Fayette County, About 40 Mi Es South- I East of the Pittsburgh Urbanized Area

the redstone township west central fayette region 'CI

51 The preparation of this report was financed in part through an. urban planning grant frm the Department, of Housing and Urban Development, under the provisions of Secticm 701 of the Housing Act of 1954, as amended and administered by the Pennsylvania Department of Community Affairs, Bureau of Planning.

BECI(MAN, SWENSON 6 ASSOCIATES PI'ITSBURGH, PENNSYLVANIA WEST CENTRAL FAYETTE REGION

Res iona I P I ann I nq Comm I ss ion :

Roger Garofalo, Chairman Wi i I iam C. Westcoat A.J. D'Antonio Clarence Sisk, Vice Chairman Thomas Novak Herbert MI tchel I Joseph Hall, Secretary Sidney R. Prlnkey Lou Is Sabat I n i Marshal I Capriotti, Treasurer Frank Ricco Nick Wi I I lams BROWNSVI LLE BOROUGH

Borouqh Council

Marion C. Kllngensmith,Mayor Pau I L. Strycu la Donald R. Nee1 Hughey Otan t c Estel Knisley Edward T. Rohrer John Citro

Planning Commission

Will lam C. Westcoat, Chairman William Hunt, Treasurer Clarence Slsk, Vlce Chalrman DuWayne Swoger, Secretary Jack Boyd

BROWNSV I LLE TOWNSH I P Townsh I p Superv isors Plannlnq- Commtsslon Frank Ricco, Chairman S idney R. Prf nkey, Chat rman John E, Fertal, Jr. Joseph Hall, Secretary Jack L, McCune, Secretary Donald Hudak Wi I I lam Peters Donald Barfolomuccl

LUZERNE TOWNSH IP

Township Supervisors PIanningcCommtssion-

Wi I I iam Sparvieri, Chairman RIchard Kenns lnger, Chat rman A.J. D'AntonIo, Secretary Herbert Mttchell, Vlce Chalrman WI I I tam Baker Roger Garofa lo, Secretary Howard Porter, Treasurer Frank Trun

REDSTONE TOWNSHIP Townshi p Superv isors P Iann ing Cmm-I ss ion Paul Guerrlerl, Chairman Louis Sabatlnl, Chairman Nick W I I I fams, Secretary Marshaft Capriotti, Secretary Kazimier GoIemblewskI John DeGregory James Del Verme I *I

I C 0 N T E N T S

I WEST CENTRAL FAYE"E REGICPJAL COlNTEXT PAGE

I a Regicmal Gmditiuns 1 I b Growth Potential ,,61. C objectives 101 105 I d Regional Comprehensive Plan I I REDSTONE TOWNSHIP 1 e The Comprehensive Development Plan 139 f Neighborhood .Analysis 165 I g Capital Improvements Program 199 I h Regulatory Devices 207 I I I I I I J c L I S T 0 I: P L A T E 5

-PAGE

Regional Location 3 Topographic Land Fom 7 Topographic Slope 9 Drainage?Bas ins 13 Geological Structures 15 Coal Deposits 19 Soil Associations 21 Existing Land Use 29 Highway Classifications 39 Average Daily Traffic 43 Comity Facilities 49 . Water and Sewer Service Areas 57 Existing Sewer Systems 59 Growth Deterrents 95 Growth Stimulants 99 Future Land Use Plan 107 iVaj or Thoroughfare Plan 115 Reconunended Street Standards 119 Comnunity Facilities Plan 123 Comity Utilities Plan 127 Growth Intensity Area Sewerage Facilities Plan 129 Conservation and Renewal Plan 133 Comprehensive Development Plan 137

REDSTONE TOWNSH I P

Future Land Use Plan 143 Movement Plan 149 Conmunity Facilities Plan 155 Utilities Plan 155 Ne i glib orhood De lineat ion 167 Location' and Extent of Blight 169 Proposed Zoning District Map 209 9) regional conditions I i I I NTRODUCTI ON

The area comprising the West Central Fayette Region, including I the Borough of Brownsville, Brownsville Township, Luzetne Township and Redstone Township possesses great inherent natural beauty and a heritage of significant participation in I the early history and development of western Pennsylvania. The region's location places it adjacent to the Monongahela River :in northwestern Fayette County, about 40 mi es south- I east of the Pittsburgh urbanized area. The West Central Fayette Region may currently cap talite on the various advantages of a close location to the P I ttsbu rgh I metropolitan area including a wide variety of who esale and retail shopping opportunities, technical services and major educational' ani recreational faci 1 ities. However, there was 1 a time during the 18th Century that Brownsville and its imnediate region enjoyed a position of importance signlfl- cantly surpassing that of the infant' trading post at the con f Iuence of the Monongahe Ia and A I legheny Rivers. The I Brownsville area's historic pre-eminence in the development of western Pennsylvania and indeed, in the development of much of the area in the great mid-western interior of our I nation, was made possible by the town's ideal location at a significant break in the major land transportation route to the west (current U.S. 40 or the old nat onal road) at the I road's intersection with the Monongahela River which was to become an important water route for the nflux of people and goods pouring into the mid-west;

I The Brownsville area's significant locat onal advantage made it the transportation, trade, and frontier manufacturing center that it functioned as during the late 1700's I and early 1800'~~before this position was pre-empted by the emerging center of Pittsburgh. Later, during late 180ors when the growing Pittsburgh steel industry made Brownsville and Pittsburgh complementary rather than competing centers, I the area's idea I location and transportation resources such as the Monongahela River and railroads again enhanced Its importance by providing for the shipment of the great I quantities of coal mined in the Region and coke produced In it$,bee-hived ovens. I I

I 1 I I I Although Brownsville and the West Central Fayette Region have lost a significant portion of their special locational advantage and in addition experienced severe declines in demand for their chief resources, the region still possesses I an important locational advantage through its position rel- ative to major highways in western Pennsylvania. As shown by the Reqional Locatiopnap, the Region's location places I it near the center of a great regional highway grid composed of Interstates 70 and 79 on the north and west and the Routes 51 and 119 on the east and south. The Region's major current link to this grid is U,S. 40, which essentially bisects the I grid diagonally. Portions of this grid also serve to link the Region with the Pennsylvania Turnpike and future highway improvements and proposals,such as the Monongahela Valley I Expressway, will serve to further re-enforce the Region's locational advantage. I Two major set-backs are responsible for current regional physical and economic conditions. It is almost paradoxical that these set-backs are linked directly to the very factors md influences that have been responsible for the areds I former greatness and economic vitality.

The Region's first major set-back came about as a result of (I ,advancing transportation technology and accompanying shifts !in major transportation routes. With the development of Major railroads leading into the Pittsburgh area and the I bimultaneous development and expansion of the Pittsburgh steel industry, it was Pit-&burgh, not Srownsville, that tipcame the primary jumping off place for the great western expansion movement. Thus, Pittsburgh became not only a port I for western transportation but a major supplier for goods and materials which were required for the development of the mid-west. In addition, as other roads were constructed from I the east through Pittsburgh and on to the west, the national rodd (U.S. 40) lost much of its major importance as a transportation link between east and west. Thus, through the loss I of its special transportation and locational advantages, coupled with the fact +hat Brownsville and its immediate regiQn had fai led to develop a significant manufacturing base,',,the area tended to decl iqe and then stagnate for a 1 numbel" of years. I I I

2 I I REGIONAL L 0 CATION This stagnation came to an abrupt end with the discovery of coal resources, within the Region, that were ideally suited for use by the Pittsburgh steel industry. The Pittsburgh coal and Connellsville coke produced by the Region's mines and bee-hived ovens brought an era of economic affluence that far surpassed the Brownsvi I le area's original boom as a frontier transportation center, However, the impact of a declining coal and coke industry was much more severe in the Region's original decline, not only in terms of economic stagnation but also in the physical blight on the landscape that the declining coal industry left as its legacy. The scattered, deteriorating mining towns, the great pi les of mine wastes, sludge ponds, polluted streams and crumbling mine buildings and coke ovens, all constitute monuments to an era when coal was king of the Region, and stand as stark reminders of the consequences of relying on a single economic activity for the majority of an area's sustenance.

. Thus, the West Central Fayette Region's pa%has left not only a rich heritage but also a wake of economic and physical problems. The Region's future lies in the ability of local leaders to overcome the great economic and physical liabilities which accompanied the decline of coal mining activities in the area and to probe possible areas of future economic orientation which may serve to stabilize and enhance economic conditions. This "Existing Conditions" portion of the Comprehensive Plan for the West Central Fayette Region will provide a major, basic input for the formulations of plans, policies, and goals for the Region's future. This "Existing Conditions" section will accomplish this purpose through an investigation and analysis of the Region's land forms and natural limitations, the use of land within the Region, the Region's transportation and highway facilities and its community facilities and public utilities. This will provide a definition of the basic physical character of the Region, its assets, and its liabilities. It will also indicate the major determinents of regional growth as the primary contribution and base for the formulation of goals and plans for the area.

4 . . . . -...... ,. i, ...... 8, ' ?. '. '! LAND F o R.M s-..:A N .R- N A T u.R,~.ii I M I T A T I o N s ...... , , -. . . .: , , . ___. . . .L.. .. The form of 'the -lSnd, .I$S s'lope,, the type of soi Is and gee IogicaI:.structures: underlying. .its:surface, its drainage patterns. and other major phys iogcaph.iic. .features are the bas ic overr id i ng determ i nents and. cons trai.nts in f I uenc i ng the Type of developme.nt. that can-occur in .a given area. The following discussion describes the various physical features and natural resources of the West Central Fayette Region, these fea$ures' i:n-fIuence on past de.velopment, and their probab1.e.;effect on -.future:growth .' !. _-...... - . .. . .I I_~_,...... , ... :, ...-...... (8 ...... ;.. .:. ! .

TOPOGRAPHIC INFLUENCES. , ......

.. ._- ...... '.>.. r.: '-,' : -.

.f&neraI ' regional... topography .is characteri-zed:by: the flat r i ver terrace para:ld e-l;lhg :the Monangahe I:a ;Ri vbr and forming the Region% weste'rw boundary. From. .Y-h i s..:terrace, two major types of va.1 leys fol.low the various streams' and creeks feeding into ?he.Monongahela. Most of these valileys have. rather steep.is ides.w i.th e I evat ions from 100 to ,200;.feet .h igher than the .riLer, terrace. - The TODO~Dh ic. I ana. Forms: map ind icates the major types. of topograph ic' conf igurati ons w.i thi n the Region including the narrow, steep-sided val leys previously discussed. The other major valley type is broader, well rounded,. w.ith more moderaTeIy sloping sides, as. i,l lustra+ed . by .the Dun lap Creek: Va I bey :ruw i.ng thrWgh:.the. centra I por-

ti.on of the Reg ion. , The. rest of. .the: :$q.ogqqphy may be gen- eralized into the steeper hi I Is.i,desi:rlsi-ng.frgn the valley f Ioors and the r i ver terrace ,to.the r idge!-qstem runn ing through the Region and varying in .elevatiop.&3!n around 1000 feet at the bluffs above the Monongahela R,iuer--:rTo..I300 feet and over in the extreme south and west portions of the Region adjacent to Route 40. These landforms have generally limited development to the flat-areas on the river terrace and to tbe more level ridge tops. A good example of this situation is the Borough of Brownsville which has had its earlier settlement on the river terrace with later portions of the town growing up on the three ridges adjacent to the river, Simi lar situations exist throughout the area where development has either occurred adjacent to the Monongahela River or on the flatter ridge tops.

5 A physiographic feature of the land directly related to topography is slope. Slope is a function of land steepness and may be defined as the amount or degree of vertical rise in a horizontal distance. Thus, if in a distance of 100 feet the land rises 10 feet, this situation could be defined as 10 per cent slope. The Topoqraphic Slope map illustrates the three basic slope classifications found in the West Central Fayette Region. The delineation of slope is quite important since degree or per cent slope has an important influence on the potential use of land. The classification of slopes by their respective usefulness for urban,development is as follows:

Level to gently rolling land, 0-10 per cent: Land falling within this classification is suitable for most types of urban development with the flattest land usually reservcd for industrial or large scale commercial development. As can be seen from the Slope Plap most existing land development has occurred on this level to gently rolling land, a fact directly related to the ease of developing such areas, Much land in this category lies on the river terrace adjacent to the Monongahela River and historically has been the site of initial growth, e.g. the Borough of Browns- ville. This river terrace also contains the Region's major industrial area. Outside of the developed areas, most land within this slope category lies on the various ridge systems within the Region. These areas are the probable sites for most future growth.

Rolling to hilly land, 10 to 25 per cent: This is a fairly broad category and includes about a third of the land within the Region. Land within this slope classification can be developed as residential uses and in some cases for commercial purposes without too much difficulties, Most land in this classification is presently utilized for agriculture or stands vacant.

6 RIVER TERRACE VALLEYS INTERMEDIATE SLOPES 0 RIDGES

TOPOGRAPHIC LANDFORMS THE WEST CENTRAL F AYETTE REGION 0 0 to 10% 10% to 25%

25% ond OV~I

TO PO G R A P H I C SL0P.E MAP THE WEST CENTRAL F AYETTE REGION I I a IP I T ow1s HIP a I DS TON I TOWNSHIP. B~OWNSVILLI TOWISHIP AND BBOIRSVILLI B~QOVGH. PAYETTI COUNTY. PENNSYLVANIA I I Steep slope, 25 per cent and over: Most of the Region's hillsides fall nto this classification, which is generally unsuited for any type of extensive urban develop- 1 ment. Based on the lack of access to most steep slope areas, it is un ikely that any development, with the exception of an occasional single family home or hunting 1 or fishing cabin will ever occur on this land. Almost all of the steep slope land is currently occupied by wooded cover. This is probably the most acceptable future I use of land within this 25 per cent and over category. Drainage patterns within the Region are also related to its topography. As shown by the Drainaqe Basins map, I regional land forms are divided into three major watersheds. Redstone Creek, Dunlap Creek and the number of smaller watersheds which in the aggregate constitute a I third larger watershed in the western portion of the Region. Most of the major streams and watercourses drain directly into the illonongahela River or into its major tributaries, I either Dunlap Creek or Redstone Creek. In the past, two major problems have been associated with, drainage and water bodies within or adjacent to the Region. I- First is the problem of flooding along the Monongahela River, a situation that has plagued Monongahela River communities for a long time. Serious recent floods struck 1 the Brownsville area in 1954, 1963 and again in 1967. However, with the construction of new locks and dams, such as the Corps of Engineers, MaxweI I Lock and Dam bui It in 1965, and improvement of the Charleroi Lock and Dam, I flooding should become less of a problem, both because of the greater control of the water levels through the new impoundment structures and other impoundments along the I waters feeding into the Monongahela. Areas prone to flooding are indicated on the Drainaqe Basins map. I Another serious problem connected with the major regional streams is pollution. This pollution is caused both by the discharging of raw municipal sewage directly into the streams without treatment and mine drainage. Both Redstone I Creek and Dunlap Creek are currently polluted and the elimination of this situation should stand as one of the I primary objectives of planning efforts within the Region, I I I 1 The delineation of drainage areas or watersheds Is also vital in the determination of sanitary sewage utility service areas. This information will be very important in the formulation of future development plans in the subsequent portion of the Reg iona I Planning Program.

GEOLOGICAL INFLUENCES

Five hundred millicq years ago western Pennsylvania and what is currently the West Central Fayette Region was covered by a great shallow inland sea. Over time, this sea was slowly filled with silt, sand, and other minerals, The weight of this filling eventually resulted in the upheavals which formed the Appalachian Mountains. This event also had a side effect of modifying the inland sea to an area of fresh water swamps. The vegetation and animal life within these swamps was subsequently covered by other materials during later geological periods. Pressure on this material has resulted in the rich coal seams that underly the Region. Subsequent shifts in the earth's crust served first to tilt the major coal beds down toward the southwest and secondly to uplift the entire area to form a high flat plateau. This uplifting also formed the two parallel ridges currently known as Chestnut and Laurel Ridges. The gradual wearing down of the earth's crust over time then produced current regional topographic configurations. Today the majority of the Region is a mature plateau of fine texture, generally composed to gently rolling uplands cut in places by steep stream valleys and in others by broader, more shallow val leys, e.g. the Dunlap Creek Val ley.

Strata formed during two major geological periods underlie the Region. The location of these geological formations are indicated on the Geoloqical Structures map. The oldest is the Conemaugh, which is generally composed of shale and thick coarse sandstones. The Monongahela formations lie on top of the Conemaugh formation. It is composed of shale, sandstone, and some limestone. At the juncture of these two geological formations I,ies the rich Pittsburgh Coal seam, so famil jar in the Region. The Washington formation lies above the Monongahela with Waynesburg Coals lying at the juncture of these two formations. The Region's most recent geological formation is the Green, being composed primarily of lime- stones and sandstones and formed during the Permean period.

'12 1- MAJOR DRAINAGE DIVIDES - MINOR DRAINAGE DIVIDES -... WOR STREAMS MAN)(( WATER BODIES

DRAINAGE BASINS THE WEST CENTRAL F AYETTE REGION FORMATION .A FORMATION FORMATION 'AATION

GEOLOGICAL STRUCTUR'E S THE WEST CENTRAL F AYETTE REGION a 11 E T o w N s E I P a x D s TON x TOWN s E I P. B~OWISVILL~ TOWNSHIP AID BBOINSVILL~ ~OIOUQB. PSYXTTX COUITY. PXNRSYLYAN~I 1 I The Coal Oeposits map indicates the major beds of coal underlying the Region. The entire Region is underlain by the 1 Pittsburgh Coal seam and about two-thirds of it is also underlain by Washington and Waynesburg coals contained by the Washington Geological formation. The Coal Deposits map also I indicates the major remaining reserves of coal within the Pittsburgh bed, the most economical ly important coal remaining within the Region, As shown by the map most of the reserves ( in beds over 28 inches thick) I ie in the western 1 portion of the Region and indicate areas where future mining activities could probably occur. Currently, there is only one active deep mine wil-hin the Region at lsabella. Current I reports indicate that activity in this mine has ceased within the West Central Fayette Region,with operations now concentrated in Green County via tunnels underneath the Monongahela I River. Thus, it appears that no intensive deep mining activity may be anticipated within the Region in the near future.

I Fortunately, the Region has not suffered the scars of any extensive strip mine activity, a fact which 1s probably explained by the depth of the coal formations under the I surface of the Region, thus precluding any easy excavation at the outcrop line. It is unlikely fhat any extensive'sfcip I mine activity will occur in the Region in the future. Deep mining activity has left the area with a strange heritage of by-gone economic prosperity manifested by a large collection of outmoded mini'trg towns; waste dumps, acid streams, and 'the I blighted landscape of outmoded and deteriorating abandoned mine buildings. It will be some time before the Region may fully recover from the blight and pollution left by the once I flourishing mining industry.Cmsequently, any future resurgence of mining must be adequately controlled so that the cost and I hardships that could result from such activity are mlnlmtzed. 1 I I 1 I 17 1 1 1 -sol LS Regional soil types exhibit a close relationship to the local rocks from which they have formed. As shown by the Soil I Associations map, four major soil groups cover the Region,

Gilpin-Ernest-Wharton: This Association is formed from I limestone, sandstone, and clay shales and is generally deep and moderately well drained. The characteristics of its components are listed below. I Drainage Homes i te Septic Tank Soi I Type Characteristics Lim'itations Permeabl I ity Limitations 1 Ernest bloderate to hloderate I y Poor Moderate Slow Severe 'I Gi lpin We1 I Moderate "oderate Severe Wha rton Moderate nloderate S Iow Severe I

Mononqahela-Philo-Atkins: These soils are largely water deposited and found along river and stream valleys. They exhibit the following characteristics.

Dra i nage Homes 1 te Septic Tank Soi I Type Characteristics Limitations Permeability Limitations

Atk i ns Poor Severe" Extreme Iy ( f Iood i ng) Poor Severe

Monongahe la Moderate Moderate** Moderately Slow Severe

Phi to Moderate to Poor Severe Moderate Severe (flooding)

"Severe: Soils with one or more physical properties seriously I imiting their use.

**Moderate: Soils with properties limiting their use. *IESBURG COAL

RESERVES (beds

COAL DEPOSITS THE WEST CENTRAL F AYETTE REGION

L TJ R N E T 0 W N S H I P B I D S TON I T OW N S H I P, BBOWNSVlLLl TOWNSHIP AND IROWNSYILLE BOROUOH. IATITT. COUNTY. PXNNSILVANIA ,--..- .ci .- I:.?, ’: r i . 2 : ;,j: .:*; i -t PLANfL’ING COMMISSION Court House Uniontown, Pennsylvania 15401

1 I F4ontevallo***-Westreland-Guernsey: This Association's soils were formed from standstone, llmestone and shale. It is generally confined to the steep hillsides adjacent I to the Monongahela River. The characteristics of its member soi Is are as follows.

I Dra I nage Homes Ite Septic Tank Soi I Type Characteristics Limitations Permeabilitv Limitations I Guernsey Moderate to Poor Severe Slow Severe (slope)

Westmoreland We1 I Severe Moderate I y Severe -I (slope) Slow I **Wo detailed description currently available. Weshoreland-Guernsey-Clarksburq: The Region's most prevalent Association is composed of soits originating from limestone, 1. sandstone and shale. Usually lying above the Pittsburgh Coal vein,its soils are described below.

Dra i nage Homes ite Septic Tank 1 Soil Type Characteristics Limitations Permeability Limitations I Clarksburg Moderate to Poor Moderate Slow Severe Guernsey Moderate to Poor Moderate Slow Severe I Westmore land We I I F.lcderate Moderate Iy Severe Slow I The major developmental constraint generated by regional soil characteristics is the severe limitations they place on on-site I sewage effluent disposal (septic tanks) either through thei;, poor water absorption, shallow depth above bedrock, or high I water tables beneath them. P I I 1 23 1 L A N O U S E

The current patterns of land utiI ization in the West Central Fayette Region are the result of an evolutionary process that has been going on for over 200 years. This process is the direct result of a number of physical, economic, and technological determinants. The following sect i ons-d i scuss the influence of these deteminants on the patterns of deve opment within the Region and describe the various patterns and types of land uses found within the member mun ic i pa I ties of the Region. ..

This existinq land u e discussion is based on the results of a field survey conducted by a mobi le field unit of planning technicians earlier this summer. During this survey each land use type and its extent were recorded according to the following classification system:

The residential classification includes three sub-classes which indicate the various intensities of residential development found within the Region, ranging from the single family residential uses to the two family structures so common in many of the mining towns, to the higher density three to five family residential uses found in the public housing projects and in some of the more urban areas, such as 3rownsville and Republic. The commercial and manufacturing classifications are generally self explanatory except that the manufacturing classification was expanded to include auto salvage yards. The extractive classification includes those activities involved directly in either the mining of coal or the processing of coal, such as washing and sorting. A separate land use classification is also included to record the many bony dumps or culm piles prevalent in the Region. Such land uses are labeled as mine dumps, One final classification worth mentioning is waoded areas, which records major tree masses and ex- tens i ve Iy wooded a reas.

25 GENERAL PATTER"- AND DETERMINANTS The chronology of land development in the West Central Fayette Region closely parallels the major economic forces operating there during the past 200 years. The primary nucleus of development occurred in Brownsville with the establishment of the original commercial center along Route 40 and subseauent industrial develoDment a Iong the Monongahe Ia R i ver . A second d ist i nct' deve Iop- ment pattern is exemp ified by the many mining towns scattered throughout he Region with most of these being located near the very head of the mine and composed primarily of a number of duplex residences and perhaps a small general store. A secondary nucleus of concentrated deve Iopment is ev iden in the central portion of the Region surrounding Republic. Here, a number of mining towns clustered together and then matured into such service communities as Republic and Fairbanks. A more contemporary - phenomenon, but with historic roots, is the highway-oriented commercial and resident al development currently present along Route 40 south of Brownsville. This type of development had its gonesis in the original scattered houses and inns that had located a ong the National Pike and gained momentum with the adven of the automobi le and tourist travel along Route 40, The most recent type of development in the Region are suburban residential areas like some sections of Hiller and other scattered new concentrations of homes, principally south of Brownsville along Route 66 and Route 40. However, with the exception of the Hiller section adjacent to BrQwnsville there has been no extensive new subdivision activitv.

Thus, the historic nucleus of complementary comnercial, industrial and residsn-tial uses in Brownsvi I le, the mining towns, and the clustering of mining towns around Republic, highway-oriented developmen+ including strip comnercial and more recent contemporary subdivision developments, constitute the major components of land use prevalent within the Region.

26 A number of determinants have exerted strong influences on current regional development patterns, Topography and major transportation routes are perhaps the primary determinants, This is especially evident in Brownsville's case, where a unique combination of a dominant land transportation route, crossing a major water transportation route, i.e, the Monongahela River,fostered the first settlement within the Region, This juxtaposition of important land and water routes provided the situational genesis for Brownsville's existence. The site and its topography were the major determinants influencing the town's shape. Originally, a commercial center stood adjacent to Route 40 with local manufacturing and boat building industries concentrated along the river. As the town grew, add iti ona I ava i Iab le space on the original ridge, adjacent to Route 40, was utilized for expanding residential development, as was the portion of the river terrace adjacent to the industrial area. As the town continued tc'grow, additional land on the ridges to the west of Route 40 was ul-llized for residential development. In some areas of the city the press for land forced development to occupy the steeply sloping hillsides which define the ridges that were subsequently developed.

The same determinants of transportation routes and topography have exerted their influence throughout the remainder of the Region as exemplified by the Town of Republic and its neighbors In the southern urban corridor located along the flat land of Dunlap Creek Valley along Route 166 and the influence of major township roads on the selection of most other development areas on f lat sights, general ly on the river terrace or on ridge tops.

The th rd major determinant of land use patterns within the Region is the coal industry. The area is dotted by a number of min ng towns located adjacent to the heads of once active mines. In all cases, the pattern of development is quite the same in each of these towns, being generally row after row of two family dwellings accompanied by an occasional company store or post office. The mine buildings or coke ovens are located nearby, along with the large and ominous bony dump or culm pile.

. 27 The final major determinant of regional land use patterns has been the automobile. Because of the mobility offered by the car it has been a significant force in shaping the contemporary development patterns, An almost classic example of this is the strip development present along Route 40, comprised of commercial enterprises orlented to the car or the tourist, plus large collections of homes front- Ing on the major highway. This is a prime example of what is emonly known as urban sprawl, In which development spreads out in a linear fashion along major transport routes. A number of detrimental effects inctude a sfg- nlflcant reduction of the carrying capacity and the efficiency of the highway, problem of highway safety with many access roads intersecting with the major routes, the walling-off of interior land adjacent to the hlghway making it impossible for such land to be developed, visual monotony and a generally cluttered and unpleasant appearance. Such string towns can also lead to problems in provlding the proper water and sewer utility service, as water and sewer lines must be strung out many miles to serve these far reaching developments. Although areas along Route 40 contain the most: significant concentrations of urban sprawl within the Region, other examples are also prevalent along Route 166 south of BrownsvIIIe and in the vicinity of Mer1 ttstown and Republ ic,

In the less developed sections of the Region,topography and the location of extensive woodlands have been the primary determinants influencing what kind of actIvih/ occurs. In the more gently rolling portions of the ridge tops, agrlcul- ture activities have occurred where the land has not been 'pwMomst cover . One final but important determinant of growth within the Region is general regional economic conditions. It Is somewhat of an understatement that this area and most of Fayette County have been in a state of economic decline for the past several decades. This economic stagnation has had a direct effect on the intensity and amount of land actlvlty, For example, almost conspicuous by their absence are the sprawling new subdivlslons, industrial parks and large commercial areas or shopping centers that are found In the most urban areas within the Pittsburgh,metropoIItan area. The absence of these more recent types'-M-Iand development activities is a vivid reminder of pas? economic conditions. A further sign of past economic decline is the.extremely small portion of land devoted to manufacturing, a. s-ituation which can probably be attributed to the reliance on natural resources rather than on industrial resources.

Thus, 'topography, important land and water transportation routes, the coal and coke industry, the automobi le, and the economic history of the Region have played Important roles as the major determinants of general regional land use paiterns. The following discussion of land use in the member communities of the West Central Fayette Region will provide a more detailed description of regional development patterns and serve as a further illustration of the general over- riding forces which have influenced and helped to shape-these patterns,

-1 - 2 -', BROWNSVILLE BOROUGH

Originally laid out In 1785, the Borough Brownsvi I le is the oldest comnunity in the Region. The general land use pattern within Brownsville provides a general description of the historic development of this community. Original settlement occurred on the east of its two presently developed ridge areas, with the originat commercial center growing up adjacent to the present Route 40 (Market Street). Subsequent original development occurred adjacent to the Monongahela River where the town's thriving boat building industry was established. Other industries soon followed and lead to the industrial corridor between the river and the Monongahela Railroad tracks in southwestern Brownsville, Later res10 dential and comnercial developmenf occurred adjacent to this industrial area and formed a second commercial nucleus in the vicinity of the current Borough Building. Further development within Brownsville then spread from this second commercial area up the hill and along the ridge towards Hiller. Thus, the Borough contains essentially three dis- creet deveioppent areas; the first being the eastern ridge area adjacent- to U.S. 40, with subsequent development occurring along the Monongahela River terrace and then on ridge and hillside areas in the southwestern quadrant of nt Borough bou ndar i8s.

