The Luzerne Township

the luzerne township west central fayette region V- 3 The preparation of this report.was financed in part through an urban planning grant from the Department of Housing and Urban Developnent, under the provisions of Section 701 of the Housing Act of 1954, as amended and administered by the Pennsylvania Department of Community Affairs, Bureau of Planning.

BECKMAN, SWENSON 6 ASSOCIATES PI'ITSBURGH, PENNSYLVANIA 1 I WEST CENTRAL FAYETTE REGION I Reqional Planninq Commission: Roger Garofalo, Chairman William C. Westcoat A.J. D'Antonio I Clarence Sisk, Vice Chairman Thomas Novak Herbert Mitche I I ' Joseph Hall, Secretary Sidney R. Prinkey Lou is Sabat f n i Marshal I Capriotti, Treasurer Frank Ricco Nick Wi I1 iams I BROWNSV I LLE BOROUGH

Borouqh Counci I I

Marion C. Kllngensmith,Mayor Paul L. Strycula Donald R. Nee1 Hughey Otan ic Estel Knisley Edward T. Rohrer I John Citro Planninq Cammission I Wi I I iam C. Westcoat, Chairman WI I I iam Hunt, Treasurer Clarence Sisk, Vice Chairman &Wayne Swoger, Secretary Jack Boyd I BROWNSV I LLE TOWNSH IP I Townshfp Supervlsors Plannlnq Commtsslon

Frank Ricco, Chairman Sidney R. Prtnkey, Chairman John E. Fertai, Jr. Joseph Hall, Secretary I Jack L. McCune, Secretary Donald Hudak Wi I1 iam Peters Donald Bartolomucci I LUZERNE TOWNSHIP I Township Supervisors Planninq Commission

WI I1 iarn Sparvleri, Chairman RIchard Kenns inger, Chal rman A.J. D'Antonio, Secretary Herbert Mitchel I, Vlce Chairman I Wi I I lam Baker Roger Garof a Io, Secretary Howard Porter, Treasurer Frank Trun I REDSTONE TOWNSH I P

Townsh Ip Superv i sors Planning Commission I

Paul Guerrieri, Chairman Louis Sabatlni, Chalrman Nick Williams, Secretary Marsha I 1 Capriotti, Secretary I Kazlmier Golembfewski John DeGregory James Del Verme

c_--1 I I I C 0 N T E N T S

I %ST CENTRAL FAYE'ITE REGIWU., CoN'I" PACE I

I a Regional Conditions 1 b Growth Potential 61 I c Objectives 101 I d Regional Comprehensive Plan 105 I LUZERNE TOWNSHIP I e The Comprehensive Development Plan 139 f Neighborhood Analysis 1 63 I g Capital Improvements Program 189 I h Regulatory Devices 197 I I I ~I I 1 'I IB L I I

L I S T 0 F P L A T E S I

-PAGE I

Iiegional Location 3 Topographic Land Forms 7 I Topographic Slope 9 Drainage Basiris 13 Geological Structures 15 I Coal kposits 19 Soil Associations 21 Existing Land Use 29 I IIighway Classifications 39 Average Daily Traffic 43 Community Facilities 49 Water and Sewer Service Areas 57 I Existing Sewer Systems 59 Growth De temen ts 95 Growth Stimulants 99 I Future Land Use Plan 107 lYajor Thbroughfare Plan 115 Recommended Street Standards 119 I Comnunity Facilities Plan 123 Comity Utilities Plan 127 Growth Intensity Area Sewerage Facilities Plan 129 Conservation and Renewal Plan 133 I Comprehensive Development Plan 137

LUZEFWE TOWNSH I P

Future Land Use Plan 143 Movement 1'1 an 149 Comnity Facilities Plan 157 Utilities Plan 157 Neighborhood De heation 165 Locatian' and Extent of Blight 171 Proposed Zoning District Map 199 9) regional conditions I I I I NTRODUCT I ON

The area comprising the West Central Fayette Region, including I the Borough of Brownsville, Brownsville Township, Luzerne Township and Redstone Township possesses great inherent natural beauty and a heritage of significant participation in the early history and development of western Pennsylvania. I The region's location places it adjacent to the Monongahela River in northwestern Fayette County, about 40 miles 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 Pittsburgh I metropolitan area including a wide variety of who esale and retail shopping opportunities, technical services and major educational and recreational facilities. However, there was a time during the 18th Century that Brownsville and its I imnediate region enjoyed a position of importance significantly surpassing that of the infant trading post at the confluence of the Monongahela and Allegheny Rivers. The I l3rownsville area's historic preeminence 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 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 I 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 18OO1s, before' this pos-ition was pre-empted by the emerging center of Pittsburgh. Later, during late 18OOCs when the growing Pittsburgh steel industry made Brownsville and Pittsburgh complementary rather than competing centers, I the area's ideal 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 its.bee-hived ovens. I I

I 1 I

Although Brownsville and the West Central Fayette Region I 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 Location cap, 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, wi 1 I 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 iadvancing transportation technology and accanpanying shifts !in major transportation routes. With the development of pajor railroads leading into the Pittsburgh area and the I simultaneous development and expansion of the Pittsburgh steel industry, it was Pittsburgh, not Brownsville, that tipcame the primary jumping off placa for the great western expansion movement. Thus, Pittsburgh became not only a port I f8r 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 road (U.S. 40) lost much of its major importance as a trans- por+tion link between east and west. Thus, through the loss of its special transportation and locational advantages, I coupled with the fact that Brownsville and its imnediate regiQn had fai led to develop a s'.;nif icant manufacturing base,',the area tended to decliqe and then stagnate for a I numbet of years. I I I

2 I ,I I I I I I I I I 1 I I I I I I I I I REGIONAL LOCATION I I I

This stagnation came to an abrupt end with the discovery of coal resources, within the Region, that were ideally suited I 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 I that far surpassed the Brownsville 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 I stagnation but also in the physical blight on the landscape that the declining coal industry ieft as its legacy. The scattered, deteriorating mining towns, the great piles of 8 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 eco- I nomic activity for the majority of an area's sustenance.

Thus, the West Central Fayette Region's pasthas left not 1 only a rich heritage but also a wake of economic and physical problems. The Region's future lies in the ability of loca I Ieaders to overcome the great economic and phys ica 1 I 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 Conditionsq1portion of I 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 I "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 1 Region, the Reglon'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 I also Indicate the major determinents of regional growth as the primary contribution and base for the formulation of goals and plans for the area. I I I I I 4 1 I I ...... -...... -'/I ...... 1 LAND FORMS AN,D, N.ATURAL LI~~IT.A'TIONS

I The form-of the land, r-fs slope, the type of soils and geological structures underlying its surface, its drainage patterns and other major physiographic. features are the 1 basic overriding determinents and constraints influencing the type of development that can occur in a given area. The following discussion describes the various physical features and natural resources of the West Central Fayette I Region, these features' influence on past development, and their probable effect on future growth. I ... TWOGRAPH IC INFLUENCES I .General regional topography is characterized by the flat river terrace para1 le1 ing the Monongahela River and forming the RegIon's western boundary. From this terrace, two major types of valleys follow the various streams and creeks feed- I ing into the Monongahela. Most of these valleys have rather steep sides wlth elevations from 100 to 200 feet higher than the river terrace. The Tooomhic land Forms map indicates I the major types of topographic configurations within the Region including the narrow, steep-sided valleys previously discussed. The other major valley type is broader, well rounded, with more moderately%sloping. sides, as illustrated I by the Dunlap Creek Val ley running through the central portion of the Region. The rest of the topography may be generalized into the steeper hillsides rising from the valley I floors and the river terrace to the ridge system running through the Region and varying in elevation from around 1000 feet at the bluffs above the Monongahela River to 1300 feet I and over in the extreme south and west portions of the Region adjacent to Route 40. These landforms have generally limited development to the fIat.areas on the river terrace and to the more level ridge tops. A good example of this I 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 I river. Similar situations exist throughout the area where development has either occurred adjacent to the Monongahela I RIver or on the flatter ridge tops. I

I 5 .I I I 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 I 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 I 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 I classification of slopes by their respective usefulness for urban development is as follows:

Level to gently rolling land, 0-10 per cent: Land falling I within this classification is suitable for most types of urban development with the flattest land usually reservzd for industrial or large scale commercial development. As I can be seen from the Slope Flap most existing land development has occurred on this level to gently rolling land, a fact directly related to the ease of developing such areas. I 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 I 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 I probable sites for most future growth. Rolling to hilly land, 10 to 25 percent: This is a fairly I 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 I this classification is presently utilized for agriculture or stands vacant. I I I I I 6 I I RIVER TERRACE 15-F a VALLEYS INTERMEDIATE SLOPES RIDGES

TOP OGRAPHIC LANDFORMS THE WEST CENTRAL FAYETTE REGION LUZZBUS -..-

U 0 to 10 % rmrm 10% to 25%

25 % and over

TO PO G R A P H I C SL0P.E MAP THE WEST CENTRAL FAYETTE REGION I 'LT I x B A x T owNS HIP a I DS roni TOWUS~IP. BBOWISV~LLI TOWNSHIP AID B~OWNSYILLI B~BOVGH, ~ATZTT. COUNTY. PIINBILYINI~ Steep slope, 25 per cent and over: Most of the Region's hillsides fall into this classification, which is generally unsuited for any type of extensive urban development. Based on the lack of access to most steep slope areas, it is unl ike y that any development, with the exception of an occ sional single family home or hunting 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 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, 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 third larger watershed in the western portion of the Region. Most of the major streams and watercourses dra in d i rect1 y into the Monongahela River or into its major tributaries, either Dynlap Creek or Redstone Creek.

In the past, two major problems have been associated with drainage and water bodies within or adjacent to the Region. First is the problem of flooding a long the Monongahe la River, a situation that has plagued Monongahela River communities for a long time. Serious recent floods struck the Brownsville area in 1954, 1963 and again in 1967. However, with the construction of new locks and dams, such as the Corps of Engi.neers, MaxweI I Lock and Dam bui IT in 1965, and improvement of the Charleroi Lock and Darn, flooding should becm less of a problem, both because of the greater control of the water levels through the new impoundment structures and other impoundments along the waters feeding into the Monongahela. Areas prone to flooding are indicated on the Drainaqe Basins map.

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 Creek and Dunlap Creek are currently polluted and the elimination of this situation should stand as one of the primary objectives of planning efforts within the Region. The delineaticn 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 Regional Planning Program.

GEOLOGICAL INFLUENCES -

Five hundred millim years ago wesl-ern Pennsylvania and what is currently the West Central Fayette Region was covered by a great shallow iniand sea, Over time, this sea was slowly filled with slit, sand, and other minerals. The weight of this filling eventually result-ed in the upheavals which formed the Appalachian Mountains. This event also had a side effect of modifying the inland sea to Bn area of fresh water swamps. The vegetation and anima! 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 up1 ift the entire area to form a high flat plateeu, 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 conf igurations. 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 volleys and in others by broader, more shailow valieys, e.g, the Dunlap Creek Valley.

Strata forned during two major geological periQds underlie the Region. The 1oca-l-ion of -These geological formations are indicated on the Geo!oqical Struc-i-ures map, The oldest is the Conemaugh, which is general ly composed of shale and thick coarse sandstones, The MoDongaheIz formations lie on top of the Coneracgh forrna-tion. It is composed of shale, sandstone, and some limestone, At the juncture of these two geological formations lies the rich Pittsburgh Cos1 seam, so familiar 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 tie Green, being composed primarily of lime- stones and sandstones and formed during ?he Permean period. MAJOR DRAINAGE DIVIDES - MINOR DRAINAGE DIVIDES -arn. MAJOR STREAMS

MAJOR WATER BODIES

I I The Coal Deposits map indicates the major beds of coal under- lyinq the Region. The entire Region is underlain by the I Pittsburgh Coal seam and about two-thirds of it is also underlain by Washington and Waynesburg coals contained by the ‘dashington Geological formation. The Coal Deposits map also I indicates he major remaining reserves of coal within the Pittsburgh bed, the most economically important coal remaining within the Region. As shown by the map most of the reserves ( n beds over 28 inches thick) lie in the western I portion of the Region and indicate areas where future mining activities could probably occur. Currently, there is only one active deep mine wi+h.in the Region at Isabella. 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 Fortunate y, the Region has not suffered the scars of any . .. extens’i ve strip mine activity, a fact which is probably exp Ia i ned by the depth of the coal formations under the I surface o the Region, thus precluding any easy excavation at the ou crop line. It is unlikely that any extensive strip mine activity will occur in the Region in the future.

1 Deep mining activity has left the area with a strange heritage of by-gone economic prosperity manifested by a large collection -of outmoded mining 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 minimized. I I I I 17 I I I I -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, . GI lpin-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 Dra inage Homes I te Septic Tank Soil Type Characteristics Lirn7tations PermeabI I liy Limitations I Ernest Moderate to Moderate Iy Poor Moderate Slow Severe I Gi lpin We1 I Moderate ?loderate Severe Wharton Moderate "derate S Iow Severe I

Monongahela-Philo-Atkins: These soils are largely water deposited I and found along river and stream valleys. They exhibit the following characteristics. I Drainage Homes ite Septic Tank Soi I Type Characteristics Limitations Permeability Limitations

Atk i ns Poor Severe" Extreme Iy I (flooding) Poor Severe

Monongahe la Moderate Moderate** Moderately I Slow Severe Phi lo Moderate to Poor Severe Moderate Severe 1 (flood ing) I *Severe: Soils with one or more physical properties seriously limiting their use. I *"Moderate: Soils with properties limiting their use. I I 15 I I '4ESBURG COAL

RESERVES (beds

COAL DEPOSITS THE WEST CENTRAL FAYBTTE REGION

1 N T 0 W N S HI P R I D B 7 ON I T 0 W ISHI P, BBOWNSVILLZ TOWNSHIP AND BROWNSVILLI BOROUCIH. 117XTT1 COUNTY. PINNSTLVINIA

Monteval lo***-Westmoreland-Guernsey: This Association's soils were formed from standstone, limestone and shale. It is generally confined to the steep hillsides adjacent to the Monongahela River. The characteristics of its member soils are as follows.

