 9
units
10 to
19
units
20 or
more
units
6.4%
7.0%
1.4%
1.0%
1.1%
0.0%
3.9%
1.0%
10.0% 11.9%
4.4%
5.3%
1.9%
1.0%
0.4%
4.8%
3.9%
5.5%
1 Unit,
detached
1 Unit,
attached
74.8%
2.8%
6.1%
92.1%
0.0%
1.0%
60.1%
1.1%
5.2%
83.3%
13.4%
3.5%
2.5%
67.4%
3.8%
5.2%
4.8%
Figure 3-1
3-2
3 or 4
units
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
HOUSING STOCK
IN 2000
Total:
Built 1999 to March 2000
Built 1995 to 1998
Built 1990 to 1994
Built 1980 to 1989
Built 1970 to 1979
Built 1960 to 1969
Built 1950 to 1959
Built 1940 to 1949
Built 1939 or earlier
Number
Dwelling
Units
3,387
50
288
122
387
633
298
427
227
955
Percent
of Total
100.0%
1.5%
8.5%
3.6%
11.4%
18.7%
8.8%
12.6%
6.7%
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
16.5%
Renter
NA
15.1%
Multi-Family
Mobile Home and Other
84.8%
Single-Family
Type of Housing Unit
69.2%
4.9%
1,808
Owner
Tenure of Occupied Housing
Vacancy Rate
Total Year-Round Housing Units
Eaton
1960
0.2%
26.1%
73.7%
31.5%
68.5%
2.4%
2,219
Eaton
1970
0.1%
19.9%
80.0%
32.2%
67.8%
5.6%
2,840
Eaton
1980
3-4
Figure 3-3
0.9%
21.5%
77.6%
30.4%
69.6%
5.3%
3,083
Eaton
1990
0.4%
24.8%
74.8%
32.7%
67.3%
5.6%
3,467
Eaton
2000
0.8%
7.1%
92.1%
17.3%
82.7%
4.2%
786
Washington
Township
2000
6.1%
10.6%
83.3%
21.1%
78.9%
6.9%
17,186
Preble
County
2000
VACANCY, TENURE & TYPE OF HOUSING COMPARISON
4.7%
27.9%
67.4%
30.9%
69.1%
7.1%
4,783,051
Ohio 2000
1.9%
38.0%
60.1%
49.4%
50.6%
7.9%
5,284
Wilmington
City 2000
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
EATON
GREENVILLE
TROY
over 30
yrs
6.6%
21 - 30
9.0%
17.7%
13.6%
33.4%
Less than
1 yr
19.7%
11 – 20
6-10
1-5
TOTAL
100.0%
9.7%
12.0%
15.3%
19.1%
24.6%
19.2%
99.9%
10.1%
8.2%
13.9%
14.3%
30.7%
22.7%
99.9%
7.5%
8.7%
12.0%
13.8%
30.9%
27.1%
100.0%
WILMINGTON
WEST
ALEXANDRIA
NEW PARIS
17.8%
8.2%
15.1%
14.8%
24.5%
19.6%
100.0%
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
COUNTY
12.7%
12.8%
17.3%
18.3%
23.9%
15.0%
100.0%
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
EATON
1960**
13.5%
20+
31.3%
10-20
20.9%
5-10
<3
34.2%
<5
TOTAL
100.0%
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%
** Available only in alternate format from remainder of table.
16.8%
48.7%
100.0%
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.
Value Of Owner Occupied Housing
No. of
H o mes
Less than $10,000
$10,000 to $14,999
$15,000 to $19,999
2000
1800
1600
1400
1200
1000
800
600
400
200
0
$20,000 to $24,999
$25,000 to $29,999
$30,000 to $34,999
$35,000 to $39,999
$40,000 to $49,999
$50,000 to $59,999
$60,000 to $69,999
$70,000 to $79,999
Eaton
Washington
Tow nship
Wilmington
Preble County
$80,000 to $89,999
$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
Less than $100
No. of Units
$100 to $149
350
$150 to $199
$200 to $249
$250 to $299
300
$300 to $349
$350 to $399
250
$400 to $449
$450 to $499
200
$500 to $549
$550 to $599
$600 to $649
150
$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
OHIO
USA
PREBLE
COUNTY
Number
Percent
Number
Percent
Percent
Percent
Percent
Percent
Percent
1,798
76.1%
1,797
69.9%
76.9%
75.2%
74.1%
73.2%
74.4%
1,472
50.5%
1,615
52.3%
51.5%
56.0%
53.7%
54.7%
56.8%
3,270
61.9%
3,412
60.3%
64.4%
64.7%
63.6%
63.5%
65.3%
230
7.0%
247
7.3%
2.6%
6.6%
6.4%
6.6%
6.3%
EATON
1980
MALES 16 YEARS
AND OLDER
IN THE LABOR
FORCE
FEMALES 16 YEARS
AND OLDER
IN THE LABOR
FORCE
TOTAL 16 YEARS
AND OLDER
IN LABOR FORCE
UNEMPLOYED
CIVILIAN LABOR
FORCE
WILMINGTON
WASHINGTON
TOWNSHIP
LABOR FORCE PARTICIPATION AND UNEMPLOYMENT COMPARISON
2000
2000
Figure 4-1a
PERCENT OF PERSONS 16+ IN THE LABOR FORCE
TOTAL
U.S.
OHIO
PREBLE COUNTY
FEMALES
WASHINGTON TOWNSHIP
WILMINGTON
EATON
MALES
0%
20%
40%
60%
80%
Figure 4-1b
4-3
100%
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
10.3%
12.5%
EATON CITY
WASHINGTON
TWP.
21.1%
16.4%
24.5%
10.1%
WILM INGTON CITY
PREBLE COUNTY
OHIO
U.S.
Percent High School Graduates
Persons 25+ Years of Age
87.5%
85.0%
81.7%
79.5%
EATON CITY
WASHINGTON
TWP.
WILM INGTON CITY
PREBLE COUNTY
Figure 4-2
4-4
83.0%
OHIO
84.1%
U.S.
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
36
102
1,124
675
449
142
119
510
146
752
103
74
575
228
221
126
109
3,040
Construction
Manufacturing
Durable Goods
Non-Durable Goods
Transportation, Communication, & Utilities
Wholesale Trade
Retail Trade
Finance, Insurance, & Real Estate
Services
Business & Repair
Personal, Entertainment, & Recreation
Professional & Related
Health
Education
Other
Public Administration
TOTAL
100.0%
3.6%
4.1%
7.3%
7.5%
18.9%
2.4%
3.4%
24.7%
4.8%
16.8%
3.9%
4.7%
14.8%
22.2%
37.0%
3.4%
1.2%
3,157
99
199
173
242
614
100
136
850
170
634
58
215
663
310
973
151
7
Number
Number
Pct.
