The “Arcade Problem”

Recently, the taxpayers voted for a library levy that was large, needed and slightly opaque, in that it didn’t clearly define where and what all the money was going for. This opened up the discussion again about turning the Arcade into the Main Library downtown. Pushed hard by my friend J. Todd Anderson and the Dayton City Paper, the idea sounds great except it’s like trying to make an elephant run in the Kentucky Derby.

The arcade isn’t a building, it’s a collection of buildings, all with different uses and requirements. All of the buildings have serious issues with deferred maintenance, vandalism, theft, and general entropy. Even the last attempt to revive the buildings at taxpayer expense back in the eighties didn’t address all of the buildings, all of the floors, or the critical issue- what killed the arcade, and much of downtown from being financially sound- the end of the city steam system at the hands of DP&L.

Heating a huge open space, with a non-insulated glass dome ain’t cheap. Heat rises, and heat costs money. You have to generate enough revenue to not only cover the cost of all the repairs and repurposing – but then you have to maintain climate control, and that is a big bill. On a smaller scale, the stainless steel faced former Homestead Federal building at the corner of Second and Jefferson has a 5 story atrium that acted like a wind tunnel sucking heat from the open first floor up to the skylights like a Dyson on overdrive. Rob Kearns, a friend who moved his graphic design studio up from a strip mall in West Carrollton found out that owning an architect’s wet dream is expensive and in the long run, impractical as his firm floundered and failed downtown- much due to his inability to find tenants for the other floors. Like the arcade, his building didn’t have the other thing tenants want- which is cheap accessible parking, which makes downtown real estate a tough sell.

The arcade is a beautiful building, it’s a part of our history, our heritage, it deserves to stick around. We’ve been horrible at keeping grand buildings of our past in Dayton, and in the long run, the lack of “flavor” forces us to find other ways to entice people to fall in love with our community- and differentiate it from every other Rust Belt city. Gone are 6 of our 7 grand downtown movie theaters- with the only one left, The Victoria, now playing second fiddle to the Schuster and totally negating Memorial Hall- which would already be a green space if it wasn’t legally required by state law to exist.

However, taxpayer investment in the arcade would be another boondoggle. One we can’t afford at this critical point in time at defining the Dayton of the future. We have to look at spending our very limited resources on amenities for all that are also ways to help people lift themselves up, and while libraries are critical centers for self-improvement, with access to books, they’ve become even more critical for computer access for the underclass as ways to find jobs.

Instead of rebuilding the arcade, if we made Internet access accessible for all, in their own neighborhoods, Dayton would clearly distinguish itself from other Rust Belt cities as one on the digital frontier. Putting digital devices into the hands of every DPS student and indirectly into many homes without this technology- we could see a much wider economic shift than another silver bullet project for a single block.

Along with the citywide neighborhood digital access, we’d start to lay gigabit fiber into neighborhoods that pull together to make the shift from low-speed, low-tech cable and DSL to the network that’s needed in the future. If you want to be a part of creating the future- you need the connection speed to do it. It takes 12 hours for my small business to upload an hour of video to YouTube- that’s unacceptable. Dayton has to do better if we want to see tech incubators take off – and I shouldn’t have to rent space in Tech Town to do it.

As to the Arcade, there is a solution, although it would take a change in the State Constitution, a grand scale poker palace. While I’m not a fan of Racinos – a legal way to pretend that horse racing matters still and keep money flowing to an industry that should have gone the way of the buggy whip, poker isn’t the same as slots or other gambling- it’s a game of skill, and where the house only takes a rake, not a guarantee of over 51% of the money.

There are poker games being played all over the State of Ohio that are illegal. And while poker’s popularity has grown, the government has seen it as a threat, shutting down on-line sites because somehow, the IRS thought they weren’t getting enough of the money. The trade-off would be similar to the way bingo is handled in Ohio- the Arcade would be put in the hands of a non-profit trust, which would run the gaming. The proceeds from the gaming would go to maintain and rehab all of the buildings in the complex. The tax valuation of the building would be treated the same way we treat hospitals, which are far from non-profit, but, get a hall pass. The city would gain tax revenue from the employees wages, and from the businesses that would fill the rest of the building- restaurants, hotels, gift shops, etc. The building would live on, the city would have a unique draw that isn’t a full blown casino, seeing as we were shortchanged in the casino bill, and Dayton could move on to more important issues.