.I, The predominant residential land use type found within the Borough of Brownsville is the single family residence. As shown by the Existinq Land Use map for the Region, this land use type occurs throughout the Borough, with the older residences concentrated in the eastern section of the city, especially along Front Street and adjacent to the present major downtown area and with newer residences located on the city's western ridge area adjacent to Hiller. There are also concentrations of two family homes which occupy the river terrace area adjacent to the water works and portions of the central area adjacent to Dunlap Creek. Most of these residences are in from poor to very poor condition. There are also two concentrations of an even higher density residential land use type in the two public housing projects located within the Borough. Both Snowden Terrace and the South Hills Terrace project contain multiple family dwellings with three to five families per unit. Because of the Borough's age some fairly extensive deteriorated or blighted areas may be found within its boundaries. General areas of deterioration exist adjacent to the indus-. . .. tries along the Monongahela River, the Dunlap Creek Val ley and east of U.S. 40.

As mentioned, Brownsville contains two commercial areas, with the one located on the river terrace providing a greater variety of stores and shops. The older shopping area adjacent to Route 40 is beginning to show signs of deterioration. The river terrace shopping area containing basically sound structures suffers from lack of upkeep by store owners and traffic congestion problems along Main Street. As previously mentioned, the town's major industrial uses are concentrated in its western section along the Monon- gahela River and there appears to be no other available industrial land within the Borough. Public and semi-public uses are scattered throughout the Borough, being composed mainly of public buildings, schools, and churches. There is, however, a significant concentration of religious institutions, public buildings and other such use types along Church Street in the Borough's eastern section.

Most buildable land is currently occupied within the Borough of Brownsville. Thus, future influences on the Borough's land use pattern will probably come from the functions of maintaining existing sound structures and improving existing blighted and deteriorating areas, In addition, significant concentrations of historic buildings around Bowmans Castle (west of Route 40 in the eastern ridge section of the Borough) merit significant attention as a potential historical preservation area.

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1 BROWNSVILLE TWSHIP Brownsvt I le Tqwnship is the smal lest comnuniiy in the West Centra I Fayette Region. Located n the Reg ion's north- I eastern corner, fhis Township nestles up against the eas?.ern boundary d Brownsvi I le. Major developed areas occur on either side of Route 40 and in the Knoxville area elmg 1 Lynn Road fn the Township's east-central portion. fY06st of thlr development Is composed of single family residences in from good to fair conditton. There Is, however, a con- I centration-of two family structures to the east of the new alignment of U.S. Route 40. Cmercial enterprises wfthin , the Township are limited to a funeral home, several garages oriented to traffic on Route 40 and a nursery along Lynn I Road. A number of other highway-orien-d, cmerclal uses including gas stations, a used car lot, and several restaurants are located along Route 40 near the Township!s southern I boundary. The remainder of Township land Is generally oc;cupIed+by wooded areas and steeply sloping hillsides. s

Although the new alignment of ubsb 40 through Brownsville I Township wf1 I dQ much to el lminate current traffic congestton, thls new route tends to re-enforce an existing and fairly foPm1dable physical barrier tendihg to spl It the Township in I half. Although We present Inaccosslbility of portions of the Township whl le Route 40 is under constructlon wbl I be eliminated, the problem of overcaning the barrier' effect of I this road will have to be dealt with in the near future.

I LUZEWE TOWNSH I P The Township of Luzerne contains a wide varfety of land we types and d i f ferent developmenta I patterns. Genera I ly, thIs 1 spectrum of land uses varies frm the new growth adjacent to Brownsville and the Hiller area to the decllnlng mining buils of Maxwell, Dutch HI!{, Labelfe, lsabella, Tower Hill No, 2, I Thompson No. 2, and Allison. Irl contrast to these meCw centrated areas of development are the many scattered homes and farms located throughout the Township and Its many acres I of wooded and steeply slQping land. 1 I

I 33 I

I :' 1 i 1

Two major types of residential uses are found within Luzerne Township including the single family homes found 1 in the Hiller section, scattered along township roads, and in concentrations such as Penncraft, and the two family, two story duplexes that are so common in the 1 Region's many mining towns. Generally, most of the Township's single family homes are from good to fair condition. In contrast, most of the duplexes found in the mining towns are in from poor to very poor condition 1 and some are quite obviously unfit for human habitation. I Commercial uses within the Township are limited to the grocery stores and gas stations which serve the imediate needs of thz Township residents. The only other major c commercial use is the new car dealer located adjacent to the Township's eastern boundary, south of Republic.

The major manufacturing use within Luzerne Township is the I Hillman Barge and Transport yard located adjacent to the Monongahela River in the Township's north-eastern section. As shown by the Existinq Land Use map for the Region, the 1 only other major manufacturing uses are located adjacent to the Tower Hill No. 2 and west of Heisterburg in the Township's central portion. Although classified as manu- I I facturihg,these uses are junk yards or auto salvage yards. One other manufacturing use, a machine shop, Is also adjacent to Tower Hill No. 2. Two major extractive uses are also found within the Township, being the coal washing and sorting I operation at Laballe and the deep mine at Isabella. Assoc- iated with former mining operations are the mine dumps shown on the Existing Land Use map. I The Brownsville-Luzerne park currently being developed on a large tract of land adjacent to Hiller is the major public use within the Township. Schools, churches, and scattered I cemeteries constitute the remainder of significant public and semi-public uses. The only other major land use types are the agricultural lands located on gently rolling hill I tops in the central portions of the Township, and the extensive wooded areas located on many of the steeply sloping hillsides. I I 34 I I 1 1

I REOSTONE TOWNSHIP

As in Luzerne Township, severa types of distinct development I patterns are evident within th s Township. These include: (1) The highway and tourist-or ented commercial facilitles and the strip residential development located atong U.S. 40, I (2) the many mining towns scattered throughout the Township including Grindstone, Rowes Run, Chestnut Ridge, Brier Hill, Allison, Tower Hill No. 1, and Thompson No. 1, (3) the clustering of concentrated urban development around the Region's 1 secondary urban core near Republic, (4) the new growth prevalent along Route 166-south of Brownsville, and (5) the general agricultural activities and heavily wooded areas so 0 prevalent throughout the entire West Central Fayette Region. I Residential land use in Redstone Township is of four major I types: The ffrsttype is the scattered single family residences in either good or. fa ir cond it ion found a long many of the roads within She Township. A second major residential use tyoe ' is the deter iorat i ng and b I ighted two f am I y struc- i tures found within the mining towns of the Township and within some of the more mature areas, such as Fairbanks, Herbert, Fi Ibert, and in the eastern half of RepubI ic. These same I mature mining towns contain the third distinctive type of residential land use, that is, the older single famlly residences that have occurred in these more built-up mining I areas and have been maintained in fair to good condition. Finally, there are the new homes found along Route 166 in the northern part of the Township which have been built within I the last five years. Comercia1 uses include the highway-oriented commercial uses present along Roiite 40 in the Township's northern section, I tourist-oriented uses also found along Route 40, such as motels and restaurants, small convenience-type and service retail establishments scattered throughout the Township in conjunction with concentrations of residential uses, and 1 finally the more mature business districts offering a wider selection of goods and services such as those found in I Republic, Fairbanks, and Cardale, 1 I I .35 I I A large amount of the Region's manufacturing is also found in Redstone Township. This includes the sportswear manufacturing establlshment adjacent to Tower Hill No, 1 and the United States Steel shops north of Filbert. Al,so included In the manufacturing classification are the large wholesale grocery warehouse located in Republic and the junk or auto salvage operatlon at Brier Hill on U,S. 40. There are currently no active extractive or mining operations underway within Redstone Township although there are a number of mine dumps scattered throughout the area, Their location Is shown on the Existinq Land Use map for the Region.

The major public uses within Redstone Township are its schools and the new Brownsvllle General Hospital located near Route 166. Other major public and semi-public uses contained in the Township are its churches and cemeter.ies, The remainder of the Township is taken up mostly by less intensive land uses such as agriculture or open land, plus the heavily wooded areas occupying the steep hillsides which do not permit any type of extensive development.

I I I TRANSPORTATION AND HIGHWAYS

I One very important force determining the level of economic vitality in an area is its highway system and transportation facilities. The following section evaluates the West Cen- I tral. Fayette Region's highways,according to their function, capacity, condition, and location, to determine how well and sufficiently routes are currently serving the Region both internally and by providing inter-regional ties. This I section also reviews the number of currently available highway plans, such as the State Department of Highway Six Year Highway' Plan, which will exert significant influence on the regional highway system. The second portion of this section ~I provides a basic inventory of the other major transportation opportunities available within the Region, inctuding river, I bus, rai , and air transportation facil ities and evaluates the leve of service provided by these various travel modes.

I HIGHWAYS

The West Central Fayette Region, and in particular the Borough 1 of Brownsville, owes much of its historic pre-eminence to one major highway, U.S. Route 40, the former National Road. The National Road, running between Baltimore and Wheeling, was for I a fairly long time the primary route for western migration into-the great undeveloped midwestern portion of the United States. Traffic along this route,combined with the break in transportation at the Monongahela River,was a significant I stimulus to Brownsville's growth. Almost 200 years after the completion of the National Road through Brownsville, its contemporary equivalent, i.e. U.S. Route 40, still I possessed much of the great importance of the historic route. Before the construction of the Pennsylvania Turnpike and the subsequent construction of many of the major east-west interstate highways, the Route 40 corridor was still a major I travel path for moving from the mid-Atlantic states to the I coast, to points such as Baltimore and Norfolk. I I 37 I I I

U.S, 40 still continues to be an important inter-regional I highway and West Central Fayettels most important highway. Although the route's major present function is linking the regional centers of Washington and Uniontown, it still i carries large volumes of traffic and programmed improvements along its length wiil help insure an adequate level of future service. As mentioned, Route 40 is the Region's important link with other adjacent regions. It also pro- I vides a vital access for traffic generated within the Region and destined for the major interstate routes in the area, such as Interstate 70 and Interstate 79. I

The history of the Region provides an excellent testimony to the importance of h i ghways as development constraints I or incentives. Through the influence of U.S. 40 and its transportation terminus with the Monongahela River, the Borough of Brownsville grew to a fairly significant level of importance during the early days of western Pennsyl- I vania's history. Although sonrewhat less dramatic than this original development stimulus provided by U.S. Route 40, highways within the Region can still provide important I incentives to economic growth. Thus, a regional highway system maintained in good condition and providing efficlenf access to potential industrial and commercial sites within I the Region is an important detz%ninant of economic growth.

Highways with n the Region may be classified according to their various functions, The Highway Classifications map I indicates the four functional types of roads carrying regional traf ic. The most important functional type is the State Primary Route. Because they function as inter- I regional transportation links, U.S, 40, carrying traffic from Uniontown through the West Central Fayette Region to Little Washington, and State Route 166, connecting Browns- I ville with Masontown and Point Marion, are classified as State Primary Highways. State-Secondary Routes perform two functions. First, they link together the various primary routes with-in the Region and they also provide I access to various inter-regional points. Important State Secondary Routes include LR-26018 which links U.S. 40, running through Brownsville,with Route 51 to the east via I State Route 201; LR-26022 which links U.S. 40 just north of Brier Hill in Redstone Township with Route 51; LR-26036 linking U.S. 40 with Route 166 just north of Republic; I LR-112 and LR-26033 which link State Route 166 with State Route 21 running between Waynesburg and Uniontown. Other State Secondary Rowtes i nc I ude LR-26098, 26004 and 26062 running through Luzerne Township and I inking Route 40 with I other major state roads to the south of the Region. 1 I 38 I

I The collector routes shown on the Hiqhway Classifications map function as links between traffic generators within the Region. These sub-regional transportation ties include LR-26162 linking U.S. 40 with Grindstone; LR-26027 which links U.S. 40 at a point adjacent to the Lafayette I'4emorial Park cemetery with Merittstown; LR-26154 I inking Fairbanks with Searights in Menallen Township; LR-26164 and LR-26001 which tie the Borough of Brownsville with Alica, Dutch Hill, and Labelle in Luzerne Township and LR-26095 and LR-26096 which provide a major access route within Luzerne Township. The remainder of roads within the Region are classified as local routes. These roads provide links between the collector routes previously discussed and direct access to most developed areas. They are, basical ly, the "driveways" of the regional road system, .

The Averaqe DaxTraf.f ic map provides an excel lent measure of the degree anc! intensity of use of the various elements of the regional highway system, As shown by the map, most traffic within the Region is concentrated on the State Primary Routes, Route 40 ana Rate 166, the State Secondary Routes of LR-26033 between Republic and Fairbanks and LR 112, and several coliector roads including the Grindstone Road (LR-26162) and the road segments between the Borough of Brownsvi I le and Label le (LR-26001 and LR-26164. Volumes on these roads va+-.from $600 on U.S. 40 and 6,000 on State Route 166 to volumes of 4,000 to 5,000 on LR-26033 between Republ ic and Fairbanks, to volumes of around 1,000 to 1,200 vehicles per day on some of the more major State secondary and collector roads, specifically LR-26162 (the Grindstone Road) and LR-26098 running south out of Hiller, .There is also a large concentration of traffic within Brownsville. Elsewhere on the regional highway network, traffic vo(umes are so low thai they are of little significance.

With the exception of Brownsvi!lels internal street system all regional roads are currently below their potential carrying capacity (based on the relationship of potential capacity to pavement width). Generally, the regional road system is in from good to excellent condition. This judge- ment is based primarily on recent and fairly extensive road improveqent programs carried out by Luzerne and Redstone Town$h?ps and on completed projects contained in the State Highway Departmentls Six Year Improvement Program, specifically

41 widening and re-surfacing on a number of State route segments within the Region and realignment efforts, particularly on a segment of LR 112 northwest of Filbert in southern Redstone Township. Although most regional highways are in good condition, there are some inadequacies. These are mainly the poor al Ign- ments and sharp curves on some of the more major roads within the Region, particularly Route 166 between its intersection with Route 40 and where it crosses Dunlap Creek.

A number of programmed improvements or projects that are currently under construction will serve to reinforce and -.. enhance the regional highway system. These include elements A, C, and D of the Six Year State Highway Department Program, listed below, that are currently under construe tion, recent Iy comp Ieted segments of Inters ta te 79 between Washington and Bridgeville and the Monongahela Valley Expressway which wi I I evenhal ly I ink Cat ifornla Borough in Washington County and the Pittsburgh Urban Area. Seg- ments of this expressway, particularly the section between West Brownsville and Charleroi,will be placed under construction by 1973.

STATE DEPARTMENT OF HIGHWAYS - SIX YEAR IfQROVEMENT PROGRAM 1967 - 1972

Project Route Elements (Route Section) Descr i pti on status

A U.S. 40 Brownsvi I le Under relocation to construction Grindstone Road

8 U.S. 40 Gri ndstone Road Programmed to Rockworks (Menal len Twp.)

C LR-26162 and U.S. 40 to Under con- LR-26165 (Grind- Grindstone struction Fa1 I stone Road) 1968-Spring 1969 comp Iet i on

D LR-26033 Fairbanks to Programmed. Cardale Repub I ic to Republic section current Iy under construct ion

E LR-26018 Redstone East of Programmed Creek Bridge re- Brownsvi I le construction and dike protection

F LR-26001 and Widen and re- Programmed, LR-26 1 64 surface 3.4 miles Anticipate con- west from Browns- tract 1969-1970 ville to Maxwell Lock 8 Dam

1 FAYETTE COUNTY PLANNING COMMISSION 1 Court House Uniontown, Pennsylvanla 1540t 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 TRANSPORTATION INVENTORY ,. . .I . The fol lowing-presents a brief summary of the other. major types of transportat ion .modes current I y operati ng with i n the Region and an evaluation of their significance. '

A. River Transportation: Currently two river terminals are in operat'ion within the Region. Both faci I ities'are utilized for coal'loading and include the National Mines faci I ity at .!gabel la which'.ships approximately 900,000 tons of coa(.'per year and the Jones and Laugh1 in Steel . ' :

Corporation coal 'washing plant and shipment faci I ity: lo-. .:.' cated on,the Monongahela River near Labelle in Luzerne ' Township." This J 8 L 3aciI'i'ty washes and loads coa"l from' the Vesta Mine across the river in Washington County ahd processes approximately 4 million tons of coal per year. It appears that these facilities will remain as the only significant terminals due to the character of the current and anticipated industrial shipment facilities.

6. Bus Transportation: Three local independent bus lines and one nationally known line currently serve the West Central Fayette Region. These lines and their service characteristics are listed below. (I) Eastern Greyhound Bus Lines, providing service from a terminal in Browns- ville to Washington, Uniontown, Pittsburgh, Baltimore and other major cities served by the Greyhound Bus System. (2) Republic Bus Line provides hourly service daily, SIX days a week between Republic and Uniontown. (3) Californta Bus Line provides service five times a day, six days a week between Brownsville and Uniontown. (4) The H. Edenfleld Bus Line provides service four times a day, six days a week in Western Redstone Township with stops at Chestnut Ridge and Rowes Run. Future performance by the local bus lines is primarily contingent on local demand, that is, while current passenger volume indicates a fairly stable situation and thus continued bus service, any significant decline in passengers will probably mean sharp cut-backs in local service.

45 C. Rail Service: The Monongahela Railway is the only railroad operating within the Region and provides principal service between Brownsville and Fairmont, West Virginia with potential linkages with other major systems in the area including the Pennsylvania, The main rail line runs parallel to the ivlonongahela River with a branch line generally following Dunlap Creek to serve Republic and Allison.

D, Airline Service: The closest air terminal facility is the Fayette County Airport located on U.S. 119 between Connellsville and Uniontown. No regularly scheduled air- lines operate out of this airport however, chartered flights are available and the Fayette County Airport does offer an important incentive to industries which may wish to Imate with in the Reg ion and who ma inta 1 n corporate aircraft.

46 C 0 M M.U N I T Y FACILITIES

Quality community facilities such as schools, parks and municipal buildings greatly enhance the desirability of a community as a place to live and the general level of community livability. The following section describes the location, condition, capacity and general expansion potential for the community facilities found within the West Centra I Fayette Region. In genera I, the Reg ion is served by an excellent assortment of facilities, including some very outstanding examples such as the hospital and most of the schools in the Brownsville Area School District. The maintenance cf the integrity of these facilities will contribute a great deal to the future attractiveness of the Reg ion.

SCHOOLS

'The Br6wnsville Area School District is coterminous with the West Central Fayette Region and is a result of the Pennsylvania School Reorganization Act of 1963. Thirteen schools have been abandoned within the Region since 1957 and these older facilities have been replaced by seven elementary schools, one junior high school and one senior high school, all in from good to excellent condition. The following is a general description and analysis of each school in the district. Their location is shown on the I Community' Facilities map.

The-Cardale Elementary School is located on LR-26033 just south of Republic in Redstone Township. Originally constructed in 1962 with a major addition built in 1966, the school's 20 classrooms are utilized for kindergarten through 6th grade, as are all of the other elementary schools within the Brownsvi I-le area system. The Cardale School is in generally excellent condition with the exception of some minor deficiencies because of the lack of landscaping in the ' front of the new addition. The building is located on a 15-acre site and is currently operating at about 50 students I below its rated capacity of 600. 1 I

47 The Central Elementary School is located in Luzerne Township just north of the mining town of Isabelfa. This 20 classroom facility was constructed in 1965 and is in generally excellent condltion. The school is currently operating about 50 students below its rated capacity of 600. The only major inadequacy of this school is its site of 6 acres which is slightly below desired standards. However, because the school is located on a sloping area, site expansion is I imited.

Constructed in 1964, the Colonial Elementary School is located adjacent to U.S. 40 in central Redstone Township. Currently operating SI ghtly under its 600 student capacity, this facility has 21 c assrooms and is located on a 16-acre site.

The Cox-Ounahey Elemen ary School is the most recent addition to the Brownsville Area School District. Located near the intersection of State Route 166 and U.S. Route 40, this brand new facility is scheduled to open for the 1968 school term. Its 24 classrooms have a capacity of 840 students on a 17-acre site. Upon completion, the Cox-Dunahey school will replace the two oldest operating schools in the rownsvi I le Area School System. These are the Prospect E ementary and Front Street Elementary Schools located within the Borough of Brownsvi I le.

The Hiller Elementary School Is located n northeast Luzerne Township ad.jacent to the Borough of Brow sville. This eight classrwm faci I ity was constructed in 1967 on a 15-acre si te and is currently operating slightly under its capacity of 250 students. As a practically brand new school, the facility is in excellent condition.

District students enrolled in grades 7 through 9 attend the Redstone Junior High School located In Redstone Township just north of Republic on State Route 66. Situated on a 43-acre site with an adjacent athletic field, the Redstone Junior High School is the oldest schoo in the Brownsville system, originally constructed in 1923 with major additions In 1947, 1959 and 1963. Although the oldest portions of this structure should be scheduled for replacement, the general condition of the school and its subsequent additions is good. This facility contains 43 classrooms and is currently operating slightly under its capacity of 1300 students.

48 C.0 M M U N I T Y FACILITIES THE WEST CENTRAL F AYETTE REGION ,- L 0 z I a N I T 0 W H 8 H I P. B I D S T OH I T OWNSH I P. BBOWNSVILLI TOWNSHIP AND BBOWNSVILLI BOBODOH. SAYXTTX COUNTY. PlNRSILVANlA 1 I The Brownsville Area School District Senlor Hlgh School Is located adjacent to the Brownsville line on the site of, the old Brownsville High School stadium. Grades 10 thrmgh.: I 12.are taught In this 30 classroom faci lily which Is in generally excel lent condition as it'was constructed in 1966'. Located onr'a 70:acre;site, this school is now operating at I approxIimately 50 students above its rated capac'ity. of 850. ~.2. Although ~IPghtly'overcrowded, the only major problem generated by current enrollment is auditorium capacity, whlch I is only -550, contrasted to the school's current enrol lment of over. 900 studenfs necess itat i ng sp I it aud itor iurn Sess ions . However;, p Ians are.current Iy , be'ing prepared to construct' I additional audi+orium seating capacity at this school':' The Brownsville Area School District is fortunate In possessing,~~many structures in excellent condition. The on.ly major I problem that appears to confront this district in the"future is.replacement of the older portion of the Redstone Junior. High School. Enrollment predictions by the Fayette County.. I Planning Commission i'ndicate' a-surplus elementary school capacl ty'by 1975 of approxlma-kejy 400 students. In kontrast, secondaq' 'enrol lments are antictpated'. to exceed the number of available spaces by 1975, indicating a need for approximately I 14 additional secondary classrooms by then. Projected long- range population trends. for the district indicate that by 1990 there should be-'.approxiinately' 2100 students In the I 5 to 9 age group,:."2000 s?bdents. in the .lo to 14 age group and approximafely 2000 in the 15 to 19'age group, giving an approximate total' potential enrol lment by. 1990 of 6100, I an increase of about 1000 over currenf' total enrol Iments. General ly, It.is Bnti'clpated, that the school district wi I I be able to kee'p, pace with'pro enrol lment trends through i presest i I iti e consc:i ent ious Iy-staged ts -fat...... I bui Id ing program. ;. ' . As mentioned, 13 schools have been ,abandoned withi.n the I Region,since 1957. Many of these schools are still in fairly good cand it ion,, a Ithough most -of them have been' vanda I i zed to some'extent.. Conscientious efforts.shou'ld be made in the .fufure to ut3 I i ze these vacant school bui ldings for some I us6fu.l:. p.urpose,',either as community :'bui ldings or some other pub I i,c' or- seini -pub'! ic use. Speci''ec' 'recomnendat ions f Or : these .vacanf' school' bui ldings will I 'be. out1 ined later in This I p 1 ann ing program...... I. I I

I 51 I I I -PARKS I Most of the park and recreation facilities within the Region are concentrated in the play yards associated with the Region's elementary and secondary schools and the scattered small playgrounds, with limited facllities, and ball fields, I located in many of the small mining towns. The location of these parks and playgrounds is shown on the Community Facil- -ities map. Also shown is the Region's major recreation I facility, the Brownsville-Luzerne Community Park, located on a large- tract of land adjacent to the Borough of-Brownsvi 1 le in the community of Hiller. Current development of this I park includes access roads, small fishing lakes and some shelter houses. As a part of a plan currently submitted to the Pennsylvania Department of Cornunity Affairs, much more ambitious development is anticipated including a nine hole 1 golf course, winter sports, camping, a pool, areas for field and court games, fishing and skating, picnicking, wi Id life conservation, and hiking. Upon completion, this recreation I facility will be an outstanding asset to the Region. OTHER COMMUN ITY FAC I L IT I ES I Other regional community facilities include the Brownsville Borough, Luzerne Township and Redstone Township Municipal Buildings, all of which are in fairly good condition and I well maintained. The Brownsville Municipal Building contains the offices of the Borough secretary, the police force and serves as a station of the South Brownsville Volunteer I Fire Department. Both the Redstone Township and Luzerne Township municipal buildings are in very good condition and contain the offices of he respective Township secretaries, I police headquarters and a large garage area for the storage of road maintenance equ prnent.

Fire fighting equipment is housed in two fire stations in I the Borough of Brownsvi le. As previously mentioned, one of the stations is an integral part of the Borough building, where a pumper and a boat for river rescue are housed, The I other fire station is located in the eastern portion of the Borough east of Route 40. It houses a brand new pumper truck. The Borough's fire fighting equipment is also used I I I 1 I I I to provide protection to Brownsville Township, as is the Borough's police protection extended to cover the Township. I Five volunteer fire companies,composed of approximately 30 active members each, provide fire protection in Luzerne Township. All of the Township's volunteer fire stations I are in generally good condition and include Tower Hill which houses a pumper truck, lsabella which houses a new pumper truck and ambulance, Luzerne Township Volunteer Fire Oepartment located at Dutch Hill in the northern portion of I the Township whose station houses an ambulance and pumper, the Hiller Station which is a practically new station housing a pumper truck and two ambulances, and the AI I ison I station which houses a pumper and tank truck. Police protection in Luzerne Township is provided by three part time and two full time policemen operating one radio-equipped I patrol car. Fire protection in Redstone Townshlp Is provided by the fire stations at Allison and Republic, both of whjch are In generally good condition. Additional disaster protection is provided by the Republic Disaster Unit which I maintains ambulances in Republic. Police protection in Redstone Township is provided by two full time and one part time officer operating out of the Redstone Township build- I ing. Most areas within West Central Fayette Region are currently within acceptable standard distances from fire stations: three miles in rural areas and 3/4 mile in de- I veloped areas or near any school, hospital or comnercial facility established by the National Fire Underwriters Assoc tat ion.

I The Brownsvllle General Hospital is an impressive facility, located east of Route 166 just south of Brownsville. Con- structed in July 1965 at a cost of approximately 2.7 mi I I ion I dollars, this medical facility provides 140 adult beds and 17 bassinets, accompanied by a full range of medical services. Facilities include four operatlng roans and an E emergency room, with an active medical staff of approximately 25 doctors. The hospital administration plans no expansion in the immediate future, with the exception of some additional 1 beds for elderly patients. I s 1 53 I I W A T E R AND SEWER UTILITIES

The Water and Sewer Service Areas map indicates the general extent of water and sewer utilities within the Region, The following chart indicates the major public and private water companies providing water service, the present demand, and capacity of each system, The systems within the Region offer a generally good level of service and have significant expansion potential.

MAJOR WATER SYSTEMS - WEST CENTRAL FAYETTE FEG!p?lS - -. WATER PRESENT SYSTEMS SOURCE TREATMENT DEMAND CAPAC ITY

Brownsville Water Monongaheia F i Itrat ion/ Company River Chlorination IMGD 1.5 19GD

Southwestern Penn- Monongahela F i Itrat ion/ sylvania Water River Chlorination 1.8 MGD 3.5 MGD Authority

Nat iona I Mines Monongahela Fi Itration/ Corporation River Chlorination .I25 19GD --_--- ..*-.-_.._-...... Allison Water Resewo i r Fi Itration/ Compa n 51 Chlorination .075 MGD -_----

MGD-Millions of Gallons Per Day -.