1990
117
-10
73
-48
14
39
26
33
98
24
124
-61
73
214
-365
-151
49
-29
Number
1980 1990
CHANGE
4-6
Figure 4-3
100.0%
3.1%
6.3%
5.5%
7.7%
19.4%
3.2%
4.3%
26.9%
5.4%
20.1%
1.8%
6.8%
21.0%
9.8%
30.8%
4.8%
0.2%
Pct.
EATON
1980
Agriculture, Forestry, Fisheries, & Mining
INDUSTRY OF EMPLOYED
RESIDENTS COMPARISON
(16+ YEARS OF AGE)
1980 - 1990
3.8%
-9.2%
57.9%
-21.7%
6.1%
6.8%
35.1%
32.0%
13.0%
16.4%
24.3%
-51.3%
51.4%
47.7%
-54.1%
-13.4%
48.0%
-80.6%
Pct.
100.0%
1.6%
6.4%
3.8%
8.0%
18.3%
3.4%
1.5%
23.2%
5.9%
17.4%
9.0%
5.2%
6.2%
18.8%
25.1%
4.4%
8.3%
Pct.
Unincorporated
Washington
Township
100.0%
2.4%
4.1%
7.2%
6.4%
17.8%
3.4%
3.4%
24.6%
4.0%
16.6%
3.7%
6.0%
9.6%
21.8%
31.4%
6.6%
4.7%
Pct.
Preble
County
5.2%
2.3%
Pct.
Ohio
100.0%
3.8%
6.0%
8.2%
9.2%
23.4%
3.6%
4.3%
31.4%
5.8%
17.6%
4.4%
6.4%
7.3%
15.9%
23.1%
1990
100.0%
4.6%
5.1%
14.2%
7.5%
26.8%
3.7%
1.9%
5.6%
5.7%
17.1%
2.7%
13.3%
4.0%
15.4%
19.4%
2.3%
2.3%
Pct.
WILMINGTON
CITY
Professional, scientific, management, administrative, and
waste management services
Educational services
Health care and social assistance
Arts, entertainment, recreation, accommodation and food
services
Other services (except public administration)
Public administration
TOTAL
Agriculture, forestry, fishing and hunting, and mining
Construction
Manufacturing
Wholesale trade
Retail trade
Transportation and warehousing, and utilities
Information
Finance, insurance, real estate and rental and leasing
INDUSTRY OF EMPLOYED RESIDENTS
(16+ YEARS OF AGE)
2000
173
24
99
100
51
85
4-7
Figure 4-4
92
149
312
Female
1,762
0
36
438
43
254
48
33
61
115
64
61
Male
1,935
30
160
857
106
144
96
16
50
273
75
184
207
213
373
Total
3,697
30
196
1,295
149
398
144
49
111
Eaton
7.4%
2.0%
5.0%
5.6%
5.8%
10.1%
Percent
100.0%
0.8%
5.3%
35.0%
4.0%
10.8%
3.9%
1.3%
3.0%
7.5%
4.5%
4.1%
8.0%
8.0%
11.7%
Ohio
100.0%
1.1%
6.0%
20.0%
3.6%
11.9%
4.9%
2.4%
6.3%
5.6%
3.6%
3.3%
5.5%
8.0%
9.4%
Preble
100.0%
2.8%
7.6%
28.7%
4.2%
10.3%
5.8%
1.4%
3.8%
2.5%
3.7%
6.1%
4.1%
10.4%
10.5%
Washington
Township
100.0%
3.1%
8.2%
19.0%
7.2%
11.9%
7.1%
1.0%
5.2%
7.7%
4.6%
4.2%
4.6%
11.0%
9.2%
Wilmington
100.0%
1.7%
4.4%
17.1%
3.0%
10.8%
15.1%
1.8%
4.8%
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
317
Service Occupations
except protective
and household
Precision Production, Craft, &
Repair
Operators, Fabricators, &
Laborers
Machine Operators,
Assemblers, & Inspectors
Transportation & Material
Moving
Handlers, Equipment
Cleaners, Helpers,
& Laborers
TOTAL
2.2%
14.7%
26.8%
16.2%
5.1%
5.5%
100.0%
816
493
155
168
3,040
0.9%
10.4%
0.4%
0.8%
11.6%
15.8%
7.4%
448
26
12
Protective Services
Farming, Forestry, & Fishing
23
Private Household
352
480
Administrative Support,
Including Clerical
Services
67
224
Sales
771
Technical & Related Support
11.0%
333
Professional Specialty
Technical, Sales, &
Administrative Support
25.4%
9.7%
294
Pct.
20.6%
Number
1980
627
Managerial & Professional
Specialty
Executive, Administrative,
& Managerial
(16+ YEARS OF AGE)
3,157
167
167
465
799
454
28
498
31
8
537
527
273
81
881
228
230
458
Number
Pct.
5.3%
5.3%
14.7%
25.3%
14.4%
0.9%
15.8%
1.0%
0.3%
17.0%
16.7%
8.6%
2.6%
27.9%
7.2%
7.3%
14.5%
100.0%
1990
EATON
4-9
Figure 4-5
117
-1
12
-28
-17
6
2
181
19
-15
185
47
49
14
110
-105
-64
-169
Number
3.8%
-0.6%
7.7%
-5.7%
1.5%
1.3%
7.7%
57.1%
158.3%
-65.2%
150.2%
9.8%
21.9%
20.9%
52.6%
-31.5%
-21.8%
-53.3%
Pct.
1980-1990 CHANGE
OCCUPATION OF EMPLOYED RESIDENTS
100.0%
8.0%
8.5%
9.3%
25.8%
8.0%
6.3%
6.9%
0.0%
0.0%
6.9%
15.3%
13.8%
2.7%
31.8%
9.5%
11.7%
21.2%
Unincorporated
Washington
Township
Pct.
1980 -1990
100.0%
5.7%
5.5%
13.8%
25.0%
16.4%
4.3%
12.0%
1.0%
0.3%
13.3%
14.2%
8.4%
2.9%
25.5%
7.7%
7.9%
15.6%
Pct.
Preble
County
100.0%
4.4%
4.4%
9.0%
17.9%
11.6%
1.7%
11.4%
1.5%
0.3%
13.1%
16.0%
11.4%
3.7%
31.0%
13.3%
11.4%
24.8%
Pct.