Drainage Homes ite Septlc Tank Soi t Type Characteristics Limitations Permeabi I itv Limitations

Guernsey Moderate to Poor Severe Slow Severe (slope) - Westmore land We1 I Severe Moderate Iy Severe (s Iope) Slow

%**No detailed description currently available.

Weshoreland-Guernsey-Clarksburq: The Region's most prevalent Assoclation is composed of soils originating from limestone, sandstone and shale. Usually lying above the Pittsburgh Coal vein,its soils are described below.

Dra inage Homes ite Septic Tank Soi I Type Characteristics Limitations Permeability Limitations

Clarksbutg Moderate to Poor Moderate Slow Severe

Guernsey Moderate to Poor Moderate Slow Severe

Westmore Iand We I I Moderate Moderate Iy Severe Slow

The major developmental constraint generated by regional soil characteristics is the severe limitations they place on on-site sewage effluent disposal (septic tanks) either through theii, poor water absorption, shal low depth above bedrock, or high water tables beneath them.

23 L A N O U s E

The current patterns of land utilization 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 sections-discuss the influence of these determinants on the patterns of deve opment within the Region and describe the. various patterns and types of land uses found with in the‘ member mu-n ic i pa I ties of the Region.

Thfs existing land u e discussion is based on the results of a field survey conducted by a mobile field unit of planning technicians earlier this summer, *During this survey each land use type and its extent were recorded I 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 fami ly residential uses found in the pub1 ic housing projects and in sane of the more urban areas, such as Brownsville 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 washingand sorting, A separate land use classification is a Iso i nc 1 uded to record the many bony dumps or cu Im piles prevalent in the Region. Such land uses are labeled ’ as mine dumps. One final classification worth mentioning is wooded areas, which records major tree niasses and extensively wooded areas.

25 I I GENERAL PAlTEPNS AND DETERM I NANTS

The chronology of land development in the West Central I Fayette Region closely parallels the major economic forces operating there during the past 200 years. The primary nucleus of development occurred in Brownsville I with the establishment of the original commercial center along Route 40 and subsequent industrial development along the Monongahela River. A second distinct develop- I ment pattern is exemplified by the many mining towns scattered throughout the 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 I small general store. A secondary nucleus of concentrated development is evident in the central portion of the Region surrounding Republic. Here, a number of mining towns I 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 I comercial and residential development currently present along Route 40 south of Brownsville, This type of development had its genesis in the original scattered houses and inns that had iocated along the National Pike and gained I momentum with the advent of the automobile and tourist travel along Route 40. The most recent type of development in the Region are suburban residential areas like some I 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 I sectior; adjacent To Brownsvi I le there has been no extensive new subdivision activity.

Thus, the historic nucleus of complementary commercial, 1 industrial and residential uses in Brownsville, the mining towns, and the clustwing of mining towns around Republic, highway-oriented development including strip commercial and I more recent contemporary subd ivis.ion developments, constitute the major components of land use prevalent within the Region I I I I

26 1 1 1

I A number of determinants have exerted strong influences on current regional development patterns, Topography and major transportation routes are perhaps the primary determ- 1 inants. 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 1 Monongahel a River, fostered the f i rst sett 1 ement with in the Region, This juxtaposition of important land and water routes provided the situational genesis for Elrownsville's existence. The site and its topography were the major I determinants influencing the town's shape. Originally, a commercial center stood adjacent to Route 40 with local manufacturing and boat building industries concentrated along I the river. As the town grew, additional avai lab le space, Qn the or'iginal ridge, adjacent to Route 40, was utilized for expanding residential development, as was the portion of the I 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 utilized for residential development. In I 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.

I The same determinants of transportation rou es and topography have exerted their influence throughout the remainder of the Region as exemplified by the Town of Republ c and its neighbors I 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 flat sights, general ly on the river terrace or I on ridge tops.

The third major determinant of land use patterns within the 1 Region is the coal industry. The area is dotted by a number of mining towns located adjacent to the heads of once active mines. In all cases, the pattern of development is quite I 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 1 bony dump or culm pile. I I I I . 27 I I I 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 ex- 1 ample of this is the strip development present along Route 40, comprised of commercial enterprises oriented to the car or the tourist, plus large collections of homes front- I ing on the major highway. This is a prime example of what is conmonly known as urban sprawl, in which development spreads out in a linear fashion along major transport I routes. A number of detrimental effects include a sig- n If icant reduction of the carry ing capacity and the efficiency of the highway, problem of highway safety with many access roads intersecting with the major routes, the I walling-off of interior land adjacent to the highway making it impossible for such land to be developed, visual monotony and a generally cluttered and unpleasant appearance. I Such string towns can also lead to problems in providing the proper water and sewer utility service, as water and sewer lines must be strung out many miles to serve these far 1 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 Brownsville and in the vicinlty of I Merittstown and Republ ic.

In the less developed sections of the Region,topography and I the location of extensive woodlands have been the primary determinants influencing what kind of activity occurs. In ' the more gently rolling portions of the ridge tops, agricul- I ture activities have occurred where the land has not been preempted.. by- the -forest cover.

One final but important determinant of growth within the I 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 I the past several decades. This economic stagnation has had a direct effect on the intensity and amount of land activity. For example, almost conspicuous by their absence are the 1 sprawling new subdivisions, industrial parks and large commercial areas or shopping centers that are found in the 1 I I I I I I most urban areas within the Pittsburgh metropolitan area. The absence of these more recent types of land development activities is a vivid reminder of past econhic conditions. I A further sign of past economic decline is the extremely small portion of land devoted to manufacturing, a situation which can probably be attributed to the reliance on natural I resources rather than on industrial resources.

Thus, topography, important land and water transportation I routes, the coal and coke industry, the automobile, and the economic history of the Region have played important roles as the major determinants of general regional land use patterns. The following discussion of land use in the member I 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- I riding forces which have influenced and helped to shape these patterns.

1 BROWNSV I LLE BOROUGH

Originally laid out in 1785, the Borough of Brownsville is I the oldest community in the Region. The general land use pattern within Brownsville provides a generai description of the historic dovelopkxt of this community. Original I settlement occurred on the east of its two presently developed ridge areas, with the original comrllercial center growing up adjacent to the prescat Route 40 (Market Street). Subsequent original devalopmer,+ cccurred edjacent to the Monongahela I River where the -i-own?s thriving boat bui tdfng industry was established. Other industries soon followed and lead to the industrial corridor between the river end the Monongahela I Railroad trac!

The predominant residential land use type found within the I Borough of Brownsville is the single family residence. As shown by the _IExistinq Land lJse map for the Region, this land use type occurs throughout the Sorough, with the older residences concentrated in the eastern section of the city, I 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 I 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. I 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 I 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 deter- I iorated or blightEd areas may be found within its boundaries. General areas of deterioration exist adjacent to the industries along the Monongahela River, the Dunlap Creek Valley I and east of U.S. 40.

As mentioned, Brownsville contains two commercial areas, with the one located on the river terrace providing a I greater variety of stores and shops. The older shopping area adjacent to Route 40 is beginning to show slgns of deterioration. The river terrace shopping area containing I basically sound strucl-ures suffers from lack of upkeep by store owners and traffic congestion problems along Main Street. As previously mentioned, the town's major industrial I uses are concentrated in its wes-i-ern section along the Monon- gaheta 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 1 mainly of public buildings, schools, and churches. There is, however, a significant concentration of religious institutions, public buildings and other such use types along I Church Street in the Borough's eastern section. Most buildable land is currently occupied within the Borough I 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 I 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 preser- I vation area. I 32 I I 1 I I BROWNSVILLE TOWNSHIP

Brownsville Township is the smallest community in the West I Central Fayette Region. Located in the Region's northeastern corner, this Towhship nestles up against the eastercn boundary of Brownsville. Major developed areas occur on I either side of Route 40 and in the Knoxville area along Lynn Road in the Township's east-central portion, Most of this development is composed of single fami ly residences I in from good to fair condition. There is, however, a concentration of two family structures to the east of the new alignment of U.S. Route 40. Commercial enterprises within. the Township are limited to a funeral home, several garages I oriented to traffic on Route 40 and a nursery along Lynn Road, A number of other highway-oriented, comnercial uses including gas stations, a used car lot, and several restau- I rants are located along Route 40 near the Township's southern boundary. The remainder of Township land is general ly I occupied by wooded areas and steeply sloping hillsides. Although the new a1 ignment of U.S.,:40 through .Brownsvi IJe " Tow.nship wi I I do much to eliminate' current traf$ic congestion, this new route tends :to re-en$orce an exi.s.ting and fairly I formidable physical barrier ,.tendibg to spI-.it the Township in half. Although the.presenT inaccessibility of portions of the Township whi 18 Route:.40 .is. under construction wl I I be 1 eliminated, the problem. of Wercching the barrier effect. of thi's: 'road' wi I I haQe to be d'ea It ., with i n the near future,. I .. LUZERNE TOVWSH IP 2' The Township of Luzerne contain? a wide variety of land use I types and different developmentdl patterns. Generally, this spectrum of land uses var les' f r+ the new growth adjacent to Brownsvi 1 le and the Hi 1 ler area'lto the decl ining mining towns B of Maxwell, Dutch Hill, Labelle! Isabetla, Tower Hill No. 2, Thompson No. 2, and AI I ison. Ir/ contrast to these more concentrated areas of devefopinent dre the many scattered homes I and farms located throughout the Township and Its many acres of wooded and steeply sloping land. I II I I 33 I I

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 /- I 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 I 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 immediate needs of the Township residents, The only other major I 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 Existing Land Use map for the Region, the I 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 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 1 operation at Labelle and the deep mine at lsabella. 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 I use within the 'Township. Schools, churches, and scattered cemeteries constitute the remai der of significant public and semi-public uses. The only other major land use types are the agricultural lands loca ed 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 I R I REDSTONE TOWNSHIP.

As in Luzerne Township, several types of distinct development 1 patterns are evident within this Township. These include: (1) The highway and tourist-oriented commercial facilities and the strip residential development located along 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 cluster ing of concentrated urban development around the Region's I 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 I prevalent throughout the entire West Central Fayette Region.

Residential land use in Redstone Township is of four major I types: The first type is the scattered single family residences in either good or fair condition found along many of the roads within the Township. A second major residential I use type is the deteriorating and blighted two family structures found within the.mining towns of the Township and within some of the more mature areas, such as Fairbanks, Herbert, Filbert, and in the eastern half of Republic. These same I mature minipg towns contain the third distinctive -type of residential land use, that is, the older single family 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 Route 40 in the Township's northern sectlon, 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 m conjunction with concentrations of residential uses, and finally the more mature business districts offering a wider selection of goods and services such as those found in I Republic, Fairbanks, and Cardale. I I I 35 I I 1 I A large srno:int cf i-k Region's manufacturing is also found ic Reds-tone Townsk 1 p. Th is inc I udes the sportswear manufacturing establishment adjacent to Tower Hill No. 1 and I the lJnited States Ster31 shops north of Filbert. Also included in the maufacturing classification are the large who!esale grocery irorehouse located in Republic and the junk or au-to salvage operation at Brier Hill on U..S. 40. I There are currently no active extractive or mining operations underway wi-i-hin Redstone Township although there are a n3mber of mine dumps scattered throughout the area. I Their location is shown on, the Existlnq Land Use map for the Region. I The major pcblic uses within Rr?dstcne Township are its schools a7!d the fiew Brownsv i I I e Genera I Hosp ita I located near Rcute 166, 0-;-her mjor pub1 ic and semi-publ ic uses contained in the icwnship are Its chuizhes and cemeter,les, I Thz remainder of -1-ha Township is taken up mostly by less interisiva land uses such as agriculture or open land, plus ?-he kea\;! Iy wcjodsd areas' wcupyizg the steep hi I Irides I .mhIch do ri~tp-mi t 3ily typa of extensive development. I I I I I I u I I

~~36 I I~~

~~1 I I TRANSPORTATION AND HIGHWAYS~~

I One very important force determining the level of economic vilallty in an area is its highway system and transportation facilities. The following section evaluates the West Cen- tral Fayette Region's highways,accordlng to their function, D capacity, condition, and location, to determine how well and sufficiently routes are currently serving the Region both internal ly 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 I regional highway system. The second portion of this section provides a basic inventory of $,he other major transportation opportunities available within the Region, Including river, bus, rai I, and air transportation facil ities and evaluates I the level of service provided by these various travel modes.