-55- The Sewer Systems Map indicates the current (1/1970) state of regional sewage collection and treatment. Recent completion of the Brownsville Borough System has stopped the Borough’s collection system from discharging raw sewage into the Monongahela Rlver and through additional sewer installations, generally improved the level of sewage collection and treatment service in the Borough.

REGIONAL SEWAGE SYSTEMS

INTERCEPTOR TREATMENT P DINT EFFLUENT SYSTEM SIZE CAPAC ITY $ USED 0 ISCHARGE

Brownsville 8- 12” 1,300,000 80% Mononga he I a Rlver

Pub1 ic Housing: Imhof f System Des i gned

Dunlap Creek ’ 611 For 100 100% Four Mile Run Vi I lage Pub1 ic Housing Units

Carda I e 8 Dunlap Creek

._... .

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Vgrowth potential FAYETTE COUNTY PLANNING COMPJlSSlOM Court House Uniontown, Pennsylvania 15401 I

.. 'i. - .

H I S T 0 R Y

The developmental history of the West Central Fayette Region is related to national and regional rivalries and is characterized- by changing economic reasons for being, It started as a military outpost, became successively a provisioning stop, a trans-shipment point, a trade center, an agricultural area, a producer of coal and coke, and finally an area of economic diversification, The Region has figured in rivalries between France and England; between Pennsylvania and Virginia; between Brownsville and Pittsburgh; and between Baltimore, Philadelphia and New York.

The rivalries centered about who would control and dominate trade and settlement in the center of the American continent. The English beat off a French effort to dominate the trans- Appalachian area in the French and Indian Wars. These wars were triggered by the French movi.ng into western Pennsylvania and establishing a fort at the forks of the Allegheny and Monongahela. The English and the Colonies with Virpinia in the lead countered this move which lead to the establishment of the English fort at Pittsburgh and the establishment of a string of forts to secure the advantage. Among these was Fort Byrd at the present site of Brownsville, This fort was established in 1759, one year after General Forbes forced the French out of Fort Duquesne and established Fort Pitt.

No mi 1 i tary 'operations were carried out at these forts, but their protection brought pioneers into the area. The City of Pittsburgh was laid out in 1764 and settlements surrounding the military base was initiated. In 1770, the first tog house was built in Brownsville by Michael Cresap. In 1776, Thomas Brown bought out the holdings and interests of Michael Cresap and acquired-a certificate to arownsville from the commissioners of the Commonwealth of Virginia.

Both Pennsylvania and Virginia claimed the land now occupied by Fayette County. Virginia was the more expansionist minded of the two colonial governments and had put greater effort I' into the development of the Region. However, for the sake of unified purpose during the Revolutionary War the two colonies agreed to abide by an extension of the Mason and Dixon Line so that Fayette and its adjacent counties became a part of I Pennsylvania. I I 61 I In the !as? two decades of tine i8Ph Century there was a continuing settlement in the area which was primarily in the category of picneer agricultural development. The clearing of lands for farming and smie crude homespun manufacturing developed in the area. Thomas Brown plotted Brownsville in 1785 and began selling lo-ts for construction of homes and these were regulated by an early fcrm of a building code. In 1794, Bridgeport, later South Brownsville, and still later a $art of Brownsville was es-f-ablished by R, Cadwallader, In that same year General Wayne opened the Midwest for settlement by conquest of the opposing Indian nations. This set ?-he stage for the race into the Midwest and for the nex? stage of Brownsville's growth,

The City of Ba I timore was anx ious i-o d i vert gds from the Mfdwest through bar harbors The trade interests from Bal t- imcre were in pari rasponsible for the building of the Naticnet 2ik.e from Ba;t.inore westwai-d. It was one of the first proJecPs of the Federai government and it inspired much d&a-te, Oppments of the hlgttwzy objec-i-ed that it 1:':3 a use- less ex?endi<-cre arid one that would naver ba substantiated by need, TI%% opponenls estimated that- it would fake from 700 to 2,C.W yeers t3 populaPe tie sr'm wx-i- of the Appalachian Mounhins, ar;d ikir idea 0.l pcpulation density WJS much lower than OLITS~ AT Ynat tine, 1859, there werO oaly four cities in the United Sktes with 10,000 or rmre pecplep and the United 5tn.tes aid oat e:.:tc-:~d beyol;$ the M:ssisslppi River nor include Floridz. Buk ,the vievs 0.f.Phose wha wanted l-o give this area Sack io +ha I ndi .?T;S 5 !? 3 n3-t prevai 1 and the h i gliway was auth-

0;-i zed ~ I -!-. \$as e;ctm&5 from Ea I timore thrcugh Cumber Iand, Drowns\/ i I I e adit;'&; i ,iy-i-cn', and reacksd WIGZI i ng in 1820 .

Brownsviile :cis the ciose2-i- polnt on tils inland wal-s,- system -Po the E351 C'oil5-t-. Frcn Brwnsvi!!e, gcods which had been hau I sd 3461" .the ;-\ppaI z?s+ Im K:x~nii ns CGG id h3 f lclatsd down- stream acd reach rnc3s.r ci -the Kid:.ies-Z-, The inFortance of the Ohio River system i n ihnsc tays be+c,i-e msckanlca I transportation was substantla! and Browr,siri 1 fe was a boint of trans- shipmen-l- be-iwoer! Tiis b!a-t;onei Pike and rhs waterways. During the decade z;nd a ha!f wiim the NaPiccal Pik@ms the predom- i nant rocte i-o The ai i ~WGS~,Brows\/ i I i F? rep I aced F i Itsburgh

62 ... ..

as the primary point of trans-shipment for those moving into the Midwest. Enterprising folk of Pittsburgh responded by shifting their economic emphasis from selling to manufacturing goods for trade. Cast iron and glass were hard to move over the Appalachians and were in great demand by farmers who were assembling the tools of agriculture. Their success at this combined wlth energy and considerable innovation set the foundation for the great industrial complex which grew around Pittsburgh. The competence of this early established steel industry in western Pennsylvania is attested by the construction of the first cas?- iron bridge west of the Allegheny Mountains in 1835 over the Dunlap Creek to connect the settlements In Brownsvitle and Bridgeport. Expanding industrial Po- tential of the area resulted in the establishment of the Monongahela Navigation Company with locks and dams lying Brownsville to Pittsburgh,

The main line of the Pennsylvania Railroad was finished into Pittsburgh in 1852, and in 1881 the Pittsburgh-Virginia and

I, Charleston Railroad extended a line into Brownsville, With the completion of the railroad, the significance of the Na- \ tional Pike dwindled. The steel industry benefited enormously, however, and this indirectly led to the second and largest growth period of the West Central Fayette Region.

\Coal from the Pittsburgh Coal seam began to_ be ,used in steel - !making in the years fol lowing the Civi I War. That portion of The seam located around Fayette County was found to have excellent qualities for steel making with low sulfur content and hlgh strength. In 1872, the Ethel Coke Works opened in Browns- ille Township in ccnjunction with the Empire Coal Mine. With ihe establishment of the United States ST-?..! Corporation in 1 01, the steel industry in Pittsburgh had reached maturity a d became the major consum;- of ConnellsvIIle Coke from the W st Centra: Fayette Region, The Frick Coal Company opened th Palmer Mine in 1908 and this was extended to connect with thi\ Filbert Mine ana orher mines in 1918.

As shown on Table 1, the to'ral population of the West Central Fayebe Region had remi ned at abou-i 5,000 for the last ha If of the. 19th Century, Between 1900 and 1910 it increased from under &,,OOO to nearly 21,000,- The Borough of Brownsville increased,by half; Brownsville Township, three-fold; Luzerne Township, three-foid; Redstone Township, seven-fold; and South Brqwnsville more than doubled. Population growth continued into 1920 when ths total regional population reached nearly 31;?)00 and to 193 when the total population exceeded 38,000.

63 :.TABLE 1 PAST POPULATION GROWTH

WEST CENTRAL "FAYETTE:REGION I. . : A. FAYEllE COUN,!:, PENNSYLVAN !:A . ... . _. r . >- 1850 1860 1870 1880 1. 18-90 . 1:gOo . . ibio. 1-920 1 1930 '1940 . 1950 '-' 1960 , .. I '. Brownsvi I le ... , * '2324 2502 .2869 8015 7643 '. 6055 Borough 2369 1934 1749 1489 ' 1417' ,' 1552 I. . Brownsvllle .\ :r

334 286 246 -', -252 29.1 86 5 1.394 . 2058 ' 1895 1800 1365 Township** i Lu zerne -

Township 1869 1896 ' ,180s; . 1744-:.'.1849.. .. 1155 '4332. 8790 ' 10,662 9674.. . 8392 6852

Reds tone . .. , 0 Township 1287 1155" 1152 1066 1122 1187 9525.. 13,.396.. .:17,211 1,5,275 13,621 9962 P South Browns- 3943, . 4675 5314 -. vi I le - - - - - ' 1805 - - Reg iona I .. Tota I 5525 5339 4994 4545. 4640' 1. 5990-. .20,9;89' 30,:757 "38,114 34,863 31,456 24,234

Fayette County 39,112 39,909 43,284 58,842 80,006 110,412 167,449> 188,104 198,542 200,999 189,893 169,340

*Part of Brownsv i I I e Townsh 1 p annexed to Brownsv i-I I e Borough **Formed from Redstone Township In 1850 I I It is this final surge of growth which has had the greatest effect on the-present shape of the Reg on. The rapid growth I resulted in the development of almost nstant towns with homes being constructed as expedifious y as possible. Some of the mining patches which resulted a e today characterized by blight and by a deficient environment which no longer meet the.standards and needs of today's population.

The rapid growth based on a single economic activity was a prelude to the decades of hardship which the Region would have to suffer once this economic activity had run its course. From the days of the depression down to the present, employment in coal mining has declined. The decline has been due to a decreasing market for coal and to an increasing mechani- zation in the production of coal. Fayeite County coal production has declined from 28.6 million tons in 1925 to 2.2 million tons in 1960. Of all the mines within the Region only the lsabella Mine of National Steel Company can be classified as a major mine which is still in operation within the Region.

' H I STORl CAL LANDMARKS

The following structures represent significant physical inani-

' festations of regional history. Many of them are currently protected and preserved by the institutions housed by them, e.g. churches, the Brownsville Historical Society, or governmental agencies. Subsequent plans for the Region will suggest methods of not only providing continued preservation of the ' landmarks but also ways of enhancing their character and making their existence more meaningful.

65 I I La ndma rk Location . s ion i'f icance I John Brashear House. ;.:I Market St. ' d 5th Ave. Former, ,tavern;... . . , : ,B.rownsv ijI e b ir,fh p I.ace. .& home . ..._' .. ' .._.of. J,ohn.' Brashear, as$tionomer one: I 'time 'head of the Un iv, .of Pittsb.urgh . I St. Peter's Church Shafner Ave. Fine ''Vi I lage Gothic" Brownsville arch itectu re, constructed by Irish stone I masons'during the 184OPs.

Christ Episcopa Church S . Adjacent church yard Church Brownsv i le contains.historica1 I tombstones including Thomas Brown's. I I ron Bridge Market St. over First cast iron bridge Dunlap Creek in U. S. built in 2839. Brownsvi I le I .' Phi lander. C.,.Knox.. . Front St. & 4th B i.rthp Iace of :fhis,: Y. S House Ave. Brownsville Se'naTor., Secretqry ,of I Shte 8' A$torney..,!:! .....Genera I .

. .. , .. Front St. 8 2nd Meefi'ng place &t:,'.ilWh iskey Ave. Brownsville Rebe.1 I 'ion'' insurgents . 1

Nemacolin (Bowman's) Front St. ( 1 f'S'i-/-e of Fort Byrd Cast Ie Brownsvi I le ( 1759) I (2) Site of trading post (1787) ( 3) Home of Jacob Bowman- significant area tit- I i Zen who bui It the present 22 room castle in 1709. I I I I i 66 '' 1 I' I 1 P 0 P U L A T I 0 N

The population 0.f the West Central Fayette Region has been 1 decreasing for almost four decades. Out-migration which -i-ha&eattsed -thi s..decrease':-has -been se Iect i ve, and i t is primarily the young men and women who have moved out of 1. the Region. AS a result, the population remaining in the area is much older than average, and there is an extremely low percentage of adults in their middle years. Compar- I ative Population Statistics shown on Table 2 indicate that the proportion of the population 65 years old and over is twice as high in the West Central Fayette Region as it is for the County, and even higher than that in relation to I the State. Where well over 50 per cent of the population is between the ages of 18 and 64 years in Fayette Cou'nty and in Pennsylvania, only 2 out of 5 are in this age group I in the West Central Fayette Region. The drop in population of 22 per cent during the 1950's is twice as high as the .decrease for Fayette County. 8 ...: I!' ..,. I The characteristics of the population of the Region have been i nf Iuenced not onlv' by the recent decades of out- migration, but also by.the tremendous in-migration in the I first two decades of the century. The enormous demand for labor was filled by immigrants, both European and southern ,Negroes. It was noted above that the first to move away I from an area to seek befter job opportunities are the young men. During a period of in-migration, those who are 'attracted are also the young men. In 1960, the number of elderly males in the Region stood at 1,534, while the number I of elderly females stood at only 1,073. This is contrary Yo normal population distribution in the country where the number of older women exceed the number of older men. I n I the case of the West Central Fayette Region, the high percentages of'males over 65- is due to the large number of immigrants, during the first two decades of the century. 1 The immigration also resulted in a much hardier racial and ethnic mix than is normal. The per cent of non-whites in the Region stands at over 10 per cent, whereas it is under '. five per cent for the County and only 74 per cent for the 1 State. Similarly, the percentage of foreign born is somewhat higher,in the Region than it is P.n the County or State, and the chi.l'dren of immigrants also constitute a higher

I proportion ..of the ppuIati.on...... _, . -...... , I I I 67 TABLE 2

COMPARATIVE POPULATION STATISTICS

West Centra I Fayette Fayette Reqion County Pennsylvania

Total Population, .1960 24,234 169,340 11,319,366

Per Cent Increase 1950-1960 -22 .o -10.8 7.8

Per Cent Non-Wh ite 10.1 4.8 7.6

Per Cent under 18 Years 36.6 35.7 33.7 Per Cent 18-64 Years 40.9 53.2 55.3

Per Cent 65 Years & Over 22.5 11 .l 10.0

Fertility Ratio (No. of Children under 5 per 1000 Women 15-49 Yrs.) '407 438 443

Popu I ati on per Househo Id 3.37 3.37 3.30

Per Cent of Population in

Group Quar,$ers- , , 0.3 0.6 2.4

1.. Per Cent Rura I ,,Fa& 1.8 2.7 3.1

Per Cent Fore ign Bqrn 8.4 5.2 5.3 , _I Per Cent Native of' Fore'ign or Mixed Parentage '' 22.2 17.9 16.8

Per Cent Moved into House 1958 . to March 1960 .17.0 14.9 17.3

Per Cent Mi.grant* 5.5 6.1 10 .o

.. Adults: Median. :School ,Yrs.

Comp Ieted .. 8.6 8.8 10.2 Per Cent Married Couples without ., Own Household .. 3.4 2.9 3.0

*The percentage of the 1960 Population (5 years old or more) who had lived in a different County in 1955.

68 The out-migration which has been discussed so extensively here should more properly be termed "netf' migration. Even through the period of out-migration, new fami I ies have been moving into the Region, The per cent migrant, that is the percentage of the population in 1960 who were f Ive years old or more, who had lived in a different county in 1955, stands at 5,5 per cent for the Region. This is lower than the 6.1 per cent for the County and 10 per cent for the State. It nevertheless indicates that 1 family out of ' 20 in 1960 had not resided in the area in 1955, and indicates that a substantial shifting of population both in and out of the Region continues to occur.

The median number of school years completed by persons 25 years old and over is lower in the Region than it is for the County or State. In 1960, it stood at only 8.6 years In the West Central Fayette Region as compared with 10.2 years in Pennsylvania. This median school years completed figure has been increasing in every decade, due very largely to the more extensive education which has become common in recent decades. With the out-migration of the young people, however, this figure has not advanced as rapidly in the West Central Fayette Region as it has in the County or the State.

The statistics outlined on the table for the Region were fairly consistent with the conditions in each of the four municipalities. Detailed figures for the composition of the population by age and sex is shown for each separate municipality on Table 3, and this table clearly shows the extremely low number of young men and young women in each municipality. This reflects the heavy and selective out-migration commented upon earlier. Racial and ethnic and other social characteristics are also similar within each of the separate municipal ities.

. ,.. . ..

.. ..

69 TABLE 3 AGE-SEX &ORT, 1960

Brownsvil lo Brownsville Luzerne Redstone West Central Borouqh Township Township Township FayeWe Reaion Male Age : Under 5 234 63 31 1 509 1117 5-9 256 52 39 2 538 1238 10-14 294 59 374 545 1272 15-19 236 61 29 7 423 1017 20-24 108 24 1 26 21 2 470 25-29 126 29 100 186 441 30-34 152 25 198 257 632 35-39 165 43 222 32 1 75 1 40-44 205 42 238 31 3 798 45-49 184 50 245 327 806 50-54 189 28 207 239 663 55-59 1 79 39 163 199 580 60-64 167 40 160 235 ' 602 65 8 over -408 -107 -389 63 1528 TOTA L 289'1 66 2 3422 253 1'1,9iS

Fema I e Age : Under 5 254' 74 293 493' 1 lid- 5-9 256 59 370 526 1 2 13: 10-1 4 304 61 355 544 126@ 15-19 19 1 52 '288 41 3- 944 20124 153 32 122 ,244 551 25-29 . 161 34 168 '235 598 30-34 131 37 234 338 800 35-39 206 56 257 390 909 40-44 223 41 260 347 87 1 45-49 217 42 246 312 817 50-54 20 1 40 220 245 706 55-59 206 39 162 230 637 60-64 200 51 124 232 607 65 8 over -395 -85 -- 33 1 -47 1 1283 TOTAL 3158 70 3 3430 5028 12,319

GWD TOTAL 6055 1365 6552 9962 24,234

.' 70 I I The long-term growth trends are shown for the Region on the chart "Population Growth Rates". The chart uses a loga- I rithmic'vertical scale so that geometric changes in population will appear as a straight line. For illustrative purposes, a straight line is shown starting at 50,000 people I in 1800 and doubling every fifty years to reach 800,000 people by the year 2000, This line is indicated partIy..to illustrate the nature of geometric population increases, but also to illustrate an approximate slope of a line of I growth where there is no migration. This rate of change is about 15 per cent per decade and it can be compared with other population growth rates to show where immigration I occurred and where out-migration occurred. For Pennsylvania and the United States, growth exceeded the hypothetical line up until 1920, and since 1920 in the United States it has I remained approximately parallel to this no-migration line. For Pennsylvania since 1930, population growth has been lower than this line showing the effects of some out- I migration in the State. For Fayette County, in-migration occurred up until' 1910 in most decades, but out-migration was apparent in the County I from 1910 to 1940 even though the total population continued to increase. Since 1940, the absolute population of the County has decreased. In West Central Fayette Region, the I periods of in-migration and out-migration are much more sharply i I lustrated. The in-migration occurred during a very short time-from 1900 to 1920-and out-migration has I been the clear result in all other decades. I Future Population Growth Dividing {he population into f ive-year age-sex groups, or %ohorts", al lows for somewhat more accurate projections of 1 future population. Crude figures for births and deaths measured against the total population would be especially inappropriate in the West Central Fayette Region where there is a much higher pecentage of older people than normal, and I a much lower percentage of potential parents than normal. One can expect on the basis of this population composition that the total birth rate would be lower and the death rate I would be higher than normal when measured against the total population. For this reason, the projected population is based upon the i nd ividua I f ive-year cohorts for both ma le I and female. This system takes each five-year age group-the I I 71 I I I number of males from 0 to 4, for example-and ages them ten years every decade and estimates the number who wilI.stil1 be in the Region and still be alive after ten years. .The I death rates for each age group are reasonably easy to project since detailed morta.lity figures are available, and .. nationa I experience by age and sex shou Id: not d i f fer sub-.''.. stantially in. the Region.. .Of the'age group of 0 to 4 males, I there were 11 17 in 1962. By '1970, thh same group would be aged 10 to 14 and ten'of them..couId.be expected to have died during the, 1960's. :By..'l970;:-. there'should be 1107 males aged I 10 to 14. By 1980,~this'Sam.'groupbut now aged 20'to 24 would number.only, 1097.; .by 1990;"' the group wou"'id.'be aged 30 to 34 and would';'number 1081 ,. By %he':year 2000; they wou Id I be 40 to 44 and there should'be' 1053' of. them'sti I I survivi'ng accord ing to nat i ona I.,mor ta 1.i ty f igu res.

Projection A shows the straightforward projection by applying I death rates to each of the specif.ic groups:. (40 migration is anticipated here and a SIightly decl ining fe.rt'i I.ity ratio is anticipated. The number of chi Idren' born' i'n the 1960's, ~O'S, I 80's etc. is based upon the,number of women in their child- b,eari,.ng yetars, and. it ;is.. ass.umed, that a. 'ferti I i ty ratio of ,j,400 would..^.. ... appyi:. /,. 'to,. this . YuTu're.t. ... pop,u,lation. _...... I . .^ -. . +> i i .:. : .: Project'ion '"A, show-i ng; :n th.g.1 out-migration, i the popu Iat i on- hou Id $ncreas:e but wou Id increase actual rafe Rf i:ncrease"would be. much less than I "no migrati,on:",,,project . . i..0ri.du.e' to the few potenPi a'l' parents, the high percentage. 3 ol.de;r, f.D'lks, and the lower, birth rates which are anticipated .' The population wh ich res i-ded in the I County in 1960 stood at 24,008 persons. By the year 2000, they should number 31,409. While this projection is a reasonable estimate of what is likely to happen to the 1960 population, it is not a valid projection of population within I the Region s i nce' many.,;o.f . se families will have moved out by 1990, and many other'? I ies w i I I have moved i nto the Reg ion. I -. ..,. .. ',ln"order to-.take' into account the extent of migration!'.-wh.lch 'might occur in the Region, the migration for al I of Fay'ette I County during the 1950's was calculated. The actual survival ratios for each cohort for male and female was computed between 1950 and 1960 and the expected number of deaths was sub- tracted from the actual surv.ival rate. The difference between I these wou Id gi ve the expected ;

~I \ 'I ~I I I I I I I I I I 1 POPULATION GROWTH RATES I WEST CENTRAL FAYETTE REGION i I 1960 I 1 I I I I I I 1200 1000 800 600 400 200 b 200 400 600 800 PO00 1200 I Source: 1960 Census Data

2000 I

I I I 1 I I 1200 1000 800 600 400 200 b 200 400 600 800 1000 1200 POPULATION PYRAMIDS Source : Beckman,Swenson 6 Associates Projections among the young men. Upon graduating from high school, more than 50 per cent of the males moved out of the Region. Only 40 per cent of the females moved out, but their out-migration continues a few years later at a fairly high rate. The rates of out-migration calculated for the County are shown on Table 4.

These rates of out-migration have been appl ied to the population i n the West Centra I Fayette Region. If the population should continue to move out according to the same patterns that were experienced in the County in the 1950's, the West Central Fayette Regionvs p.opulation would decline sharply, and by the year 2000 would number less than 50 per cent of those who now reside in the Region. This population projection is shown as "B" and was calculated in the same fashion as Projection A. While this projection takes into account migration, it is no more reliable as a projection than Projection A since it takes into account only past migration trends, It can be assumed that the major out-migration which has occurred has been a massive response to a required economic adjustment. This adjustment has been at least partially completed, and it can be expected that the period of adjustment wil I have run its course at much less than the three decades between 1968 and the end of the century. A more realistic assumption would be that the extent of out-migration would decrease as a result of more stable employment opportunities and increased industrial jobs within the Region.

Projection C anticipates a decreasing rate of out-migration. It assumes that the rats of out-migration during the 196OSs has run at 50 per cent of that from the 1950's; that it will drop by one half again during the 197OVs;and that in the 80's and 90's there will be no net out-migration. Projection C shows a continuing decrease in population through 1980, but increases from 1980 to the year 2000. By the year 2000, the population will stand at about 1500 persons more than it stood in 1960, However, while the total number of people will not change significantly if this projection should prove accurate, the composition of the population wou Id change dramatically. A much more normal distribution of population according to age would result with more people in their middle years residing in the Region than presently do. A comparison of these population characteristics is shown on the Population Pyramids for 1960 and for the year 2000 according to Projection C. These projections show that the "pinch"

75 in the.P>yramid.?hat exis.ts in 1960 would be eI,iminated by the.year ZOOO,., i!f the. .r;ates of :-out-migration can be decreased. The smal I 'number. ,of ,persons presently in their middle years would have"aged from the 30% into the 60's and by. the y.ear ,20OOh,.:there. yould be very few ma Ies between the..:.ages ,of: 60' .and.. 70.. .. .S i m i Ia r Iy, the.

number,.,of.,fema les.:would .-'.I , be 'substantia I ly reduced thpugh ,' not as d.rast.:. ica.1I.y .as +he Ies. .. ma ... -. .. Projection C,':$,eems the most prudent popu I.ation forecast. It assumes ,

area.. ' .I +, may, of course, prove too prudent a :projection. If local %leadershipcan provide sufficient inc6'ntjve for economic growth, the regional population could once more cl imb and.. c,l.imS rapidly through attracting new res!Ffents into, .the area.

.. '.

76 TABLE 4 COHORT SURVIVAL RATIOS*

WEST CENTRAL FAYETTE REGION

I ~,* Age at Beginning % of Expected % Net Out- % Remaining Age at End of Decade Deaths during Migration at End of of Decade ' Decade Durinq Decade Decade Male 0-4 0.9 16.6 82.5 10-14 5-9 0.7 28.3 71 .O 15-1 9 10-14 L 0 e9 56.6 42.5 20-24 15-19 1 e2 46,l 52.7 25-29 20-24 ' 1 a5 27.6 70.9 30-34 25-29 1.9 21 .7 76.4 35-39 30-34 2.6 18.1 79.3 40-44 35-39 3.7 15.7 80.6 45-49 40-44 5.7 13.3 81 .O 50-54 45-49 10.5 17.1 81.5 55-59 50-54 15.7 7.5 76.8 60-64 55 8 over 41.9 2.4 55.7 65 8 over

Fema I e 0-4 0.7 14.5 84.8 10-14 E2-9 0.4 24.5 75.1 15-19 10-1 4 0 .6 46.7 53.3 20-24

15-19 ~ 0 a9 40 .8 (' 58.3 25-29 20-24 1.1 25.2 73.7 30-34 25-29 1.4 18.8 79.8 35-39 30-34 1 -9 15.7 82.4 40-44 35-39 2.6 13.9 83.5 45-49 40-44 3.8 13.0 83.2 50-54 45-49 6.3 33.3 60.4 55-59 50-54 10.4 9 .o 80.. 6 60-64 55 8 over 34.7 3.2 62.1 65 8 over

*Fayette County Ratios

77 I

TABLE 5 -- I COHO#T SURVIVAL PROJECTION A I NO FURTHER OUT-MIGRATION ~

1960 1970 1980 1990 2000 Male 8 Age: 0-4 ' '- 1117 1066 1200 ~ 1 326 1319 5-9 1238 998 1134 1264 1323 a 10-14 1272 1107 1056 1189 1314 15-19 1017 1229 99 1 1126 1255 20-24 4 70 1261 1097 1046 1178 1 25-29 44 1 1004 1214 9 79 1112 30-34 6 32 463 1242 108 1 1030 35-39 75 1 433 985 1191 960 40-44 798 61 6 450 1210 1053 I 45-49 806 723 41 7 949 1147 50-54 663 753 58 1 424 1141 55-59 580 721 647 373 849 1 60-64 602 559 635 490 357 65 8 over 1534 1579 1661 1710 1495 Tota I 11,921 12,512 13,310 14,358 15,533 1 F8ma I e Age : 0-4 1120 1062 1199 1323 1318 -I 5-9 1213 1000 1130 1260 1320 10-14 1264 1112 1055 1188 131 1 15-19 944 1 208 996 1122 1251 I

20-24 55 1 1256 1105 I 1046 1177 25-29 598 9 36 1197 . .. 984 1109 30-34 800 545 1242 . 1088 1030 . I 35-39 909 590 923 ..' . 1174 965 . ,

40-44 87 1 785 535 ' _' 1210 1060 45-49 81 7 885 575 889 1131 50-54 706 830 755 505 1141 a . .. , 55-99 - -637 . ... 766. :-. . ---829-- .. '515 7% - 60-64 584 633 75 1 636 426 65 & over 1073 1498 1892 201 7 1841 I Tota I 12,087 13,114 14,184 14,957 15,876 GRAND TOTAL 24,008 25,626 27,494 29,315 31,409 1 1 e 78 I I TABLE 6

COdORT SURVIVAL PROJECTION B

CONT I NUED OUT-MI GRAT I ON

1960 . ’ 1970 1980 1990 2000 Ma le Age : 0-4 1117 828 678 576 456 5-9 1238 92 1 683 559 475 10-14 1272 921 683 559 475 15-19 1017 879 666 5 35 445 -20-24 470 54 1 39 1 290 238 25-29 44 1 5 36 463 35 1 282 30-34 632. 333 384 ’ 277 206 35-39 75 1 337 4 10 354 , 268 40-44 798 50 1 264 305 220 45-49 806 50 5 27 1 330 285 50-54 663 646 406 214 .247 55-59 580 , 657 493 22 1 269 60-64 602 509 496 I’ 312 164

65 & over , 15f4’’ 1513 ~ 1492 1382 1067 Tota 1 11,921 9745 7850 6333 51 37

Fema I e Age: 0-4 1120. 826 677 574 450 5-9 121 3 939 752 626 513 10-14 1264 . 950 700 574 487

15-19 944 ~ ’ 91 1- 70 5 565 470 20-24 551 . 674 506 373 306 25-29 598 550 . 531 41 1 329 30-34 800 406 497 373 275 35-39 909 ’ 477 . 439 424 328 40-44 871 659 335 410 307 45-49 817 759 398 367 354 50-54 706 725 548 279 34 1 55-59 637 494 458 240 222 60-64 584 . 569 584 442 225 65 & over . * 1073 . 1425 1545 1607 -1421 Tota I. 12,087 10,364 8675 ’ 7265 6028 GRAND TOTAL 24,008 20,109 16,525 13,598

.. ,.