Ohio
1990 COMPARISON
100.0%
6.4%
3.7%
10.5%
20.6%
9.3%
1.9%
11.9%
2.2%
0.0%
14.1%
16.4%
9.3%
2.7%
28.4%
13.8%
11.9%
25.8%
Pct.
WILMINGTON
CITY
TOTAL
49
64
576
0
33
414
364
50
86
9
189
17
342
688
489
199
Male
1,935
460
256
204
239
13
39
92
4-10
Figure 4-6
3,697
1,102
853
249
135
73
765
17
375
EATON
Female Total
1,762 3,697
436
896
156
412
280
484
303
542
48
61
8
47
134
226
1,935 1,762
Note: Does not directly compare with 1980 and 1990 occupation data.
Building and grounds cleaning and maintenance occupations
Personal care and service occupations
Sales and office occupations:
Farming, fishing, and forestry occupations
Construction, extraction, and maintenance occupations:
Production, transportation, and material moving
occupations:
Production occupations
Transportation and material moving occupations:
TOTAL
Management, professional, and related occupations:
Management, business, and financial operations occupations:
Professional and related occupations:
Service occupations:
Healthcare support occupations
Protective service occupations:
Food preparation and serving related occupations
(16+YEARS OF AGE)
100.0%
29.8%
23.1%
6.7%
3.7%
2.0%
20.7%
0.5%
10.1%
Percent
100.0%
24.2%
11.1%
13.1%
14.7%
1.6%
1.3%
6.1%
100.0%
19.0%
11.8%
7.2%
3.0%
2.4%
26.4%
0.3%
8.7%
OHIO
Percent
100.0%
31.0%
12.3%
18.6%
14.6%
2.2%
1.8%
5.2%
OCCUPATION OF EMPLOYED RESIDENTS COMPARISON
100.0%
27.1%
18.8%
8.3%
3.8%
1.9%
22.6%
0.9%
12.0%
PREBLE
COUNTY
Percent
100.0%
24.2%
10.4%
13.8%
13.1%
2.0%
1.0%
4.4%
2000
100.0%
21.9%
11.2%
10.7%
3.4%
0.5%
29.6%
1.3%
10.5%
WASHINGTON
TOWNSHIP
Percent
100.0%
26.0%
8.2%
17.8%
10.7%
2.7%
0.7%
3.4%
100.0%
25.3%
14.8%
10.5%
3.7%
2.3%
23.4%
0.3%
7.9%
WILMINGTON
Percent
100.0%
26.1%
10.8%
15.3%
16.9%
1.9%
2.0%
7.2%
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%).
RESIDENCE IS CITY OF EATON
WORK PLACE IS CITY OF EATON
RESIDENCE
REST OF PREBLE
COUNTY
CITY OF EATON
MONTGOMERY COUNTY
WAYNE COUNTY IND.
BUTLER COUNTY
DARKE COUNTY
HAMILTON COUNTY
RANDOLPH COUNTY
IND.
FRANKLIN COUNTY MO.
WARREN COUNTY
VAN WERT COUNTY
TOTAL WORKERS
Workers
Age 16+
Working
Outside
the
Home
Percent
of Total
Workers
1,861
1,698
294
236
69
68
19
43.5%
39.7%
6.9%
5.5%
1.6%
1.6%
0.4%
13
7
6
5
4,276
0.3%
0.2%
0.1%
0.1%
100.0%
COMMUTING PATTERNS
BY RESIDENCE
AND WORKPLACE
1990
WORKPLACE
EATON CITY
MONTGOMERY COUNTY
REST OF PREBLE COUNTY
WAYNE COUNTY IND.
BUTLER COUNTY
WARREN COUNTY
DARKE COUNTY
MIAMI COUNTY
HAMILTON COUNTY
AUGLAZE COUNTY
JEFFERSON COUNTY
MERCER COUNTY
SENECA COUNTY
CLINTON COUNTY
GREENE COUNTY
CAPE GIRARDEAU COUNTY
MO.
FAYETTE COUNTY
TOTAL RESIDENTS WORKING
OUTSIDE HOME
Source: 1990 CTPP
Prepared by the Miami Valley Regional Planning Commission
Figure 4-7
4-11
Residents
Age 16+
Working
Outside
the Home
Percent
of Total
Residents
1,698
488
473
164
83
41
16
55.7%
16.0%
15.5%
5.4%
2.7%
1.3%
0.5%
15
12
10
8
8
8
7
7
0.5%
0.4%
0.3%
0.3%
0.3%
0.3%
0.2%
0.2%
6
6
0.2%
0.2%
3,050
100.0%
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
$345,458
Manufacturing
Wholesale Trade
$300,000
Retail Trade
Selected Services
$250,000
$200,000
$197,000
$150,000
$142,000
$137,040
$100,000
$89,000
$50,000
$47,343
$100,206
$83,934
$48,394
$47,186
$39,279
$12,187
$7,118
$23,575
$0
1982
1982
Eaton
Percent of
Receipts
Preble
($1,000)*
Co. Total
Manufacturing
Wholesale
Trade
Retail Trade
1987
1992
1997
1987
Eaton
Percent
Receipts
of Preble
($1,000)* Co. Total
1992
Eaton
Percent
Receipts of Preble
($1,000)* Co. Total
1997
Eaton
Percent
Receipts
of Preble
($1,000)* Co. Total
$89,000
55.3%
$142,000
52.0%
$197,000
45.3%
$345,458
49.5%
N/A
N/A
$39,279
21.5%
$48,394
18.9%
D
D
$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**
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
NA
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
$10,000
$14,999
$24,999
$34,999
$49,999
$74,999
$99,999
to
$149,999
$150,000
to
$199,999
$200,000
or more
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.
$60,000
COM PARATIVE INCOM ES FOR EATON AND SELECTED AREAS IN 1999
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
Figure 4-10
4-13
Per-Capita Income
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 multilevel 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/semipublic.
