Dayton View Triangle Historic District

Dayton View Triangle Historic District
U.S. National Register of Historic Places
U.S. Historic district
Location in Ohio
Location	Bounded by Salem Ave, Cornell Dr, and Philadelphia Dr, Dayton, Ohio
Nearest city	Dayton, Ohio
Coordinates	39°46′48″N 84°13′40″W
Area	240 acres
Built	1904–1976
Architectural style	Tudor Revival, Colonial Revival, Craftsman, Prairie School, Spanish Colonial Revival, Italian Renaissance, Modernist, Cape Cod
Website	https://www.daytonviewtriangle.com/
NRHP reference No.	100007950
Added to NRHP	August 1, 2022

The Dayton View Triangle Historic District (also historically known as the Upper Dayton View) is a historically significant residential neighborhood located in Dayton, Ohio. Recognized for its unique social history and variety of architectural styles from the early to mid-20th century, the district was officially added to the National Register of Historic Places on August 1, 2022.

History

The Dayton View Triangle (DVT) area is known for its social and architectural history during the period of 1904-1976. This period encompasses its entire development, from initial platting and construction phases to the formation of its neighborhood association and the formalization of its boundaries.

Upper Dayton View "Where the Sun Shines" illustrated advertisement logo from 1923

Illustrated advertisement for the Upper Dayton View from 1919

Early development and the 1913 Flood (1904-1919)

Prior to its suburban development, the DVT area was predominantly agricultural or wooded land within Harrison Township, near Dayton's municipal boundary. The Great Miami River, about one mile south, and the higher elevation of the DVT made it a desirable location for development, particularly after the Great Flood of 1913. This flood affected much of downtown Dayton and surrounding areas, making higher ground like Dayton View (where DVT is located) attractive for residential development due to its safety from flooding. Many Daytonians who had suffered through the flood sought high ground and attractive housing in the area.

Notable groups influenced this early phase:

• Dayton View Improvement Company: Formed in 1904 by prominent Dayton developers, this company created the Mt. Auburn plat. This subdivision followed a grid-iron pattern typical of streetcar suburbs of the era. However, initial construction in the DVT portion of Mt. Auburn was slow, with only seven buildings erected by 1919.
• Bonebrake Theological Seminary: In 1911, the seminary acquired about 269 acres of land, parts of which would become DVT, with plans for a large campus. After the 1913 flood, the seminary adjusted its plans, opting for a smaller campus and selling the remaining unplatted land for residential development under the condition that new construction be "in harmony with the general plan of the seminary buildings."
• Schwind Realty Company: This company, led by William A. Keyes, acquired 250 acres from the seminary in 1919 and formed the Upper Dayton View Improvement Company to plat the residential subdivisions.

Photo of 213 Otterbein Ave in 1923, a part of the DVT

Construction boom (1920-1929)

The 1920s marked a period of rapid development in DVT, with 50% of all properties constructed during this decade. The Upper Dayton View subdivisions (Sections 1-4, platted between 1920 and 1926) were designed by Charlton Putnam, an engineer and landscape architect. These subdivisions featured "warped grid" patterns with curvilinear streets, wider sidewalks, and tree-lined buffers, contrasting with the earlier grid-iron layout.

Economic downturn and World War II (1930-1945)

The neighborhood was annexed to the City of Dayton in 1930. The city's 1928 building code, which did not reference racial covenants, did not supersede existing restrictions, effectively grandfathering in segregation clauses. These segregation clauses were in deeds in Upper Dayton View that stated that "shall not be sold, transferred, leased, rented or permitted to be occupied by any person or persons other than members of the white race." Older plats in the DVT area also had restrictions towards "undesirable persons." Despite these restrictions, Dayton's Jewish community found acceptance in Upper Dayton View, partly due to the thriving Jewish community in the older Dayton View area to the south and the impact of the 1913 flood.

Construction slowed significantly during the Great Depression, particularly after 1932. The housing market suffered from bank failures and foreclosures. Federal legislation like the Federal Home Loan Act, Home Owners Loan Act , and National Housing Act were introduced to stabilize the market. However, these policies, particularly through the Home Owners’ Loan Corporation (HOLC) and Federal Housing Administration (FHA), actively promoted racial segregation through practices like redlining. Dayton View Triangle was classified as a Grade A (most desirable) area in Dayton's 1937 HOLC Residential Security Map, which made it easier for residents to obtain loans and incentivized the neighborhood to remain homogenous. By the end of WWII, DVT was about 80% developed.