~~I HIGHWAYS~~

The West Central Fayette Region, and in particular the Borough 1 of Brownsvllle, owes much of its historic preeminence to one major highway, U.S. Route 49, the former National Road. The National Road, running between Baltimore and Wheeling, was for a fairly long time the primary route for western migration I 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 Brownsvllle, its contemporary equivalent, i.e. U.S. Route 40, still I possessed much of the great importance of the hlsf-orlc route. Before th,e qonstruction of the Pennsylvania Turnpike and the subsequent constructi,on of many of the major east-west interstate highways, the Route 40 corridor was sfl I I a major I travel path for moving fkin 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 Fayette's 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 will help insure an adequate level of future service. As mentioned, Route 40 is the Region's I important link with other adjacent regions. It also provides 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 highways 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 I of importance during the early days of western Pennsyl- vania's history. Although somewhat less dramatic than this original development stimulus provided by U.S. Route 40, highways within the Region can still provlde important I incentives to economic growth. Thus, a regional highway system maintained in good condition and providing efficient access to potential industrial and commercial sites within I the Region is an important determinant of economic growth. Highways within the Region may be classified according to I their various functions. The Highway Classifications map indicates the four functional types of roads carrying regional traffic. 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 vllle with Masontown and Point Marion, are classified as State Primary Highways. State Secondary Routes perform two functions. First, they link together the various 1 primary routes within the Region and they also provide 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 llnks U.S. 40 just north of Brier Hili 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 Routes i nc Iude LR-26098, 26004 and 26062 running through Luzerne Township and linking Route 40 with 1 other major state roads to the south of the Region. I I 38 I EK?wALwoII83amu5im ".-*)_-_- HIGHWAY CLASSIFICATIONS .------_-_-I- ".-""%"------*.I- - - -I=- THE WEST CENTRAL F AYETTE REGION -_u_m*--- CL..Y-mT--UITYm- Acuu.Lea TI B N s T o w N s E I P. B I D s T o N I r owN s HI P, BBOWNSV~LLX TOINSEIP AND I~OWNSVILL= BOQOUGE. WAYITTI COUUTY. PXU~~YLVAXIA -r .-- - I_- 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 linklng U.S. 40 with Grindstone; LR-26027 I which links U.S. 40 at a point adjacent to the Lafayette ivlemorial Park cemetery with Merittstown; LR-26154 linking

Fairbanks with Searights in Menallen Township; LR-26164 -4 I 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 I within Luterne Township. The remainder of roads within the Region ace classified as local routes. These roads provide links between the collector routes previousiy ' discussed and direct access to most developed areas. 1 They are, basical ly, the "driveways" of the regional road system.

I The Average Oaily Traffic map provides an excellent measure of ths degree and intensity of use of the various elements of the regional highway system, As shown by the map, most- I traf f Ic w ith i n the Region is concentrated on the State Primary Routes, Route 40 and Route 166, the State Secondary Routes of LR-26033 between Republic and Fairbanks and LR 112, and several collector roads including the Grindstone Road I (LR-26162) and the road segments between the Borough of Brownsviile and Labelle (LR-26001 and LR-26164. Volumes on these roads. vary from WOO on U,S. 40 and 6,000 on State I Route l66'fo'volumes of 4,000 to 5,000 on LR-26033 between RepubI ic and- Fairbanks, to volumes of around 1,000 to 1,200 veh icles- per-day on some of the more major State secondary I 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 volumes I are so low that they are of little significance. With the exception of Brownsville's inteinal strmt system I all regional roads are currently below their potential carry'ing capacity (based on the relationship of potential capac itdy- $Q pavement w idth) . Genera I I y, the regi ona I road I system is in from good to excellent condition. This judge- ment is based primarily on recent and fairly extensive road improvement programs carried out by Luzerne and Redstone Townships apd on completed projects contained in the State I Highway Department's Six Year Improvement Program, specifically I I I I widening and re-surfacing on a number of State route I segments within the Region and realignment efforts, particularly on a segment of LR 112 northwest of Filbert in southern Redstone Township. Although most I regional highways are in good condition, there are some inadequacies. These are mainly the poor align- ments and sharp curves on some of the more major roads I within the Region, particularly Route 166 between its intersectlon with Route 40 and where It crosses Ounlap Creek. I A number of programmed improvements or projects that are currently under construction will serve to reinforce and -. enhance the regional highway system. These include ele- I ments A, C, and D of the Six Year State Highway Department Program, listed below, that are currently under construction, recently completed segments of Interstate 79 between I Washington and Bridgeville and the Monongahela Valley Expressway wh i ch w i I I evenha I Iy I I nk Ca I iforn i a Borough In Washington County and the Pittsburgh Urban Area. Seg- ments of this expressway, particularly the section between I West Brownsvllle and Charleroi,will be placed under construction by 1973. I STATE DEPARTMENT OF HIGHWAYS - SIX YEAR IMPROVEMENT PROGRAM 1967 - 1972 I Project Route Elements (Route Section) Descr i pt1 on Status I A U.S. 40 6rownsvi I le Under relocation to construction Grindstone Road I B U.S. 40 Grindstone Road Programmed to Rockworks (F-IenaI Ien Twp. 1 I

C LR-26162 and U.S. 40 to Under con- LR-26165 (Grind- Grindstone struction Fa1 I I stone Road) 1968-Spring 1969 completion I D LR-26033 Fairbanks to Programmed. Cardale Repub I ic to Republic section current Iy under construct ion I

E LR-26018 Redstone East of Programmed Creek Bridge re- Brownsvi I le I construction and d i ke protection I F LR-26001 and Widen and re- Programmed . LR-26164 surface 3.4 miles Anticipate con- west from Browns- tract 1969-1970 ville to Maxwell I Lock 8, Dam

~~42 I~~

~~TRANSPORTATI ON I NVENTORY~~

~~The following’presents a brief summary of the other major types of transportation modes currently operating within the Region and an evaluation of their significance.~~

A. River Transportc>:on: Currently two river tennlnaIs are in operation within the Region. Both facilities are utilized for coal loading and include the National Mines facility c7t lsabella which ships approximately 900,000 tons of coal per year and the Jones and Laughlin Steel Corporation coal washing plant and shipment facility Ib I cated on the Monongahela River near Labelle in Luzerne Township. This J 8 L facility washes and loads coal from the Ves?a.Mine across the river in Washington County and processes approximately 4 million tons of coal per year. It appears That these fac lities will remain as the only significant terminals due to the character of the current and anticipated industria 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. (1) 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) California Bus Line provides service five times a day, six days a week between Brownsvi I le and Uniontown, (4) The He Edenf ield Bus Line provides service four times a day, six days a week in Western Redstone TswnshTp with stops at Chestnut Ridge and Rowes Rurt, Future performance by the local bus I ines is primarily ccntingent on local demand, that is, while current passenger volume indicates a fairly stable situation and thus continued bus service, any signif icant decline in passengers will probably mean sharp cuS-Sacks In local service,

45 C. Rail Service: The Monongahela Railway is the only railroad operating within the Region and provides prin- cipal 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.

0. 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 locate within the Region and who maintain corporate aircraft.

~~46 COMMUNITY 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 geqeral expansion potential for the community facilities found within the West Central Fayette Region. In general, the Region is served by an excellent assortment of facilities, including sane very outstanding examples such as the hospital and most of the schools in the Brownsville Area School

~~District. The maintenance eZ the integrity of these facllities will contribute a great deal to the future attractiveness of the Region.~~

~~I,*> SCHOOLS~~

e The Brownsville Area School District is coterminous with the West Central Fayette Region and is a result of 4he Pennsylvania School Reorganization Act of 1963. Thirteen schools have been abandoned within the Region since 1957 and these older faci I ities 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 Community Facilities map.

The Ciardale Elementary School is located on LR-26033 just I 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 I the Brownsville 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 I front of the new addition. The building is located on a 15-acre site and is current y operating at about 50 students I below its rated capacity of 600.

I 47 I I I The Central Elemwtary Schw! Is located in Luzet-ne Township just north of the mining town of Isabella. This 20 classroom facility was constructed in 1965 and is in generally I excellent condition. The schcol 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 beiw desired standards. However, because I the school is located on a sloping area, site expansion is I imited. 1 Constructed in 1964, ->he Colonial Elementary School is located adjacent to U.S, 40 in cenh-al Redstone Township. Currently operating si igiitly under ifs 600 student capacity, I this facility has 21 classrooms and is located on a 16-acre site.

The Cox-Dunahey Elementary School is -the most recent addition 1 to the Brownsvilie Area Schoo! District. Located near the intersection of SI-ale Route 166 and U.S. Route 40, this brand new facility is scheduled to open for the 1968 school term. I Its 24 classrooms hnvo a capacity of 840 students on a 17-acre site. Upon completlon, the Cox-Dunahey school will replace the two oldest operating schools in the Brownsville Area 1 School Sysiem, These are the Prospect Elementary and Front Street Elementary Schocls located within the Borough of Brownsvi I le. I The Hiller Elemntary Sciiocl is located in northeast Luzerne Township adjacent tc the Bcrough of Brownsville. This eight classroom faci!ity wzs cons-tructed in 1967 on a 15-acre site I and Is currently opxai-ing s!ightly under i-is capacity of 250 students, As 3 prac-;-icaiiy brand new school, the facility is in excel !en+ coi;di+icn., I District students enrol Izd in g.-zdes 7 through 9 attend the Redstone Junior Hi~hSchz~ul located in Redstone Township just north of Republic on Sfate Route 166. Situated on a I 43-acre site with Gn adjacsn? ath!etic field, the Redstone Junior High School is -i.:-is oldest school in the Brownsvll le system, originally csnstructecl in ;923 with major additions I in 1947, 1959 and 1963. Although the oldest portions of this structure shouid be scheduieci for replacement, the general condition of tiis schcol and Its subsequent additions is good. This fasi1i.i-y confains 43 classrooms and is I currently operztins st i$tly under- its capacity of 1300 students. I I 48 I I \ \ J I

~~SCHOOL VACANT SCHOOL BULDING~~

~~scK)(K DISTRXT BOUNDRY BROWNSUE UnEM CoUyHlTl PARU RAYGKWD~~

~~MUMUPAL 6u.cw2 WARY~~

~~FIRE STATION HOSFlTAL~~

~~PUBLIC "G~~

COMMUNITY FACILITIES THE WEST CENTRAL F AYETTE REGION E B n x r o w n 8 E I P. a E D 8 T on I rown s e I P. BBOW~~VILLXTOWN~HIP A~DBBOWUSVILLX BOBOVQE. ~AT~~TICOU~TT. P~UUSTLIIUII The Brownsville Area School District Senior High School is located adjacent to the Brownsville line on the site of the old Brownsville High School stadium. Grades 10 through 12 are taught in this 30 classroom facility which is in generally excellent condition as it was constructed in 1966. Located on a 70-acre site, this school is now operating at approximately 50 students above its rated capacity of 850. AIthough s I ightI y overcrowded, the on ly major prob lem generated by current enrollment is auditorium capacity; which Is only 550, contrasted to the school's current enrollment of over 900 students necessitating split auditorium sessions. However, plans are currently being prepared to construct additional auditorium seating capacity at this school.

The Brownsville Area School District is fortunate in possess- ing so many structures in excellent condition. The only major 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 Planning Commission indicate a surplus elementary school capacity by 1975 of approximately 400 students. In contrast, secondary enrollments are anticipated to exceed the number of available spaces by 1975, indicating a need for approximately 14 additional secondary classrooms by then. Projected long- range population trends for the district indicate that by 1990 there should be approximately 2100 students in the 5 to 9 age group, 2000 students in the 10 To 14 age group and approximately 2000 in the 15 to 19 age group, giving an approximate total potential enrollment by 1990 of 6100, an increase of about 1000 over current total enrollments. Generally, It is anticipated that the school district will be able to keep pace with projected enrollment trends through its present facilities and a conscientiously-staged bui Id ing program,

As mentioned, 13 schools have been abandoned within the Region since 1957. Many of these schools are still in fairly good cond it ion, a I though most of them have been vanda I i zed to some extent. Conscientious efforts should be made in the future to utilize these vacant school buildings for some useful purpose, either as comnunity buildings or some other public or semi-public use. Specific recommendations for these vacant school buildings will be outlined later in this planning program. -PARKS Most of the park and i-ecrea-tion 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 facilities, and ball fields, located in many of the snlaII mining towns. The location of these parks and playgrounds is shown on the Comunity Faci I- ities map. Also shown is the Region's major recreation faci I ity, the Brownsvi I le-Luzerne Cornunity Park, located on a large tract of lnnd adjacent to the Borough of Brownsville in the ccmmunlty of Hillera Current development of this park includes access rozds, small fishing lakes and sane shelter houses, As a part of a plan cur;-ently submitted to the Psnnsylvania Department of Comunity Affairs, much more ambitious development is anticipated including a nine hole golf course, winter sports, camping, a pool, areas for field adcourt gaiES, fishing and skating, picnicking, wi Id life conservation, and hiking, Upon completion, this recreation facility will be an outsl-anding asset to the Region.

~~OTHER COMWN ITY FAC I L ITI YES~~

Other reg iom I cornnun ity -''3c i I iti es inc i ude the Brownsv I I Ie Borough Luzerne Townsh i p and Retistone Townsh i p Mun ic Ipa I Buildings, all OF which are in fairly good condition and we1 I raintained, The 6rownsvII IC Municipal Building contains the offices oi -the Sorough secretary, 4he police force 2nd ssrves ES a s-l-al-ion of tho Swi-h Brownsvi 1 le Volunteer Fire Departi;mt. Both the Fedstone Township and Luzerne Townsh I p mLii7 ici pa i bu i Idi ncjs are i n vs;y good cond i ti on and contain -;-he oific~~s? +he respective .'awnship secretaries, police ha&:.rartera tnc! a large garage area for the storage of rosd mainicnarxe equipment.