79 , TABLE 7

COHORT SURVI VAL PROJECTION C DECFEAS I NG OUT-M IGRAT I ON

1960 1970 1980 1990 2000 Ma 1 e Age : 0-4 1117 900 949 1065 1082 5-9 1238 9 20 926 1008 1075 1'0- 14 1272 101 3 854 940 1055 15-19 1017 1053 855 920 1001 20-24 470 899 860 846 9 32 25-29 44 t 77 1 9 19 845 909 30-34 6 32 39 8 82 3 847 a33 35-39 75 1 385 715 902 829 40-44 798 559 370 80 3 825 45-49 806 665 356' 689 86 7 50-54 663 670 509' 349 757 55-59 580 6 52 567 319 61 7 60-64 602 534 552 429 294 65 8 over 1534 1545 1570 1562 1342 Tota I 11,192 .. 10,964 10,825 11,524 12,418 f ema I e Age : a-4 1 120- 899 9 48 1064 1080 5-9 121 3' . 91 4 922 1004 1070 10-14 1264' ' 1031 860 941 1057 15-19 944 1060 855 918 1000 20-24 55 1 96 3 905 855 935 25-29 598 743 942 847 910 30-34 800 476 892 895 846 35-39 909 533 700 929 8 35 40-44 871 722 448 875 078 45-49 81 7 824 50 1 433 905 50-54 706 780 671. 4 70 842 55-59 6 37 6 30 704 469 406 60-64 584 600 68 1 60 1 42 1 65 8 over 1073 1461 1736 20 38 -20 30 Tota I 12,087 11.636 11,765 12,339 13,215

GRAND' TOTAL 24,008 22,600 I ; 22,590 23,863 25,633

80 I E C 0 N 0.M I C PR.0FlLE I A genera I -summa~y-of the characteristics of the economy of the West Central Fayette Region can be seen from Table I 8, Comparative Economic Statistics. The table shows se- lected ratios and percentages for the labor force for the West Central Fayette Region and contrasts these with Fayette County and the State. The statistics indicate I that there are fewer workers contributing to the wealth -of the Region than normB1, fewer job opportunities for females, a higher than normal percentage of unemployment, 1 fewer employed in manufacturing and fewer employed in white collar occupations, a higher percentage than normal working outside of the County of residence, a median family I ’ income of only about two-thirds of the median income for the entire State, and a much higher than normal proportion ’ of low-income families. In some measure, these statistics reflect the aging population since the higher than normal I percentage of persons over age 65 would contribute to many of these statistics. This high percentage would increase the non-worker to worker ratio, decrease the percentage of I females in the labor force, and sharply drop fhe median family income by increasing the number of families with * incomes of,less than $3000, But the high percentage of persons over age 65.is after all the result of the few job I opportunities in the Region during the past two decades ’ for persons entering the labor force. The Comparative Economic Statistlcs indicate that harsh economic conditions I have appli’ed to the Region, and these include’unemploynent, underemployment and low income. I Labor Force ‘Unemp Ioyme’n t

The labor force for the West Central Fayette Region and for 1 each of the member municipalities is tabulated for both male and female for 1960 on Table 9. In addition, employment by industry groups and by occupational levels are I shown on Tables 10 and 11. This information has been ex- tracted from unpublished census reports obtained through I the Bureau of Census. The most important industrial group I

I 81 I TABLE 8

COMPARATIVE ECONOMIC STATISTICS .,. .. . West Central Fayette I. Fayette Req ion County Pennsy Ivan ia

Non-Worker-Worker Ratio* 2.46 2.18 1.56

% of Females 14 Yrs. Old 8, Older in Labor Force 19.5 22.7 33.3

$ Married Women in Labor Force 8.3 16.6 27.5

% Married Women with Children under 6 in Labor Force 1 .o 10.0 15.8

of Labpr Eorce Unemployed 15.0 .13.8 6.2 .. .

% Emp I oyed I i-n Manu%facturing 15.0 :25-.\ 36.4

..I .. I. ,'.'I: .:.. $ in White -GoI,.Iar,Occupations (Prof ,Mg,r;sf ,C,)erks.,Sa Ies) 31 33.0 39.5 ...... O

$ Work i ng.,outs. .. irde County .,of .. ' Res igenqe : 27.1 25.3 14.6 .. Median Fam'i'ly, In;come (1959) $400 1 $429 1 $5719 ...... 1 f, Fami ijes w i th I ncomes hder $3000 35.4 32.2 16.8

.I I. % Families with Incomes over $10,000 5.5 5.7 13.9

- ~ -~~~~~

*Ratio of al I persons not in Labor Force' to Labor Force'

82 .. . TABLE 9

COMPOSITION OF LABOR FORCE

Brownsville Brownsville Luzerne Redstone Regional Borough Townsh i p Township Township Tota I Males 14 8, over 21 58 566 2347 3380 845 1 Labor Force 1391 323 1572 2035 5321 % of Total 64.5 57.1 67.0 60.2 63.0 Clvi I ian Labor Force 1391 32 3 1572 2035 532 1 Emp Ioyed 1241 270 i289 1579 4379

" Unemployed 150 53 ' 283 456 ' 942 $ of Civi I ianL.F.' 10.8 16.4 . . .1;a .o 22.4 17.7 Not in Labor Force 767 243 775 1.345 3130 Inmate of Insti- stution - - - - - Enrolled in School 240 77 26 1 396 974 Other,Under 65 Yrs. 235 54 20 1 409 899 Other,65 Yrs. Old 8 Over 292 112 31 3 5 40 1257

Females 14 8 over 2395 55 1 2434 360 7 8987 La bot Force 633 112 38 4 630 1759 5 of Total 26.4 ,2003 15.8 17.5 19.6 . Employed 588 108 339 56 1 1596 Unemp Ioyed 45 4 45 69 122

' % of Civ. L.F. 7.1 - 11.7 11.0 6.9 Not in Labor Force 1762 439 2050 2977 7228 Inmate of Insti- Qution - - - - - Enrolled in School 190 54 31 2 398 954 Other,Under 65 Yrs. 1213 333 1460 21 36 5142

' Other,Over 65 Yrs. 359 52 27 8 443 1132

Married Women in L.F. ,Husband Present 275 39 186 242 742 Wlth Own Children under 6 24 7 26 31 88

......

83 I

TABLE 10 I OCCUPATION GROUPS 1960 8 WEST CENTRAL FAYETTE REGION Brownsville Brownsville Luzerne Redstone Regional I 8orouqh Townsh i p Township Township Tota I Ma Ies Prof .,Technical 8 Kindred 90 24 52 92 2 58 I Farmers & Fm. Mgrs. - - 27 32 59 Mgrs., Officials 8 Proprietors 160 25 97 90 372 I C leri ca I 62 '8 44 44 . t 58 Sales 64 8 47 67 186 Craftsmen, Foremen 220 39 258 310 82 7 I Operatives & Kindred 300 99' 56 1 6 79 1639 Prlv. Household Workers - - - - - Service Workers (except Pri v . Househo Id 1 127 8 ' 57 93 285 I Farm Laborers 8 Farm Foremen - 3 12 16 31 Laborers,except Farm I & Mine 180 '39 106 137 462 Occupations not Reported 38 -17 -28 -19 -102 TOTAL -1241 270 1289 1579 4379 I Fema Ie Professiona1,Technical 8 Kfndred 137 12 56 57 262 I Farmers 8 Farm Mgrs. - - - 7 7 Managers,Of f ic ia Is, Proprietors exc. fm. 17 8 a 28 61 I Clerical 8 Kindred 112 15 79 141 347 Sa les 84 24 40 62 210 Craftsmen ,Foremen 4 .- - - 4 Operat i ves 22 8 43 105 178 I Private Households 51 13 12 46 122 Service Workers 121 16 51 79 26 7 Farm Laborers - - - 8 8 1 La borers 5 - - 4 9 Occupations not Reported -12 -50 -24 -121 1 TOTAL 108 339 56 1 1596 I

84 1 1 1 TABLE 11 I INDUSTRY GROUPS 1960 WEST CENTRAL FAYElTE REGION

Brownsvi I le Brownsvi I le Luzerne Redstone Regional % of -Borough Township Township Township Total Total

Tota I Errip Ioyed 1829 378 1628 2140 , 5975 I Agrlcul ture .'.' " - 3 43 63 109 1.8 Mining 156 78 5 30 583 1347 22.6 I Construction 56 19 90 88 202 3.4 Manufacturing . 262 40 246 350 898 15.0

I Transportation, Communication I 8 Utilities 257 49 169 117 592 9.9 Wholesale P, Rel-ail 1 Tratie ' 493 103 252 467 ~ 1315 22 .o ' Priw2I-e' Hcuseko Id 5 1 13 12 46 122 2 .o

Personal Services 68 16 31 42 157 2.6 I _. Professions I I - Services 335 41 132 232 740 12.4 Pub1 ic Admini-

* stration 40 4 20 71 135 2.3

'I 81 34 1 5.7

85 I I I in the Region remained as mining in 1960. This category employed 22.6 per cent of the total labor force and was the largest category. Behind it came trade with 22 per cent and manufacturing at 15 per 1 cent. Agriculture accounted for only 1.8 per cent of the total employment in the Region in 1960 and is not considered a significant element of the economic base. I In general, agriculture has been declining throughout Fayette County, although there are some economical ly prof itable 1 ivestock operations. The total number of farms and the amount of acreage devoted to farm- 1 ing decrease yearly. Many of the existing farms are either part retirement operations (17.2%) or part-time occupations (35.2%). In the West Central Fayette Region, agriculture accounted for only I 1.8% of the total employment in 1960, and therefore cannot be considered a significant element of the economic base.

In 1960, mining had been replaced by manufacturing as the most I important industrial category in Fayette County. In 1950, mining employment stood at over 19,000, but in ten years this had declined to a little more than 8,000. Manufacturing employment, by contrast, I had increased from 10,000 to over 11,000. The employment patterns indicated by this data relate to residents I of the Region rather than job opportunities geographically located within the Region. The Region is a labor surplus area and many residents must commute substantial distances to find employment. Table 12 indicates the place of work for residents of the Region 1 which indicates that less than three quarters of the' population have employment within,Fayette County. Even among these, a large number would be employed outside the Region. The majority of those I working outside Fayette County are employed in Washington County with Allegheny County being second; Greene County, third; and Westmoreland, fourth. I Since 1960, some substantial improvements In the economic strength of the area has occurred. Unemployment has dropped and some gains have been made against under-employ.ment. Industry has been expand- I ing within the Region and, on the basis of County Industrial Reports which may not be complete, the total employment within the Region in

' manufacturing has increased from 266 in -1961 to 678 in 1966. The I gains may be more substantial than that since the reports indicate a total employment of over 800 in 1964, but not all manufacturing plants were included in the 1966 returns. I Most of this employment was for males with total male employment more than doubling, from 214 in 1961 to 483 in 1966. Female jobs also increased during this same time, from only 52 in 1961 to 195 I in 1966. The summary of employment from these reports Is shown on Table 13, showing the changes by municipality, product, and sex. I

86 I I I I TABLE. 12

I PLACE OF WORK .. . . . _.'.- WEST CENTRAL FAYETTE REGION "7'. I . .. .. Brownsvi I le Brownsvi I le Luzerne Redstone Tota I $ of -...... Borough-+ Townsh i p Township Township Reqion Total I . . -. . .,. Pittsburgh City 19 4 16 21 60 1.1 .. __ I Balance of Allegheny Co. 85 32 44 118 279 5 .O Beaver County - - 4 4 8 0.1

I Wash i ngton 147 28 2 36 2 30 64 1 11.5 Westmore Iand 20 12 39 24 95 1.7 I Johnstown ------I Balance of Cambria Co. ------Somerset - - - 4 4 - I Fayette 1399 26 1 101 1 1400 407 1 72.9

Garrett, Mary Iand - - - c - -.

I Preston, West Virginia - .- .. ------I Monongahela, W. Va, - Greene, Penna. 18 7 74 181 280 5 .O

I Elsewhere .. 37 11 41 33 122 2.2 Not Reported 113 67 275 - I 80 15 I Tota I Workers 80 5 370 578 2082 5837 I I

I 87 I I 'I TABLE 13 MANUFACTURI NG EMPLOYMENT BY LOCAT I ON I (COUNTY I NDUSTRI AL REPORTS 1 WEST CENTRAL FAYEVE REGION I

. 1961 ------I962 "? 1963 1964 1965 1966 Brownsvi I le 84 83 a4 93 91 80 Luzerne Township 156 32 1 278 40 1 422 400 I ,Redstone Township -26 .- 26 -126 -339 -27 1 -198 Tota I 256 430 488 823 792 678 I I MANUFACTUR I NG EMPLOYMENT BY PRODUCT I. , Food 42 40 42 42 42 44 Appa re I 42 51 119 297 250 185 I Wood Products - - - 3 1 1 Printing 43 43 42 51 49 36 . Concrete Products 6 6 5 25 5 - I Coke - - 2 80 82 40 . Machinery 4 4 4 21 22 20 Ship Building 130 '286 274 31 4 333 400 I

MANUFACTURING EMPLOYMENT BY SEX I

Ma le 214 36 7 36 3 547 557 48 3 I * Female- 52 63 125 286 234 195 ,-:. I I I I I I I 1

I Family Income A detailed tabulation of family income for each of the munici-

palities is shown on Table 14. It indicates that the pattern I I of low income is spread through each municipality in the Region and that the median family income was less than $4,500 in every municipality. Redstone was the lowest with only $3644, and I Luzerne the highest with $4361 *

The estimates of personal income for 1963 are shown on Table I 15. This table estimates that the total personal income to residents of the Region in 1963 was $36 2/3 mil lions and that the largest single category tabulated as a source of personal income was mining. Manufacturing and trade were the other large I categories indicated.

.. I Retai I Trade

Retail trade is one of the substantial and growing sections of 1 the economy. Brownsvl I le had tota I reta i 1 sales of $10.8 million in 1958 and these increased to $13.1 million by 1963. This increase in retail trade activity was more rapid for Brownsville than it is for Fayette County. In 1958, Browns- I ville's sales accounted for only 7.4 per cent of the total County sales, whi le in ,1963 they acc0unte.d for 8.3 per cent. The County sales rose fpm $147 million in 1958 to $158 million I in 1963. They were estimated at $195 million dollars in 1967, and it should be reasonab le to assume $hat Brownsvi I le's share I had increased to about $17.5 mi I I ion p'y 1967. Redstone Township was reported in the 1958 Census of Business .to have a total retail sales level of $5.4 million. No report was available on Redstone, Luzernq; Brownsville Townships in 1 1963, but sales increasing proporfionately to total County sales can be anticipated.

'I Receipts from service activities added another million dollars in receipts to Brownsvi 1 le and,'Redstone Townships in 1963. This included personal services, such as barber shops and dry 1- cleaners; motels; amusements ,'and theatres; and other business and repair services. Littlechange was noted between the 1958 and 1963 receipts fr@' selecied services in Brownsvi I le, but it is assumed that sbme growYh has occurred since 1963 due I largely to the inco'eased tourist traffic through the area. 1 4 I 89 I- I TABLE 14 I FAMILY INCOME 1959 WEST CENTRAL FAYETTE REGfON 1

Boro of Twp. of Twp. of Twp. of % of Brownsvl lle Brownsvllle Luzerne Redstone Reg ion Total I All Families 1,644 402 1,744 2,536 6,326 100. I Under-$l,000 - 112 45 141 225 523 8.3 1000 to 1999 228 46 170 397 84 1 13.3 I 2000 to 2999 244 41 214 373 872 13.8

3000 to 3999 193 58 24 1 424 916 14.5 I 4000 to 4999 21 3 65 . 294 430 1,002 15.8 I 5000 to 5999 210 35 246 259 750 11.9 6000 to 6999 147 45 115 136 443 7.0 I 7000 to 7999 104 27 99 95 ..' 325 5.1

8000 to 8999 38 4 48 54 .144 2.3 1

9000 to 9999 55 8 56 40' . 159 2 .5 .. I 10,000 to 14,999 ,76 '16. . ' 96 83 . 271 4.3 15,000 to 24,999 16 12 24 '16 68 1.1 I 8 - - 4';. 12 0.1 25,000 'and over ...... t. . .. I. 1 . _. . .. ,, .. Median IncM .] .. - '.. .. Fami I-& "' . ' '$4 ;211 ' '.. 4,169 4,361 3,644 4,001 , ,-.. ' .. I

90 1

I TABLE 15 ESTIMATES OF PERSONAL INCOME 1963 I (in Thousands of Dollars) WEST CENTRAL FAYETTE REGION I Brownsville Brownsville Luzerne Redstone Total Borough Township Township Township Reqion I Grand Total 1 1,086 2308 9843 13,440 36,677 Tota I 6,312 1314 5656 7,767 21,049

Fa nns - 3 12 I 23 38

Mining 5 78 289 1962 2,159 4,988

Contract Construction 151 51 243 238 68 3

Manufacturing 1,204 184 1130 1,608 4,126

Wholesale B Retail 1,465 30 3 715 1,338 3,821

Fi nance, Insurance 8 Real Estate 187 39 91 171 488 Trans por tat ion ,Commun i- cations, Pub1 ic Uti I ities 1,227 234 807 558 2,826

Serv ices 1,004 162 445 807 2,418

Government 48 3 48 242 858' 1,631

Other Industries 13 1 9 7 30

I Other Labor Income 31 3 65 28 1 .' 386 1,045 Proprietor's Income - - - - - Farm I - - . .66 95 161

Non-Farm 1,627 30 3 965 1,085 3,980

Property I ncomet I nt. rents 8 dividends) 1,334 272 1,126 1,508 4,240

Transfer Payments 1,734 40 3 1,959 2,887 6,983

Pers. Contributing for Social Ins. (reqular) 234 49 210 288 78 1

Source: Dept. of Internal Affairs, Commonwealth of Pennsylvania

91 I I Sales from wholesale trade operations have been increasing rapidly in Brownsville. In 1963, the total wholesale trade accounted for $2.1 million as compared with $1.5 million in I 1958 in Brownsville, Redstone Township had total sales of $5.3 million in 1958, but no statistics were available for Redstone in 1963. I .. , .. . ._...... Future Economic Act i vit i es I The people of the Region have responded -to the reduced supply of jobs in a variety of ways that can be simplified under the following headings: out-migration; underemployment; commuting I to work; creating new jobs.

The previous discussions on population and economics indicate I that all four of these have occurred. The out-migration has been primarily among the young people who have been unable to , find employment opportunities in the area upon the completion I of their education and, therefore, move away to seek better opportunities, Underemployment has been one solution for those who are committed to the area and cannot move easily, and the extent of underemployment is reflected in the family income I structure. Commuting to work, it was noted, is extensive with a high percentage of the working force employed outside of the County. The creation of new job opportunities is--fran the I standpoint of the Region-the tnos-t desir-abled- the-adjustments and the one that should be sought over coming years.

New job opportunities have been created within the Region as I was tabulated on Industrial Employment by Townships as recorded on Tab'le 16, It caa be assumed that the major adjustments to 'a declining economy which were required in the 1950's have largely I been completed within the area, Not all of the adjustments are the most satisfactory for the Region, and during the coming decades some improvemnf of residual problems from these adjust- I ments should be sought. Specifically, the elimination of underemployment and the creation of new jobs to offset continued out- migration of the Region's youth is required, To this end, industrial developmeni, resort development, and expansion of trade I and services are desired and should be actively pursued as a high priority item by the officials of the Region. I I I 92 I I 1 1 I I TABLE 16 RETAIL SALES I WEST CENTRAL FAYETTE REGION

------1958------_ 3----- 19 7 I FAYETTE BROWNS- REDSTONE FAYETTE BROWNS- FAY ElTE COUNTY VlLLE TW. COUNTY VILLE COUNTY

Total Sales 147,461 10,857 5,382 157,807 13,146 194,880 I - Building Materials 6,041 D 627 6,369 283

I Genera I Merchand 1 se 19,548 D 119 19,360 D 33,045 1 Food Stores 45,591 3 422 2,727 51,298 4,499 58,962 Automot ive Dea Iers 26,180 '2,187 D 27,760 3,470 33,121

Gasol ine. Serv.Stati,ons 10,391 D 276 11,929 500 -- I. I . .. . I. , z .i . Appare l,,Access.Stores.. '. 7,455 1,198 0 7,426 1,020 I .... . Furniture ;. 7,497 560 218 6,250 D

Eating & Drinking Places 9,247 D 281 10,062 567 I ...... I.. ' Drug 'stomis ..I , '.' '.-" 4 ,050 D. D 4,865 512 ...... I Other RetaI I Stores.. 9; 633 D 569 9,127. 669 I Non-Store Reta i I ers I ,828 D - 3,361 307

-......

I D = No$ given to avoid disclosure I Sources: 1958 & 1963 information - U. S. Census of Business 1967 - Sales Management Magazine Annual Survey of Buying Power I I I 93 I I I The Population Projection C indicates that between 1960 and the year 2000 the number of ma.les in the age group of 20 to 64 should increase from 5743 to 6863. The number of females I in the same age group should increase from 6473 to 6978. These age groups cover those most likely to be in the labor force and provide a reasonab.4.y accurq.te e,+imate of the size of future labor force and of the probabla growth objectives I for job opportunities which the Region should meet. The .. . tota I. Iabor force for ma Ies. .can. !be expected to increase from . 5YO.in 1960 to about 6200 in +he year-82000.. Since only about I I 440q,_wje.re employed in ,1960, th.is projeGtion would indicate an ..

inirGase of 1800 jobs by ~ +he year 2000.' i f 'Tu I I emp Ioyment is .. . .~ .r ..:.. - to!.be :_qbta-ined ...... I Among females, the increase in the labor force will be even sharper. The rate of participation in the labor force has been increasing in past decades and is expected to increase during I coming decades. If jobs are available within the Region for women, it can be assumed that the number of working women will . approach 50 per cent of those in the age group of 20 to 64 by I the year 2000. This would mean that the availability of jobs in the area would have to increase from 1600 in 1960 to 3500 by the year 2000--an increase of 1900 jobs. I The Region should, therefore, add from 1,000 to 1,200 new jobs every decade, with about half of them being for male employment. Basic employment in mining, manufacturing, or tourism should I account for about 40 per cent of these jobs. Thus, a reasonable goal would be for an increase of 40 to 50 new jobs in manufacturing or in some other basic economic activity each year. I

The prospects for meeting this goal are reasonabt'y good. The success in meeting these will depend very much upon the effective- ness with which the leaders of the area pursue new economic I opportunities. A continuous and concerted effort c,ould easily result in expanding economic opportunity well beyond those estimated in this report. I

Growth Deterrents 1 A brief summary of the conditions within the Region which were observed to have a detrimental effect upon development are shown on the map, "Growth Deterrents". This map is a summary of ob- I servations and conditions analyzed and mapped in the evaluation of existing conditions for the Regional Planning Program. Major deterrents include adverse topography, polluted streams, blighted I housing, ribbon comrcial development, junk yards, mine dumps and some congested and hazardous roads. I

94 I I --.

GROWTH DETERRENTS THE WEST CENTRAL F AYETTE REGION I ' FAYETTE COUNTY I PLANNING COMMlSSlOFY Court House I Uniontown, Pennsylvania 15401 I I I I I I I I I I I I I I 1 I I I

I Steep slopes are shown where the slope exceeds 25 per cent. They are extensive and consume a large amount of the land area within the Region. Few level areas remain for extensive development and this shortage of workable level land poses problems for further development.

Redstone Creek is polluted and discolored from mine drainage, and Dunlap Creek contains both mine and municipal pollutants. Brownsville does not yet completely treat sewage before empty- ing it into the Monongahela.

Areas of blighted housing showing obsolete and deteriorating housing occur in each municipality. Areas of b4ighted housing

, . .are indicated on the "Growth Deterrent Map''. In addition to the blighted housing conditions, some major detriments to good land development patterns occur such- as the ribbon commercial developments spreading out along Route 40 to the south of Brownsville. Residential development follows similar patterns at some points through the Region as for example in the Merritts- .....,. town area along LR-26036. . -..>;. - .,...... ,! . . .,...... Other physical or environmenta.1 def ici.encies include.the junk ... yards, including the ane that is adjacent to Tower'HilI #2 in Luzerne Township. ; Sm,e exte.n.sive mine dumps are- located in the area with the largest located close to La Belle and lsabella located in Luzerne Township. '.. ' Major highway shortcomi ngs i nc! ude the i nterna.1 .ci rcu Iat ion in . Brownsvi Lle, the- congestion of. Route,.40 on its present. al ignrnent south of Brownsville, and a .lack of regional transportation fac i I i ties connect i ng the sma I I er c,ommun it ies- to one .another...... --: .. .. _. ... Growth Stimu lants .. ..

I Some of the favorable features of the Region are summarized on the map, !'Growth Stimulants". .Geographical ly, the access to the ,Monongahela River must be considered a substantial growth ...stimulant. The river allows for inexpensive industrial trans-

I portat ion which is becoming a major and important fa.ctor in Iocati ng ndustry. Bulk sh pping by the inland waterway.system is by far the most i neypms ve method of moving material;

97 In addifion, the river offers recreational and aesthetic potential which could be uti lized in an eff'ort fo attract.-tourist dol'lars to the Region. The river facilities, combined with the natural beauty of the steep topography, and the many historical points of interest offer amenities which if capitalized upon, could aid in attracting new industry and new residents as we1 I as vacationers. The development pol ic-ies should exploit these advantages and disal low practices which would interfere with enjoyment of the river as an environmental asset.

Even 'with the adverse topography, there are industrial sites which can be developed within the Region. The river terrace area offers some outstanding;si'tes with excel lent transportation faci I ities-- both rai I and'river'transpartation. The Dunlap vat ley area has rai I transportatioo"'faci I ities and some land adjacent to Route 40 also has potential for' I ight. industrial development. .. . The Region has very impressive community facilities including some outstanding schools, a new, hospital, and an outstanding park in the Brownsvi 1 le-Luzerne' area.. -In addition, some new and'.attractive residential ,areas have been developed in and around H.i I ler and near the hospital off Route 166. The'am@niY?es. . . __. of the area as a residential location include some signif 1can.t-' storic.. sites,' particularly ,. in the Front Street area of Brownsvi178.-

.. . ,, . - Recent highway improvements in the area are; 'and w'i Ilf'cohtinue to act, as stimulants to growth. The extension of the hi'gh':',.leveI bridge across. the Monongahela is vital to- 1oca.l' traffic and its conti nued a I i'gnment 'to the southeast w i I I f'uither improve traf f i c facilities. The Monongahela Valley Expressway will upon its completion offer outstanding access from Brownsville to Pittsburgh, and wi I I faci I itate new growth in the area. Rai I ..faci-Ii.tie$. are avai I- able to the most promising industrial sites,,. . and,good.. secondary roads preva.. i I with i n the Region...... , . .,. I n summa.ry', even 'a conservat i ve appra i sa I of growth potenti a I with i n the Region :in:dicates'.'that.economicrevital izati'on and growth of popu Iat i on w i'fh i n:'.the Reg ion can be expected. The sxtent of growth wi I I depend cons'i derabl y upon the. effort 'and. ab i I'i'ty 'of the peop le within the Region. Some assistance and 'conti'nued cooperation in this effort can be expected from State, Federal and County agencies and from the community development specialists at West Penn Power and other similar agencies; but the responsibility for progress will still rest upon the municipal officials, the Chamber of Commerce, and the individual interests and efforts of the citizens and officials of the Region.