5-3
319
2,805
Vacant Developed
TOTAL ACREAGE
100.0%
11.4%
38.2%
1,071
50.4%
16.7%
49.6%
100.0%
4.1%
16.7%
1,390
Railroad
33.1%
33.1%
6.2%
10.3%
3.2%
1.9%
TOTAL DEVELOPED
AGRICULTURE &
VACANT
Agricultural/Vacant
1,415
469
Public Road
Private Road
114
469
Semi-Public
RIGHT-OF-WAY
Other Public
8.1%
12.2%
173
Parks
20.3%
288
INDUSTRIAL
PUBLIC & SEMIPUBLIC
Public
3.8%
6.4%
54
91
COMMERCIAL
MIXED USE
1.4%
1,515
5,446
9
1,451
1,460
Figure 5-1
5-4
0.9%
100.0%
34
3,987
0.3%
36.1%
37.3%
1.7%
2.2%
7.6%
9.3%
6.2%
7.3%
0.0%
1.2%
0.6%
38.0%
39.9%
13
1,438
1,485
69
86
302
371
247
293
1
26
2.8%
16.9%
1,589
49
40
33.5%
18.3%
Multi-Family
475
Single-Family
36.3%
Two-Family
514
Acres
Percent
Developed
Area
Percent
Total
Area
Percent
Developed
Area
RESIDENTIAL
Acres
2002 LAND USE
1965 LAND USE
100.0%
0.2%
26.6%
26.8%
73.2%
0.6%
0.2%
26.4%
27.3%
1.3%
1.6%
5.6%
6.8%
4.5%
5.4%
0.0%
0.9%
0.5%
27.8%
29.2%
Percent
Total
Area
EXISTING LAND USE IN EATON, OHIO – 1965 & 2002
2,642
-311
381
70
2,572
969
1,016
-46
129
83
157
239
10
1,040
1,075
Acres
94.2%
-97.2%
35.5%
5.0%
181.8%
206.6%
216.7%
-39.9%
74.5%
29.0%
172.7%
446.5%
24.5%
219.2%
209.2%
Percent
1965 – 2002
TOTAL AREA CHANGE
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/semipublic 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 onsite 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
514
93
1,589
192
RESIDENTIAL
54
10
294
35
COMMERCIAL
91
16
247
30
INDUSTRIAL
288
52
371
45
PUBLIC AND SEMI-PUBLIC
469
85
1,485
179
RIGHT-OF-WAY
1,415
256
3,987
481
TOTAL DEVELOPED
1,390
251
1,460
176
AGRICULTURE & VACANT
2,805
507
5,446
658
TOTAL
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 fiveyear 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.
2002 to 2005
2005 to 2010
2010 to 2015
2015 to 2020
2002 to 2020
HIGHER GROWTH SCENARIO – ACRES NEEDED
Public &
Residential Commercial Industrial
Right-of-Way
Institutional
94
13
16
23
84
75
13
12
18
70
104
20
16
24
97
50
9
8
12
47
323
55
52
77
298
Total
Developed
230
188
261
126
805
2002 to 2005
2005 to 2010
2010 to 2015
2015 to 2020
2002 to 2020
LOWER GROWTH SCENARIO – ACRES NEEDED
Public &
Residential Commercial Industrial
Right-of-Way
Institutional
52
5
9
14
45
48
9
8
11
44
67
12
10
15
63
32
6
5
8
30
199
32
32
48
182
Total
Developed
125
120
167
81
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.
5-9
Map 1
Existing Land Use
City of Eaton and Environs
Source:
Field Survey by City of Eaton and
Miami Valley Regional Planning Commission,
February 2002.
N
The City of Eaton makes no warranties,
expressed or implied, concerning the
accuracy, completeness, reliability or
suitability of this data.
Land Use Classification
Agricultural or Vacant
Vacant Developed
Single-Family Residential
Two-Family Residential
Multi-Family Residential
Mixed Use
Commercial
Industrial
Semi-Public
Public
Recreational
Railroad Right-of-Way
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
o
o
o
o
Automobile Title Department, 546 North Barron St.
Board of Mental Retardation, 111 South Barron St.
Dog Warden, 722 South Franklin St.
Employment Training Office, 1659 North Barron St.
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, twentyone 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.
7-7
#
Y
#
Y
#
Y
Map 2
Groundwater Resources
City of Eaton & Environs
Source:
Groundwater Resources of Preble County,
Ohio Department of Natural Resources, 1986
City of Eaton Wellhead Protection Plan
The City of Eaton makes no warranties,
expressed or implied, concerning the
accuracy, completeness, reliability or
suitability of this data.
Priority 1 Drinking Water Protection Area
Well Field
Groundwater Resources
(yield in gallons-per-minute)
100-500 gpm
As much as 100 gpm
5-25 gpm, above bedrock
5-25 gpm, limestone areas
3-10 gpm
Less than 3 gpm
#
Y
N
#
Y
#
Y
#
Y
Map 3
Groundwater Pollution Vulnerability
City of Eaton & Environs
The City of Eaton makes no warranties,
expressed or implied, concerning the
accuracy, completeness, reliability or
suitability of this data.
Source:
Groundwater Pollution Potential of Preble County,
Report #26, Ohio Department of Natural Resources, 1992
City of Eaton Wellhead Protection Plan
N
Priority 1 Drinking Water
Protection Area Boundary
Well Field
Groundwater Pollution Vulnerability
Low Vulnerability
Medium Vulnerability
High Vulnerability
#
Y
·
#
Lexington Tower
Eaton Water
Treatment
Plant
U%
·
#
Eaton Tower
Map 4
City of Eaton
Water Distribution System
Prepared By:
Miami Valley Regional Planning Commision, 2002.
U%
N
The City of Eaton makes no warranties,
expressed or implied, concerning the
accuracy, completeness, reliability or
suitability of this data.
Water Treatment Plant
·
# Eaton Water Tower {0.25 MG}
·
# Lexington Water Tower {0.75 MG}
Water Distribution System
0 - 8 Inches Diameter
10 - 16 Inches Diameter
%
U
Map 5
City of Eaton
Sanitary Sewer System
Prepared By:
Miami Valley Regional Planning Commission, 2002.
%
U
N
The City of Eaton makes no warranties,
expressed or implied, concerning the
accuracy, completeness, reliability or
suitability of this data.
Wastewater Treatment Plant
Proposed Sewer
Existing Sewer
0 - 8 Inches Diameter
10 - 30 Inches Diameter
Force Sewer Main
Drainage Basin Divide
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-desacs.
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:
AVERAGE DAILY TRAFFIC
STREET/DIRECTION
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.
At Camden Rd.
From Camden Rd. to Eaton-Richmond Pk.
From Eaton-Richmond Pk. to Barron St.
From Barron to Franklin St.
From Franklin St. to Wayne Trace Rd.
East of Wayne Trace Rd.
8-7
1,240
1,944
3,300
9,440
10,230
8,880
7,730
STREET/DIRECTION
Eaton-Richmond Pike (US 35 West)
West of Main St.
AVERAGE DAILY TRAFFIC
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.
8-8
Map 6
Pedestrian Facilities
City of Eaton and Environs
Source:
Miami Valley Regional Planning Commission
N
The City of Eaton makes no warranties,
expressed or implied, concerning the
accuracy, completeness, reliability or
suitability of this data.