 

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7 Responses

  1. Dave C. May 25, 2013 / 10:46 am
    Good post, Dave! The Arcade is truly magnificent. A few questions:
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    Does anybody know what the current past due tax bill is for The Arcade? 
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    At this point, do the current owners have anything resembling a viable plan for the structure(s), or are they ready to throw in the towel?
    —–
    If the current owners remain in arrears on the taxes, at what point is the property seized? How much more time do they have?

    Brilliant or Bozo? Thumb up 2 Thumb down 1

  2. Paul May 25, 2013 / 1:10 pm
    A poker palace? Sounds nice … and workable too. Has anyone proposed it to the PTB?
    BTW, twelve hours to up an hour of video??!! Sheese, get another ISP!

    Brilliant or Bozo? Thumb up 2 Thumb down 1

  3. Larry Sizer May 25, 2013 / 1:24 pm
    It is posts like this that would make you a leader as a City Commissioner, keep up the good work, or should I say good writing? If memory serves you correctly, I had mentioned that South Park should get WiFi on more than one occasion, with the members mumbling incoherently to their self’s. It would not only make or neighborhood POP, but fill all of the empty houses with For Sale signs on them. 

    Brilliant or Bozo? Thumb up 2 Thumb down 5

  4. Dave C. May 25, 2013 / 4:07 pm
    To me, the domed glass roof simply cries out for a James Bond style Evil Genius.
    —–
    The geometric glass dome emits a weird, unearthly glow every night, until it is finally retracted for the launch of the missiles carrying the stolen nuclear warheads.
    —–
    Of course, we’d need lots of really attractive women, and hoards of mindless minions scurrying to-and-fro wearing form-fitting uniforms.
    —–
    Plus, we’d need a more Midwestern James Bond (Jimbo, perhaps?). Maybe a bit paunchy, with a good farmer tan. Drives a truck, drinks Bud, scratches where it itches.

    Brilliant or Bozo? Thumb up 3 Thumb down 3

  5. truddick May 26, 2013 / 10:51 am
    This observation:
    The Arcade originally was supported by shops that depended on a high concentration of pedestrian traffic.  Cities that have maintained 1960s levels of pedestrians (NYC, Chicago) still have indoor shopping facilities like the Arcade was. Dayton today can’t support that kind of shopping facility–as should be plain by the failure of similar shops at 2nd and Main.
    What parts of downtown are still able to support small shops?  There’s the area close to the transportation hub, which pulls in a particular clientele–and there’s 3rd Street near the library, which attracts a broader range.  What do these two places have in common?  Two things.
    First, transportation is convenient.  RTA brings in the Main Street crowds, and there’s plenty of on-street parking near the library to accommodate shoppers along 3rd Street.  
    Second, people-friendly architecture.  Much of downtown today has sidewalks flanked by oppressive monolithic structures.  Walk along 5th Street past the convention center and you’ll feel, psychologically, like you’re in a deep, deserted valley.  By contrast, those existing shopping districts have lots of little store-fronts that provide a more human-scale visual.  The same is true of other vibrant shopping districts around here, including Oregon (shall we call it part of downtown?) or Yellow Springs or Tipp City.
    So long-term, Arcade or no, if Dayton wants downtown to re-energize, in the long term we need two things.  First, copious FREE parking!  No suburbanite wants to feed a meter (or overpay for garage parking) when all the malls provide no-cost access.  Second, over the long term, architecture needs to be shifted away from featureless mega-scrapers, instead emphasizing a one- or two-story row of small units that’s visually friendly.  It’s a shame that the recent renovation of the convention center failed to incorporate such design elements–but lost opportunity does abound, doesn’t it?

    Well-loved. Brilliant: Thumb up 7 Thumb down 1

  6. Dave C. May 26, 2013 / 11:19 am
    My Downtown Dayton revitalization concept can be summed up in two words: URBAN ZIPLINES!

    Brilliant or Bozo? Thumb up 4 Thumb down 2

  7. Dave C. May 26, 2013 / 11:21 am
    Ummm…ok…three words: URBAN ZIP LINES!

    Brilliant or Bozo? Thumb up 3 Thumb down 2

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