'0objectives

.- The West Centrat ..Fayette Region Is background p.iann i ng studies reveaI:ed a- number 'o? positii~e'oppoftu'ri ities for"region-wide" developmenf-such as-'an exce I I en?. road system, 'good. community faci I i.t!es'dndia number.of potential indusT'ria7."sitks, ,as we1 I

as a nu mb e r :of .. mega f ive ' cor3 Stra i'n t s;;'wo rk-i.n g 'I ri '. o p pos it ion': to these gToWi sf .i mu Iants. '..'These' grohPH heY6rrents ar&'ex'te*s ive. steep slope areas, stream'po~tutiorr and'atiandoneb':mine workings, and widespread poor housing conditions. The following Comprehensive Develcpment Plan for the Region,,provides a numkeS:;of pl.anning elements on whicti'-Ti(ture..~egionaI.lgrowth 'mh$ 6i? pr.edicafed and

by which this growth may,be.- . guided.

1 The next phase 'of '-the Reg idna [*:'PIann i fig Pi-ogra'm wfpi". be'cdI rected towards local refinement of the overall regional plan and the rea 1 izat i&$.Td-+?i.~g! po 1 &'at .1oca 1 lei,&t. ~h i.s I ation w i I PSI%%a^t&hpI'..i'shed -6y'.a'more-thorough -.understanding of regional pl-dAhirig @jectives~andpol-ici& by' the muniC'i.'paI Ities, and through- '1'669 I ,adop't-ion and use 'of a.'-numbe.r.of' speci'f'ic effectuation toots',: 'sdch as-'zoning'an'd subd ivisi'on regulations, housing improvement, blight elimination measu,res, and capital 'I improvemen'fs' programmi rig. '' :.- Thus, the Comprehensive Development6..,... , - Plan for the Region con-. stitutes two major things.' '.Firsf,.+ : . .- i.? stands as a common state- men* of al I the Region's me'hbers' 0.f the'basic objectives that 1 the regional plans and --th6ii'passoci.ated pol icies should satisfy. Secondly, it provLdes region-level solutions to overai I problems, Fur*hermre,.. .+he PIan. ,prov ides ,an irnportant bas is from which, the I individua.1 re-gional' m6mbers 'may-ZStack. their particular aspect of region-wide problems; through ?hG'^policies and general solutlons presented by the regional-plan, by the local refinement of these measures, I and through effectuation rneansures created to help reallze the Plan, I I 101 I 1 I I The following statement of planning objectives represents a .. . -. response to a nmber of serious problems that were made apparent during the existing conditions and growth Dotential I segments of the Reqional Planning Program. The objectives may be divided into two major types: (1) physical solutions to primarily physical problems confronting the Region, and (2) objectives directed towards physical solutions to prob- 1 lems that are basically economic in nature. 1 WEST CENTRAL FAYETTE REGION PLANNING OBJECTIVES

A. Objectives Aimed at Overcoming Physical Problems

1. The encouragement of a COmDatible and efficient arrangement of land uses. I 2. The maintenance and enhancement of the Region's highway system to provide improved general accessibility within the Region and good links ,., 1 with major extra-regional destinations. 3. The maintenance of the Region's excellent system D of community facilities and provision of a wider range of recreation opportunities.

4. The provision of adequate water and sanitary 1 sewerage service to the Reqion's resldents.

5. The elimination of problems directly associated I with the. RegIonPs coal industry, incIud,ing mlne dumps, stream pol lution, and deteri.orating mlne mouth and coke oven areas, 'plus positive control 1 ' . :. of the affects of future miming acti'v,ity.. .;. .. 6; .The protection and preservation.of natural Open","'; I wooded, and steep s'lope areas. ... ,I ,

I 7. The elimination of existing blighted areas and present poor housing conditions and the provision 8 of 'adequate future housing resources for the .. Reg'ion ',s res i dents. I . .. 8. Protection and enhancement of significant historical b.ui ldings and areas...... I I 102 1 I I I B. Objectives Directed Towards Significant Economic Problems

1. The maintenance of the regional population level and I the provision of expanded employment opportunities, coupled with the elimination of regional under-employment.

I 2. The significant enhancement and reinforcement of the Region's position as an industrial, trade and service, and resort center.

I These objectives form the fundamental basis for the policies and solutions that are developed with the various elements of the Regional Comprehensive Development Plan. They are directed I towards overcoming the numerous physical problems that currently confront the Region and towards ful I uti I lzation of the Region's many inherent assets. Hopefully, if all these objectives are I- realized, the result would not only be an alleviation of past problems but also a significant stimulus to future economic growth. This growth would be predicated on a diverse base of industry in I combination with trade and service enterprises, and an emerging resort industry. The following policies and plans are all directed I towards the achievement and attainment of these stated objectives. I 1 I I I I I I

I 103 I a regional comprehensive plan FUTURE LAND U- S E PLAN

The Future Land Use Plan for the Fayette Reaion aims to Drovide a general guide for the organization of future development patterns and growth, and a framework within which existina land uses may function more comDatibly and more efficiently. The Plan indicates areas designated for future residential neighborhoods, future.,c;ommerciaI and industrial use areas, pub1 ic I and use and other.areas more suited for less intensive use, such as rural or open lands. It is based on the following qen- era I planning objective.

Objective: "The encouragement of a compatible and efficient arrangement of land uses."

Manv,s use or misuse of the land in providina a physical setting for his act,ivities.is largely an ongoing process possessing many .indetermi.nant characteristics. However, several fairly def ini.te inf1;uences may be ,uti I ized in structuring the, future .: afrarigement of manss activity on the land and the general types of uses composing thI.,s a.rrangement. These four, major :factors ..L!-' include.,:- the trend towards separation and ;spsqaI.;'zatibn of .:.:.:- Iand uses, water and. sewer uti I i ty service areas ,p.resen,I=:-:and.,.. p Ianned roads and other transportation systems and >. probab I y . most important, the existing pattern of land use.

The trend of increasing specialization has had a direct influence on most aspects of our environment including land utilization, or more specifically, the distr.i.bution of different types of land use activities .over,, an area..,,. The irrtp,act of specialization on I and use is exemp I 'i,f ied ,by the tendency of di f ferent types of land use activities"to assume distinct arrangements with each activity occupying some special area or neighborhood. For example, contrary to earlier development practices where land uses were i nterspersed free Iy ,6 ith. homes, i ndustr i es an,d stores co-existing 'in a.,misceIlaneous arrangement of di fferen,t. functions competi,ng.aga,i nst'.eAch other) the more recent I and. deve I omnt., trend a~'l.Iocat,esindividual areas to indiyi.dua1 groups-of I,wd. i use activit'ites:, with ,the character.istics of the land usualllv , ;. directly, related..tol the needs' and chamcteri stics of the partic-. ular activity..., Thus,":..indus.triaI lands would be placed along

105 I I transportation routes on level land, commercial uses would be centrally located within major population concentrations, and residential uses would be arranged in areas with good access I to these industrial and commercial uses. In addition, the i ndustr ia I and commerci a I' areas wou I d be we I I -separated from the residential neighborhoods so they would not have an adverse effect upon the res.idential environment. This trend of use I separation and specialized use distri'cts is quite evident in the Future Land Use Plan and provides a more meaningful alternative to the past pattern of mixed land uses where incompatible I activities often existed side by side in an inefficient and sometimes even unhealthy pattern. I Existing or potential future water and sewer utility service areas are the second major determinants utilized in structuring future Iand" use areas witti in the Reg ion. Todav pub 1 i'c uti I i ty service is a necessary prerequ'isite to' a complete and adequate I environment. Because of this, areas recommended for infensive development, such as commercial industrial and hiaher density residenti a I uses, a I I I ie 'hi yh i n "areas wh i ch are either present Iy I served by water and 'sewer.''dei' I it ies or' cou I d eas i. Iy be served by extensions of existing.uti I ity.'service areas, 'or*;' ,.; .e*&Id 6e ',' feas i b Iy and economica I Iy ' served by. ..new pdb 1'i'c''ut.. VI I, ty. systems._. 1 The third major factor inf I uenci'ng the proposed structur'ing of future I and use activities i s the Reg ionls. pfesent-and proposed major thoroughfare systems. AI I 'maJor 'r6g'ionaI:'',deveiopment has I occurred direct Iy adjacent to major'.transportation. ,>. . . - routes.' .. , Future land utilization ?;ill ,-e'fi.ec+ this trend with all major 1 land use areas on .the network proQi,dcd by the,,;Fegioo,::s.. relying : ...... road system. ., I The fourth, and most 'signi f 'icant '?ete&i &ant of future' regiona I 1 act ivi ty patterns, is the .ex i sting 1 I and, use arrangement. A comparison of the Future Land.'Use'-PlanMap and ,the .Existing Land Use Map wi I I'show.'the.;dir&ct relationship :of future land I uses and existing development... ..,., 'The'-'$ecommended'future land use patterns constitute anorganizational 'framework for existing uses and a natural extension of'existing activity areas to meet the expanding land requi'rements of the Region's future I residents. The only major exception to this general concept of organization and extension of past develooment patterns are.several new industrial areas. These areas, although they do-not lie directly adjacent to existing development concen- I trati ons, have character i sfics that are i dea I I y sui ted for industrial use. I I 106 I I The foI.I,owing des.cribes the.policies which are a part of the Future 'Land Use Plan for the 1V&t Central:?FayetW: Region and that fQrm the Plan's mzjor basis and. raticnale. These pol icy statements and the PO I icy statements accompany i ng the other e Iements of the Reg ional C&preh&ns ive DevBcIopment P Ian are intended to provide the basic guidelines for growth on a genera.1 regional l..eveI. 7he.y also provide ,the primary guiding e Iements f ram wh i,ch fhe .member'imun ic5 pa I if ie9 of' .the-.Re% i on may formulate thei r .e,wn 'deta.ife'd plans'.and associatdd .impi6- ., . .. , .. . 1:' .... . i . . .: "' * ...... mentat ion measures .....

. ..-. . -... , ...... , . POI icy: "Comrne'rcia1;uses 'wi. I I .be grouped into .' . . concentrations in the estab(isfied'regiona1 business d istri cts -.and adjacent"to' the new Route 40 i nterchange." ..

The Future Land Use Plan recommends a general commitment to maintain the existing central business districts in Browns- vil.le,; RepubI..ic and the small business concentration in

Fa i rban k. These. a re the ' on Iy. major ex is-f i ng bus i ness centers within. the Region and their location intensity of development constitute significant reasons fo-i the.ir continuation

and imp rovement .'

In addition, the Future Land Use Plan recommends a major new ..Cqq.rc.iaI:area adj,acent to the inte.rchange of new Route 40 '.with :ol'.d,,Route 40.,j".ust south of Brpwnsvi I le. Thi.s comm6rciaI ..area is . in,-be:nd.e,d fo provi de amp le room for .the types' of:." ' . ;hi.ghway-orie5,+ed.. ,land uses .that must be expected with.:thi:s .type of interchari6e s'ituation. ",The' Plan intends That these uses should remain in a concentrated pattern around the interchange so tha.t .?he,.h,ighly .undesirable ''stringti or ':strip deve.!opmenti!'.'patte,r hat is :S,o characterlstic of highway ... commerc i.a I uses (an hat 'is a'I.ready exh i b ited to .some extent a lpng old Route 401, does not. .develop 'here. -'The',conce'ntrated , p9ttern.. of development .is .much more effi.ci;ent.'i ri" terms of

h i ghway use, .and i s .a1so verji adequate 'for the .$ . ./. ?:probab le iritens I ty

...and . . . ,.,amount. . . . of. d,eve Iopment th3t wi I ..I.'occur a.t'.f~is 'i nterchgnge. ..I 3.

109 ...... , ... . : .. . ._I_ 8.. . Policy: f91ndustrial land areas will be se ected on-the basis of the lanil;!s suitab I itY, trans.portation access, and proxim ty to population concentration."

All of the industrial areas shown on the Future, Land Use Plan meet at least two'.of": these stated pol icy criter.ia-. These . areas should provide ample site selection opportunity fisr:.:.a; number of diverse types of industrial uses. The sites located along old Route 40 are ideally suited for light industrial uses requiring .truck shipment faci-lities, the.'uses in' the central port.ion of the Region, along Dunlap Creek, are suited for industri'es requiring either'.:raiI or truck- shipment opportunities, and the areas located adjacent to the. Monongahela River are well suited for heavy industries requiring water facllities for large or bulky shipments or rail and truck ship- .. ,,. ment capabi.1 iYies. ' -:'.I : .(... ..

'-..Po1.i cy: "Res i dent ia I areas. shou I d d i rect.1y ref Iect : ttie'*commitmenf: -fro ma.imt&in and,. improve existing residenti'al- concekt+iations and an acknowledgment of generally dispersed-..' future growth patterns. It : ., .. .. _.I : . ..

Future regional population characteristics indicate a degree of growth that could probably be accommodated by upgraded existing residential areas and new neighborhoods adjacent to Brownsville and along the Route 166 corridor from Brownsville to Republic.

In addition to these new residential areas, efforts must be made to imorove the environment in those old established mining towns that will probably continue to exist within the Region. These areas are indicated as urban residential on the Future Land Use Plan and should maintain a density requirbng most of the urban services, particularly water and sewer utilities, In the remainder of the Region growth should qen- erally be dispersed in the suburban residential area indicated on the Plan. In these areas, densities would be much lowcr, e.g. one family per acre and up, with sewage handled by individual on-site disposal systems, such as septic tanks. In the more natural areas of the Region residential development would occur in even a more dispersed pattern and be limited primarily to the scattered rural or farm dwellings.

110 I

1 Po!Icy: "Protection and enhancement of significant I public us8 sites wil! be encouraged.'l The Region's major pubiic facilities, such as its schools and parks, are located on genet-ally attractive stes of adequate I size. However, future land use policies should be directed -towards expanding these si;es where possible (particularly the Brownsvi I le-Luzerne Park) and in preventing encroachment upon these pubiic siPes by other land uses through buffers 1 such as wooded slopes snd other natura1,open space.

1 PcIicy: !'Wooded slopes, natural, open space, and agrlcultural areas wi I I be preserved and I conserved. I' The Region's wooded slopes and its natural, open areas are a significant asset in terms of their. beauty and the potential R recreation resource tha'i they consl-itute. Because of this, and becniw of -the past desecraSion of much of the Region's landscape through Indiscriminate mining practices, it Is vital that tha Rayion's cpen land resources be preserved and that extensive conser\lation programs be instituted to erase the blight of coal that stili haunts i-he Region's landscape.

111

MAJOR THOROUGHFARE PLAN

The Major Thoroughfare Plan element of the'Recjional Development Plan identifies the existing and proposed highways needed for the efficient circulation of traffic in the Region. The Plan recognizes the existence of several significant major throuqh highways in the Region, or immediately adjacent to it, and the fact that programmed highways will significantly enhance the Region's position by providing a much higher level of accessibility. The Plan also recognizes the exeellent system of secondary roads that exist throughout the Region and lv-i'es to capitalize not only on their excellent condi-tion but also on their location. Thus, the Plan is based on these major factors . and the following objective.

., ., j .Objecti ve : "The ma intenance and enhancement of the . :. \ . .. : Region's highway system to provide iin- ' .:. --proved genera I access i b i I ity with i6 the ' Region and good links with major extra- .. , s .. 'regional- destinations.'! ...... ,,, -.:::...... : .... The Major Thoroughfare .P Ian indi cafes 'ho.w'the recdmmehded '. '. .. arterial, col lector-; -tocali and indus-kr.ia.1 access highways combine to form a fair.lyi%alanced hig'hwayisystek, not.only in terms of linkages with major destin'a-ti6n:s o'utside'the Region but also in providing an efficient- internal-ci'rculation system. The following poIJcies describe the Regional P.lanninq CDmmission's commitment to work towards providing the important attribute of aha access-ibi I ity .to .the Region.'s industries' commercial establish-.. . .1 ments. and good.b:ighways .for al I its residents.. -. ' , ...'. ..

113 Policy: "The Regional Planning Commission strongly, supports the Fayette County Planninq Commission's arterial highway plkn ui-ilizing new U.'S. 40, Route 166 and extensions of the Grindstone Road to Connellsvilie as major extra-regiona I I inks."

., ......

......

.... - The most impotytant 'elements .of, the .Re.gionvs primary arterial highway system are currently 'under construction or programmed for construction in the near futuFe. When totally complete, probably in about 20 years, new Route 40 and the Monongahela Valley Expressway should provide the Region with a pair of very adequate extra-regional arterial I inks. Thus, the Regjotial Planning Commission wi I I stronaly support an.y efforts: made by'; the Fay,ette County P Iann i ng Commi ss ion and reI afed , agenci es to expedite the construction of these two viBI roads. . ). . .

. , . .., ... . The Regional Planning Commission also concurs' w'i.th the Fayette County PIan.ning Commissionss recmmendation.s,that Route .166 and the extension1 ; b: -, :-. of the Grindstone R0a.d (LR-26162) ,to Route .?l,via a new interchange, should constitute.the other major elements in the Region's primary arterial system. In addition to the continuation of the Grindstone Road to Route 51, other new construction would include some realignment and straightening of Route 166 between Allison Heights and old Route 40.

114 The realization of the Major Thoroughfare Plan's secondary arterial recommendations require the general maintenance and upgrading of existing secondary arterials within the Region, incl ud ing .the uijgrad ixg and w iden ing ,of' LR-26164 between Brownsvi I le and Me1 rose and-the'construction of a new road up the Kel ly -Run va Idey to 'complete the secondary arterial system in the western .haI'f' the Reg,ion (Luzerne Township). .:, I. .. I .. . ..-...... ,.

The Major Thorough'fare. Plan's' major -recmmendation for , .' col lector roads is 'a proposal' to construct a new two-lane .' 1 ink between the.Hi l'ler 'sec-kion of Luzerne Township and Route 166 in the viciri'ity of the Brownsvi I le Hosp.itaI .,., Topographic conditions. in BrownsGi'l Ie: constitute s ign if icant deterrents __ to easy highway' I inks befween the two hal'ves of the Borouc$:.::

The proposed: col'lector road woul d ease circul ati on prob Iems _. -, , , wh ich haQeib&come' rather cri t ica I in the downtown Brownsvj'J .I area and'!2&n$Iete. . .. , an 'inner circulation loop' In ',the Brownsv(~l.le... ., urban area.;:- Other elements of the' Region's col,:l,ector~.h.ighwhv-,., __

system are' Shoh -on the Major Thoroubhfare Plan'Map;and; incrude'. _. ! a cmitment to maintain or si i6h+'ly upgrade general ly adequate existing roads.

The only other major construction proposed by the Major Thorough- fare Plan are several industrial access roads which would link LR-26095 with the proposed industrial sites in western Luzerne Township. Construction of these roads is rather vital if these sites are to realize their full potential as industrial areas. Thus, these elements of the Major Thoroughfare Plan directly reflect the following two policies on highways.

Pol icy: '!The general use of upgraded existing regional roads to form the major highway system with new construction limited to the Brownsville loop primarilyr',

and

Pol Icy: "A comnitment to improve access roads to the recommended Monongahela River industria I sites.

117 New highway construction within the Region should be generally consistent with the specifications shown on the recommended highway cross-sections sketch. Furthermore, new local road construction should adhere to the followinq principles. Basically, local streets should accommodate only low volume, local traffic and should not be convenient for the movement of through traffic. They should fit the topography, be de- signed to drain adequately and have no excessive grades. The basic overall pattern of local streets should be reviewed to assure that adjacent undeveloped tracts of land are not land- locked, that crossroads are frequent enough to provide convenient cross traffic and that CUI de sacs (dead-end streets) are not excessively long. Because of their penanent-nature the proposed location of any local street should be consistent with these stated standards and the basic design and construction of the streets should definitely compliment the basic visual character of the community.

..' 8 118 loco1 street

secondary arterial

collect or street

RECOMMENDED STREET STANDARDS

I 1 I COMMUNITY F A C I L I T I E S PLAN

The Community Facilities Plan shows the location of future schools, I parks, fire stations, municipal buildings, and other community facilities which will be necessary to serve the future population of the Reglon. This Plan is based on the following general 1 objecti ve . Objective: "The maintenance of the Region's excellent system of community facilities and the pro- I vision of a wider range of recreation opport un ity . I' I The Community Facilities Plan Map reflects how this general objective is directly translated into the following policies on I community faci I itieg. . .. Pol icy: "The Region's general ly adequate system of schools, fire stations, municipal buildings, I and recreation sites should be maintained." Policy: "Expanded recreation opportunities should be provided through additions to the Region's E major parks and the utilization of available abandoned school sites as playgrounds.'I I The physical condition of the Region's major community facilities constitute one of the primary factors that make the Region an attractive place to live. The background portions of the regional planning studies indicated the excel lent condition of the Region's ,1 schools and most of its other community facilities. Because of their currently excellent and probable future good condition, the Community Facilities Plan recommends no major new physical facll- I ities at any of the Brownsville Area School District's buidlings, except the senior high school. The presently inadequate auditorium facilities and future school enrollment projections indicate the need for a second larger auditorium and approximately 10 to 20 t additional school classrooms. The Region's fire stations and II municipal buildings are currently in good condition and should be I I 1 121 II adequate for fu-i-ure nesds with appropriate maintenance. Further- more, fire station spacing throughout the area provides service radii adqq-ste to meet National Board of Fire Underwriters service area standards.

The Region's major recreation facility, the Brownsville-Luzerne Park, provides outstanding recreation opportunities. In the future, this facility should be expanded, through the acquisition of adjacent land, to provide a broader range of recreation facilities at this site. In addition, some use should be made of the large number of abandoned school sites throughou? the Region as play areas for their surrounding neighborhoods. Furthermore, efforts should be directed towards utilizing the recreation potential of the Monongaheia River. Presently, the Corps of Engineers is planning a water-oriented recreation facility adjacent to the abandoned locks in Brownsville. The Brownsville-Luzerne Joint Park Board is strongly urged to cooperate with the Corps in deveioping this facility.

Pol icy: "Avai lable abandoned schools' throughout the Region should be rehabi i itated as ne.ighborhood community centers. 'I

Those of the thirteen schools abandoned within the Region since 1957 and which have not been taken over for industrial or storage use, offer opportunities for a conmunity-supported program to rehab- ilitate them for use as centers for community activity. Such uses might include a center for general community activities such as meetings, dances, etc. or more specialized functions such as boys' clubs or centers for Boy or Gir! Scouting.

_,___. --..".--." I 1 .I

. . ~ 7 I , , < .-*- . .. I . _I Jc ;,..*c. 1 I d

.'. ..,.,.,.1.1,11..

school

pork * municipal buildiq m tire rtotion f community c&er

COM M UN ITY FACILITIES PLAN WEST CENTRAL F AYET TE REGION I

'I COMMUNITY UT I L I T I ES PLAN- I The Community Uti I ities Plan indicates the water and sewage facilities which will be needed to accommodate the present I and future populations of the Region. The Plan is directed towards the satisfaction of the following general planning 1 objecti ve. Objective: "The provision of adequate water and sanitary sewageifacillties to serve

I the Reg ion 7 s res i dents. J

I The Community Utilities Plan Map indicates areas where existing water and sewer service is currently available and recommended future utility service areas. The Plan is based on the follow- 1 ing poi icy statement. I I I I I I I I

I 12.5 I I The Growth Area Sewage Facility Plan Map indicates the recommended sewage facilities and service areas to meet the needs of the growth intensity areas identified by the Community Utilities Plan. As shown, the ten year growth areas include sections directly adjacent to Brownsville and most of the development area in Repub I ic.

Sanitary sewage service to areas adjacent to Brownsville would be possible through interceptor extensions and links to the Brownsville system. The Brownsville system is currently being upgraded with treatment facilities being installed in response to an order from the State Sanitary Water Board. Effluent discharged into the Brownsville system from the growth intensity area would be adequately treated and discharged into the Monon- gahela River via Dunlap Creek, The location of the Brownsville treatment plant which would be treatinq this effluent is indicated by the open circle on the Growth Area Sewage Facilities Plan Map.

Sanitary sewage facilities for Republic would have to be provided by a completely new system utilizing interceptors running in the approximate locations indicated on the Growth Intensity Areas Sewage Faci I ities Plan Map. Eff 1 uent would be treated at the point shown and discharged into Dunlap Creek. When this Republic system is installed it is also recommended that the public housing project (Dunlap Creek Village) and the Cardale Public Schools Sewerage Systems be tied into it for a more efficient treatment system.

Also indicated on the Growth Intensity Areas Sewage Facilities Plan Map are the soil characteristics that exist in the areas recommended.' for subur,ban resi dent ial deve I opment by thi s .PIan s Future Land..Use element. These characteristics are directly relgted t.o':t-h.e.sui.tab.ii ity of these s0.i Is .To absorb the. products of 'i'ndi vidua I '# on-s.ife. shwage d isposa I systems. AS in.d i cated, al I' of the potentia.1 suburban .residenti,al .areas are covered by soi Is with "seve.re.'!.]l imitatiQns for ant,l,ot .sewage disposal systems.

Because These areas ' are su'ited :for potenti a I.deve lopment I are not: current1y sewered; and .do no?: ha.ve sewage systems proposed for . . them; it is.critical that individual home builders and land de- velopers take extreme 'precautions, in laying out septic tank sys-- tems that .assure the proper absorption ..of eff I uent. I n add it ion to the ef'forts of home bui.Iders and d,eveloDers, density provisions of zoni,'ng'.ordin.an,ces.!prepared duri.ng::la-ter portlons-of the plan- n i ng "programm',,--coupIed with i nspecti-ons, y the ,Pennsy I van ia State Department OS .Mea l.th, w i I I he I p to insu.re . adeouate function inq of on-s ite sewage disposa I systems i n these areas.

126

FAYETTE COUNTY PLANNING COMMISSION 1 Court House Uniontown, PennsylvanJa 15401 I I I I I I I I I I I I I I I I I

CONS-ERVATION AND RcENEvWAL PLAN

The fol lowing objectives, .pol icies.,.arid:plans are directed towards the goal of improving- not: only-the-natural environment but also the Region's man-mada-enuirorimet%t through measures that can offset the blighting infh@,nces..of.the economic and physical past and providing positive ways to protect the natural -and-man-made environments in the future.

CONSERVAT 1.0kJ PLAN

The Conservation Plan recommends poJiciees for development &hi& will assist in the conservation of natura.1

objective: "The el imination of prob'lems directJy, associated with the Region's coal ind,ustry including mine dumps, stream, pollution and deteriorating mine-mouth and coke oven areasb plus positive cow- trol of the effects of .future mining acti vi ty . iv

and : I Objectiwe.: .?'The, protect ian and pres.ecajat ion. :of ,natura.I. open p, wooded and, steep :.slope I areas.. ti-

The conservation element of the Conservation and Renewal Plan 1 is directed by the following policy.

Policy: "Aggressive effort shall be made to elimlnate polluted streams, preserve wooded slope areas, conserve agricultural and wooded areas and to control mine dumps."