Crosswalks
Sidewalks
88
7700
74
06
0
53
14370
14103
7700
30
53
14370
30
53
1944
3300
9440
10230
8880
8880
7730
60
42
10
44
6260
11820
1240
14370
30
62
60
10
44
42
60
60
62
60
42
6260
Source:
Ohio Department of Transportation,
Functional Classification Maps, 1997
Ohio Department of Transportation,
Technical Services Traffic Survey Report, 2000
The City of Eaton makes no warranties,
expressed or implied, concerning the
accuracy, completeness, reliability or
suitability of this data.
N
60
42
Map 7
Thoroughfare Classification & ADT
(Average Daily Traffic Volume)
City of Eaton and Environs
Functional Classification
Urban Major Arterial
Urban Minor Arterial
Urban Collector
City-Designated Collector (Existing)
City-Designated Collector (Proposed)
Rural Arterial
Rural Major Collector
Rural Minor Collector
Map 8
Access Points on Major Thoroughfares
City of Eaton and Environs
Source:
Ohio Department of Transportation,
Functional Classification Maps, 1997
Miami Valley Regional Planning Commission
N
The City of Eaton makes no warranties,
expressed or implied, concerning the
accuracy, completeness, reliability or
suitability of this data.
Functional Classification
Urban Major Arterial
Urban Minor Arterial
Urban Collector
City-Designated Collector (Existing)
City-Designated Collector (Proposed)
Rural Arterial
Rural Major Collector
Rural Minor Collector
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, MiamiCelina 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
Birkbeck silt loam
Bonpas silt loam
Bonpas silty clay loam
Brookston silt loam
Brookston silty clay loam
Casco, Rodman, and Fox soils
Casco, Rodman, and Fox soils
Casco, Rodman, and Fox soils
Celina bouldery silt loam
Celina silt loam
Celina silt loam
Celina silt loam
Celina-Miami silt loams
Channahon and Fairmont soils
Corwin silt loam
Corwin silt loam
Crane silt loam
Crosby silt loam
Crosby bouldery silt loam
Crosby bouldery silt loam
Crosby-Celina silt loams
Dana silt loam
Dana silt loam
Fairmount soils
Fincastle silt loam
Fincastle silt loam
Fox gravelly loam
Fox gravelly loam
Fox gravelly loam
Fox gravelly loam
Fox loam
Fox loam
Fox loam
BbA
Bn
Bo
BrA
BsA
CaE2
CaF2
CaF3
CbB
CeA
CeB
CeB2
CmC2
CnE2
CoA
CoB
Cr
CtA
CsA
CsB
CyB
DaA
DaB
FaF2
FcA
FcB
FgA
FgB
FgB2
FgC2
FIA
FIB
FIB2
NATURALLY PRIME FARMLAND
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
PRIME FARMLAND WHERE DRAINED
X
X
X
X
X
X
X
X
X
X
X
PROBABLE SOURCE OF SAND & GRAVEL
X
X
X
X
X
X
X
X
X
X
X
SHALLOW DEPTH TO BEDROCK
X
X
X
X
X
X
X
X
X
SOMEWHAT POORLY DRAINED
LOW BEARING STRENGTH
FLOODING HAZARD
SOURCE: SOIL SURVEY OF PREBLE COUNTY, OHIO. USDA SOIL CONSERVATION SERVICE, 1969.
MIAMI VALLEY REGIONAL PLANNING COMMISSION
3
8
9
6
12
241
242
243
19
16
17
18
20
21
22
23
24
25
27
28
29
31
32
45
47
48
49
50
51
52
55
56
57
VERY POORLY DRAINED
X
X
X
X
HYDRIC SOIL
X
X
X
X
SLOPE - LESS THAN 6%
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
SLOPE - 6-12%
SLOPE- MORE THAN 12%
X
X
X
X
X
PRIME
X
X
X
X
X
X
X
X
IMPROVMENTS
NEEDED TO
OVERCOME
CONSTRAINTS
RESIDENTIAL
X
X
X
X
X
X
X
X
X
SUITABLE
SLOPE
X
X
X
X
X
X
X
MARGINAL
DRAINAGE
X
X
X
X
X
X
X
X
X
NOT RECOMMENDED
X
X
X
X
X
X
IMPROVMENTS
NEEDED TO
OVERCOME
CONSTRAINTS
COMMERCIAL /
INDUSTRIAL
DEVELOPMENT SUITABILITY
PRIME
DEVELOPMENT SUITABILITY FACTORS
X
X
X
X
X
X
X
X
X
SUITABLE
RESOURCE
POTENTIAL
X
X
X
X
X
X
X
X
X
X
X
* = Soil not rated
Page 1 of 4
X
X
X
X
X
X
X
MARGINAL
TABLE A
DEVELOPMENT SUITABILITY ANALYSIS FOR SOILS IN PREBLE COUNTY, OHIO
NOT RECOMMENDED
Fox loam
FIC2
Fox silt loam
FmA
Fox silt loam
FmB
Fox silt loam
FmB2
Fox silt loam
FmC2
Fox silt loam
FmD2
Fox soils
FsC3
Fox soils
FsD3
Gravel pits
Gp
Gullied land, rolling
GuC
Gullied land, hilly
GuD
Gullied land, steep
GuF
Landes gravelly sandy loam
La
Landes sandy loam
Ld
Landes sandy loam, gravelly subsoil varia Lg
Lewisburg silt loam
LsB
Lewisburg silt loam
LsB2
Lewisburg soils
LtC3
Made land
Mb
Medway silt loam
Md
Miami bouldery silt loam
MeC2
Miami silt loam
MIC
Miami silt loam
MIC2
Miami silt loam
MID
Miami silt loam
MID2
Miami soils
MmC3
Miami soils
MmD3
Miami-Celina bouldery silt loams
MnB
Miami-Celina bouldery silt loams
MnB2
Miami-Celina silt loams
MoB
Miami-Celina silt loams
MoB2
Miami-Celina soils
MpB3
Miami, Fox and Hennepin soils
MrE2
NATURALLY PRIME FARMLAND
X
X
*
X
X
X
X
X
*
X
X
X
PRIME FARMLAND WHERE DRAINED
*
*
PROBABLE SOURCE OF SAND & GRAVEL
*
X
X
X
X
X
X
X
X
X
X
X
X
*
FLOODING HAZARD
*
X
X
X
X
*
LOW BEARING STRENGTH
*
*
SHALLOW DEPTH TO BEDROCK
*
*
*
*
SOMEWHAT POORLY DRAINED
SOURCE: SOIL SURVEY OF PREBLE COUNTY, OHIO. USDA SOIL CONSERVATION SERVICE, 1969.