Fire fighting equipment is housed in iwo fire stations in the Borough ~f Erownsville. As previously mentioned, one of the shtions is an integral part of the Borough building, where a pumper and a bmt for river rescue are housed. The other fire station is loxted in the easl-ern portion of the Borough east of Routa 40. It houses a brand new pumper truck, The Boroiigh's fire fighting equipment is also used

52 I I to provide protection io Brownsville Township, as is the Borough's police protection extended to cover the Township. I Five volunteer fire cmpanies,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 Flre Department located at Dutch Hill in the northern portion of I the Township whose station houses an ambulance and pumper, the Hi I ler Station which is a practical ly new station housing a pumper truck and two ambulances, and the Allison 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 Township is provided by the fire stations at Allison and Republic, both of which 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 comercia1 facility established by the National Fire Underwriters Association.

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

The Water and Sewer Service Areas mp indicates the general extent I 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 system within the Region offer a generally good I level of service and have significant expansion potential.

I .MAJOR WATER SYSTEMS - WEST CENTRAL FAYETTE REGIONS WATER PRESENT . I SYSTEM!j SOU WE TREATENT DEMAND CAPAC ITY Brownsville Water Monongahela FI Itration/ I Company River Chlorination Im 1.5 MGD Southwestern Penn- Monongahela F i I tration/ sy 1 van la Water R i,ver Chlorination 1.8 MGD 3.5 m I Author i ty

.Nat iona I Mi nes Monongahela Fi Itrat ion/ ‘Corporat I on River Chlorination .I25 MGO ---_-- I - - . - . _-_- L. , - . .- Allison Water Reservo I r Fi Itration/ I Company Chlorination ,075 MGD ---I-- I MGD-MIIIions of Gallons Per Day I I I I I -55- I I I I

The Sewer Systems Map indicates the current (1/1970) state of regional sewage collection and treatment. Recent completion of the I Brownsvllle Borough System has stopped the Borough's collection system from discharging raw sewage into the Monongahela River and through additional sewer installatlons, generally Improved the level I of sewage collection and treatment service in the &rough. REGIONAL SEWAGE SYSTEMS I

~~INTERCE PTOR TREATMENT PLANT EFFLUENT SYSTEM SIZE CAPAC ITY % USED D I SCHARGE I~~

~~Brownsv i I le 8- 12" 1,300,000 80% Mononga he Ia River I~~

~~Public Housing: Imhof f System Des igned I Ounlap Creek 6" For 100 100% Four Mile Run Vi I lage Pub1 ic Housing Units I Carda Ie 8 Ounlap Creek I I I I I I I I -56- I I SERVICE~~

~~WATERSERVICE 8 AREASEWER~~

~~WATER AND SEWER SERVICE AREAS WEST CENTRAL AYETTE REGION THE F I a I T o w I s E I P. B I D s T 01 I z owII s a I P, BIOWISVILLE .TOWISHIP AND BBOWISIILLI BOQOUBE. TITTI TI COUITT. PEINSTLVANIA~~

~~Vgrowth potentiaI 1 I~~

~~I H I S ‘i 0 R Y~~

I 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 I 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 rival- I ries between France and England; between Pennsylvania and Virginia; between Brownsville and Pittsburgh; and between I 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- I Appalach-ian area in the French and Indian Wars. These.wars were triggered by the French moving into western Pennsylvania and establishing a fort at the forks of the Allegheny and I Monongahela. The English and the Colonies with Virqinia in the lead countered this move which lead to the establishment of the’EngIish fort at Pittsburgh and the establishment of a I 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 I French out of Fort Duquesne and- established Fort Pitt. No m.i I itary operations were carried out at these forts, but their protection brought pioneers into the area. The City of 1 Pittsburgh was Iai,d out in -1764 and settlements surrounding the military base was initiated. In 1770, the first log house was built in Brownsville by Michael Cresap. In 1776, Thomas I Brown bought out the holdings and interests of Michael Cresap and acquired a certificate to arownsville from the commissioners of the Commonwealth of Virginia.

I Bo* 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 1, iMo the development of the Region. However, for the sake of urrified purpose during the Revolutionary War the two colonies agreed to abide by an extension of the Mason and Dixon Line so that Fayette and it;s adjacent counties became a part of I Pennsy Ivan i a. I I G1 I I 1 In the last two decades of the 18th Century there was a continuing settlement in the area which was primarily in the category of pioneer agricultural development. The I clearing of lands for farming and some crude homespun manufacturing developed in the area. Thomas Brown plotted Brownsvi I le in 1785 and began sell ing lots for construction 1 of homes and these were regulated by an early form of a buiId.ing code. In 1794, Sridgeport, later South Brownsville, and still later a part of Brownsville was established by I R. Cadwai lader. I n that same year Genera I Wayne opened the Midwest for settlement by conquest of the opposing Indian nations. This set the stage for the race into the Midwest and for the next stage of Brownsville's growth, I

The City of Baltimore was anxious to divert goods from the Midwest through her harbors. The trade interests from Balt- I imore were in part responsible for the building of the Natlbnal Pike from Baltimore westward. It was one of The first projects of the Federal government and it inspired much I debate. Opponents of the highway objected that it was a use- less expenditure and one that would never be substantiated by need. These opponents estimated that it would take from 700 to 2,000 years to populate the area west of the Appalachian I Mountains, and their idea of population density was much lower than ours. At that time, 1800, there were only four cities in the United States with 10,000 or more people, and the United I States did not extend beyond the Mississippi River nor include Florida. But the views of those who wanted to give this area back to the Indians did not prevail and the highway was auth- orized. It was extended from Baltimore through Cumberland, I Brownsvi I le and Washington, and reached Wheel Ing in 1820.

The National Pike was the main route into the Midwest for a 1 short period of time. The interests from New York City responded by the construction of the Erie Canal which favored the growth of Buffalo, and sponsored an enormous number @f' I canals which were replaced within a few decades by rai I

Brownsville was the closest point on the inland water system to the East Coast, From Brownsville, goods which had been I hauled over the Appalachian Mountains could be floated down- stream and reach most of the Midwest. The importance of the Ohio River system' in those days before mechanical transporta- I tion was substantial, and Brownsville was a point of trans- shipment between the National Pike and the waterways. During the decade and a half when the National Pike was the predan- I inant route to the Midwest, Brownsville replaced Pi*sburgh u

~~62 I I 1~~

I 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 manufactur- I ing 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 I this combined with 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 construc- I tion of the first cast iron bridge west of the Allegheny Mountains in 1835 over the Dunlap Creek to connect the settlements In Brownsville and Bridgeport. Expanding industrial po- I tential of'the area resulted in the establishment of the Monongahela Navigation Company with locks and, dams tying I Brownsville to Pittsburgh. The main Ii ne of the Pennsylvania Rai 1 road was finished into Pittsburgh in 1852, and in 1881 the Pittsburgh-Virginia and I Charleston Railroad extended a 1 ine into Brownsvi'lle. With the completion of the railroad, the significance of the Na- '. ti ona I P i ke dw ind Ied . The s tee I indu stry benef ited enormous Iy, however, and this -indirectly .,led to the second and largest I growth period of the'west' Central Fayette.Region;.

''. Coal frm +he P'jttsburgh Coa I seam began to be used in stee I I ,making in %he years following the Civi I War.. That portion of;, $he seam located around Fayette County was found to have'excellent, qualities for steel making with low sulfur content and high strength. In 1872, the Ethel Coke Works opened in Browns- I $lIle Township in conjunction with the Empire Coal Mine., With the establ ishment of the 'United States Steel Corporation in 1,901;. the steel industry in Pittsburgh had reached maturity I abd became the major consumer of Connellsvi lle Coke from the Wqst Centra Fayette Reg i on. The Fri ck Coa I:! Company opened the Palmer Mine in 1908 and this was extended to connect with I thd Filbert Mine and other mines in 1918. i. As shown on Table 1, the'tota-l population of the West Central Fayeee. Region. had remained at about 5,000 for the last half I of th8,19th Century. Between 1900 and 1910- it increased from , under 5,000 to nearly 21,000. The Borough of Brownsville increased\ by: half; Brownsvi I le-Township, three-fold; Luzerne I Township., three-fold; Redsione Townsh'ip, seven-fold; and South-Brgwnsville more than doubled. Population growth continued into 1920 when the total regional population reached I nearly. 31,000 and to 199 when the total population exceeded 38,000. I I 63 I TABLE 1 PAST POPULAT ION GROWTH,

~~WEST CENTRAL FAYETTE REGION~~

~~.. FAYETiE COUNTY, PENNSY L.VAN I A~~

1850 1860 1870 1880 1890 1900 1910 1920 . '1930.. 1940 1950 1960 Brownsville Borough 2369 1934 1749 1489 1417 1552' . 2324 :., '. 2502' '2869 8015 7643 :' 6055 Brownsvl I le Township** - 334 286 246 252 . ' 291 : 865 '. 1'' 1394 ..: 2058 :J899 , 1800 1365 , Lu zerne Township 1869 1896 1807 ,1744, 1849 1155 4332 8790 .:10,662 9674. 8392. 6852 Redstone .. 0 Township 128'7 1155 1152 ;lo66 1122 1187 9525 . .13,396 .17,211 15,275 "13,621 .. 9962 &=. ._ . .. South Browns- ,... vi I 1.e - - - - ._ 1805 '. 3943 '8. 4675,. 5314 - - - Reg iorla I ..

~~Tota I 5525 5339 4994' 4545 :' 4640 ,:)599b 20,989';.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'. :t.98,542 200,999 189,899 169,340~~

I. *Part of Brownsville Township annexed to Brownsville Borough **Formed from Redstone.Townshlp In 1850 I I It is this final surge of growth which has had the greatest effect on the present shape of the Region. The rapid growth I resulted in the development of almost instant towns with homes being constructed as expedifiously as possible. Some of the mining patches which resulted are today characterized I 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 I 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, employ- I ment in coal mining has declined. The decline has been due to a decreasing market for coal and to an increasing mechanization in the production of coal. Fayette County coal pro- I duction 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 I as a major mine which is still in operation within the Region. I H I STOR I CAL LANDMARKS The following structures represent significant physical inani- festations of regional history. Many of them are currently I protected and preserved by the institutions housed by them, e.g. churches, the Brownsville Historical Society, or govern- mental agencies. Subsequent plans for the Region will suggest methods of not only providing continued preservation of the ' I landmarks but also ways of enhancing their character and making I their existence more meaningful. I I I I I I 65 I 1 I

Landmark Loc'at.i cin Siqnif icance . ._ . .. .. I John Brashear House Market St. s 5th Av&':.' Former tavern;. '. ' Brownsvi l'ls.. ' birthplace 8 'home .. .. ' of John..Brasheat,. . astronomer 8 one I time head of the

~~:! .- . . . Univ. of Pittsburgh. .. .. I . .. St. Peter's Church Sha f ner Ave ,, Fi ne. "V i I Iage Goth ic"~~

~~:: ' .. Brownsvi I'le.. arch itech re, constructed by Irish stone I .. , masons during the 1840's.~~

Christ Episcopa I Church St,. Adjacent church ,yard Church Br0wns.v j j. Ie conta i.ns ,'histor ica I I tombstones including Thomas Brown's. .. I I ron Bridge Market St. over First cast iron bridge Dunlap Creek in U. S. built in 1839. Brownsvi I le I ...... Philander?C. I ' .?., Knox';'.?. . . .- 'Front'St. 8 4th '' 'Birthplace of '$his U.S. House Ave. Brownsville ' Senator, Secretary' of ",State 8 Attorney Genera I I ;,...... -. ' . Black Horse Taver.n . Front S?. &. 2nd Meet i ng p f'ace bf "W h is key .. Ave. Brown:svi I le Rebe I I i0n""'i nsurgents . I .. , .,, ..:. . ..:. .. . Nemacol in (Bowman's) Front St. . ' . . ' ' (1) Site of Fort Byrd Cast le Brownsville ( 1759) (2) Site of trading post I (1787) ( 3) Home of Jacob Bowman- significant area cite I izen who bui It the present 22 room castle in 1709. I I I I

~~.. . I 66 I I I I P 0 P U L A T I 0 N~~

I The population of the West Central Fayette Region has been decreasing for almost four decades. Out-migration which has caused thTs decr'ease h-as'been selective, and it is primarily the young men and women who have moved out of I. 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 I for the County, and even higher than that in relation to the State, Where well over 50 per cent of the population is between the ages of 18 and 64 years in Fayette County 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 I decrease for Fayette County. The characteristics of the population of the Region have been influenced not only by the recent decades of out- migration, but also by the tremendous in-migration in the 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 from an area to seek better 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 of elderly females stood at only 1,073. This is contrary to normal population distribution in the country where the I number of older women exceed the number of older men. In 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. I 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 I five per cent for the County and only 74 per cent for the State. Similarly, the percentage of foreign born is somewhat higher in the Region than it is in the County or State, and the chi ldren of immigrants also constitute a higher I proportion of the populatim. I I I 67 I I TABLE 2

~~COMPARATIVE POPULATION STATISTICS I~~

~~Wesi Central Fayette I Fayette Res ion County Pennsylvania Total Population, 1960 24,234 ~69340 11,319,366 I~~

~~Per Cent' Increase 1950-1960 -22 .0 ' -10.8' . ."7.8 .-1 ..-.. .. Per Cent Non-Wh ite 10.1 :4.8" 7.6 I .... . Per Cent under 18 Years 36 ..6 35.7 33.7 . /. I Per Cent 18-64 Years 40.9 53.2 ' ' 55;3~~