131 I I The areas where these four major efforts should be concentrated are indicated on the Conservation and Renewal Plan. As indicated, Dunlap and Redstone Creeks are the streams requirinq the most intensive pollution abatement efforts. Strong enforcement 1 of new mirjing laws, the elimination of municipal and industrial pollutants and intensive reclamation efforts directed towards abandoned mine areas should help significantAy in pollution I abatement efforts in these streams. The wooded slope areas shown on the map are over 25 per cent I slope and thus unsuited for most types of development. Because of this, they should be protected and preserved through land use controls and proper conservation and forestry practices,, The preservation of these wooded a-neas is important not only in- I terms of the visual asset they provide, but also because of the important role they play in slowing runoff and preventing eros ion. I

The conservation priority areas indicated on the map are those where intensive conservation programs should be instituted in I cooperation with the appropriate County and Federal agriculturally- oriented agencies. Sound and conscientious agricultural and forest conservation efforts in these areas can preserve their natural beauty and halt the spread of $he visua I bl ight that is I currently in evidence in many rural areas of the Region. Most of the mine dumps shown on the Conservation and Renewal Plan are currently inactive. Their removal would require massive 1 expenditures of funds and they can probably not be eliminated except through the course of time and the natural healinq process. However, the mine dumps that are currently growing I at LaBelle and lsabella can be controlled under recent State Legislation regulating mine dumps. This new legislat on should be thoroughly investigated and the provision of these new laws should be stronqly enforced to halt any further despo lation of 1 the Region's landscape. I I 1 I

1 32 1 I I

I I

I RENEWAL PLAN

The Renewal Plan indicates areas where urban renewal or rehabil- 'II itation programs could be undertaken. It indicates those specific areas which should be investigated more intensively during the subsequent municipal phases of the planning program. This I Regional. P-Ian element is based on the following planning objectives...... :-. . , . . ,:. Objective: .:'!The .&I imination '0.f existing. bl'ighted :<.., I areas, present p&r housing conditions,-- and the provision of adequate future housing resources .for the Region's ).: :: .:1 .:1 L. . ' ' res'i dents. I .. and

, ... I Objective.:.' !':Th,e' protection: .and.,;enhan&ien.t .of the

' , ' si$5 f,i cant h istori ca I ;b u\':l d ings , and I :. ' areas 'w.i thin the Region.", .. I ...... _ The two types of areas that are potentia I I y sui te.d'ifor treatment under the Urban .renewa I. .program are shown on the, Conservation I and Renewal Pian Map: The potential renewal clearance areas are those, areas that have .50 oer cent of thei r structures, ,in b I ighted or ,se

I areas.' 'are ' less severe Iy. b I ighted and have over 20 per. cen:$i"of their ,siructures bl ighted 'or detpciorating. As previ.ou:sIyi .hi mentioned ,,,,these ' i nd i cated are.as' contai n cond itj ons that ~tika, I th,em p,ote,nti.al'ly1 ,:.. sui tsd, :for so-. sort of renewa I treatment.. Subseque.n:t'p:ort.ions,. of 'the .regions I planning study, more pre- c ise. ky. tecf, 'Ne'ig hbo.ih-d :Ana Iys is. e I ements , w i I I exam ine these areas :to 'd.evenine, :whi_ch.'ones are actua I Iy suited for renewa I I treatmien+. , . . :.<,

Also indicated,on the Conservation and Renewal Plan Map is the I signif icanj historic area in Brownsvi I le which may qual ify as a h.ist0ri.c preservation area., Again, subsequent, detai led STudies wi I I determ.ine the actua.1. suitabi I ity of this"area.ifor fre.a.tment. 1 Both the urban renewal "ana, 'Fistoric preservation inves'j-igations wi I I be COFIS isknt wi'fh ..the' ,fo 1 lowi ng PO I icy on renewa I...... : . i . . /.: :.

1 Pol icy: 'Wtai feb' inves$igations shal I be conducted to determine measures to ease currently blighted and deteriorating areas and to pre- I serve historically significant sections in the Reg ion. I' I

I '. ' (135 I I I

. .. COMPRE.HENSIVE PLAN I

The following Comprehensive Development Plan Map summarizes I the Regional Plan's separate elements relating to future land use, major thoroughfares, community facilities and public utilities. It represents a composite of the planning objectives, poIicies,and recommendations directed towards the elimination I of existing physical problems within the Region and towards providing a sound physical context for future regional growth. It also represents physical solutions aimed at satisfying the I following econmic objectives. 1. Maintenance of the regional population level I and the provision of expanded employment opportun i ties , coup Led with the e I i mi nation of regional under-employment. I 2. Significant enhancement and reinforcement of the Region's position as an industrial, trade and service, and resort center. I

1- The realization of these objectives is contingent on a wide range of variables that include numerous indeterminant factors. 1 A prism influence is the future economic role of the Region. Will it function as a primarily residential area or "bedroom" community, a trade and service center, an employment center, a resort and tourist center or some combination of all these I activities? The answer is, of course, quite difficult-to foresee. However, whatever lies ahead for the Region will be determined, to a large extent, by the areals basic physical 1 condition. It is in this area of environment that the Comprehensive Plan I makes its greatesl-, and fundamental , contribution. Its policies and plans present ways of improving, maintaining and enhancing the Region's physical environment, that is making th;e Region an attractive place to live and work, Because of I this, the realization of the Regional Plan's elements is vi tal ly important to any "future" or "futures" that Brownsvi I le Borough, and the Townships of Brownsville, Luzerne and Redstone I may exper ience . I I

136 I I

(D the comprehensive development plan I

RESOLUTION OF TIE BQARD OF SUPERVISORS 1 REDSTONE TOWNSHIP, FAYETIE COUNTY, PENN!W,VANIA I WHEREAS the Redstone Township Planning Conmission has been created and appointed to consider among other things long-range plans for the pwth of the Township; and 1 WHEREAS, the Planning connnission has obtained and utilized the services of Beckman, Swenson 6 Associates, professional City Planners, and studies, I surveys, and analyses of probable growth trends, objectives, and needs have been completed; and WHEREAS, plans and policies affecting the future of Redstane Township I have beenfmnulated, adopted, and recmended by the Planning Ccmnnissinn; and 1 WHEREk, the Redstone Township Board of Supenrisors have held hearings with the Planning Commission on the Comprehensive Plan; and I WEREAS, it is in the best interests of the comrmnity and its people, both individually and collectively, to establish a municipal policy for future growth; and 1 WHEREAS, it is the responsibility of the Board of Supervisors to utilize foresight, to assist and guide themselves and others in the affairs of the Township: I

NOW, THEREFORE, RE IT RESOLEDBY THE BOARD OF SUPERVISORS OF THE 1 TOWNSHIP OF REDSmNE, COUNTY OF FAYETIE, CDMWEWTH OF PENNSYLVANIA: 1 THAT this document with all plans, maps, sketches, and text constitutes the Comprehensive Plan for the future development of Redstone Township. 1

THIS Day A.D. l969 ADOPTED 1 1 1

ATIEST: 1 1 1 I 1 I 1 I N T.R 0 0 U C T I 0 .:. N

I This Comprehensive Development Plan for Redstone Township offers plans, policies, and programs directed towards the sound future growth of the Township, based on workable development controls and rational planning decisions.. The I Redstone Township Co-mprehensive Development Plan is a log- ical extension of the regional comprehensive plan developed for the comunities participat ng in the West Central Fayette 1 Regional planning program. Th s Plan document attempts to provide a direct and simple gu de for Redstone Township's future growth and development hrough a concise formal' and I an action-oriented program. This program is based on limited 'I local resources coupled with the possibility of obtaining some Federal and State aid. However, the difficulties, problems and frustrations involved in obtaining Federal and State 1 grants is certainly realized within the context of this Plan. The recommendations do not rely on total Federal or State support as the Plan recognizes that State and Federal aid is 1 no financial panacea. However, the Plan does consider, where applicable, the various possible sources of State and Federal aid which could be used to finance and implement its major 1 recommendations. Three supplementary goals reinforce the Pian's basic objective to provide a workable guide for sound growth. .These purposes 'are descr ibed be Iow.

I BASIC PLAN PURPOSES

The basic underlying purposes of the Redstone Township Compre- I hensive Development Plan include: first, the application of regionally-derived and agreed-upon plans and policies to local conditions and situations to solve the Township's present problems-, to protect existing standard conditions, and to take 1 advantage of the opportunities.and assets present within the Township. A secondary, but import'ant, goal of the Plan is to equip the Redstone Township Planning Commission with a planning I document that will enable it to met its legal responsibility under the Pennsylvania Municipalities Planning Code (Act 247). Finally, the Plan aims to help realize mutually beneficial I goals derived by ai I the members of the West Centra I Fayette Region. These goals include: I

1 RT- I39 I 1 1. The encouragement of the compati'b le and efficient arrangement of land uses and activities within the Townsh i p.

2. The maintenance .and'enhancem&nt.I ...,,.. of"th6 Township's h ighway 'system' to provide impra&d gbnera I 'apcessi I b i I 1 ty g'rid:.good' I inks to desti nat ions-'ogtside-'of the Wes? 'Centra I' Favette Region.

3. The $,l{.hnfg"&,ce !df the i.p's: b.kk@i?i:&t''sy,+?em of. cm.,,,unif.,, f,hci 1.i ties:ind' 'p+o~~'si~oon'l&f!'& dide+ .'' range of recreati-&-'opportunitiesI

5. The elimi'nation of .rprobIehis di'rectly associated with the Region's coaI''.iridUstiy~...... < . 6. The protection and preseivation of natural open; wooded and steep slope.areas.

7. The el imination of existing ~I,ighfe'd.-aieas.'tnd.present

poor ' hous I ng cond iti ons and -the pro$ Sl'on''"&''adequate future housing resources for. the'Township's' residents.

These goals are manifested in the fol lowing Comprehendit8 Development Plan elements including: the Future .Land Use Plan, a p Ian 'Yok'the movednt' of 'peop I,e'.and goods,. .a . plan for commonffy -fac'i'Ii ties'.arrd'c$i I ities;. and' consi&emfions cmcern'i'dg +he ee 1 ?tiongh i 0 a$ -R&ag'f.anef6::,$"fbre --:fafid,ti&&: patterns to 1% ad jacen* ne i gt-hors',' -and cd.yi'nu'irig ' p !ann ing respons'i'b i 'I i,ti es . k'l'l *ese ' e Ie&rits . in, the i r comb ined . form represent the Redstoiie' Tovin-s p; Comprehen'stve Pl,an, prepared and mal ntained 'by the .:Tdw&-h i-$'Pl:arinY&g 'Ctjmmi SSiOn. to guide the development of the mu'nic.ipafj!f',:.both. 'in: .the! future and in response' ,to 'recen-tly, emerging ei rcums+arices;.

RT- I40 :-.; . I --:: .. , I I

I PLAN 'F 0 R LAND USE

I Redstone Township?s Future Land Use Plan attempts to organize existing and future land use activities into an efficient and compatible pattern. This pattern is based on primary determinants including: the existing I land use distribution within the area and the types of the existing land uses, the Township's topography, major h ghways, and existing and I potehtial utiI ity service areas. The existing land use pattern exerts the most dominant influence on the . location and extent of future land use activities. Most intensive ' future development patterns are located around established'communities including Republic, Fairbank, Thompson No. I, Chestnut Ridge, Rowes Run, and the Route 40 area directly adjacent to Brownsville and Browns- vi I le Township. In recommending future activity patterns, the Plan maintains a definite commitment to protect and enhance sound existing patterns and permit continuations of these.patterns where feasible and realistic.

Regional topography and'highways also exert a significant influence on where future development may occur, 'Steep slope areas within the Township effectively pre-empt a large amount of land from useful development, while the location of major regional highways tends to attract existing and future development along their alignments. Fibally, the location of existing and future water and sewer service .'a'reas a I so' provide an important i nf 1 uence .on where new growth may occur and how significant this new growth my'be, with the del lneation of future pub1 ic util'i-ties service.areas an important way to control the locat'ion of future growth. . .. -.. . FUTURE-'LAND USE ACTIVITIES :. . ,'As.'shown by the Futu.re Land Use Plan, the most' significant, future 'commercial concentration within the Township is located adjacent to the'interchange of new U. S. 40 (and old Route 40) and Pennsylvania State Route I66 within a quarter mile of the interchange. .The Plan al locates this area for highway-oriented commercial activities. including car and trbck service enterprises, motels, restaurants, certain types of wholesaling or warehousing, and light industrial activities. The hope is that through controls exerted under zoning that, within this ample area, interchange-oriented development may be controlled and permitted to develop in a compact fashion. This cou Id avoid "strip" or "string" commercial development along

RT-141 Route 40 in the southern portion of the Township. Such development constitutes a very undersirable situation, which could lead to a number of adverse influences upon the Township's general environment including; reduced eff i,ci,ency of Route 40, visual disharmony, a wal I ing-off of interior land parcels :by commercial uses pre-empting access to the main road and a number:of other prob ems. Thus, the .. :Redstone Townsh ip PIann ing Commi ss ion ;fee'l.s'':that a compact. pattern, al low,ing ample .s,pace for interchange devel'o~menf, s .superior'to an uncontrol led' pattern of Iinear growth along'bld Roufe 40. Additional commercial allocations are made within he existing.business district of Republic and within the two small business districts of Fairbank,. ..These districts are established, centralized, and compact, add. because of,their sigfii.f ic&ce should. be. maintained. No other comnie.rci.aI areas are-.proposed.

..A'number of industrial areas-are ai located by the' Plan; 'i.0 the .bunlap Creek Val ley adjacent to .the Monongahela Rai Iroad;';.to' fHe:west of AI-l'isori~'andsouth.of Republ ic between Republ ic.and -F?ai'r6ank.''.

Additional 'highway-oriented, I ight industrial '' in the vicinity of the Route 40 Interchange and s .,in a large area just south of ,Brier Hi1 I. In bot control standards prov 1 ded under' the' proposed' Zon Redstone Township wou I d prov'i'de adequate' controls' and' protect ion for

adjacent residential and .open areas.,...... ' .. :I Three..rrgjor types of residential densities are permitted w!thi.n.'.the

.context ,of the Redstone Townsh i.p' Future Land 'Use 'PIan. , The' h'l ghest 'density for the urban resident.i,a.l.areas are allocated for es+ab'l ished residential areas in Republ ic,';Fairbank, and ?he various old' mining towns scattered throughout the Townsh i,,p.. In these areg.sc a" deys ity of approximately 6 to 12 fami I ies per..acre wou'ld be esSabI'ishe'd, thus, protecting the existing, rather intensively develop:ed, homes In-,these areas. The second dens ity a I Iocat ion ,w-f)h.i.n---t.h.e--~~.~Cs +he suburban residential category where zoning provisions would permit lot sizes from 7,200. square'feet in sewered areas, to one acre or more,; depending on Hea 1 th Department determinahons, in unsewered .. areas. The suburban residenf'lal, areas are primari ly 'in the north-

western' portion of the Tow,nsh?p' -<- -extending . . . in 'a corridor from

brr ittstown ' to the new Route.!'40 I n+erchange.

RT- I42 1 I

I the public housing project. Remaining portions of. Re-dstone. Township allocated to residential use are either in the rural residential land use category which would permit resi- I dential development on two acre lots OF, in some special instances, the conservation areas shown on the Future Land Use Plan would permit residential uses on lots of three I acres or more. Majar pub.i.i.c _us= sslggaste.d- by. -$he_P,h.-are. mmmfbents to existing schools, major parks, and fire stations and are in- ~ I tended to maintain and .enhance these existing'dsb activities. 'Remining'..areas of -the'Tmnshi p not devoted to the more intensive land use act:iviii.es of the commerciaI,".indirstriaI or I residential

: da':!ro-t ' lend theme Ives' to i nfens ive deve Iopment and even with I low im+ensity or low densify residential development, would require extreme caution in site planning and site preparation as. ie.l,l: asi.construction; .-.:. . .:.. . . ' I .. I I I I I I I

I RT- I45 I- I 1 1

IMPLEMENTAT ION MEASURES .- . 1

Three major elements const tute the implementation package for Redstone Township's Future Land Use Plan. These include the adoption of the I Townshipss Comprehensive P an and adoption and enforcement of' the Township's proposed zoning and subdivision regulations.

Individuals or 1 Implementation Element Action Groups I nvol ved .. . Adoption of the Townshipss Inform the citizens..of Redstone Township I Comprehensive PI an in Redstone Townsh ip . of the .. P I.ann i.ng. ..Cornmi.. ss ion accordance with Pennsyl- intent of the Township's . ' . .. 1 vania Municipal .ities Plan- Plan, of its pol ici.es,qnd Redstone,:Township I ning Code (Act 247). programs and after .hoId,i.ng',,Sol icitor, at least one public hear- ing, adopt the:Pf,an 'in Redstone, Township B .. accordance with , l..aw.. . . Superv i sors,.: ., : ...... ,_- . . '

Zon ing Controls Amendment of existing . .. . . Redsj-one:. . .Township Fayette County Land PI anning'.Commission I Use Controls to con- form with the Town- Redstone Township ship's Land Use Plan. Su perv isors I Redstone Township Sol IC I tor I Fayette County Commissioners and P Ia nn in g Comm iss ion I

Subdivision Regulations Continued jur i sd iction Redstone Township of existing Fayette Planning Commission County Subdivision 1 Regulations within the Redstone Township 'Townsh i p. Su perv I sors I Redstone Townsh I p Sol Icitor 1 Fayette County Planning Commission I I RT- I46 I I

I I PLAN FOR THE MOVEMENT OF PEOPLE & GOODS I ROAD RECOMMENDAT IONS

Redstone Township's Plan for the Movement of People and Goods provides a I thoroughfare system capable of handling the TownshipDs immediate and future needs within the context of the existing road system. In fact, the Township's existing circulation system is so efficient and so adequate I that only one new construction proposal is advanced by the ?Aovement Plan. The Plan's major recommendations are listed below. I Route Classification Recommendations u. s. 40 (new Controlled access arterial Encourage swift com- limited access route.) pletion of this route I (old Route 30 to over its entire al ign- col lec-bor status) ment between Washing- ton and Uniontown and 1 help protect the Route 166 Old U. S. 40 Interchange from traffic I generated from en- croach i ng commerc i a I uses. =

I LR-26 I62 Primary Arterial :Ma i nta'in these primary arterial routes In their up- I graded existing con- diiions with some minor adjustments to a the a1 ignment of State Route 166 di rectly to the north of Merr Ytstown (the I intersectibn with LR'G%036)

I LR-I 12 Secondary Arteria I These upgraded sec- LR-26 I54 ondary arteriaI routes shou I d be ma i nta i ned in their existing . I standard condition,

T-422 All collector routes MaIntain these in I LR-26027 existing standard LR-26036 condition to provide LR-26033 adequate future I col I ector service 1 RT- I 47 1 I I Route Classification Recommendnti ons _. 1 Proposed Hi I ler Col lector C0nstruct.a~early as Route 166 feasible, This valuable connector. col lector route I inlting the Hiller neighborhood of 1 Luzerne Townsh i p w ii-h Route 166 and providing valuable secondary tie betwoen 1 Luzerne Townsh i p and northwestern portions of Browns- vi112 Township, Redstone ...... _...... 1 Townsh.ip, and the eastern ssc'tion of the Sorough of Broivnsvi I le, thus providing an optional route other 1 than l-he czrrent I y congested Brownsville central business d i strict I

These major recommendations of the Redstone Township movement plan shottld I be carried out as soon as possible through aggressive local implementation actions. Other local routes should be maintained in their standard C0:i- dition since no other major deficiencies currently exist wil-hin the Township's road system. 1 --IMPLEMENTATION ACTIONS 1 The Redstone Township moverent plan calls for only miner ircplemenSaticn measures, since most of its proposals are upgrading actions that the State Highway Department or the Redstone Township Road Deper-krnent would I! probably make in the course of local maintenance 0.- in a gmeral prograni of highway improvement, i.e. improvement of curbs and grsdients, etc. The major goal of Redstone Township movement plan should be Township support of the swift completion of Route 40 and -the swift construction I of the Hiller-Route 166 collector route, I I I

/-- I RT- I48 1 I I I I I

- controllad aums ' I .- primary artarial I I (bMOVEMENT PLAN REDSTONE TOWNSHIP I Individuals or Implementation Element Action Groups Involved

Genera I ma intenance and Continued maintenance and State Highway De- mi nor upgrad ing of the improvement by the Pennsyl- partment Main- Redstone Township Road vania State Department of tenance Crews System. Highways and the Redstone Township Road Department. Redstone Township Superv isors

Redstone Township Road Crews

Sign i f icant efforts Testimony before the State Redstone Township should be made to urge Road Commission in Harris- P 1 ann ing Commi ss I on the swift completion burg by local officials as of the new Route 40 to to the importance of the Redstone Township Uniontown. swift connection of the Supervisors in co- Un iontown-Wash ington areas. ope rati on w ith the West Central Fayette Regional Planning Commission and the Fayette County Planning Commi ss ion

The swift completion of Aggressive and pers istent Redstone Township the Hi I ler-(Luzerne urging of the State Highway Planning Commission TownshipIRoute 166 Department to construct connector tie. this route at an early Redstone Township date. This proposal should Supervisors in co- be presented at State High- operat ion with the way Department hearings held West Centra I annually in Harrisburg. Fayette Regional Planning Commission and the Fayette County Planning Department.

RT-I 51 I

PLAN”~FOR.COMMUNITYFACILITIES.: 8 U-VLITIES .I I ...... - . .,. .- ._I

’ COMMUN 1 TY FAC I L I T 1 ES RE Cot IPEN DAT I ON S

The major recommendation of the Redstone Tqwnship Community Facilities Plan advocates the continued maintenance of such excellent community I facilities as the Redstone Junior High School, the Cardale and Colonial Elementary Schools and fire stations and local recreation faci I ities located within the Township. In addition, the Plan recommends two new community facilities. One is a neighborhood park and playground of at least ten acres to be located in a growth neighborhood in the northeastern portion of the Township in the vicinity of the Brownsville General Hospital. This facility should be developed according to general neighborhood parkss standards including: a shelfer structure, outdoor play equipment such as swings, slides, etc,, playing fields for softball and i baseball, and parking facilities for at least 20 cars. This-site should I also include adequate sanitary facilities.,, The other major recommendation of the Redstone Township Community Faci I ities Plan for new faci I ]ties is the proposed community center to be located in an abandoned school in ~I Rowes Run to serve the needs of this communjty and the surrounding area. This school should be completely upgraded and rehabilitated to provide a II community social and recreation center. IMPLEMENTATION MEASURES

The major imp lemntation actions required to rea I i ze the Community I Facilities Pian’s recommendations include the maintenance of existing standard community facilities, the creation of a new neighborhood park, I and the rehabilitation of an abandoned as a new community center. Individuals or lmplemmtation Element Act ion Groups Involved

The maintenance of existing These existing sound facil- Redstone Township standard schools, parks, i ties should be maintained Supervisors fire stations and municipal in their present standard buildings. cond it ion. Brownsvi I le Area School District and the Township’s two vol unteer f i re companies at Repub I ic and . AI I ison.

RT- I 53 I I Individuals or Implementation Element Action Groups Involved 1

Construction of a new Construct at least a ten Redstone Townsh ip neighborhood park in the acre recreational faci 1- Supervisors 1 vicinity of the Browns- ity according to neigh- vi I le General Hospital . borhood park standards. Redstone Townsh i p Planning Commission 1 Newly instituted Redstone Township Park Board 1 , ... . . :.:. .'. - .. .:.. . Funding assistance' may be provided from the State of Pennsylvania Five I Hundred Mi I I ion Dol tar Conservation- Bond Issue'admin:istered by the Pennsy I van i a Department of Community Affa i rs, -0i vi sion of Conservation and Recreation in conjunction'with funds administered.by the. State from I the Federa I ' Land and Water Conservation Fund; ' ASS istance up" to 80 per cent of' the total project cost. hay be real I zed frorn.these souri=es. Poss i b Iy cons ider i ndependen t"Townsh ip acqu'fs.. iti on of S i +e ana. uti. I i zat on 1 of outside aid for site developmenf only. ..In'ititate park plan and fund .. I.,..,...... '. . applications. I I I I 1 I 1

RT- I54 I 1 1

Individuals or Implementation Element , Act ion Groups Invo I ved- ...... :. Rowes Run Community Center The residents of Rowes Run . Redstone Township and eastern Redstone Town- .. Planning Commission ship .stjo.u.ld be asked to decide (by a referendum if Redstone Township necessary) whether or not Supervisors they desire suqh a community cenfer- in the i i .area of the Brownsv i I I e Area township .. . If thg ...res ident @ s School District option in: &aygc OF such a : center,.,.the area..shoul d be Rowes Run Neighbor- organized .$o provide staff hood Organ I tati on ,and .recreational programs for the .center. Township funds togqther :w ith poss ib I e . .funds f.rq-Federa I. sources inc Iude +he: .Federa I Ne igh - -'.borhood Facl-.l,i,tj.esProgram admi n iste.red by,. the Depart- ment of: Housing- and Urban Development, in conjunction with poj-enTial financial assis tance frpn. the .DrownsviI le Area Schoo,l 0isq.r.-ict sh

_I_;.comb.i?ed ,to rehab3 :Rowes -&I-: E Iemenj-ary ;sChoo I ,-into ah..a.deqqate neighbprhood II and, recpat iona I center...... ! *. .:.. .._ 'PLAN ..,.: .... UTILITIES - ..:.. j The Reds.fone Torvnsh ip Futu&,&i.l i?i,es' P.l an indicates a number of future wateq. and :sewage service. areas. in portions of the Township that are not served by: central water and sektage uti I ities. ... As shown by the Uti I ities Plan Map, proposed. areas .for ful-ure uti I ity.services include the area adjacent to the .Route 40: interchange anea,,encompassing the northwestern portion of Redstone:.Tpwnship, the.area Inchding ,Repub1 ic, Nerrittstown and areas. to the south. of Republ i.cg,th.e :prgposed, .industrial use area in Redstone ;,Townshi p .an#! proposed san i.qary sewage and water rve a .,ynber of ,est*! i,shed mi n i ngi CiQmmun it ies i nc I ud ing es Run,.' Chestnut..!Ridge,: Fa.i:rbank, Herbert, and Thompson #l. as of the .fownshi'p, exist-ing so:i Is would have to provide absorban?, rnqtecial for on-lot. sewage disposal stysfems (septic tanks), withiexIkting water: serv.ice areas as, shown on the!:rnap maintained at their present 'fevet of service. .,::: . . . . , :i. .:

RT- 1'57 IMPLEMENTAT ION MEASURES

Significant..jmplenientation responsibility and effort are involved in attaining the goals established by the Redstone Township Utilities Plan. In imple- mentinge4he Plan9s utilities proposals established communities with the .most cr.i t i ca I: ,needs shou I d rece i ve init i a I priority attention , w i th emerging neighborhoods, and development in northwestern Redstone Township, receiving secondary attention. '.' . Individuals or Implementation Element Action ' Groups - I nvo I ved-

Provision .of 'water and In'iYS'ate .engineering feas- Redstone Township sewer utilities to areas ibility s'tudies to deter- Planning Commis- defined by the Redstone mi'ne 'system, characteristics s ion Township Uti I ities Plan. and cost'est.imates for al I the recommended areas; then Redstone Townsh ip initiate positive actions Superv i sors to prov.ide' funding for the instal lation of The engineered A Township Sewage systems.., .-Po,ssi b Ie fund sources Coord inat i ng Com- would "i'ncI'u'de"revenue and asses- mittee which should sment bonds, grants 'for Basic be formed Sewer and !?ater Faci I it ies admi n istered by the UiS. Depart-West Centra I Fayette ment of Hous ing 'and Urban Develop.- Reg iona I Plan- ment, water pol lution "control ning Commission programs admi ni?"stered.by the Departmerif of" hea l'yh;'' Education Fayette County PIan- and LJelfare 'providing, grants up ning Commission to 30;'; of fhe"tot$l cost for municipal waste treatment, C.on- Penna. Department of struction of Sewage Treatment Health and the . Works i n Appal ach ia adm i n istered poss i b Ie consu I ta- by the Appalachian Regional Com- tion with repre- mission,, through"the. Governor of sentati'ves,... of the the State of Pedna. providing grants "Pgh. office for municipaI.it!i.es 'foi"the. construc- of the.'Depart- t i'on of sewage 'treatment' pil ants for . pent of HO.US- .. . the Appa I ach ian reg ion', Pub I ic Wbrks , ,ing, and.'Urban

and Economic Development Act grants .' Deve.1opmen-t .. admi n istered by the Economic Deve I - . from, 'the, Fed- .. . .. opment. Administration under the era I Economic

Pub I ic \$orks-'&d' Economic Devel opment ' Deve lopmen* Act of 1965 providi'n'g grants up to .' Administration . 507: for the de,velb:pment of publ'ic

... ' . .. works projects in e 1.i g ib Ie areas,, and Appa I ach ian probably most imporfan?, 1'Jater and Sew- Reg iona I age Facilities Grants administered by commission the Penna. Department of Health provides funds for the construction, improvement and the operation and maintenance of sewage treatment plants and for control I idg stream pol lution.

RT- I 58 REGIONAL RELATIONSHIPS

The Redstone Township Comprehensive Plan is directly consistent with future development activities anticipated by its neighbors within the West Central Fayette Region including tuzerne Township and Brownsville Township and within other portions of Fayette County including German Township, Menallen Township, Franklin Township and Jefferson Township. Anticipated land use in the township:s regional and County neighbors all d i rectI y cons istent to proposed Iand use with in the townsh ip s borders. The anticipated conservation areas comprised of wooded steep slopes and the agricultural, forest and rural residental areas which would abut the +ownshipss neighbors are certainly not inconsistent or incompatible with adjacent future land utilization of similar character.

I I I

RT- I 59 .. .. c o N. T. I N u I N-&: P L A" N;.I N G:. R-E s-PO'N S.J. ;R .I L.-+:T I E s

The following planning policies should serve to guide the Redstone Town- ship Planning Commission in its continuing planning efforts.