MIAMI VALLEY REGIONAL PLANNING COMMISSION
58
59
60
61
62
63
64
65
76
77
78
79
86
87
88
90
91
92
97
99
112
107
108
109
110
244
245
113
114
115
116
117
120
VERY POORLY DRAINED
*
*
HYDRIC SOIL
*
*
SLOPE - LESS THAN 6%
X
X
X
X
X
*
X
X
X
X
X
X
*
X
X
X
X
X
X
X
X
*
*
X
X
X
X
SLOPE - 6-12%
SLOPE- MORE THAN 12%
X
X
X
X
*
X
X
X
*
X
PRIME
X
X
X
X
X
X
X
X
X
*
*
X
X
X
X
X
X
X
IMPROVMENTS
NEEDED TO
OVERCOME
CONSTRAINTS
RESIDENTIAL
X
X
X
*
*
SUITABLE
SLOPE
*
*
MARGINAL
DRAINAGE
X
X
X
X
*
X
X
X
X
X
X
X
*
X
NOT RECOMMENDED
X
X
X
X
X
*
*
X
X
X
IMPROVMENTS
NEEDED TO
OVERCOME
CONSTRAINTS
COMMERCIAL /
INDUSTRIAL
DEVELOPMENT SUITABILITY
PRIME
DEVELOPMENT SUITABILITY FACTORS
*
X
X
*
SUITABLE
RESOURCE
POTENTIAL
X
X
*
X
X
X
X
X
X
X
X
X
X
X
X
*
X
X
X
X
X
X
X
* = Soil not rated
Page 2 of 4
*
*
MARGINAL
TABLE A
DEVELOPMENT SUITABILITY ANALYSIS FOR SOILS IN PREBLE COUNTY, OHIO
NOT RECOMMENDED
Miami, Fox and Hennepin soils
Miami, Fox and Hennepin soils
Miami, Fox and Hennepin soils
Millsdale silt loam
Millsdale silty clay loam
Milton silt loam
Milton silt loam
Milton silt loam
Milton silt loam
Milton silt loam
Ockley silt loam
Ockley silt loam
Ockley and Kendallville silt loams
Ockley and Kendallville silt loams
Ockley and Kendallville silt loams
Ockley and Kendallville silt loams
Ockley and Kendallville silt loams
Ockley and Kendallville soils
Ockley and Kendallville soils
Odell silt loam
Plattville silt loam
Pyrmont silt loam
Pyrmont silt loam
Quarries
Ragsdale silt loam
Randolph silt loam
Randolph silt loam
Raub and Dana silt loams
Reesville silt loam
Ritchey and Channahon silt loams
Ritchey and Channahon silt loams
Ritchey and Channahon silt loams
Ritchey and Channahon silt loams
MrE3
MrF2
MrF3
MsA
MtA
MuA
MuB
MuB2
MuC2
MvC3
OcA
OcB
OkA
OkB
OkB2
OkC2
OkD2
OIC3
OID3
OsB
PIB
PyA
PyB
Qa
Ra
RcA
RcB
RdA
ReA
RhB2
RhC2
RnC3
RhD2
NATURALLY PRIME FARMLAND
*
X
X
X
X
X
X
X
X
X
PRIME FARMLAND WHERE DRAINED
X
X
*
X
X
X
X
X
X
X
X
PROBABLE SOURCE OF SAND & GRAVEL
*
X
X
FLOODING HAZARD
*
LOW BEARING STRENGTH
*
SHALLOW DEPTH TO BEDROCK
X
X
X
X
X
X
*
X
X
X
X
X
X
X
X
X
X
X
X
*
X
SOMEWHAT POORLY DRAINED
SOURCE: SOIL SURVEY OF PREBLE COUNTY, OHIO. USDA SOIL CONSERVATION SERVICE, 1969.
MIAMI VALLEY REGIONAL PLANNING COMMISSION
121
122
123
134
136
138
139
140
141
144
150
151
153
154
155
156
158
157
159
162
166
167
168
169
170
172
173
174
176
188
189
190
191
VERY POORLY DRAINED
*
X
X
X
HYDRIC SOIL
*
X
X
X
SLOPE - LESS THAN 6%
X
X
X
X
*
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
*
X
X
X
X
SLOPE - 6-12%
SLOPE- MORE THAN 12%
X
*
X
X
X
X
X
PRIME
*
X
X
X
X
X
X
X
IMPROVMENTS
NEEDED TO
OVERCOME
CONSTRAINTS
RESIDENTIAL
*
SUITABLE
SLOPE
X
X
X
X
X
X
X
X
X
X
X
*
X
X
X
X
X
MARGINAL
DRAINAGE
X
*
X
X
X
X
X
X
X
X
NOT RECOMMENDED
*
X
X
X
X
X
IMPROVMENTS
NEEDED TO
OVERCOME
CONSTRAINTS
COMMERCIAL /
INDUSTRIAL
DEVELOPMENT SUITABILITY
PRIME
DEVELOPMENT SUITABILITY FACTORS
*
SUITABLE
RESOURCE
POTENTIAL
X
X
X
*
X
X
X
X
X
X
X
X
X
X
X
X
* = Soil not rated
Page 3 of 4
X
X
X
X
X
X
X
X
X
*
X
X
X
MARGINAL
TABLE A
DEVELOPMENT SUITABILITY ANALYSIS FOR SOILS IN PREBLE COUNTY, OHIO
NOT RECOMMENDED
Ritchey and Channahon soils
Riverwash
Ross silt loam
Russell silt loam
Russell silt loam
Russell silt loam
Russell silt loam
Russell silt loam
Russell soils
Russell soils
Shoals silt loam
Sleeth silt loam
Sloan silt loam
Thackery silt loam
Thackery silt loam
Tippecanoe silt loam
Tippecanoe silt loam
Warsaw silt loam
Wea silt loam
Westland silt loam
Westland silty clay loam
Wynn silt loam
Wynn silt loam
Wynn silt loam
Xenia silt loam
Xenia silt loam
Xenia silt loam
Water
Swamp
RnD3
Ro
Rs
RuA
RuB
RuB2
RuC2
RuD2
RvC3
RvD3
Sh
SlA
So
ThA
ThB
TpA
TpB
WaA
WeA
Wn
Ws
WyB
WyB2
WyC2
XeA
XeB
XeB2
W
Swamp
NATURALLY PRIME FARMLAND
X
X
X
*
*
X
X
X
X
X
X
X
X
X
X
X
X
PRIME FARMLAND WHERE DRAINED
*
*
X
X
X
X
X
PROBABLE SOURCE OF SAND & GRAVEL
*
*
X
X
X
X
X
X
X
X
X
X
FLOODING HAZARD
*
*
X
X
X
X
LOW BEARING STRENGTH
*
*
SHALLOW DEPTH TO BEDROCK
*
*
X
X
X
X
*
*
X
X
SOMEWHAT POORLY DRAINED
SOURCE: SOIL SURVEY OF PREBLE COUNTY, OHIO. USDA SOIL CONSERVATION SERVICE, 1969.