~~Per Cent 65 Years 8 Over ,22.5 11.1 10io 3. 3 1 : .. ._ .. , Fertility Ratio (No. of Children .-;;$:-I under 5 per 1000 Women 15-49 Yrs.) ,407. 438 -443 I .. Population per Household '3.37 3.37 3.30~~

Per Cent of P6bulatioA in I Group Quarters 0.3 0.6 2.4 Per Cent Rural Farm 1.8 2.7 3.1 I Per Cent Foreign Born 8.4 5.2 5.3 .. . . . \. .. I Per Cent Native of Foreign or . .. Mixed Parentage 22.2 '. 17.9 16.8

~~.... Per Cent Moved into House 1958 I 14.9 .'. 17.3 to March 1960 . ' 17.0 ...... Per Cent MI &-ani;*:. _.5.5 6.1 10 so .t . I~~

~~;'j .I Adu Its : Med ian.'. School' YC'S. Comp Ieted. 8.6 8.8 10.2 1 .. ,: ,, '2: Per Cen.t-; .Ma.rr.i.ed<,Coup es without 3.0 Own kousetfm1.d:... :: .. . . 3.4 +9..I., . . :. :~~

.?.I , 1 ...... , .. < *The percentage of the 1960 Population (5 years old or more) who had lived in a different County in 1955. I 68 I 1 The out-migration which has been discussed so extensively here should more properly be termed "netir migration. Even through the period of out-migration, new families have been moving into the Region. The per cent migrant, that Is the percentage of the population in 1960 who were five 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 y.oung men and young women in each municipal ity. 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 COHORT, 1960~~

Brownsville Brownsville Luzerne Redstone West Central Borouqh Township Township Township Fayette Reqion Male Age: Under 5 2 34 63 31'1 . -' 509 1117 5-9 256 52 392. . 5 38 1238 10-14 294 59 374 545 1272 15-19 2 36 61 29 7 423 1017 20-24 108 24 126 212 470 25-29 126 29 100 186 44 1 30-34 152 25: 198 257 632 35-39 165 43 222 32 1 751, 40-44 20 5 4 2' 238 31 3 798 45-49 184 SO 245 ' 327 1806'; 50-54 189 .28 '.207 239 663 55-59 179 ; .-sg' ., ..i 3, 199 580 %I.6 .# : -. 60-64 167 ...... '160. 235 __ 602 65 & over -408 -107 ... -389 -630 1528 TOTA L 2897 66 2 3422 49 34 11,9i5

~~Fema I e Age : I... Under 5 254 74 .; 2?3 499 1120 5-9 2 56 ! 59 : 3?0 ._. 528 1213 10-1 4 304 61. . 355 544 1264 15-19 19 1 52. 288 41 3 944~~

20-24 153 32 '_ 1.22. 244 55 1 25-29 161 .34.:. ' ,168 .. 235 598' 30-34 191 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 2 45 706 55-59 206 39 162 230 637 60-64 200 51 124 2 32 607 65 8 over -395 -85 -331 -47 1 1282 TOTAL 31 58 70 3 3430 5028 12,319

~~GRAND TOTAL 6055 1365 6852 9962 24,234~~

70 1 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 partly to illustrate the nature of geometric population increases, but also to il lustrate 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 1 occurred and where out-migration occurred. For Pennrylvanla 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 I ine 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--froin 1900 to 1920--and out-migration has I been the clear resul-i- in al I other decades. I Future Population Growth Dividing the population into five-year age-sex groups, or Ikohorts", a I Iows for somswhat more accurate projections of I 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 pecentaye 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 thcn normal when measured against the total population. For tnis reason, the projected population is based upon the individual five-year cohorts for both male I and female. This system takes each five-year age group-the I I 71 I es .from 0 to 4, ,,.f.or.examp le::-and ages them ten ec,a'de, .and estimates, -The numb.er 'wh.0 wiI I. ..sti1.1- . be in the RegionI,a.nd sti I I be a1 i've after ten years'. ., :Td,e-.. ._ death rates for 'ea& .age group are reasonab1.y easy to'project since detai [edrmortal ity figures are'avkii Iable, and nationa I exper! e.nce',by age and sex shou Id not d i'f fer substantially in'*the #egion. Of the age group of 0 to 4 males, there were 11173ri '!962. By 1970, this, same group would be aged 10 to 14 and!feq'.of them could'tkexpected to have died during the 196OSs.'~~~~By1970, there shou!-d'be;ll07 males aged 80;. th is same group-'but .now""dged 20 .to.*24 7097. By' 1990,'"the group would"be'aged d number 1081. By the year 2OD0, .they .would here should, be 1053 of them stl'l I surviving. .:. . . ..I, na I,.-. Mort&(i . . ty!:f'.iij$res.: )... , ...... ,.s:. Projection A 'shows:.the: stra ightforward projection .by.'&plying death rates to each of the speci f ic groups. No migrat'i'oh is anticipated here and a SI ightly declining ferti I ity ratio is anticipated. The number of children born in the 1960's, ~O'S, 80's etc. is based upon the number of women in their child- bearing years, and it is assumed that a fertility ratlo of 400 would apply to this future population. .. : &.I ~ . ..' . Projection. .fi,,?how;i.ng: .n her out-migration, indicates that the popu1,ation... ~ou~1.d~.is but would increase slowly. The actua I..:rate 0.j:;jncrease 'be much less than the norm I ' "no mig&ti oij!' er6jec.j-i -+o the few potential parents, the h igh' percentage.of .

In order to take into account the extent of migration which might occur in the Region, the migration for all of Fayette 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 survival rate. The difference between these would give the expscted out-migration from each age group. . As could be expected, the high out-migration occurs

~~72 1 I I I I I I POPULATION GROWTH RATES I WEST CENTRRL.FAYE'ITE REGION 1960 MALE I FEMALE~~

~~I r 1200 1000 800 600 400 200 b 200 400 600 800 1000 1200 I Source: 1960 Census Data~~

~~I I~~

~~1200 1000 800 600 400 200 b 200 400 600 800 1000 1200 POPULATION PYRAMIDS Source : Beckman,Swenson 6 Associates Projections -1~~

I 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 I 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.

I These rates of out-migration have been applied to the population in the West Central Fayette Region, If the population should continue to move out according to the I same patterns that were experienced in the County in the 19509s, the West Central Fayette Region9s population would decline sharply, and by the year 2000 would number less I 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-, I reliable as a projection than Projection A since it takes into account only past migration trends. It can he assumed that the major out-migration which has occurred has been a I massive response to a required economic adjustment. ,This adjustment has been at least partial ly completed, ,and i,t,can be expected that the period of adjustment wi I I have,.run'Jts I 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 I industrial jobs within the Region.

Projection C anticipates a decreasing rate of out-migration. I It assumes that the rate of out-migration during the 1960's has run at 50 per cent of that from the 1950's; that it will drop by one half again during the 19709s; and that in the I 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 11 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 I I in the Pyramid that exists in 1960 would be eliminated I by the year 2000, if the rates of out-migration can be decreased, The small number of persons presently in their middle years would have aged from the 30's into the 60's and by the year 2000, there would be very few I males between the ages of 60 and 70. Similarly, the number of females would be substantially reduced though not as drastically as the males. I

Projection C seems the most prudent population forecast, It as-sumes that the major adjustments to the mechanization I of _the coal industry have already been made, that no sharp losses*,wiII occur in coa1,mining in any single decade; that industrial opportunities.wi11 expand within the Region; and thqt suitable job opportunities can be made available I within the Region to hold the high school graduates in the area. It may, of course, prove ;too prudent a projection. If local leadership can pqpvide sufficient incentive for I econom ic growPh , the regi ona I. popu Iat ion cou Id once more% climb and cl imb rapidly through attracting new residents into the area. I I I I I I I I I

~~76 I I 1~~

I TABLE 4 1 COHORT SURV I VAL RAT1 OS* WEST CENTRAL FAYETTE REGION 1 Age at Beginning % of Expected % Net Out- % Remaining Age at End of Decade Deaths during Migration at End of of Decade Decade Durincl Decade Decade Male I 0-4 0.9 16 .6 82.5 10-14 5-9 0.7 28.3 71 .O 15-19 10-14 0.9 56.6 4285 20-24 I 15-19 1.2 46.1 52.7 25-29 20-24 1.5 27.6 70.9 30-34 25-29 1.9 21 .7 76.4 35-39 I 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 I 50-54 15.7 7 a5 76.8 60-64 55 8 over 41.9 2.4 55.7 65 a over

1 Female 0-4 0.7 14.5 84 .8 10-14 SP$' - . . 0.4 24.5 75.1 15-19 I 10-1 4 0.6 46.7 53.3 20-24 15-19 0 e9 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 I 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 I 45-49 6.3 33.3 60.4 55-59 50-54 10.4 9 80 80.6 60-64 I 55 8, over 34.7 3.2 62.1 65 & over 1 "Fayette Countv Ratios 1 I I I 77 I I

~~TABLE 5 I COHORT SURVIVAL PROJECTION A 8 NO FURTHER OUT-MIGRATION 1960 1970 1980 1990 2000 I Tjla le . Age: . ... 0-4 iii7 1066 1200 1326 1319 . 5-9 1238 998 1134 . 1264 1323 I~~

10-14 1272 1107 1056 ' 1189 1314 15-19 1017 1229 99 1 1126 1255 ' 20-24 4 70 1261 1097 1046 1178 I 25-29 44 1 1004 1214 9 79 1112 30-34 6 32 463 1242 1081 1030 35-39 75 1 433 985 1191 960 I 40-44 798 616 450 1210 1053 . 45-49 806 723 41 7 9 49 1147 50-54 66 3 753 581 424 1141 I 55-59 580 72 1 647 ' 373 849 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 I . .. Fema I e Age: I .. 0-4 1120 1062 1199 * 1323 1318 _.- 5-9 1213 1000 1130' 1260 1320 10-14 1264 1112 1055 ' 1188 131 1 15-19 944 1208 996 1122 1251 I 20 -2 4 55 1 1256 1105 1046 1177 25-29 598 936 1197 984 1109 30-34 800 545 1242 . 1088 1030 I 35-39 909 s ,590 923. . . 1174 965 . 40-44 87 1 785 535 :. . 1210 1060 45-49 81 7 885 575 889 1131 1 50-54 --706 838 ,755 505 1141 55-59 637 766 829 515 796 60-64 584 633 75 1 636 426 65 8 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 I 1 I 78 I I I

~~TABLE 6~~

~~C09ORT SURVIVAL PWJECTION 8'~~

~~CONTINUED OUT-MI GRATl ON~~

~~-- 1960 1970 , 1980 1990 2000 Ma le Age : 0-4 1117 828 678 57 6 456 5-9 1238 92 1 683 559 475 10-14 1272 921 : 683 559 475 15-19 1017 ' a79 666. 5 35 445 .- . 20-24 470 , 54 1 39 1 290 238~~

25-29 441, 536 ' 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 30 5 220 45-49 806 505 27 1 330 285 50-54 66 3 6 46 406 214 247 55-59 580' 657 493 22 1 269 60-64 602 509 486 312 164 65 8, over --15:"lt i513 1492 1382 1067 Tota I 1,921 9745 7850 6333 -51 37

Fexa I e Age : 0-4 1120 826 . 577 574 450 5-9 121 3 939 752 626 513 10-14 1254 950 700 574 487 15-19 944 91 1 70 5 565 470 20-24 55 1 674 506 37 3 30 6 25-59 598 5 50 531 41 1 329 30-34 E90 405 497 37 3 275 35-39 9c'j 47 7 439 424 328 49-44 ai'i 659 335 410 30 7 45-49 817 759 398 36 7 354 50-54 706 725 548 279 34 1 55-59 6 37 494 458 240 222 60-64 5 84 569 584 442 225 65 8 over io73 1425 1545 1607 1421 -.- -- -- ~ I... Tota I 12,087 i0,364 8675 7265 6028

~~GRAND TOTAL 24,008 20,109 16,525 13,598 11,165~~

~~79 I I TABLE 7 COHORT SURVl VAL PROJECT1ON C I DECREAS I NG OUT-M IGRAT I ON~~

1960 1970 1980 1990 2000 I Ma I e Age: 0-4 1117 900 949 1065 1082 I 5-9 1238 9 20 926 1008 1075 10-14 1272 101 3 854 9 40 1055 15-19 1017 1053 855 920 1001 20-24 4 70 899 860 8 46 932 I 25-29 44 1 77 1 919 845 909 30-34 6 32 39 8 823 847 833 35-39 : 75 1 385 715 902 829 I

40-44 ' 798 559 370 80 3 825 45-49 806 665 356 689 86 7 50-54 663 670 509 349 757 I 55-59 580' 6 52 567 319 61 7 60-64 602 534 552 429 294 65 8 over . 1534. . . 1545 --1570 --1562 1342 I Tota I 11,192 , 10,964 10,825 11,524 12,418

Fema I e Age : I 0-4 1120 899 9 48 1064 1080 5-9 121 3 91 4 922 1004 1070 10-14 1264 1031 860 94 1 1OS7 I 15-1 9 944 1060 855 918 1000 20-24 55 1 96 3 905 855 ' 93s 25-29 598 743 942 847 910 30-34 800 476 892 89 5 846 I 35-39 909 5 33 700 929 8 35 40-44 871 722 448 875 878 45-49 81 7 824 50 1 433 905 I 50-54 706 780 67 1 4 70 842 55-59 6 37 6 30 704 469 406 66-64 58 4 600 68 1 60 1 42 1 I 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 22 ,590 23,863 25,633 1~~