Policy: "The Redstone Township Planning Commission in cooperation with the Redstone Township Supervisors and the West Cen-, tral Fayette Regional Planning Commission will actively pursue a vigorous on-going comprehensive planning effort including emphasis on code enforcement activities to eliminate substandard conditions within the Township, housing for low and moderate income families, planning, programming and budgeting activities to implement directly the various recommendations af the To\rrnshifls Comprehensive Plan and an intensive program of citizen participation and involvement. **

This policy may be realized through the InstLtution of the following measures.

3 I WLEMENTAT ION MEASURES .. . Real4tation of the Redstone Township Comprehensive Plan and its accessory elements and measures should be achieved through the fol-lowing efforts.

.. RT-161 Individuals or Implementation Element Action Groups Involved-

Cont inui ng comprehens i ve The Redstone Township Redstone Township planning particularly plant Planning Commission Planning Commission ning programming and bud- should actively pursue geting efforts. the effectuation of Redstone Township the i r comprehens i ve p I an Supervisors through sound implementation programs and .. . . reasonable budgetary a! locations primari ly through suggested'capital

imp rovements i p'iograms 30 'The 4oca I 'govern i ng body. , ,.: = ' The'supervisdrs should

' p'rovide'annua'l' budget al lo-

' cations for'the' continuing

. ,.- planning effort. .. .. ,:. ,.. ; I ,3'

Codes and.code' ehforce- ' ' ' Adoption of a"Ho05ing Codle'Redstone Township I. , :. ment <' and employment df a code ' Supervisors

enforcement officer to ini -I tiate a comprehensive code Redstone Township enforcement pwgram i/i.ttiin Planning Commission the Towhship coupled with the adoption of a buildingpiownship Solicitor electrical and plumbing codes . plus the adoption after two pub I i'c hear i rigs" i n 'accordance with law of th'e proposed Townsh i p Zon i ng Ord i ... nance.

Provision of expanding Prepare an inititial housing Redstone Township housing resources and element including a state- Planning Com- the elimination of sub- ment of hosuing problems, mission standard housing con- a statement of obstacles ditions standing in the way of the Redstone Township solution to these problems, Supervi sors a statement of hous i ng and poor housing elimina- Fayotte County tion objectives, a state- Housing Auth'ty. ment of planning activities to aid in the realization Public Housing of these objectives, and Authority finally, a statement of actions and implementing Fayette County the housing improvement objec- Redevelopment tives. Authority in cooperation with

RT- I62 Individuals or Implementation Element Action Groups Involved

the West Centra I Fayette Reg iona I Planning Commissiorl and the Fayette County Planning Comm i ss ion

Citizen Involvement Organize a strong Town- Redstone Township ship wide citizen advis- Planning Commission ory group with membership composed of representa- Redstone Township tives from locally organ- S uperv isors ized neighborhood advisory groups containing a wide General Citizenry of range of membership with Redstone Township particular emphasis on obtaining members from Iow and moderate- income fami I ies and from minor- ity groups.

RT- I 63 e neighborhood anolysis NEIGHBORHOOD ANALYSIS ..

METHODOLOGY OF NEIGHBORHOOD DELINEATION

Neighborhoods were determined according to the natural divisions of residential development. In most cases, the neighborhoods are coterminous with the development of communities such as Herbert, and Cardale. However, where areas adjoin or are in close proyimity and share common facilities, neighborhoods were combined to form one unit; for example, Orient, Fi Ibert, and FaCrbanks are dassifled as Neighborhood 8. The largest area of development is Republic, and it has been divided into two neighborhoods with Route 106 serving as the boundary.

The residential development patterns of Redstone Township can be broken down into five categories: I) the strip development located along U. S. 40; 2) the mining towns which are prevalent throughout Southwestern Pennsylvania; 3) the clustering around the region's secondary urban core of Republ ic; 4) the new growth south of Browns- ville on Route 166 and 5) the homes which are individual agricultural concerns. The scattered homes in the fifth category are not included In the following analysis. ?he following map indicates the areas encompassed by each neighborhood discussion.

Community Facilities and Services

4n analysis of nelghborhoods must take into consideration all components which create a sound environment for living in Redstone Town- ship, The streets, sewers, parks, schools, fire and police protection, and other community facilities, as well as the condition of individual homes, are vital to quality living. The facilities and services which are common to all areas of the Township will be presented first. Then, features of the neighborhoods will be dls- cussed indivldually.

Schoo I s

The Brownsvi I le Area School District is coterminous with the West ' Central Fayette Region. The High School is located in Luzerne . Tounship, but many of the grade schools of the region are In Redstorre Township.

RT- I65 I I

Cardale Elementary is just south of Republic on LR-26033. This I school is generally in excellent condition with a 1966 addition to a 1962 structure. Cardale is currently operating under their capacity of 600 students. 1

Colonial Elementary School is located on U, S. 40 in Central Redstone. It was constructed in 1964 and is also in good condition. . I The Cox-Dunahey Elementary School is the most recent addition.to'the school district, Located near the Intersection of State Route 166 and U. S. Route 40, the school serves the Borough of Brownsvi I le. 1 and sections of Redstone.

The Redstone Junior High School is centrally located in the region I just north of Republic on State Route 66. Although the original building was constructed in 1923, additions in 1947, 1959, and 1963 have increased the school's capacity to 1,300 students, On the I 43-acre site is an athletic field which is convenient for the sporting events,

Pa r ks 1

The region's p ay-akeas are limited to the school playgrounds and some scattered ballfields in neighborhoods such as Fairbanks, Al.lison I and Chestnut R dge. The largest recreation center is the Brownsvi I le-Luzerne Community 8 Park which is located in the community of Hiller in Luzerne Township. Current plans for the park include the development of a golf course, winter sports, camping, a pool smat. I lakes, skating, picnicking, and wildlife conservation, m Other Community Faci I ities I The Redstone Municipal Building is in very good condition and contains the secretary's office, police headquarters, and a large garage area for the storage of road maintenance equipment. I Fire protection is provided by stations at Allison and Republic. The Republic station also houses an ambulance for disaster situations. The Redstone .police force consists .of two full--time and one part-time 1 officer who work from the Township Building. I I RT- I66 I i I I I I

.I..l-...-C, .,... IY...-... 1.1-m". .-I.. .I"YU,IIII."... "..-...-I.."%.-,.I T. T. .'I .. ..LYU.,. .m._ ..I- ...,I my ..-n *.a- NEIGHBORHOOD DELINEATION .."..*-...-.I...... I _" I *OIUI *.I- "lOwIIt PLW' ,

/-1 I '7 . I (1. I I I I I I I I I I B FAYETTE COUNTY PLANNING COMMISSION Court House B Uniontown, Pennsylvania 15401 I B I B -I .I I I I I I B I I I I I 1 I

The Brownsville General Hospital is available to all residents and I offers-all services comn to general hospitals. I Public Water and Sewer Systems In Redstone Township, the public water servjces are provided by three water companies: Allison Heights Water Company, Allison Water I Company, and Southwestern Pennsylvania Water Authority. Their services are extended to most of the residential neighborhoods, but the communities of Braznell and Chestnut Ridge and numerous rural I homes have no public water. There are only three areas in Redstone Townshlp which have both water and sewerage systems. These are Dunlap Creek Village, Cardale I and the small area adjoining Brownsville Township at Route 40. The regional plan indicates that the growth intensity along Route 40 and also in Republic will be sufficient to support sewerage facilities I systems in ten years. Other communities are expected to provide water andtSewerage services as the need arises.

3 -f DETERMINATION OF STRUCTURAL CONDITIONS I i A sfudy of the condition of structures is necessary to establ ish the current t,rends and to determine action to be taken to maintain and I improve neighborhoods. While a large number of horns and commercial structures may be in good condition, the presence of any sub-standard housing should be of concern to the community. Bllghted buildings I or areasa'have an adverse effect on the entire neighborhood and its residents. BI'ight fends to spread and threatens the property value of the surrounding land; In addition, substandard housing puts an increased burden on the public services of health, fire, and police 1 protection. In order to determine the condltion of structures, a field survey was,conducted establishing the location and the extent of blight'and deterioration in Reds-i-one Township. All principal 1 structures,were evaluated according to visual blight determination techniques.. The struc-!)res were classified as new, good, fair, poor, and very poor. The following definition of terms includes 1 interchangeable terminology. Field Survey --URA Other Termi no Ioqy I New-Built since 1946 Standard Sound

Good-We I I-ma inta ined I structurally sound, pre-Wor I d War I 1 I housing I RT-171 P I 1 1 F ie'l'd Su rvey -URA Other Terminoloqy Fair-No major flaws, Conservab I e Deter iorat i ng Maintenance or other 1 mi nor prob I ems, Poor-Severa I mi nor I defects of..inadequate construction or equ i- valent problems. I Very Poor-Structural I y Undetermined Di lapidated unsafe, unfit for human .. habitation. .. 1 .. Throughout this analysis the U. R. A. terms wii.1 be used to identify the cond*it.ions and the corresponding terms w'i'.I I give further descrip- I tion. "Standard11 indicate6 structures which .are: strilctura I ly sound, llConservablell refers to structures which are in need of feasible

repai rs, and Ylndeterminedll des i'gnates..the.,structu.r~n-i.r~,.v.ety:.~~w . . condition. "Undetermined" i:! this context does not mean that the 1 condition is .undecided., The structure is dilapidated. but the action to corrett.kR,i..s situafion is undetermined. The owners of 'these homes and.the.,.public off4cfaIs must decide whether to.demo.1 ish the :.. 1 structure .QI: imvest in upgrading it to standard cond i.tion...... References made to "bl ighted" or ''poor" housing refer to structures 1 which do not meet the standards of construction, plumbing and &her nationally recognized codes. .... They'include al I structires eval,uated; as very .poor during the field survey. i ...... ,., 1 ,.1 . Blight is defined as any destruction, ruin, or :decay, and in this region, the mine dumps and other..-industrial propetties are forms. of blight, Their effect on surrounding structures.is a.':bt ighting I influence, and is of major concern in the future of the'commumities.~

.. ' . b~ ,I The "Location and Extent of BI ight" Map is a generaI'i.zed diaiji;a'm!of! 1 areas which fall within the categories of conservable, undetermined, and mIn.!ng industry related or concentrated non-residential,. tiMghf.1.. ...

The purpose of this map is not to pinpoint individual structures but I to indicate areas where concentrated efforts should. be made to eliminate blight or to prevent the further deterioration of a group I. 1 1 RT- I72 1 P --.- of deteriorating structures. Unless. the u,nd&termined structures are clustered in one particular area, they will not appear. As enforcement programs are carried out, it will be up to the discretion of the local officials to take action on each unit.

NON-RESIDENTIAL CONDITIONS

In Redstone Township the vast majority of non-residential structures are relatively old buildings which fall into the category of conservable. In some cases minor repairs would return them to standard condition, while others would need major repairs. With adequate upgrading and maintenance, these structures will be useful for mny more years. There are isolated cases of buildings in good condition and a similar number are dilapidated. As in the case of dilapidated residentlal units, the owners must decide what action is to be taken; a major renovation of the structure, or demo1 ition.

On the Location and Extent of Blight Map, five areas are shown as concentrated non-residential blight. In each location these conditions are mining industry related. In Neighborhoods I, 4, 8, 9 and 14, mine dumps adjoin residential or commercial properties. The adverse influence of such unsightly mounds have caused the deter iora t Ion of su rround ing structures.

In Neighborhood # I, an abandoned mine scars the valley. The inactive coke oven, mine shaft: and other debris lessen the incentive of residents to maintain their property. This is also true of the other neighborhoods where adjoining structures are either undetermined or conservable, but deterlorating.

METHODOLOGY OF DETERMINING FAMl LY CHARACTERISTICS OF FAMILIES LIVING IN POOR HOUS ING

To realistically plan for the improvement of housing conditions, it is necessary to determine the socio-economic status of the families living in the substandard structures. From this study, the appropriate forms of action can be determined and initiated.

Through the cooperation of the Fayette County Departm'nt of Public Assistance, statistics concernina welfare reciDients who live in Door housing weke obtained. The sampTe fami I ies constitute a 20 per cent to a 100 per cent sample of all residents of undetermined structures,

RT- 1 73 SUMMARY OF RESIDENTIAL CONDITIONS OF STRUCTURES : I ., .- .. ...

I. Ne i qhborhbod !I 2 3 4 5 6 7 8 9 * II 12 13 14

Standard : 15 61 168 100 35 12 17 70 17 9 9 10 35 ' 14% 74% 75% 78% 36% 26% 26% 30% 28% 12% 12: 15% 27%

Conservab I e 39 . 19 30 28 52 16 33 132 40 22 38 27 63 : 38% 23% 14% 22% 53% 35% 50% 57$ 65% 28% 50% 40% 49%

Undetermined 49 2 24 0 I1 I8 16 30 4 47 29 30 30 ,48% 3% 11% 0% 11%. 40% 24% 13% 7$ 60% 38% 45% 245

I_ ,--. * See text concerninq Neighb'orhood 10

..., .

.. '. c , - .. I depending on the neighborhood. In some cases the statistics include low income families residing in conservable structures. The low economic statis of these fami lies is indicative of'the likeli- hood of those conservable structures deteriorating as a result of inadequate upkeep.

Although not all families living in poor housing receive public assistance, their estimated incomes are not significantly higher, Other families are managing on comparable incomes from pensions and social security incomes, and from low paying employment. Whether low incomes effect the housing in terms of the families lack of ability to maintain their own homes, or to pay adequate rent, the resu I ting deterioration is the same.

To clarify the terms used in the Table, the following definitions of unemployment and overcrowded units were used. I) Unemployed males applies to men who are physically capable of working, but are not currently employed. This does not include individuals who are over 65 years of age or who are disabled. In this region it most often refers to unemployed miners who have limited educations and a lack of training in other fields. Their opportunities for employment are extremely limited. 2) Overcrowded units ar6 those whzra thzre are wre than two psopte per bedroom.

RT- I7 5 .".; REDSTONE TOWNSH I P

SUMMARY OF STATISTICS CONCERNING A SMAPLE GROUP OF LOW INCOME FAMILIES LIVING IN POOR HOUSING

: NE I GHBORHOOD 1 2 -. 3 4 -.I_--. 5 6 ----.------:7 8 --.- 9 --.I-3) . - -..--..I-11 _____-12 -13 ______14 .. . DILAPIDATED STRUCTURES ...... :.. ..: . .. ~...... Number of Di I ap i dated .. Structures 49 2 24 0 11 18 16 .:, '30 4 47 29 30 30 Percentage of Total 48% 3% 11% 0% 11% 40% 24%' ..13% 7% 60% 38s 45% 24% Structures .. NUMBER OF FAMILIES IN THE D. P. A. SAMPLE 12 l9 '38 242 8 -5 4 . 27 4. 12 II 17 16

RACE D I STR I BUT ION Wh i te 4 9 27 33 6'1 I 19 4 IO 9 12 14 Non-Wh i te 8 0 I1 9 2 4 3 8 0 2 2 5 2

- HEAD OF HOUSEHOLD m4 Average Age 35 43 34 40 39 38 32 39 35 40 33 42 45 Average Number of Years of Education 8 7 6 9 8 8 7 8 8 IO 8' 8 IO Number of Unemployed Ma I es 3 3 9 16 2 2 0 9 I IO 9 8 4

AVERAGE FAM I LY I NCOME (THOUSANDS PER YEAR) 2-3 2-3 2-4 2-3 2-3 4-5 3-4 2-3 3-4 2..3 3-4 3-4 3-4 AVERAGE NUMBER IN FAMl LY 5 3 5 2 4 8 7 5 5 4 7 5 5 NUMBER OF OVERCROWDED FAMl LIES 2 I II 1 3 4 3 -7 1 2 2 2 I HOUSING OF SAMPLE GROUP Rented IO 7 38 42 7 5 4 '20 3 4 10 17 11 Owned 2 2 38 0 1 0 0 7 I '8 I 0 5 Units with Plumbing Including Toilet IO 4 38 42 6 3 2 16 4 IO 9 17 6 Units With Heating 12 6 38 42 6 5 4 27 4 12 II 17 12

1. Some welfare recipient's in this neighborhood are living in conservable structures. 2. Residents of Dunlap Creek Public Housing Project. 3. Demolition of dilapidated structures in neighborhood IY IO is in process. I I

I NEIGHBORHOOD 1 - ALLISON

I A. Location and Description

The community of Allison is located to the east of Rouke 166 in west central Redstone Township. A valley, which is the location I of Dunlap Creek and the Monongahela Rai lroad tracks, separates Allison East from Allison West and Allison Heights and Lurerne 1 Townsh i p. Neighborhood #l is Isolated by wooded property and poor roads into the community, Pub1 ic transportation is extremely I imited. I The majority of structures are two-family homes located on four para1 le1 streets. An abandoned school, a small church, and the volunteer fire department are the community facllities in the : i- I neighborhood. There are no commercial facilities. 8. Condition of Residential Structures I Standard - 15 (14%) Conservable - 39 (38%) Undetermined-49(48%) . -. .. -The; overa I I appearan-..' of Neighborhood 1 is one. of rundown houses. !I ,. .Tge.;48 ;;per 'cent unaetermined are structures which are deteriorating oi.Wve" reached a point-.where they' are dangerous to +he health and -saBety%.oF+he res ide:nts.' Thi r-tyaight per cent,,ar@ ini:need of repai r -but with the pro$er meashi%: .of: .ma i ntenancei cau Id -be re= I turned to standard condition. Fourteen per cent are homes in .__-,.. -. , ;. . - good cond i t ion . .. I C.' :Ex+&it and Causes of BI iqht

::: .".:<:Th'e cond4$i.ons.'in AI 1 ison ,spread b I ight. .The fact that so many . +.. ' - .. I ' ' sbrW-tures are i.n poor condition lessens +he incentive of other ...rtZsi:d&ntk..to maintain their homes. The strzse$s are in poor repair .. . . a~d':3fe:fia.rrow-, ..-The poor access, open sewerage, combined with the ages of the structures in this old mining community have caused I poor housing. The lack of ma i ntenance.:has. pwmitte,d the deterioration of the homes with age. The abandoned Allison mine is a major bl ighting influence. I ... , D, ' The Fami I ies AfTected by Poor Housing .*. .. I A 25 per cent sampling of fami I ies shows the average age of the I I RT- 177 I 1 I

head of the household to be 35 years. Their education averages I eight years and three men from the sample are unemployed. The vast majority of the residents rent their housing and are sub- ject to the landlord's neglect of the houslng. The average , 1 family income falls between $2,000 and $3,000 for famllies of five. As a result, in the present market, they can only afford substandard housing. If more,pubI c housing were available for these low and moderate-income fami ies, they would not be forced I to live in substandard dwellings. 1 NEIGHBORHOOD #2 - MERRITTSTOWN I A. LocatI on and Descr i pti on

Merrittstown' .is a smal I community approx,,na.Sly one mi le ,north of Republ ic. The post off ice and several homes are located west of I Route 166 on LR 26036 and four blocks are to the east of Route , -.. -...+ ...- - ...... - -...... I . .- - 166. I The neighborhood is primari ly 'a residential area. A post off ice, gas station, gara.ge, and beer di.stributor are the, on1.y non- residential land us.es and these are located along LR 26036. The 1 ... .:>. . homes range in age and..style. from..extremely old farm houses to :single floor homes const:ructed In t.he.1as-t ten years, and trafler homes. Homes are not crowdsd and. the, area Is. p.lea.sant.. .. I ...... 1. .. 6. Cond it ion of Res I dent ia I Structures

Standard - 61 (74%) Conservable - 19 (23.%),~.Undgte~rn,lned-, 2 (3%) I . . .. -..--- -.-.- ._..-.-__.-I.-. . Merr-itfstown. is composed of a remarkably hlgh number,of homes In .good condi$ion. ,A large percentage, of..these are w.etl,,l.-mai,ntained 1 .. houses wh lch were constructed pr.ior: .to.,I 939.. The 1.9 .fa 1 r. I - structure.s ,need ,some repa 1.r.s to, return them .to good cond 1.t Ion. .. .:...... - ._.C. Extent and Causes of 61 iqht ... . I

The four homes i n poor cond it idn are i sol ated cases and no genera I izat ion can be made regarding the causes of this I deterioration. The general conditions of the homes, property,, and streets in Neighborhood' #2 ar'e g66d 'arid' a're'.not- expect'ed to have adverse effects on the good structures. Merrittstown is I i RT- I 78 1 I I 1

I one of the few communities in Redstone Township that does not have distinct or severe problems in this area.

I D. Families Affected by Poor Housing , ,<.. . The -sl.Ze.of fami t i,es appears to be sma I ler than average. Three I . of them own their-homes and they share the problems of a low- family income. It is difficult to-make generalizations concerning families in Merrittstown, because of the isotated cases of poor housing. However, if low income families continue to live in ,I . the conservable housing and are unable to maintain them, the 1 number 6f 'di lapidated structures may -increase rapidly. NElGHBORHOOD #3 - REPUBLIC WEST 1 A. Location and Description ..

. Neighborhood #3 is the portion of Republ c located to the west of I . Route 166 and along the western border o Redstone Township,

Republic is the largest urbanized area in the Township and this I neighborhood has a mixture of land uses. The business establishments fcwt on a narrow one-way street. Several churches, the fire department,,and Redstone Junior High are also located in Neighborhood # 3. .Residential development is mostly slngle- i fami ly homes; however, in. the northwest corner there are several multi-family public housing units.

I The Republic post office is on a side street adjoining the major commercial area of the town. I B. Condition of Residential Structures ... , . Standard - 168 (75%) Conservable -' 5OL( 14%) Undetermlhed - 24 (I1%) ' . '*,I 1 The majority of residential (and commercial structures) are in good condition, These buildings are not new but they have been maintained well and are not structurally weakened from age. . t.... ; I :.._ I, - .. The .!'fair"; Strudures are 'in the .southern'ha.lf of 'the neighborhood and, shou Id be:.restored to standard- condition Through adequate I maintenance, -Fourteen per cent of the st:ructures have deteriorated to the point where they are unsafe and, due to the extenslve I I RT- I79 I 1 I

, amount of repairs necessary, restoring them is not recommended. I

C. Extent and Causes of Bliqht

L - -.-_ - I The most concentrated area of residential blight is in the northwestern corner of the neighborhood which is composed of eight private1y-owned ve:-eran housing structures. These are one-story I buildings of poor construction. The homes on adjoining streets are in good condition and these public housing units detract from the quality of the neighborhood. This area is blighted due to theslack of maintenance and services provided by the landlords. 1 The residents also perpetuate the unsanitary conditions.

The other area, which is the site of several blighted structures I and is prone to deterioration, is south of the Monongahela Rail- road tracks. A junk yard is also located in this area. I D. Characteristics of Families Affected by Poor ,Housing ..

Of 38 families in Neighborhood #3, eleven are black families. *The black families are concentrated in the old housing project. I The average age and number of years of education for the heads of the househoids is among the lowest of any neighborhood in the Township. They are.34 years of age and have completed six years I of school. Eleven families are overcrowded in their accommodations. The family incomes range from $2,000 to $4,000 to support five members, This severely limits the selection of 1 housing at prices they can afford. Aside from the public housing in the region, standard housing is beyond their financial mans. 1 NEIGHBORHOOD #4 - REPUBLIC EAST 1 . A. Location and Description _.: .. . : Neighborhood # 4 is the section of Republic to the east of Route 166 and includes the Federal Housing Project of Dunlap Creek I Vi I lage.

Republic was ar! important center in the early 1900's when the 1 mines in this region were at their peak. Many' honies were well- cor!rtructed during this pe:-iod and Neighborhood # 4 is a combination of land uses, Eleven blocks are'primarily residential. I I RT- I80 1 I ~' ~I

I A hotel, cak wash, grocery store, funeral home, and grocery warehouse are located on the southernmost street.

I Dunlip' Cr'eek.Vi I lage 'con'fains-. 16 bui 1;d'ings which'(!rovide a pub1 ic . ,. hous ing . resou'rce for . Iow4 ncome f am i I i.ese ...... -.. , ...'.:'. .. .. ; . ...

.I 8. Condition.'of 'Residentia'I.'Structures ' . . I .. .. Standard - 100 (78%) Conserva9le - 28 (22%) Undetermined - 0 (0%) I The homes in this neighborhood are in good cond'ition or, with a fair amount of maintenance and repairs. The 28,conservable I structures can be returned to standard. .. . Ounlap Creek Village is in good condition and is one of the best I public housing projects in the region. C. Location and Extent of BIiqht

At present, there is no area of blighted structures. The center I of the Republic area is composed of homes which are prone to deteridration resulting from their age. Action should be taken to avoid any further deterioration. The mine dump in'the I southern portion of the neighborhood will most likely have negative effects on the surrounding structures. I 0. Characteristics of Families Livinq in this Neiqhborhood Although the housing is fair to good in Neighborhood # 4, there -are a large nunber of Individuals and ,families who are public 1 assistance recipients residing here. They are,living in Dunlap Creek V i I lage, in the i r own homes, or with re f.'at'i\;i.e$.or. f'rlends. The average income is between $2,000 'and '$3,000 fob f-ami I ies I averaging less than two members, Because this income.subports couples or, single individuals, who's ages average 42, and because of low pub1 ic.housing 'rent, they 'manage to be adequately - I housed. I NEIGtiBORHOOD # 5 - CARDALE

A. ' Loczitibn''a&l Desrri ption -. . . --,u . : 1-1 I i' : ' '. . Carda te,'!is.'a!$ommun i ty to the southeast of Repub I ic. Two residen- .. I .. I RT-181 I I I

tial streetsextend norfh from LR 26033 and are connected by five I streets paraI,IeI to the highway. The newest facility in the neighborhood is the Cardale Elementary I School. This school serves a large portion of the Brownsville Area School District with its capacity of 600 students from kindergarten to 6th. grade. Other community facilities include. a church, two club buildings, the post office, and the school I playground for recreation.

The only commsrcial enterprises are local grocery stores. 1 B. Condition of Residential Structures I 'c Standard - 35 (36%) Conservable - 52 (53%) Undetermined - I I (11%)

The homes in this neighborhood are typical of the communities in southwestern Pennsylvania. Most of the homes were constructed I during the peak of the coal mining industryc Only II per cent of these structures have deteriorated seriously. The majority are maintained in fair condition and several new structures in I addition to we1 I-maintained bui ldings compose the remaining portion, I C. Extent and Cattses of BI i,qht

No given area of Cardale. is b I ighted; +he substandard structures are scaWe'i"ed"aI'ong Ttie'highway and on the' side streets. The I large number of ,structures in fair condition should guard against b t ighted. c0od.i tions through constant maintenance. The narrow, '.rough streets may con-bribute to the deteriorating condition of 1 . . +h.e meighborhood. Additi:onal causes of b I ight are the age of the homes.and the financial- inabiiity of residents to maintain the -.housbrig. I . .. . D. Char&eristics of Fami I ies Affected by Poor Housing' j The statistics of families living in Cardale concern eight' I families with an average of four members. The heads of the households are middle-aged (39) and have approximately 8th. grade educations. Two men are unemployed and cannot locate job 1 opportunities within the region. Rec.:!:ving public assistance, the familiess incomes average $2,000 to:$3,000. Se.ven residents rent their housing and must rely on the landlord for major'-horne improvements and maintenance. Considering the rent these-people 1 can afford to pay, it is unlikely that the building owners will invest a sizable amount in their upkeep and repair. I RT- I82 I I I

I NEI~BORHOOD# 6 - TOWER HI LL NO. 1

A. Location and Description

Tower Hill No. I is a patch of homes located to the north and south of L9 112 and just to the east of Dunlap Creek. One street extends south to three small blocks where 15 homes are situated on fairly large lots. The only other outlet is a narrow trail to Thompson No. 1. A larger section of the neighborhood extends north of LR 112 and contains 31 homes. Although Tower Hill No. I is merely.across the railroad tracks from Cardale, the lack of connecting roads isolates this community.

B. Condition of Residential Structures

Standard - 12 (26%) Conservab-Ie.- 16 (35%) Undeterm

The neighborhood has a combination of single and doub e famlly houses in a range of conditions. Twenty-six per cent of the structuws are in good condition and in contrast, 40 per cent are in very poor condition, The remaining 35 per ten+ are fair and preventative measures should be taken to prevent further deterioration.

C. Characteristics of Fami I ies Livinq in Poor Housing

All five of the sample families in Tower Hill No. I rent undetermined accommodations. The average families conslst of 38 year old men withleighth grade sducations. The average size famlly is eight and four of these households are overcrow(!ed. Due to the large number of people, the public assistance grants are larger, falling between $4,000 and $5,000. This is still inadequate funds to rent appropriate facilities for families of IO. Two-home--.do-.noi_ have indoor toi let or bathing faci Itties. of the five heads of the household, two are employable but unable to secure a position.