MIAMI VALLEY REGIONAL PLANNING COMMISSION
192
193
196
201
202
203
206
207
246
208
209
211
212
219
221
217
218
224
228
231
232
234
235
236
237
238
239
240
248
VERY POORLY DRAINED
*
*
X
X
X
HYDRIC SOIL
*
*
X
X
X
SLOPE - LESS THAN 6%
X
X
X
*
*
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
*
*
X
X
SLOPE - 6-12%
SLOPE- MORE THAN 12%
*
*
X
X
X
X
PRIME
*
*
X
X
X
X
X
X
X
X
X
X
X
IMPROVMENTS
NEEDED TO
OVERCOME
CONSTRAINTS
RESIDENTIAL
X
X
X
*
*
SUITABLE
SLOPE
*
*
X
X
X
X
MARGINAL
DRAINAGE
*
*
X
X
X
X
X
X
X
X
X
NOT RECOMMENDED
*
*
X
X
X
X
X
X
X
X
X
IMPROVMENTS
NEEDED TO
OVERCOME
CONSTRAINTS
COMMERCIAL /
INDUSTRIAL
DEVELOPMENT SUITABILITY
PRIME
DEVELOPMENT SUITABILITY FACTORS
X
X
X
*
*
SUITABLE
RESOURCE
POTENTIAL
*
*
X
X
X
X
X
X
X
X
X
X
X
X
* = Soil not rated
Page 4 of 4
*
*
X
X
X
MARGINAL
TABLE A
DEVELOPMENT SUITABILITY ANALYSIS FOR SOILS IN PREBLE COUNTY, OHIO
NOT RECOMMENDED
Map 9
Soil Suitability for Development
City of Eaton & Environs
The City of Eaton makes no warranties,
expressed or implied, concerning the
accuracy, completeness, reliability or
suitability of this data.
Source:
Preble County, Ohio Soil Survey, USDA Soil Conservation Service, 1969
Miami Valley Regional Planning Commission
N
Prime
Suitable
Marginal
Not Recommended
Map 10
Slopes & Shallow Bedrock
City of Eaton & Environs
Source:
Preble County, Ohio Soil Survey,
USDA Soil Conservation Service, 1969
The City of Eaton makes no warranties,
expressed or implied, concerning the
accuracy, completeness, reliability or
suitability of this data.
Less than 6% slope
6% - 12% slope
Greater than 12% slope
Bedrock Depth less than 5 feet
N
#
#
#
#
#
##
#
#
#
#
#
#
# #
#
#
#
#
#
#
#
#
#
#
ÚÊ
#
#
ÚÊ
ÚÊ
#
Map 11
Drainage, Flood Plains & Wetlands ÚÊ
City of Eaton & Environs
The City of Eaton makes no warranties,
expressed or implied, concerning the
accuracy, completeness, reliability or
suitability of this data.
Source:
Preble County, Ohio Soil Survey, USDA Soil Conservation Service, 1969.
National Wetlands Inventory, US Fish & Wildlife Service, 1989-1995.
Preble County and City of Eaton Flood Insurance Rate Maps, FEMA, April 15, 1981.
N
Wetlands
Visited
# Not Visited
Drainage Basins
Floodplain Boundaries
100 Year Floodplain
500 Year Floodplain
Soil Drainage
Hydric Soils
Very Poorly Drained
Somewhat Poorly Drained
Map 12
Prime Farmland
City of Eaton & Environs
Source:
Preble County, Ohio Soil Survey, USDA Soil Conservation Service, 1969
Prime Farmland Soils in Preble County, Ohio,
US Department of Agriculture NRCS, 1992
The City of Eaton makes no warranties,
expressed or implied, concerning the
accuracy, completeness, reliability or
suitability of this data.
Naturally Prime Farmland
Prime Farmland where Drained
Prime Farmland where Protected
from Frequent Flooding
Prime Farmland where Drained and
Protected from Frequent Flooding
Not Prime Farmland
N
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:
ƒ
ƒ
ƒ
ƒ
ƒ
ƒ
ƒ
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-tomoderate 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 singlefamily 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:
ƒ
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.
ƒ
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.
ƒ
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.
ƒ
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 highdensity residential development can be met.
ƒ
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.
ƒ
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
10-5
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 singlefamily 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
10-6
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.
10-7
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.
10-8
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:
ƒ
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).
ƒ
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.
ƒ
Drive-through facilities should be discouraged in the Downtown and
Neighborhood Commercial and Office planning areas.
10-9
ƒ
Shared ingress and egress should be encouraged in the Suburban
Regional Commercial and Office and Suburban Commercial Service
planning areas.
ƒ
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.
ƒ
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.
ƒ
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.
ƒ
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.
ƒ
The development of the North Gateway Special Planning Area should be
a priority for the City.
ƒ
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
10-10
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.
10-11
General Recommendations for Industrial Planning Areas:
ƒ
Industrial development should continue to predominately occur in the
northwest and southeast parts of the City.
ƒ
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.
ƒ
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.
ƒ
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.
ƒ
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
10-12
GENERAL PLANNING AREAS BY TYPE –
Recreational and Open Space, and Institutional
Agricultural Protection,
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.
10-13
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.
10-14
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
10-15
General Recommendations – Agricultural Protection, Recreational and
Open Space, and Institutional Planning Areas:
ƒ
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.
ƒ
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.
ƒ
The existing cemetery on E. Main Street is near capacity – locating
another cemetery in an Institutional planning area should be a priority.
ƒ
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
10-16
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:
ƒ
There are limited prominent features, e.g. signs or landmarks, which
identify the entrance to the City of Eaton.
ƒ
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.
ƒ
The area is challenged by the proliferation of uncurbed access points and
mixed land uses of different densities that do not compliment one another.
10-17
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:
ƒ
New, private development should not occur without a future land use
analysis and/or a Gateway Corridor plan.
ƒ
No additional unplatted properties fronting US Route 127 should be
created.
ƒ
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.
10-18
ƒ
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:
ƒ
New, private development should not occur without a future land use
analysis and/or a Gateway Corridor plan.
ƒ
No additional unplatted properties should be created.