~~...... ~ .. I I I 80 I I I~~

I ECONOMIC PROFILE I ,.-_..-. A .general - * summary of the characteristics of the economy of the West Central Fayet6 Region can be seen from Table I .8, Comparative Economic Statistics. The Table-shows selected 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 normal, fewer job opportunities for females, a higher than normal percentage of unemployment, I fewer employed in manufacturing and fewer employed in white collar occupations, a higher percentage than. normat working outside of the County of residence, a median family I income of only about bo-thirds of the median income for the entire State, and a much higher than normal proportion of low-income families., iln some measure, these statistics reflect the aging population since the higher than normal I percentage of persons over age 65 would CQntribute 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 the 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 Statistics indicate that harsh economic conditions I have applied to the Region, and these inclwde unemployment, underemployment and low income. 1 Labor Force Unemployment

The labor force for the West Central Fayette Region and for I 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 a the Bureau of Census. The most important industrial group I

~~1 81 I I I TABLE 8~~

~~COMPARATIVE ECONOMIC STATISTICS I~~

~~West Centra I Fayette Fayette Reqion County Pennsylvania I Non-Worker-Worker Ratio* 2.46 2.18 1.56 I % of Females 14 Yrs. Old .& O.idar . .. in Labor Force ,19'.5 22.7. ,, 33.3~~

~~.. $ Married Women in Labor Force 8.3 16.6.. . j .. 27.5 I~~

~~:,. r$ Married Women with Children under 6 in Labor Force 1 .o 10.0 -. 15.8 I~~

~~% of Labor Force Unemployed . 15.0 13.8 . 6.2 ...... , I.. I % Employed in Manufacturing 15.0 25. 1. . .? 36.4~~

~~5 in White Collar Occupations (Prof.,Mgrs.,Clerks,Sales) 31 .O 33.0 39.5 I~~

~~% Working outside County of Res i dence 27.1 25.3 14.6 I Median Family Income (1959) $400 1 $429 1 $5719 .. % Fami 1 ies with Incomes under $3000 35.4 32.2. 16.8 I~~

~~1.. :, % Families with Incomes over $10,000 5.5 1 ...'. . 5.7 ., 13.9 ...... -. I t~~

*Ratio of all persons not in Labor Force to Labor Force I I 1 I I

~~82 I I 1~~

I TABLE 9 I COMPOSITION OF LABOR FORCE Brownsville Brownsville .Luzerne Redstone Regional Borough Townsh ip Township Township Tota I I Males 14 8, over 21 58 566 . 2347 3380 845 1 Labor Force 1391 323 1572 2035 532 1 % of Total 64.5 57.1 67.0 60.2 63.0 'Ci.vi Liao labos..Eorce .. 1391 323 .. .: 1 572 2035 5321 I Emp Ioyed 1241 270 1289 1579 4379 Unemp I oyed 150 53 283 456 942 % of Civi 1ianL.F. 10.8 16.4 18 .O 22.4 17.7 I Not in Labor Force 767 243 775 1345 31 30 inmate of Insti- s tut ion - - - - - I Enrolled in School 240 77 26 1 396 974 Other,Under 65 Yrs. 235 54 20 1 409 899 Other,65 Yrs, Old I & Over 292 112 31 3 5 40 1257 Females 14 & over 2395 55 1 2434 3607 8987 Labor Force 633 112 38 4 6 30 1759 I . % of Total 26.4 20.3 15.8 17.5 19.6 . Employed 588 108 339 56 1 1596 Unemployed 45 4 45 69 122 1 '$ of Civ. L.F. 7.1 - 11.7 11.0 6.9 Not in Labor Force 1762 439 2050 2977 7228 h.i.nmate of Insti- $ution - - - - - I Enrolled in School 190 54 31 2 398 954 Other,Under 65 Yrs. 121 3 333 1460 21 36 5142 I Other,Over 65 Yrs. 359 52 278 443 1 1 32 Married Women in L.F. Husband Present 275 39 186 242 742 1 Wdth Own Children under 6 24 7 26 31 88 I I 1 I

~~I a3 I TABLE 10~~

~~CCCUPAT ION GROUPS 1960~~

WEST CENTRAL FAYElTE REGION .- Brownsville Brownsville Luzerne Redstone Regional Borouqh Townsh ip Township Township Tota I Ma Ies Prof.,Technical 8 Kindred 90 24 52 92 258 Fanners & Fm. Mgrs. - - 27 32 . 59 Mgrs., Officiats A Proprietors 160 ' 25 97 90 372 C ler ica I 62 8 44 44 158 Sa Ies 64 8 -47 67'- 186 Craftsmen, Foremen '220 39 258 310 . 827 Operatives 8 Kindred 300 99' 56 1 679 1639 Priv. Household Workers - - - - - Service Workers (except Priv. Household) 127 8 57 93 285 Farm Laborers & Farm Foremen - 3 12 16 31 Laborers ,except Farm 8 Mine 180 39 106 137 . * '- .462 Occu pati ons not Reported -38 , 17 -28 -. -19 -102 TOTAL 1241 270 1289 1579 4379 Fema I e Professiona1,Technical A Kindred 137 . 12 56 57 262 Farmers 8 Farm Mgrs. - I - 7 7 Managers,Officials, Proprietors exc. fm. 17 8 8 28 61 Clerical & K.indred 112 15 79 141 347 Sa I es 84 24 40 62 210 Craftsmen,Foremen 4 -. - - 4 Operat i ves 22 8 43 105 178 Private Households 51 13 12 46 122

~~Sewice- Workers ~ 121 .. 16 . . I -5.1 79 267 Farm Laborers - - - 8 8 La borers 5 I - 4 9 Occupations not Reported -35 -12 -50 -24 121 TOTAL 588 108 339 56 1 -1596 1 I TABLE 1 1~~

~~I INDUSTRY GROUPS 1960 . WEST CENTRAL FAYETTE REGION~~

~~I Grcwnsvi I le Brownsvi I le Luzerne Redstone Regional % of Borough Township- Township Township- Total- Total 1 iotaI Emp Ioyed 1829 378 1628 2140 5975~~

Agri cu I tura - . .. I 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 1 Transportatlcn, Comnunication I & UtiI iiic.; 257 49 169 117 592 9.9 ' !Yhclec,ale 8, Rejail Trade 49 3 103 252 467 1315 22.0

~~I Pr \:a +e t;.?ussho I d 5 1 13 12 46 122 2 .o I Pei-son5,l Services 68 16 31 ' 42 157 2.6 Profess i cw ! ' I Ssrv i cfis 3 -:> 5 41 132 232 740 12.4 Public Admini- stration 40 4 20 71 135 2.3~~

I Other Industry 141 15 103 81 34 1 5.7 1 I 1 1 I 85 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 cent. Agriculture accounted for only 1.8 per cent of the total employ,ment in the Region in 1960 and is not considered a significant elemen+ of the economic base. ,. -. In general, agriculture has been declining throughout Fayette County, although there are some economically profitable livestock operations. The total number of farms and the amount of acreage devoted to farming 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 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 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, had increased from 10,000 to over 11,000.

The employment patterns indicated by this data relate to residents 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 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 working outside Fayette County are employed in Washington County with Allegheny County being second; Greene County, third; and Westmoreland, fourth.

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-employment. Industry has been expanding withjn 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 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.

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 in 1966. The summary of employment from these reports is shown on Table 13, showing the changes by municipality, product, and sex.

~~86 I I TABLE 12~~

I PLACE OF WORK I WEST CENTRAL FAYETTE REGION Brownsville Brownsville Luzerne Redstone Total $ of I Borough __. '_ Township Township Township Reqion Total Pittsburgh City . 19 -4 16 21 60 1.1 .. I Ba lance of AI legheny Co. 85 32 44 118 279 5.0 Beaver County - - 4 4 8 0.1 I Washington 147 28 236 230 641 11.5 Westmore Iand 20 i2 39 24 95 1.7

~~I Johnstown ------~~

~~of Co. - - - - I Balance Cambrla Somerset - 4 4 -~~

~~I Fayette 1399 26 1 . 1011 1400 4071 72.9 Garrett, Mary1and - - - -~~

~~I Preston, West Virginia - - - -~~

~~Monongahela, W. Va. - - - - - I L. Greene, Penna. 18 7 74 181 280 5.0~~

~~1 E Isewhem. 37 . 11- 41 --33 . 122 2.2 Not Reported 275 - I 80 15 113 67 I Tota I Workers 1805 370 578 2082 5837 I I~~

~~I a7 I I TABLE 13~~

MANUFACTURI NG EMPLOYMENT BY LOCAT ION I (COUNN I NDUSTRI AL REPORTS) WEST CENTRAL FAYETTE REGION I I Luzerne Township . 156 32 1 278 . 401 422 400 Redstone Township -26 -26 -126 -339 -27 1 -198 Tota I 266 430 488 823 792 678 I 1 MANUFACTURI NG EMPLOYMENT BY PmDUCT Food 42 40 42 42 42 44 I Appa re I 42 51 119 29 7 250 185 Wood Products - - - 3 ,l -1 Printing 43 43 42 51 49 36 Concrete Products 6 6 5 25 5 - I Coke - - 2 80 82 40 Mach i nery 4 4 4 21 22 20 Ship Bui lding 130 286 274 31 4 333 400 I

~~MANUFACTURING EMPLOYMENT BY SEX 1~~

~~Ma le 214 367 363 547 557 48 3 I Fern I e 52 63 125 286 234 195 I I I I I 88 I I I~~

I Family Income A detai led tabulation of fami ly income for each of the municipalities is shown on Table 14. It indicates that the pattern 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 w,ith $4361. The estimates of personal income for 1963 are shown on Table 15, This table estimates that the total personal income to I residents of the Region in 1963 was $36 2/3 millions 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 the economy. Brownsville had total retail sales of $10.8 I 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 accounte'd for only 7.4 per cent of the total County sales, while in 1963 they accounted for 8.3 per cent. The County sales rose from $147 million in 1958 to $158 million I in 1963. They were estimated at $195 ml I lion dol lars in 1967, and It should be reasonable to assume $hat Brownsville's share had increased to about $17.5 mi I I ion by 1967.

I Redstone Township was reported in the 1958 Census of Business to have a total retail sales levet,bf $5.4 million. No report was available on Redstone, Luzerne, Brownsville Townships in I 1963, but sales increasing proporfionately to total County sales can be anticipated. I Receipts from service activities added another million dollars in receipts to Brownsville and Redstone Townships in 1963. This included personal services, such as barber shops and dry cleaners; motels; amusements ,and theatres; and other business I- and repair services, Little change was noted between the 1958 and 1963 receipts from selected services in Brownsvi IIe, but it is assumed that some growth has occurred since 1963 due I largely to the incteased tourist traffic through the area. I I I 89 1.- I I TABLE 14 I FAMILY INCOME 1959 WEST CENTRAL FAYETiE REGION I I.;; . . - I-- Bora of Two. of Twp. of Twp. of B of Brownsv I I I e Brownsvl I I e Luzerne Redstone Reg ion Tola I I All Families 1,644 402 1,744 2,536 6,326 100. I Under-$1,000 112 45 141 225 523 8.3

~~1000 to 1999 228- 46 170 397 ~ 841 13.3 I ZOO0 to 2999 244 41 214 373 872 13.8 3000 to 3999 193 58 24 1 ,424 91 6 14.5 I~~

4000 to 4999 21 3 65 294 ,:. 430 1,002 15.8 .. I So00 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 I 9000 to 9999 55 ; 8 56 40 '. 159 2.5 I 10,000 to 14,999 76 16 96 'a3 '271 4.3

~~15,000 to 24,999 * 12 24 16 68 1.1 I 25,000 and aovef- - 4 12 0.1 I Median Income -, Families . $4,211 4,169 !' .4,361 3,644 4,001~~

~~Families and I Unrelated indiv. 3,377 3,922 4,000 3,199 I I~~

~~90 I I TABLE 15~~

~~ESTIF TES F PERSONAL INCOME 1 63 (in Thousands of Dollars)~~

~~WEST CENTRAL FAYETTE REGION~~

~~Brownsville Brownsville Luzerne Redstone Total Borouqh Township Township Township Reqion~~

~~Grand Total 1 1,086 2308 9843 1 3,440 36,677~~

~~Tota I 6,312 1314 5656 7,767 21,049~~

~~Fa ns - 3 12 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 8 Retail 1,465 30 3 715 1,338 3,82 1~~

~~Fi nance, Insurance 8 Real Estate . 187 39 91 171 488~~

~~Transportat ion,Cornmun i- cations, Pub1 ic Uti I ities 1,227 234 807 558 2,826~~

~~Serv ices 1,004 162 445 807 2,418~~

~~Government 483 48 242 858 1,631~~

~~Other Industries 13 1 9 7 30~~

~~Other Labor I ncome 31 3 65 281 386 1,045~~

~~Proprietor's Income - - -~~

~~Farm - - 66 95 161~~

~~Non- Fa rm 1,627 303 965 1,085 3,980~~

~~Property I ncome( 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 1 Social Ins. (regular) 234 49 210 288 78 1 I Source: Dept. of Internal Affairs, Commonwealth of Pennsylvania I 91 1 1 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 1 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 Activities 1 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 of their education and, therefore, move away to seek better 1 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 fami ly 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--from the, I standpoi nt of the Regi on-the. most des i r-able -a#-the-ad juslments 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 Table 16. It can 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. 1:ot all of the adjustments are the most satisfactory for the Region, and during the coming decades some improveinent of residual problems from these adjust- 1 ments should be sought. Specifically, the elimination of underemployment and the creation of new jobs to offset continued out- migration of the Region's yo!ith is required. To this end, industrial development, 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 a 92 I I I' I

