Your View: THPA Comments on New Comprehensive Plan

Asks Troy to become a "What if" community instead of a "Why we can't" community.

Ben Sutherly, Troy Historic Preservation Alliance, 110 ½ W. Main St.

Thank you for the opportunity to speak this evening. I appreciated the statement in the draft comprehensive plan that “All of Troy’s success, in part, flows from Downtown.”

We could not agree more. On page 143, it goes on to talk about how downtown has become a magnet for festivals and other entertainment events, and has a great food culture. I would add that the historic built environment makes all of this possible. Few people are interested in enjoying a charcuterie board in a strip mall.

Our historic streetscapes and beautiful Public Square create an amazing backdrop and environment for experiences of all kinds. Our downtown, like many others across Ohio, is enjoying a resurgence. It is a tremendous success story – a success that is largely a result of generally good stewardship by previous generations of property owners.

I would like to share some thoughts this evening on how we can build on that success. If I had to sum it up, it would involve shifting our decision-making culture as it relates to our downtown from “Why we can’t” to “What if.”

First, I would like to mention specifically Critical Path Strategy #8 on page 173. Creating funding opportunities that assist with the conversion of upper-story building space into apartments, offices, or condos is a wonderful idea. The city is to be commended for identifying this as a priority. The city identifies as partners:

• City of Troy staff and leadership

• Troy Development Council

• Troy Main Street

• Troy Community Works (TCW)

• Ohio Department of Development (Ohio Historic Preservation Tax Credit Program)

• Miami County Health Department

• Miami County Building Regulations

We would also ask to be part of this initiative. The Troy Historic Preservation Alliance could bring a skill set that would complement those of other partners listed on this project.

As part of our revitalization work on the IOOF building and old courthouse on West Main Street, we are placing a conservation easement on the building. While the idea of a conservation easement is not new, it will be new to Troy. Easements such as these, when donated by property owners, are proven tools for helping to make financing packages work on repairing these old buildings and getting them fully occupied, including on upper floors. We can bring valuable experiences and perspective, and potentially even grant-writing resources to the table.

I would also like to put a plug in for an approach not mentioned in the comprehensive plan. That is a commercial and industrial vacant property registry. Having just taken point on a $1 million stabilization and repair project for a building on West Main Street, THPA can tell you that such a registry would make a big difference in our community. It could be a great deterrent against disinvestment. Instead of “Why we can’t”, what if?

The 2005 comprehensive plan called for ad hoc historical presentation to the Troy Planning Commission. That never happened. In fact, feedback from the historical community – or any other member of the public - is generally not permitted at these meetings unless you are the applicant.

In the 2025 plan, you will see no mention of engaging owners of historic buildings or people with skill sets in areas such as historic preservation in downtown decision-making. That’s an unfortunate oversight.

The lack of downtown stakeholder representation on the Troy Planning Commission holds our city back from accomplishing even greater things. This is by no means a criticism of folks who currently serve on the Planning Commission; we understand these are dedicated public servants. But if we waited to have this conversation until nobody was sitting on the Planning Commission, it would never happen. And in fact, the conversation is long overdue.

When we look at planning commissions (or other bodies responsible for making downtown-related decisions) in other Ohio towns, we see communities that value placing folks on their planning commissions who live downtown, own property or businesses downtown, or work downtown. We see communities intentionally seeking out professional staff such as architects, attorneys, and historic preservation professionals to serve on their planning commissions.

I have been told that the city doesn’t need to have professionals like this on the Planning Commission … that they can be sought out episodically as their services are needed. I would just point out that never happened with the IOOF building.

Troy has none of this representation when one looks at its appointed members. Without a doubt, this lack of representation is the root cause of much of the past tension around decisions that affect our downtown. 

Please do not take my word for it. During the moratorium on demolitions in Troy’s downtown in 2022, the city confirmed this lack of representation in its survey of other Ohio communities. The lack of representation in our own town is striking and very much needs to be addressed.

Instead of, “Why we can’t … let’s start with “What if?”

Troy currently is not taking advantage of various opportunities to protect and leverage our historic built environment in the downtown. For example, Tipp City and Piqua have both become Certified Local Governments, positioning both cities to leverage their historic downtowns as the assets that they are.

Nearly 80 such communities now exist across Ohio. Troy would benefit greatly from this designation and should pursue it. If 80 other communities can do it, so can we.

Instead of “Why we can’t … let’s start with “What if”?

The bottom line is that it has been many decades since Troy last revisited how decisions are made that affect its downtown built environment. It’s time to revisit that process. We are asking for change, but we are not preempting the process by seeking a specific change – i.e. adding new planning commission members. Instead, I come tonight to ask for Mayor Oda to convene a task force or work group – a temporary body that could explore a collaborative solution that would best position our downtown for the future.

With a groundswell of interest in our nation’s history over the next few years as part of America 250, it is a perfect time for us to explore how we can improve upon our downtown decision-making. The Troy Historic Preservation Alliance respectfully requests to be part of that dialogue. Let’s survey downtown stakeholders about what representation in downtown decision-making might look like.

Instead of, “Why we can’t … let’s start with “What if”?

Our museums and historical nonprofit organizations are not liabilities. We are assets to this community – a great source of engaged residents and volunteers that can help further our collective goals.

And then there’s tourism. The Overfield Tavern Museum alone welcomes about 600 visitors each year, and I’m amazed when I volunteer there how many visitors come from outside of Miami County. These visitors then ask for our recommendations and end up shopping and dining in downtown Troy.

My concern is that, at City Hall, we are seen as liabilities.

I could share with you several stories that would support that viewpoint, but in the interest of time, let me share just one that sums up my concerns with how City Hall sees the historical community in Troy.

In addition to serving as president of the Troy Historic Preservation Alliance, I also serve as president of the board of the Overfield Tavern Museum here in downtown Troy. Not long ago, one of our board members – a young professional with a lot going for him – was approached about potentially serving on the city’s Board of Zoning Appeals by a member of that board.

He was asked about his other involvement in the community.

He shared his various commitments – baseball coach, church involvement – as well as his service on the board of the Overfield Tavern Museum.

After that, it was crickets. The conversation was dropped.

This young professional later was told that his service on the Overfield Tavern Museum board created a “conflict.”

Really? What would that conflict be exactly?

The Overfield Tavern Museum is not an advocacy organization. It exists to share with the community and larger world the story of Troy’s original gathering place. Hearing stories like that, we very much feel like we’re on the outside looking in. And that’s a shame, because we’ve shown again and again the resources that we can marshal to benefit our downtown and that we’re sincere in our commitment to do what’s best for our downtown.

So in closing, I would ask for this: Stop giving us the Heisman, and let us partner with you by lending a helping hand on some of the challenges and opportunities before our downtown. Let’s become a “What if” community instead of a “Why we can’t” community.

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