ƒ
The creation of new subdivisions or planned developments should require
the re-platting of existing unimproved lots.
10-19
ƒ
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
10-20
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.
10-21
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.
10-22
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:
ƒ
This area is within unincorporated Washington Township. Property
currently unimproved should remain unimproved with agricultural uses as
needed.
ƒ
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:
ƒ
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.
ƒ
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:
ƒ
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.
10-23
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:
ƒ
This planning area should be reserved for future Institutional uses and
Recreation and Open Space uses.
ƒ
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:
ƒ
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:
ƒ
This planning area should continue to be used as Suburban Residential.
10-24
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:
ƒ
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:
ƒ
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:
ƒ
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 fiveway 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:
ƒ
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.
10-25
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:
ƒ
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.
ƒ
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:
ƒ
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:
ƒ
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
10-26
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:
ƒ
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. EatonRichmond 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:
ƒ
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.
ƒ
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 singlefamily residential property.
Recommendations:
ƒ
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:
ƒ
This planning area should continue to be used as Urban Residential.
10-27
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:
ƒ
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:
ƒ
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:
ƒ
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:
ƒ
This planning area should continue to be developed as Suburban
Residential.
10-28
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:
ƒ
Property currently unimproved should remain unimproved with agricultural
uses, as needed.
ƒ
The State Route 122 West Gateway Corridor Planning Area overlays a
part of this planning area.
ƒ
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:
ƒ
This planning area should continue to be used as Estate Residential.
ƒ
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:
ƒ
This planning area should continue to be developed as Estate Residential,
with open space as originally platted.
10-29
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:
ƒ
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:
ƒ
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.
ƒ
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:
ƒ
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:
ƒ
This planning area should continue to be used as Estate Residential.
10-30
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:
ƒ
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:
ƒ
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:
ƒ
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:
ƒ
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:
ƒ
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:
ƒ
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:
ƒ
This planning area should to be developed as Institutional.
ƒ
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:
ƒ
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.
10-32
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.
ƒ
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.
ƒ
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:
ƒ
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:
ƒ
This planning area should continue to be used as Institutional.
ƒ
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:
ƒ
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.
ƒ
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:
ƒ
This planning area should remain unimproved with agricultural uses as
needed.
ƒ
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:
ƒ
This planning area should be developed as a combination of Institutional,
Estate Residential and Recreational and Open Space.
ƒ
The Southwest Gateway Corridor Special Planning Area overlays a part of
this planning area.
10-34
North Gateway
Corridor
North Fringe
North Gateway
lic r
Pub rido
rth or
No way C
te
Ga
Washington
Landing
Eaton
Centre Green
Acres
North Public Romadoor
Stoneybrook
Northwest
State Route 122 West
Gateway Corridor
Edgewood- West Side
SR 122 Sugar Hill
West Gateway
West Side
Open Space
Fort St. Clair Whisper
Way
Rolling
Hills
South Side
South
Junction
Victoria
Place
Fairgrounds Southeast
h
r
SoutCorrido
way
Gate
Southeast
Corridor
Southeast
Fringe
Map 13
Planning Areas
City of Eaton and Environs
Source:
City of Eaton and
Miami Valley Regional Planning Commission
Wayne
Trace
st or
ea rrid
uth Co
So way
te
South Corridor
East Gateway
Ga
Maplewood
Meadowbrook
East Gateway Corridor
Downtown
Fredericks
Southwest
East Side
Junction
Village
Near
West Short
North
West Fringe
New
School
Northeast
Jamesway
Five Points
U
Ga S Ro
tew ut
Seven Mile
ay e 35
Corridor
Co W
rri est
do
r US 35 West Corridor
estridor
w
h
r
t
Sou ay Co
ew
Gat
e
ir ngidor
F
st Corr
a
e
rth way
o
N ate
G
Northeast Fringe
The City of Eaton makes no warranties,
expressed or implied, concerning the
accuracy, completeness, reliability or
suitability of this data.
N
Hop
tysb
urg
Rd.
e Rd
.
Ea
ton
-
Le
wis
bu
rg
New
Get
Rd
.
on -
US 127
Eat
Bantas Creek Rd.
Washington - Jackson Rd.
35
East Ave.
US
NS
RR
Lexington Rd.
Lexington Rd.
SR 122
US 35
Cassel Rd.
WayneTrace Rd.
SR
Map 14
Future Land Use Map
City of Eaton and Environs
Approved April 7, 2003
by Eaton City Council
Ordinance # 03-08
The City of Eaton makes no warranties,
expressed or implied, concerning the
accuracy, completeness, reliability or
suitability of this data.
N
US 127
Consolidated Rd.
2
12
NS RR
S
Camden Rd.
32
7
R
Future Land Use Categories
Agricultural Protection
Recreational and Open Space
Estate Residential
Suburban Residential
Urban Residential
Urban Neighborhood Commercial and Office
Downtown
Suburban Regional Commercial and Office
Suburban Commercial Service
Light Industrial
Institutional
Special Planning Area
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-ofway: 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
127/Washington-Jackson Road intersection.
11-4
with
existing
US
Route
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 EatonLewisburg 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
/(
Eat
o
n-L
ewi
s bu
rg R
d.
127
Lexington Rd.
Norfo
lk Sou
ther
Park Ave.
n RR
East Ave.
35
N. Maple St.
Aukerman St.
/(
Preble Dr.
Washington-Jackson Rd.
Lexington Rd.
Lexington Ave.
E. Decatur St.
"
!
/(
122
35
Wayne Trace Rd.
Camden Rd.
E. St. Clair St.
"
!
122
"
!
732
/(
127
Map 15
Thoroughfare Plan
City of Eaton & Environs
The City of Eaton makes no warranties,
expressed or implied, concerning the
accuracy, completeness, reliabinity or
suitability of this data.
Critical Access Management Area
Existing Arterial
Existing Collector
Proposed Arterial
Proposed Collector
Proposed Local
N
Ea
ton
-L
ew
isb
ur
gR
d.
Ro
ute
East Ave.
35
Lexington Ave.
Park Ave.
US
Lexington Rd.
N. Maple St.
Lexington Rd.
N. Barron St.
Washington-Jackson Rd.
W. Main St.
US Route 35
E. St. Clair St.
"
!
122
Frizzell Ave.
/(
"
!
Map 16
Bikeway and Pedestrian Plan
City of Eaton & Environs
127
732
The City of Eaton makes no warranties,
expressed or implied, concerning the
accuracy, completeness, reliabinity or
suitability of this data.
N
Existing Sidewalks
Proposed Facility
Pedestrian/Bike