~~TABLE 16 1 ,- ETAI i SALES 1 WEST CENTRAL FAYETTE REGION I~~

~~I Total Sales 147,461 10,857 5,382 157,807 13,146 194,880 .. Bui lding Matarials 6,041 '0 627 6,369 283 --~~

~~I General Merchandise 19,548 D 119 19,360 0 . 33,045 II Food Stores 45,591 3,422 2,727 51,298 4,499 58,962 Automoi ive Dea Iers 26,180 2,187 D 27,760 3,470 33,121~~

~~Gasoline Serv.Stations 10,391 D 276 11,929 500 -- I .. Apparel,Access.Stores 7,455 1,198 D 7,426 1,020 --~~

I Furniture 7,457 560 218 6,250 0 8,354 D 281 10,062 567 -- 1 Eating & Dricking P aces 3,247 Drug Stores 4,050 D D 4,865 512 6,492 I Other Retai I Stores 9,533 D 569 9,127 669 -- Non-Store Ret3 i Iei-s 1,328 D - 3,361 307 -- I

I D = Not given to avoid disclosure Sources: 1956 8, 1963 information - U. S. Census of Business I .. 1967 - Sales Management Magazine Annuai Survey of Buying Power I I I 93 I The Population Projection C indicates that between 1960 and the year 2000 the number of males in the age group of 20 to 64 should increase from 5743 to 6863. The number of females 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 reasonably accurate estimate of the size of future labor force and of the probable growth objectives for job opportunities which the Region should meet. The total labor force for males can-be expected to increase from 5300 in 1960 to about 6200 in the year 2000. Since only about 4400 were employed in 1960, this projection would indicate an increase of 1800 jobs by the year- 2000 if fu I I employment is to be obtained,

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 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 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.

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 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.

The prospects for meeting this goal are reasonably good. The success in meeting these will depend very much upon the effectlve- ness with which the leaders of the area pursue new economic opportunities. A continuous and concerted effort could easily resu I t in expand i ng economic opportun ity we I I beyond those estimated in this report.

~~Growth Deterrents~~

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- servations and conditions analyzed and mapped in the eva luation of existing conditions for the Regional Planning Program. Major deterrents include adverse topography, pol luted streams, bl ighted housing, ribbon comnercial development, junk yards, mine dumps and some congested and hazardous roads.

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. Brownsvi I le does not yet completely treat sewage before empi-y- ing it into the Wonongahela.

Areas of blighted housing showing obsolete and deteriorating housing occur in each municipality. Areas of blighted 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 a5 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 environmental deficiencies include the junk yards, including the one that is adjacent to Tower Hill f2 in Luzerne Township. Some extensive mine dumps are located in the area with the largest located close to La Belle and lsabella located in Luzerne Township.

Major highway shortcomings include the internal circulation in Brownsville, the congestion of Route 40 on its present alignment south of Brownsvil e, and a lack of regional transportation facilities connect ng the smaller communities to one another.

~~Growth Stimulants~~

Some of the favora-le features of the Region are summarized on the map, "Growth Stimulants". Geographical ly, the access to the Monongahela River must be consiaered a substantial growth stimulant. The river allows for inexpensive industrial transportation which is becoming a major and important factor in locating industry. Bulk shipping by the inland Gaterway system is by far the most inexpensive method of moving material.

97 In addition, the river offers recreational and aesthetic potential which could be utilized in an effort to attract tourist dollars 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 well as vacationers. The development policies should exploit these advantages and disai1.0~ 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 sites with excellent transportation facilities-- both rai I and river transportation. The Dunlap val ley area has rail transportation facilities and some land adjacent to Route 40 also has potential for light industrial development. -

The Region has very impressive community facilities including some outstanding schools, a new hospital, and an outstanding park in the Brownsville-Luzerne area. In addition, some new and attractive residential areas have been developed in and around Hiller and near the hospital off Route 166. The amenities of the area as a residential location include some significant historic sites, particularty in the Front Street area of Brownsvi 1 le.

Recent highway improvements in the area are, and will continue to act, as stimulants to growth. The extension of the high level bridge across the Monongahela is vital to local traffic and its continued alignment to the southeast will further improve traffic facilities. The Monongahela Valley Expressway will upon its completion offer outstanding access from Brownsville to Pittsburgh, and will facilitate new growth in the area. Rail facilities are available to the most promising industrial sites, and good secondary roads prevail within the Region.

In summary, even a conservative appraisal of growth potential within the Region indicates that economic revitalization and growth of population within the Region can be expected. The extent of growth will depend considerably upon the effort and ability of the people within the Reg'ion. Some assistance and continued 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; butthe 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.

98 GROWTH STIMULANTS THE WEST CENTRAL F AYETTE REGION = = R N T 0 .I N s P r P. B I D S TON8 T 0 W N S ElP. BBOWNSVlLLI TOWNSRIP AND IBOWNSVILLI BOUOUQH. ?ATITTI COUNTY. PENNSYLVINrA 0objectives The. West .Central Favette Region's background planning studies revealed a number of positive opportunities for region-wide development such as an excel le$ road system, good community facilities and a number of potential industrial sifes, as well as &;.number of ,negative constraints: working in opposition. to,,. these"growth stimu lants. These growth deterrents are 'extensive steep"slope areas, 'stream poll'ution and abandoned mine workings, and widespread poor housing conditions. The following Comprehensive Develcpment Plan for the Region provides a number of planning elements..on which,.future regional growth may be predicated and by which 'this grow$h may be gu ided. .I

This Plan's approach is region-wide and, 'there?ore, somewhat generaI,..i,n nature with. its ,pl.ans,providing broad. solutions to problems that affect all the 'members ,of the West ,Central Fayette Region. It is hoped thaf.'through this general region- wide approach the problems co renting the entire area may be better undersfEd and so Ived ' c kough, . . .. coordination of.local prob lem-sol v ing - efforts. Thus, .the, regiona I , development p Ian is an overall fr&mework for future regional development, providing a number of objectives, both physical and economic, meriting.regional .level attention. The various plan elements provide the 'general' pql icies which the Region's members may use to coordinat; fhei'r atyacks .on the part cu lar aspects of region-w i de prob I ems affecting them.

The next phase 'of ,the'-'Rdg'iorraI PI ann i ng Program wi I I be directed towards local 'ri%fineme6t'of'yhe overal I regional' plan and the realization of its Dolicies at the loca level. This effectuation wi I I: be accompli,sfied by a mre thorough understanding of regionaI"planni,n'g 'Gbjectives and 'pol icies by the municipal Ities, and through IodaI, 'a.doption'and use of a number of specific effectuai'ioh tddl's, 'such as zoning and subd'i-vision regulations, housing improvement, bI-ight elimination measures, and capital improvements ,programming.

Thus, the Comprehensive Development Plan for the Region con- stitutes two major things. First, it stands as a comn statement of all the Region's members of the basic objectives that the regional plans and their associated policies should satisfy. Secondly, it provides region-level solutions to overall problems. Furthermre, the Plan provides an important basis from which the individual .regional members may attack their particular aspect of regi'drl-yide problems; through The pol icies and general solutions presented by the regional plan,:by*the local refinement of these measures, and through effectuation meansures created to help realize the Plan. The following statement of planning objectives represents a response to a number oi' serious problems that were made apparent during fhe existing conditions and growth potential segments of the Reqional Planning Program. The objectives may be divided into two major types: (1) physical solutions to primarily physical problems contronting the Region, and (2) objectives directed towards physical solutions to orob- lems that are basically economic in nature.

~~WEST CENTRAL FAYETTE REGION PLANNING OBJECTIVES~~

~~A. Objectives Aimed at Overcoming Physical Problems~~

1.. The encouragemen-i- of a compatl ble and efficient arrangement 'of .Iand uses...... 3.1 2. The mainfenance and enhancement of the Region's . highway "system to,.provide improved general "accessibility wi.thin'the Region and good tinks . . .. wi?h major extra-regional cie'stinafions.

3, The .ma i ntenance of the Reg ion s exce I Ient ' system of,ccfnmunity facilities and provision of a wider' range of 'recreation opportun it ies . ' . .. . :. 4. The.provision of adequate water and sanitary sewerage servi ce to the Reg ion-' s res i dents. .. . 5. The elimination of pt-obiems directly associated with the Repionis coal industiy, including mine

dumps, stream-pol I'ution, and deteriorating mine I mduth and ,coke oven areas, p I us posit Ive control of the affects of future minina activity. .. 6.. The protectton and preservation :of-.naturaI open, -' wooded, and steep slope areas. .. .. 7. The elimination of existing blighted areas and.' . '

~~present p&r housing condi'-hions and the provision ' of adequate future hous i ng resources for the Reg Ion s res i'dents .~~

~~8. Protection 'and enhancement of significant histor- ' ': ical bui Idings and areas.~~

~~102 I I 6. 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, I and resort center. These objectives form the fundamental basis for the policles 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 full utilization 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 emrging resort industry. The following policies and plans are all directed I towards the achievement and attainment of these stated objectives. I I I I I I I I.

I 103 I Y a regional comprehensive plan I I FUTURE LAN@ USE P L1A N I - The Future Land Use Plan for the Fayette Reaion aims to Drovide a general guide for the organization of future develocment pat- I terns and growth, and a framework within which existinq land uses may function more comaatibly and more efficiently. The Plan indtcaj'es .areas designated for future residential neighborhoods, future commercial and industrial use areas, public I land use and other areas more suited for less intensive use, such as rural or open lands. It is based on the following qen- I era1 planning objective.

~~Objective: "The encoumgement of a compatible and I efficient arrangement of land uses."~~

~~> ...... - . .. ..~~

' I .Man-'-s use or misuse of $he I-.and 'in providing a .physical. setting I f,or.-hi s act i;ui.t.iss.,is I abge 1.v an ongoi ng process ,-p,o.ssessi ng many i-ndetepnirtamk charqcfer ist i.cs . H0weve.r, severa I- fa i r I y ...d.efi..nite' i.nf;l-uences:may be uti I ized in structuring.the future I arrangement of man's activity on the land and the general types of uses composing +his arrangement. These four.:major factors : inc I.p;Qe: the trend ,$towards separat ion and speci-a.1 i:zati on of I land uses, water and sewg-r utility ,service areas, .present and p Ianned .roads .and 0the.r %-ansportat ion systems and *probabI y most Important, the existing pattern of land use.. ._.

. .. .. I The trend of i ncreas i ng speci a I i zat ion has had a d i rect,:i ntiuence on most aspects of our environment including land utilization, or ..more. .. specifical..ly,. the distribution .of differ?n.t -ty,pes:.of- land I use act i v it ies .aver an. ;area. .~.The impact of spec i a I i 2at.ion on, land .use is exempl ifl.ed by the tendency of different types of-. Iwd.. use .acfivities jo as&ume -dis.t;inct arrangements with each I .aktivity occupyi,ng-.some .special qrea or, neighborhood. For example., contrary. to ier ,development practices..where..,l.and. uses were 'intersper.sed ,fr-ee.l,y,h,i.th ,.homes, i ndustries and stores co-existing in a mi.sceI laneaus, arrangement of different functlons I compet ing aga i nst e&ch :oth.er.j-'the more recent Iand deve 1 oDment trend al locates 'ind,i\Ii:dua,l.,.areas -f~:individual groups of land use activitites, with t.he. 'charact-eri'st-icsof the land usuaI.Iv I d i rect Iy re1 ated-'t.0 :the;: needs, a@I 'ch.aracter1st ics of the. part I c- u Iar activity . Thus,, i ndustri a I..:.)ands ., wou I d; .be .pla.ced, .a long I .. .. I I 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 to these industrial and commercial uses. In addition, the industrial and commercial areas would be well-separated from the residential neighborhoods so they would not have an adverse effect upon the residential environment. This trend of use separation and specialized use districts is quite evident in the Future Land Use Plan and provides a more meaningful .altern- ative to the past pattern of mixed land uses where incmpatible activifies-often existed-side bv side in an inefficient and sometimes even unhealthy pattern.