Mid-Twentieth century construction surge and racial diversification (1946-1976)

Post-WWII, an influx of veterans and the Second Great Black Migration fueled rapid population growth in Dayton, leading to a high demand for housing. The FHA and the 1944 GI Bill of Rights continued to ensure loans, further boosting construction. Vacant lots in DVT, especially in Upper Dayton View Section 4, were quickly developed, leading to the near completion of the district's physical development by the early 1960s.

In 1976, DVT residents formed the Dayton View Triangle Federation of Homeowners to create a sense of community, address challenges like vacant dwellings, and promote diversity. This organization formally recognized the neighborhood's identity and extent, including its previously integrated areas. In 1992, the Federation revised its articles of incorporation to explicitly promote the elimination of prejudice and discrimination.

Boundaries

The Dayton View Triangle neighborhood was added to the National Register of Historic Places (No. 86001214) on August 1, 2022. The designated area is bounded by Salem Avenue to the northeast, Cornell Drive to the south, and Philadelphia Drive to the west, encompassing an area of approximately 240 acres. Its southern border lies about one mile north of the Great Miami River, at an elevation of roughly 850-950 feet above sea level, placing it over 100 feet higher than the riverbanks. The district's boundaries were selected to reflect a shared significance among its resources, its defined geography, and the historically established identity of the neighborhood, which was formally recognized by the city of Dayton and community in the mid-1970s. The district contains a total of 1194 contributing resources and 46 non-contributing resources, including two sites. The contributing resources primarily consist of buildings (1193) and one site, while non-contributing resources include 45 buildings and one site.

Architecture

Upper Dayton View advertisement illustration from 1923

The Dayton View Triangle Historic District has a variety of architectural styles, reflecting its extended period of development from the early 20th century through the mid-20th century. The district comprises 764 main buildings, primarily residential, including 682 single dwellings, 43 duplexes, and 30 apartment buildings, along with institutional, religious, and commercial structures.

Predominant architectural styles

• Tudor Revival (c. 1910-c. 1940): The most prevalent style in DVT, with over 240 examples. With homes often exhibiting prominent chimney stacks.
• Colonial Revival (English and Dutch, c. 1910-c. 1960): The second most common style, with over 230 English Colonial examples. Typically two-storied, symmetrical, side-gabled facades with central doorways.
• Craftsman/Prairie (c. 1905-1930): Common in the earliest plats and along Salem Avenue, these homes are typically one to two stories. Examples include American Foursquare and Bungalow types, sometimes incorporating Prairie style elements
• Spanish Revival (c. 1910-c. 1930): Less common (12 homes), characterized by asymmetrical plans, stucco exterior walls, low-pitched red-tiled roofs, arched entrances and windows, and decorative tile work.
• Neoclassical Revival (c. 1905-c. 1930): Often seen in apartment buildings.
• Italian Renaissance Revival (c. 1905-c. 1930)
• French Eclectic (c. 1920s): Homes featuring this style in the DVT are often asymmetrical with towers and steeply pitched roofs.
• Modernist (c. 1937-c. 1950)
• Cape Cod/Minimal Traditional (c. 1935-mid-1950s): One or one-and-a-half storied homes, typically with cross-gable or gable roofs. These were influenced by FHA guidelines for affordability.
• Ranch (mid-1940s onwards): Ranch homes in the DVT often feature attached garages

Many homes were constructed by local builders and developers, often inspired by or directly from mail-order home catalogues like those from Sears, Roebuck & Company, and Lewis Homes. Incorporating technological advances such as central heating, indoor plumbing, and electricity.

The home on 104 Otterbein Ave, built in 1922 is particularly notable for being the first electric home in Dayton, attracting over 50,000 people to view the home.

Parks

The DVT neighborhood features a notable park area, known as the Omega Lofts (former Bonebrake Theological Seminary Campus). This area is roughly nineteen-acres, and originally served as the Bonebrake Seminary campus which was established in 1919. This area of land effectively functions as the park and playground for the DVT.

The landscaping for the original seminary campus was laid out by the Olmsted Brothers firm in 1919, known for designing New York City's Central Park. While some original buildings have been removed, the original seminary building (Fout Hall/Omega Lofts) and an associated church remain. The site has been redeveloped to include new Omega Loft apartment buildings and the Hope Center for Family Life.