...

RT- I 03 I I NEIGHBORHOOD I! 7 - THOMPSON ?JO, 1 I

A. Location and Description ...... I Thompson No. I is to the east of SR' 166 i.n. fh"i;"'Sou-tliwesf' 'corner . '.of Redstone Township, .. . ,t *. . .. The neighborhood is-composed of three deadend streets para I le1 I to SR 166. There are 19 structures along the main road and on a shorf..drive. Double family homes line the street in the center . of the neighborhood. .Another narrow road continues past a vacant I grade school to the third-group of homes; these are single- family residerxes, There. is a small grocery store south of this neighborhood on SR 166, bclt Republic is the nearest commercial I center B. -Cohdit.ion of Residential Structures I . 'Sltandard - 17 (26%) Conservable - 33 (50%) Undeterm,ined - 16 (24%) Most of the doubie fami ly struckres in this neighborhood are I in fair condition. Four of themehave deteriorated and are in need of major repair or should be demolished. The homes.ca.nnot be grouped by condition for there is no one area that contains all I good or all poor housing. The single-family homes range from very good to dilapidated, ...... , - . - _-.--... C. Exten.t cd.Causes of BI iqht I ._ -The potenti a I for. b I i ght in thi s ne i ghborhood is .h i'gh, due, to the . number-of deteriora+ing structures. The streets are narrow and I ,. homes are f:3irly close topther. The homes which are now : di Iap'idated were peglected. ., I 0. Characteristics of Families Affected by Poor Housing.

There are several families living in Thompson No. I headed by women raising their chi Idrer; on payments from the County Pub1 ic 1 Assistance Department. The average size sample family is seven and they receive $3,000 to $4,000 annually. The women average 30 years of age and have ninth grade educations. With their low 1 incomes these families can only afford to rent poor housing and the black fami I ies are overcrowdede There are no unemployed men recorded in this neighborhood; however, the fathers of many I children are unabie or unwilling to support them. I RT- I84 I I I. I

I NE I GHBORHOOD # 8 - F I LBERT,. FA I RBANK, OR1 ENT

A. Location and, Description. I . _I_ - Orient and Fairbank-are communities which parallel Route LR 26033, between Cardale and the southern boundary of Redstone I Township. Filbert is on LR 112 less than I mile north of its intersection with LR 26033. These communities have been grouped together as one neighborhood because the residential areas I share the commercial facilities of Fairbank, they are close to one another in a valley, residents are employed by the same companies, and a connecting road crosses the stream and rail- I road tracks between Filbert and Fairbank. Neighborhood # 8 is prirnari ly residentialj 'however, there are several other land uses. Around the intersections of LR 26033, LR 26154, and LR 112 are commercial structures, 'and the ententainmnt facilities of I a rol ler. rthk, bow! ing al ley and meeting ha1 Is. Along the railroad tracks and creek is a playing field, commercial establishments, and industrial use by U. S. Steel. Mine dumps I are located to both the east and west of Orient, I B. Condition of Residential Structures Standard - 70 (30%) Conservable - 132 (57%) Undetermined - 30 (13%)

The structures in this neighborhood are all approximately the I same age and, while many have been maintained, others have been allowed to deteriorate, The 57 per cent conservable can be broken into two categories, those in need of minor repairs and I those which,need major rehabilitation but are not yet dilapidated. The commercial and pubtic buildings are also in fair condition. Several of the structures that are in poor condition are vacant 1 .and invite vandalism. C. Exten+ and Causes of Bliqht

I The areas which might be expected to be blighted such as Orient are in good to fair condi,tion. Most of these homes have been re-sided or painted regularly, lawns are well-kept and roads in I fair condition, The side s-treets- in Fi 1be.t-t and Fairbank could be improved to raise the quality of the neighborhood, Filbert is also lacking public water and sewerage facilities, There is I one area that is severely blighted but these wooden structures I I RT- I 85 I I I

must guard against the natural deterioration with age and the I influence of the mine refuse,

D. Characteristics of Families Affected by Poor Housinq I

The families living in poor housing in Neighborhood # 8 are white with the exception of those living in Filbert. In this sub- I division over half the residents are black. The average age of the head of the household receiving public assistance is 39 and have eighth grade educations. Approximately one third of these men are capable of working, but cannot obtain jobs. The I mining activities in this area are declining and those in operation have automated, eliminating many laborers. I The average size family is five ahd,they live on an annual income of approximately $2,500. Many residents 'feet they would take advantage of any additiona4; public housing made available in I this area since they cannot afford standard housing, Twenty of these families rent their housing and one quarter are over-

crowded. I.. $ I NEIGHBORHOOD # 9 - HERBERT .-.. I A. Locat ion and Descri ption I [- .Herbert is'.located on State Route LR 26154 'in tho southeast corner of' Redstone Township. Residential dwel 1 ings and e smal'l "number .of commercial structures are bu:i It on both .sides of the highway . - ' and one dea.dend side stree't extends to the north. The non- I

e . residential land uses.'include a. church, community center, real :!. estate off'ice, a grocery' store, and a .bar, A mine dump covers the land north and south of LR 26154 to .the east of Herbert. I The streets through this neighborhood are tree-lined and the land s lopes up to the north. Most of ,.$he ..hom'es-..a..m.singi.e-famJ.ly . dwellings owned by the residents, Republic is the closest shopping area and Brownsville to the no'rthwest and Uniontown I .to the southeast are equal distant: ...... -

6. Cond it.i On of Res i dent ia I Structu'res .' .: 1 .r.. ,. 1: , : .: I ' . .. .. I' ,. .i .., , Standard: -: 17 (28s) ConservabIe: -. 40 (65g.l- Undeferrnined ..-: 4 (7%) .: , ..I .' .. I I RT- I86 I I I I

I Herbert s one of -the few communities in the region that does not have a b I i ghted area. The i nd iv idua I d i lap idated structures are scat ered and some of the conservable units are on the verge of dilap dation but cogld be restored at the present time. The I standard structures are solid construction buildings that have been we I -ma i ntai Red

I C. Extent and Causes of Bliqht

Blight is limited in Herbert; however, there are conditions I present which may continue its deve'lopiiien'f. Some"of the double homes: .are.'extreme I y 01 d and must. have constan+ ma i ntenance to remi nt: i.n f a-i I' cond i -k ion. The poor cond i ti on of the .side I sttee+s arid +he..mine dump are bl igh+ing influences to be guarded againsf;.!.. :: .. -

_..-.. ' I D. Characteristics of Families- Livinq In Poor Housing Although ,only four structures have been classified as undetermined, thWe,are additional low income families living in Herbert. The I average age of the head of the househojds is 35 and their educations average eight years. These white families are composed of five members, and,thejr annual income is between $3,000 and $4,000. One fami ly owns t?=1%77XCi--whi le the others rent I housing with adequate facilities, The amount these people can afford to pay may have a direct effect on the landlord's willing- I ness to invest in repairs and improvements, .

NE GHBORHOOD # IO - BRiER H!LL I ,...... ,. .. ' Br er Hi I I' is located to the east and west of Route 40. in central Redstone Township near the Reservoir, Aside from a few standard 1 homes along the highway, the neighbortiood.'is a patch of dilapidated f rame.::-houses. ,:These. b I i ghted .structures are being vacated and , desWoyed because,they are beyond repa i r. I . ,. .. Theimtjor.problem which arises from the et imination of theseifhouses is, "whariz.do +he residents gp from here"? Because of the poor condition, I the:.renit was e@remeiy- low and' the residents were those who could not afford'.better housing, When $hey are moved from Brier Hi I I, there is not enough public housing to eccommodate them, so they find. other I housing which is equally as bad and inexpensive. I I 1, 1 1

The lack of a sufficient amount of low and moderate income housing in 1 standard condition perpetuates blighted structures. However, one contemplated re-use activity for the Brier Hill Neighborhood is a low-income housing development supplied by the private sector. I NEIGHBORHOOD # II - CHESTNUT RIDGE I A. Location and Descri ption I Chestnut Ridge is located south of.LR 26022 near the eastern boundary .of Redstone Township. The four streets slope up to the west and the land drops to Franklin Lake on the east. All 1 but 19 of the structures are double fami ly homes which were built and owned by a mining company, The only non-residential land use is a-post.office, 2 markets, and a ballfield. I Chesl-nuf Ridge does not receive public water or sewerage services and the neighborhood relies on other areas in the Township for community facilities. I 8.’ Condition of Residential Structures . I Standard - 9 (12%) Conservable - 22 (28%) Undetermined - 47 (60%)

The double family units fronting on the two center streel-s are a combination of fair and seriously deteriorating housing. There I are several homes in good condition on the curved dead-end street near the ballfield and others near the post office. The duplex homes built by the mining company are not quality construction I and the years have deteriorated the siding and roofs. C. Extent and Causes of BIiqht I For many years the residents of these homes did not own therh, They paid rent and were unable to invest money in minor repairs. As years went by, some families did purchase the homes and have I maintained them in fair condition. In many cases, the landlords are responsible for the deterioration. The income of residents has also decreased from loss of jobs, retirement, and disability, I creating a further housing cause for the deteriorating of structures. I 1 RT- I a8 I I D. Characteristics of Families Affected by Poor Housinq

A distinctive factor regarding statistics concerning the residents of undetermined housing is that 5/6 of the heads of the household are unemployed. They are approximately 40 years old with tenth grade educations and are unable to secure jobs in the region. With welfare incomes between $2,000 and $3,000, they support moderate size families. None of these families are overcrowded and 2/3 own thei r homes.

NEIGHBORHOOD # 12 - LlNN STATION, LYNN DALE TERRACE BRAZNELL

A. Location and Description

Neighborhood # 12 is located in the northwestern corner of the Township with Brownsville Township on the west and Franklin Township on the north. The area known as Linn Station is one street of double-family structures north of the Pennsylvania Ra i I road tracks. Th is commun ity a I so extends into Jefferson Township where the now inactive coke ovens are located, Residential development continues in the valley and up the slope to Braznell, These homes are spaced out over the equivalent area of eight blocks. Aside from a groceqy store, one bar, and the Mount Hebron Church, the land is residential. On the plateau, Braznell does not receive any water or sewerage serv ice.

8. Cqndition of Residential Structures Standard - 9 (12%) Conservable - 38 (50%) Undeter,mfned - 29 (38%)

.a The housing in the valley near the Township boundary is typical of the entire region. The double family structures were constructed during the height of the mining boom and have either deteriorated from lack of maintenance-or homeowners have kept them In fair condition. Braznell has a larger variety of size and style homes and these vary in condition.

C. Extent and Causes of Blight

Lynn Station is a blighted area which should be demolished for the safety of the residents. The blight in Braznell is due to individuals lack of maintenance and the aging of the structures. There is no public water or sewerage service to the neighborhood which is a blighting influence.

RT- I89 D. Characteristics of Fami I ies Affected by Poor Houslnq,

The average age of residents of undetermined structures in Neighborhood # 12 is 33, and more than 3/4 of these are unemployed men. At I but one are renting housing for farnil ies of seven from their welfare incomes of between $3,000 and $4,000, One-fifth of the .families are overcrowded. These people are in the bind of not having the finances to pay for better housing and their limited education and skills does not enable them to find employment. Attitudes of others toward their present residence also serves as a deterrent in moving to better neighborhoods.

NEIGHBORHOOD # 13 - GRINDSTWE

A. Location and Description

Half-of the community of Grindstone is located in northern Redstone Township and half is in Jefferson Township. The railroad tracks and Redstone Creek serve as a divider between the two sections and, therefore, the residential area between LR 26162 and the boundary can be discussed as a separate neighborhood.

The non-residential development is on the north side of LR 26162; there are three comnercial establishments, a post office, and a church. Double family homes are located at the top of the slope on a winding road down the hi I Iside, and in a row at the foot of the hi I I,

B. --Condition of Residential Structures Standard - 10 (15%) Conservable - 27 (408) Undetermined - 30 (45%) L. The majority of the structures In-Grindstone are aging duplexes. The wooden frames and porches are deterioratlng, and those with shingle siding are not quality cp_n_struction and they deteriorate relatively rapidly. All of the homes have indoor -plumb'ing, but the heating systems are poor in some cases. The standard structures are newer- than the majori ty of the neighborhood and are located along LR 26162. Since 40 per cent of the structures are conservable, efforts should be made to maintain and improve these buildings.

RT- I90 C. Extent and.Causes of 81iqht

The amount of blight is evident in the 45 per cent undetermined structures. .Most of these':are' homes whicti should be demolished because they are unsafe'. TGeir age, lac'k of maintenance by landlords, poor original construction, low incomes of residents, and inaccessibility of some homes on the steep slope are causes for their dilapidated condition. This bIiQht.IcauId..easiIy spread to the structures which are now in fair condition unless preventative measures are taken.

D. Character i stics . of Fami I ies Affected by Poor Hous i n9

The figures on the residents of poor housing in Grindstone indicate thalt nearly -L/2 of--W? men are unemployed and average 42 years of age. These men are the heads of families of five

and because they are disab;'P:ed or have been ' laid off their jobs, they receive welfare payments' between $3,000, and $4,000 as 'an annual income. Twelve families'are white and five are black.' and all of them rent their housing, There.'is no obvious means ;of these families moving to better housing.,since standard housing is limited in the region, they'have. low incomes, and

employment. _. is I difficult to find with an'ei'ghfh. .. grade'education... ,. ! :. . .. I. . NEIGHBORHOOD # 14 - ROWES RUN

A. Location and Description

Rowes Run is located in the northeastern corner of Redstone Township. The community sits on the slope which rises from the valleys of east-west Redstone Creek and north-south Rowes Run. The non-residential land uses are limited to a market, the vacant elementary school, a garage and an area of junked cars. A mine dump covers the property directly north of the residential area. The streets are narrow and double family houses are built close together on six parallel streets and one perpendicular.

B. Condition of Residential Structures Standard - 35 (27%) Conservable - 63 (49%) Undetermined - 30 (24%)

Seventy-six per cent of the structures n Rowes Run are n

RT-191 ' '. standard or fair condition. The reason for this large percentage of fair and good condition housing is that most of these are privately owned and the residents maintain their own property. The structures are typical of the constructlon throughout the region and require continual repairs to keep them from deterioratlng.

C. Extent and Causes of Blight

The b I ighted structures are located in the northeastern corner of the neighborhood. Due to the inaccessibility, the mine dump and the generally poor surroundings, the homes in this.section.. of Rowes 'Ku'n' are--prone' 'To b I ighf. . . '. . -...... ,. . _.

0. Characteristics of Families Affected by Poor Housinq Rowes Run is a white neighborhood and through social pressure Negro families live in a poor area on the other side of the mine dump, which is not considered to be part of the neighborhood by the residents. The families of five receiving $3,000 to $4,000 welfare grants are middle aged and retired laborers. With tenth grade educations and their ages averaging 45, the men are in a poor position to secure employment. Over half , of the families own their homes but cannot afford to make major repairs. The renters rely on thelr landlords who often do not wish to invest In thls old housing.

RT- I92 ELIMINATION AND PREVENTION OF BLIGHT

I The following suggests actions and programs directed toward the elimination of Redstone Township's present blight and the preventlon of future blight. I HOUS I NG ------ACTION------PHYSICAL IMPROVEMENTS PROGRAMS 4 0 * ZI tm IO t O* I c WE C m c a- t'o t om 00E u u; E am (u a- .- -3 KK @a, a- rt - cn OQ to m .- - -00 E *- .- Lt m mI ccn OL =e 0- n a0 LL V ma= mi- -0 mc tO aa, to cc KE LO tL t3 -0; 3 mc vc mo oa, a .- at 01 N'brhd. w JO OQ Et men 3mma, Jal -~ $2

1 X X X X X X X

2 x X

3 X X X X X

4 X X

5 X X X

6 X X X

7 X X X X X

8 X X X X

9 X X X X

10 X X X

11 X X X X

12 X X X X

13 X X X X X

14 X X X

* Federal aid available through code enforcement and demolition grants administered by the U. S. Department of Housing and Urban Development.

RT- I93 FAYETTE COUNTY PLANNING COMMISSION Court House Uniontown, Pennsylvania 15401

. .. .. I The actions, improvements and programs summarized on the preceding Table all attempt to, at least initiate, a break in the low income-- I poor housing cycle that has characterized many of the municipality's residential neighborhoods since the decliw of the regional coal and I coke Industry nearly 50 years ago. It; must be emphasized that the three major Blight Elimination and Pre- vent ion recommendat ion areas are intimatel y i nter-re1 ated. The success 1 o+ one set of actions depends, to a significant extent, on the con- current application of the other two sets of proposals, For example, a vigorous and properly appl ied program of code enforcement condemnation and demolition, and rehabilitation of conservah!e structures will 1 generate a generally improved and more standard environment, It will, also, because of the extremely poor condition of some structures within poor housing areas throughout the municipality, produce some displace- I ment of families and individuals occupying the condemned units, There- fore, to provide for those displaced by these action's and to protect and maintaln the improved environment resulting from the action's, it I Is vital and necessary that alternate housing resource programs, such as public housing and physical improvements, including better streets and adequate water and sew9T systems be carried out simultaneously with 1 the actions originally described. The following describes the major actions that should be initiated and aimed at the elimination and prevention of poor housing within the I mun ic i pa I ity.

A. Physical-Leqislative Actions Including code enforcement, condemnation I . . and demlition, urban renewal rehabilitation and clearance, and land use controls to treat the most accute existing housing problem areas,'to eliminate clearly unsafe and terminally blighted units and to prevent the future spread of blight by repairing basically sound, but deteriorating I existing units and by establishing land use controls to'prevent future mixed land use or excessive density situations, I Specific Acticns: 1. Strongly urge the Fayette County Commissioners, in cooperation with the County Health Department, the County Planning Commission, to adopt I and enforce a County-wide housing code. The code inspection program should be comprehensive with a 3 to 5 year goal or total inspection, starting with the housing areas in poorest condition, If efforts for I County code enforcement fail, the municipality should consider adopting a local housing code with local enforcement or enforcement on a regional I I I BI ight El imination and Prevention a I (West Central Fayette) level.

2. Land use controls to prevent potential blight producing, mixed land uses and other situations are a product of the municipality's current planning program. Zoning enforcement, based on an amended County Zoning District Map-consistent with the bhnicipality's Future Land Use Plan, will be performed by Fayette County.

3. Condemnation and demolition of structures that are clearly unsafe and unfit for human habitation is an important initial action in blight elimination. Vacant structures owned by the Fayette County Department of Public Assistance can be acquired for a nominal cost and should be razed immediately. Occupied, unfit housing should be condemned and burned after the satisfactory relocation of its occupants.

4. Rehabilitation efforts to bring conservable units back to standard condition may be assisted through a number of sources. Since ellgibillty criteria and.other requirements vary widely the municipality should contact the following agencies for specific information and technical aid.

Department of Housing and Urban Development Region It Field Office Pittsburgh, Pennsylvania 15222

Farmers Home Administration Uniontown, Pennsylvania

B. Physical Improvement and hrbl ic Facil ity Actions: Including the Im- provement of streets and the provision of needed recreation, water and sewer facilities to improve the general adequacy and quality of the environment.

Spec i f ic Recommendat ions:

I. Foltow suggestions within the community facilities and utilities element of the municipality's Comprehensive Plan. ,. C. Dlrect.Housing Resource Actions: To. provide an expanded supply of hoping opportunitles either through governmental activities, 0.9. low ...... ,- :......

.I. ,

. Blight Elimination and Prevention b 1 I rent publlc housing, or stimulation of the private housing industry In I the area. I Specific Recommendations: 1. Work closely with the Fayette County Public Housing Authority in providing expanded pub1 ic housing wlthin the West Central Fayette I region to serve as a low Income housing resource. 2. Encourage additional low and moderate Income housing developments, such as the contemplated devetopment at Brier Hill. To provide an ex- I panded suppl y of a Iternat ive moderate renta I hous ing. I I I I I I I I I I I I Blight Elimination and Prevention C I 0copitol improvements program I ,I I CAPITAL IMPROVEMEN'TS PROGRAMAND BUDGET

.. I The Capital Improvements Program and Budget is a tool used to guide municipalities' efforts in realizing municipal projects involving sub- I stantial capital outlay. In order to devise the Capital tmprovements Program and Budget, projects are evaluated'as to priority and then are related'to the Community's I financial capacity to undertake these projects over the next several years.

Data related to assessed va I uat ions and Redstone Townsh i p's borrowing I power is presented in Table I and Graphs I and 2. Based upon anticipated growth around the new U. S. 40 Interchange, moderate new residential growth in the Township, and a reassessment to occur in the early 1970ts, I assessed valuation is expected to increase moderately, almost 3.5 per cent by 1976. Legal ability to borrow is based upon .a percentage of assessed valuation, with 15 per cent of assessed valuation the legal I I imit. Redstone Township currently is uti1izing about 20 per cent of i+s legal debt capacity, and if no new debt is incurred, will use only IO per cent of its borrowing power in 1976. ... I If assessed valuations increase, as is anticipated, municipal revenues will also increase. Should the current rate of debt retirement be maintained, less and less of the community's debt capacfty will be utilized. I Therefore, it may be concluded that Redstone Township will have, at least for the next six years, the financial ability to borrow to meet I community needs if it so desires, Id addition to general obligation and special assessment bonds, another form of borrowing is through revenue bonds, for which principal and interest are paid from user charges. This method is commnly used by I municipal authorities created for specific projects, such as sewer and water facilities. Other methods of financing capital improvements include special assessments, levied against property owners who benefit I directly from the improvemnt and assistance from higher levels of government. I t .. .. . : I I RT- 199 I I . REDSTONE TOWNSHI P

ASSESSED SUPERY I SOR ELECTORAL TOTAL ACTUAL SURPLUS I

VALUAT I ON DEBT LIMIT DEBT LIMIT ~ DEBT LIMIT DEBT DEBT CAPACITY

1964 4,410,290 88,205 220,5 I4 308,720 36,486 272,234 1965 4,410,290 88,205 220,5 I 4 308,720 27,062 28 1,658 1966 4,462,450 89,249 223, I22 3 I2,37 I 33,860 278,5l I I 967 4,490,400 89,808 224,520 3 I 4.328 I 60.648 153.680

DEBT LIMIT CHANGE*

, I968 4 ,494,000 224,700 449,400 674,100 150,818 523,282

PROJ ECTED : 3 I N 0 0 I969 4,513,500 225,675 451,350 677,025 140,000 537,025 1970 4,533,000 226,650 453,300 679,950 I30,OOO 549,950 1971 4 ,552 ,500 227 ,625 455,250 682 ,875 120,000 562,87 5 I972 4,572,000 228,600 457,200 685,800 I10,OOO 57 5,800 I973 4,591,500 229,575 459, I50 688,725 I00,000 588,7 25 I974 4,6l 1,000 230,550 461,100 69 I ,650 90,000 601 ,65q I975 4,630; 500 23 I ,525 463,050 694,57 5 80,000 6 I4,575 I976 4,650,000 232,500 465,000 697,500 70,000 627,500

* Supervisor Debt Limlt raised from 2% to 5% of assessed 'va I uation Electoral Debt Limit raised from 5% to 10% of assessed valuation Total Debt Llmlt raised from 7% to 15% of assessed valuation I I I I I I I TOTAL DEBT LIMIT

I cn C s I w I Y I I I

I cd SWEKVISOR DEBT LIMIT > n I n I I I I I I I

GWEI 1, I ASSESSED VALUATION I

I ii I i1 4,650 - 'I"' I I 4,600 - - / I

4,550 L

4,500 -

4,450- I 4,400 = I 1 '1964 165 $6 '67 618 69 !'O 51 b2 h 14 35 7b I I I I I

REDSTONE TOWNSHIP

CAP I TAL I MPROVEMENTS PROGRAM

Capital Improvements Recommended in the Plan:

1. Although all abandoned schools in the Township are currently being used for non-municipal activities, the concept of developing abandoned schools into neighborhood parks--community centers is sound. School structures are long-lived, and Redstone Township is alert to developing such centers as buildings become available.

2, Should such a proposal become real, the Township should Incur site purchase or leasing costs, and general operating and maintenance expenses, Financial assistance, up to 2/3 of the costs of development, may be available from the Federal Neighborhood Facilities

.* Program, administered by HUD. Another source, the Pennsylvania Department of Community Affairs, Division of Conservation and Recreation, may provide as much as 80 per cent of these costs.

3. It is recommended that the Township continue to acquire land for a park-site in the vicinity of the Brownsville General Hospital, so as

' to assure a desireable site at a reasonable cost, Development of this proposed park is contingent upon residential growth in the surrounding area. Total acquisition costs should approximate $20,000. Development costs are estimated at $15,000, and may be borne, in part, by either the Departmnt of Community Affairs, under provisions of the Pennsylvania Five-Hundred-Million-Dollar Con- servation Bond Issue, or by HUD, under the Federal Open Space Pro- gram.

4. Sewer collectlon and treatment is a primary need in Redstone and Luzerne Townships, and particularly in the developed and developing ' areas of the Dunlap Creek Watershed, which is the center of the Region. To cope with the sewerage problem, it is recommended that Redstone Township, Luzerne Township and Brownsville Borough form a Dunlap Creek Watershed Joint Sewer Authority, and that such an authority immediately initiate a compound feasibility study including the following specific areas:

RT-203 I. The developing area south of Hiller along and east of Bu I I Run' Road.

2. The developing area around Brownsvi I le General Hospital and the new U. S. 40 Interchange. .I 3. The AI I ison area in .Redstone To-wnship, and the A1.I Ison-

AI I ison Heights area in Luzerne I.Township.

4. The Repub I ic-Merr ittstown-&rdat e-Tower H 1 I I Number One area.

5. The Fi Ibert-Fairbank-Orient area.

6. The Penn-Craft area.

5. The compound study cited above is expected'to cost between $50,000 and $70,000, and should yield analyses of several alternative programs to extend sewer utilities to those areas indicated.

6. For more effective utilization of the Capital Improvements Program and Budget, it should be re-evaluated and updated periodically, perhaps every two years.

RT-204 P REDSTONE TOWNSHIP

CAPITAL IMPROVEMENTS PROGRAM

PROJECT 1970 1971 1972 1973 1974 1975 1976 1977-82

N e h b orh o od P P !c ig r SITE DEVELOPMENT near Brownsville SITE ACQUISITION General Hospital ------$20,000------9615,000

Joint Sewer Authority Compound Feasibility Studies ---$SO,OOO to $70,000- =regulatory devices R E C; IJ L A T 0 11 Y 1)EVICES

As a part of the municipality's planning program, a Zonin,p Ordinance and a Subdivision Control Ordinance were prepared. The followinp describes actions taken by the Governing Body, in cooperation with the Planning Commission, to implement the suggested repulatory devices.

ZONING A Zoning Ordinance and Zoning District Map setting standards for development and reflecting policies and objectives of the community's Future Land IJse Plan were carefully reviewed by the Planning Commis- sion and Governing Body. This review was carried out in conjunction with an analysis of land use controls already in effect within the municipiility .* These county-administered controls contained many similar and desirable provisions as the planning program-related ordinance proposal. However, some conflicts did exist })between the community's Future Land Use Plan and the Zoning District Maps accompanying the Fayette County Ordinance. In consideration of this con- flict and after a careful review of the administrative involvement and costs related to a locally administered and enforced Zoning Ordinance, the following actions were taken: 1. Based on administrative costs and the general overall adequacy of existing Fayette County land use controls, the municipality's Governing Body passed a resolution requesting continued jurisdiction of Fayette County zoning controls within the cmunitv. This continued jurisdiction would be contingent on the Fayette County Cmis- sioner's willingness to amend the County Zoning District Maps to more closely confon to the objectives delineated in the municipality's Future Land Use Plan, Thus, the amended district map would express the plan through available County zoning district designations. This proposed amended map follows this discussion, The Fayette Countv Commissioners have expressed a definite willinpness to cooperate and are currently conducting public Iiearinas on the proposed amcndnients .

I Zoning Ordinance of Fayet te County, I1cnnsylvania SUBDIVISION REGULATIONS A suggested ordinance establishing standards and procedures for the control of subdivision design was also considered in conjunction with a careful review of existing Fayette County subdivision controls.* Based on this review and in consideration of administrative costs and procedures that would be involved, the following action was taken by the municipality's Governing Body. 1. A resolution was passed requesting continued jurisdiction of the County's Subdivision Controls within the community.

* Subdivision Regulations of the Fayette County Planning and Zoning Commission. r i I I I I I I I I .I I I II I 4 I i I

.I -, , L FAYETTE COUNTY PLANNING COMMISSION Court House Uniontown, Pen nsy I vania 15401