Existing or potential future water and sewer utility service areas are the second major determinants utilized in structuring future land use areas within the Region. Todayp.public utility service is a necessary.prerequisite to a.complete.ahd adequate I environment. Because of this, areas recommended for intensive development, such as commercial industrial and higher density residential uses, ai I. I ie within .areas'whi.ch are either presently I served by water .and sewer uti I ities or could easi I v be served by. extensions- of existing uti 1ity'se'rvice.areas; or could be. feasibly and economical ly served by new pub1 ik.uti I ity systems...... I ,~ -... ' ...... , .. . The third'major' factor influencing. the proposed structudng of future I and; use activities is.the Region'% presen+- and proposed major thoroughfare systems. .All major regional.&evelopment has I

occurred directly adjacent to major transportaPion ' rohtes ;.'. Future land uti.1ization $;i 1.1' reflect' this trend with a1 I major land use areas rclying on the network providsd by the Region's I

road sys~eh: . ...: ...... The' fourth, and.,rnost signi f-icant determinant of future regional I activi)y patterns, is the existing land, use arranqernent. A' " compariSon of 'the Future Land Use Plan Map'and the Existing Land Use Map wi I I show the direct reFationship. of future land uses'and existing development. The recommended fufure land use I patterns tonst i tute an orqaivi zat iona I framework' for 'existI ng7' ' . uses and a'natural extension of exist'lng activity areas to meet the expanding land requiremehts of'the Region's future I residents. The only major exception to this general concept

of'organization and extension of ,past develoDment patterns . ' are severa I new i ndustr ia I areas I .. 'These areas , a I thouqh they -do'not. I i e d i reCt Iy adjacent to. ex i stin9 deve Iopment concen- I

tra+ions, have characteristics that are ideally suited for ' industrial use. I I 106 I I The foilowing dascribas the policies which are a part of the Future Land lise Plan for the West Centra! Fayette Region and that form the Pian's major basis and raiicnale. These policy statements and the policy statements accompanying the other elements of -the Regiwal Comprehensive Development Plan are intended to provide ths- basic guidelines for growth on a gen- era1 regional level. ihey also provide the primary guiding elements from which -?he member nuniciual ities of the Region may formulate their ow;; tietailed plans and associated implementat ion meastres.

~~Pol icy: "CC)l;lhiCrcia! ~seswi 1 I be grouped into cancenf:-ations in the established regional business districl-s and adjacent to the new Route 40 interchange. *'~~

The Future Land Use Plan recornmnnds a general commitment to maintain ?he existing central business districts in Browns- vi I le, Republ ii: arid the mal I bcrsiness coricentra-iion in Fa i rbank. These are the 0.n ly ma;$ :ex i s-ti ng blis'i ness centers within.. Pho iieyion and their loc4Yibn 'an'd i,ntensity of development,.onstitute signi fican-i.,reasons... . fGr ttioi r continuation and improvement. I. '.... ' In additicn, the Future Land Use Plan recommends a major new commercia\ area adjacent to the interchange of new Route 40 with. o!.d Rwte ..$e t souih of B~,"sv~I le. his commercial area -is intended iovilde amp Ie ".room-. . tot-: the- types of hri..ghway-or ien-f-ed I ai1.A 'uses .$-hatm&:t 'be. 'exp&cted: with thi s type of inferchanse SiPuatiOn. Ths.PI-dn:intends-that these uses shollici rem~:in in a concontra-i.od patfern aro'uhd the inter- chartgp, so -iiiat +he h i gh I y i~d3si rat: ! e :'s ing" or "strip deve.lopxent'i .pa-i?-en 3~ti s so., .,cflarac-Fe stic of highway Commercial us.- (md i-hnP Is already exhib-if'ed to some extent

> ~ i'oes rb-t .&ve'lop here: The concentrated .grit. i s .mi'ich kore *-eff i c i ent. in terms 'of a1 so ve'rv' adequate for the probab I e i ntensi ty and. :am?unt of ...daveI,cpt-aeii-i- f.h3t wi 1 I.' occur at this.' interchange.

~~109 I I Policy: ''Industrial land areas will be selected on the basis of the land's suitability, transportation access, and proximity to population concentration." I~~

All of the industrial areas shown on the Future Land Use Plan 1 meet at least two of these stated policy criteria. These areas should provide ample site selection opDortunity for a number of diverse types of industrial uses. The sites located I along old Route 40 are ideally suited for light industrial uses requiring truck shipment facilities, the uses in the central portion of the Region, along Dunlap Creek, are suited for industries requiring either rail or truck shipment oppor- I tunities, and the areas located adjacent to the Fbnongahela River are well suited for heavy industries requiring water facilities for large or bulky shipments or rail and truck ship- 1 ment capabilities. I Policy: "Residential areas should directly reflect the commitment to maintain and improve existing residential concentrations and an acknowledgment of generally dispersed I future growth patterns. I Future regional population characteristics indicate a degree of growth that cou I d probab Iy be accommodated by upgraded existing residential areas and new neighborhoods adjacent to I Brownsvi I le and along the Route 166 corridor from Brownsvi I le to Republic.

In addition to these new residential areas, efforts must be I 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 I the Future Land Use Plan and should maintain a density requirhg most of the urban ser'vices, particularly water and sewer utilities. In the remainder of the Region growth should qen- I erally be dispersed in the suburban residential area indicated on the Plan. In these areas, denslties would be much lower, e.g. one family per acre and up, with sewage handled by individual on-site disposal systems, such as septic tanks. In the 1 more natural areas of the Region residential deve opment wou Id occur in even a more dispersed pattern and be lim ted pr mari ly to the scattered rural or farm dwellings. I I 110 I I Policy: "Protection and enhancement of significant pub I i c use s i tes w i I I be encouraged.

The Reglon's major public facilities, such as its schools and parks, are located on generally attractive sites of adequate size. However, future land use policies should be directed towards expanding these sites where possible.(particularly the Brownsville-Luzerne Park) and in preventing encroachment upon these public sites by other land uses through buffers such as wooded slopes and other naturalpopen space.

~~Po I icy: liWooded s Iopes, natura I , open space, and agricultural areas will be preserved and conserved. "~~

The Region's wooded slopes and its natural, open areas are a significant asset in terms of their beauty and the potential recreation resource that they constitute. Because of this, and because of the past desecration of much of the Region's landscape through indiscriminate mining practices, it is vital that the Region's open land resources be preserved and that extensive conservation programs be instituted to erase the blight of coal that still haunts the Region's landscape.

~~111~~

~~,I I I MAJ0;R THORO-UGHFARE PLAN~~

The Major Thoroughfare Plan element of the-Regional Development I Plan identifies the existing and.proposed highways needed for the efficient circulation of -i-raffic in the Region. The Plan recognizes the existence of several significant major through I highways in the Region, or immediately adjacent to it, and the fact that programmed highwqs will significantly enhance the Region's position by providing a much higher-level of accessibility. The Plan also recognizes tho excellent system of I secondary roads that exist throughout the Region and tries to capitalize not only on their exceII.ent condition but also on their location. Thus, the Plan i5 based on these major factors I and the fol lowing objective. . :...... - .: .. 1 Objective: "The .maiinterwxe and enhancement of 'the

~~:.. .. Reg i;oo.!s ,h.i:gh't:+&y ;system to provide im- ...proved- xjonetlal- :access ib i I ity w ith i n the"' Region and good links with major extra-.. I ...... regional destination~.~':~~

~~~, . .~~

,...... a,LI. I The Major Thoroughfare 'Pian.;i nd-ica-+es::how, the recommended arterial, co14ecf-or,. .loca!-.and indust.r.ia-l access highways comb 1; ne to fo* ':a, f:a i r.1y' 'ba Iance'd h.Lcjhway, sys-rem, not on Iy in I terms of I iacages w.i i.h;.ma jor .desfi nlaiiunis. ouysl de the Reg ion but also in p?&'i'd,Cng an efficient. interna;I. ci.rcu4ation system. The fol lowing pol icies, describe the Regional' ~~anhi'n~-C~mmission's 1 commitment to work iowards providing the important attribute of access:i b i 1.1 ty to the Reg iOR s industr ies and commerc:i'a I estab I.. ish-

ments... t, an.d . good ighways .for-a I 1. its residents. 1 li I I I I 113 I 1 Policy: "The Regional Planning Commission strongly, supports the Fayetye County Planninq Commissionfs arterial highway plan utilizing new U.S. 40, Route 166 and extensions of the Grindstone Road to Connellsville as major extra-regionaI..i inks." ..

The Regionvs arterial -highways .and 'i.ts inks .with nearby arterial highways provide the essential ;elements of its transportation system. The West Central Fayette Regioh is quite fortunate to have so many arterial h.ighways either -existing', under cons'$ruction, or programmed in .its vici_njfy,:,. These h:lghwa'y~...incfude,Rout4 51 new Route 40 (wh i ch shou 1.d'+>e' !cmpI ete by .19721,. and the Mononga- hela Valley. Expressway which will eventually link the Region d i rect Iy w I th, Pittshurgh . These ma jo'r arter ia 1 h i ghways and the ir I inkages

The'RggionaI Planning Commission also concurs with the Fayetd-e' Count$ PIann ing Comm i ss ion s recommenda?,ion's that Route 166 and the' extension of the Grindstone Road: {LR-26162) to' Route 51, via a new interchange, should constitute the other major elements n the Region's primary arterial system. In addition to the cont n- uation of the Grindstone Road to Route 51, other new construct on 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 Reqion,, inc I ud i ng the upgrad i rig and w iden i ng .of LR-26164 between Brownsville and Melrose and.the construction of a new road up the KeI ly Run vat ley to complete the secondary arterial system in the western half 'df the Region (Luzerne Township).. i ...... The Major Thoroughfare Plan's major recominendation .for , , .... . col lector roads is a proposal to construct a new two-lane" '. .. __,. I ink between the Hi 1.I'er.section of Luzerne.Township and'Route. .i 166 in the vici n ity of the Brownsvi I Ie. Hosp i'taI . TopogkapFi i c '. conditions i n 6rownsv.i I Ie constitute s i.gn i f icant d6terients to easy highway I inks between the two halves'of i%e.Borough ... .' The proposed col Iector. road woul d ease 'ci rcuI ation prob I.ems , wh ich have become rather crit ica I in the downtown, Bro.wrisv i'-lle- ... . area and comp Iete an inner c i rcu Iat i on .I Oop iri the Rrownsv i.l;,! ~.< 3' ..: . T, !I urban area. O+her elem&nts''cf the RegiorvTs Col lecfo'r highway:., :, . :. system are shown on the Major .Thoro&hfare PI'an Map"'and i nc Iude- a comnitment to maintain or SIight I y upgrade generirl ly adequate '. ex ist i ng 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 existinq regional roads to form the major highway system with new construction limited to the Brownsville loop primarily:',~~

~~and~~

~~Pol icy: "A commitment to improve access roads to the recommended Monongahe 1 a R iver industria I sites.~~

117 New highway construction within the Region should be generally consistent with the specifications shown on the recommended h ighway cross-sections sketch. Furthermore, new Ioca I road construction should adhere to the following 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 tooography, 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 frequeqt- enough to provide convenient cross traffic and that CUIde sacs (dead-end streets) are not excessively long. Because of their permanent 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.

~~118 local street~~

~~secondary arterial~~

~~,SO' ROW c collector street~~

~~RECOMMENDED STREET STANDARDS~~

~~COMMUNITY F A C I L I T I E S PL:A-N~~

.' The Community Faci I.i:t.ies Plan shows .The location of future schools, parks, f 1 re. stations., mun Ici pa I bui.1dings ,. and other commun Ity facf I itles which.-wI.II be necessary to. serve; the futu,re. population of the Region. .This P.lan is based on the :fol.Iowing general objective. ., ...... :...... Objective: "?he maintenance of:the Region's .excel lent .system.of, .,comynity faci Il'ties and-:+he'pc?o+ ' yi,sl;on of; 'a. wider range of recreaSian," ... . ogpor4y(l.?.ty. !I- .. .. . I. . * The Cornmun I4y 'Faci I'it les PIan Map ref lects how thi s genera I

~~, object.&e. i.sl,direc*ly j-ransI.ated..into the foI.lowing pol lcies on~~

~~, . community faci I iti.es, 1~~

~~Pol icy: "The Region's general ly adequate system of .. schools, fire stations, municipal buildings, and recreation sites should be maintained."~~

~~Policy: "Expandsd recreation opportunities should be provfded through additions to the Region's major parks and the utilization of available abandoned school 'sites as playgrounds."~~

The physical conditlon of the Region's major ccmmunlty facilfties constitute one of the primary factors that make the Region an attractive place to live. The background portions of the regfona! plannlng studies indicated the excel lent condition of the Region's 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 facilities 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 additional school classrooms. The Region's fire stations and municipal buildings are currently in good condition and should be

12 1 adequate for future needs with appropriate maintenance. Further- more, fire station spacing throughout the area provides service radii adequate to meet National Board of Fire Underwriters service area standards.

The Region's major recreation facility, the Brownsvllle-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 throughout the Region as play areas for their surrounding neighborhoods. Furthermore, efforts should be*directed towards utilizing the recreation potential of the Monongahela 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 developlng this faclllty.

~~Policy: ''Available abandoned schools throughout the Region should be rehabi I itated as neighborhood community~~

~~centers.!' I~~

Those of the:-fhirteen schools abandoned within the Region since 1957 and which have not been taken over for industrial or storage use, offer, opportun it i,es for a communi ty-supported program to rehab- i I itate them for' use as centers for community actlvity. Such uses might Include a center for general coyunity activities such as meetings, dances, etc. or more speciallzed functtons such as boys' clubs or centers for Boy or Girl Scouting.

I COMMUNITY UTILITIES PLAN I The Community Utilities Plan indicates the water and sewage facilities which will be needed to accommodate the present and future populations of the Region. The Plan is directed I towards the satisfaction of the fol lowing general planning I objective. Objective: "The provision of adequate water and sanitary sewage facilities to serve I the Reg ion s res idents. 'I

~~The Coriunurii-fy Uti I ities Plan Map indizates areas where existing I water and sewer service is currently avai lable and recommended~~

future utility service areas. . The Plan , . .. is bas.ad on the follow.- ing policy statement. I .. - ...... Pol icy: "Expanded pub;l'ic water' and.'sewer'se,rvi+::: ,.,~~ 1 .areas w i 1 1 i nc Iude on I y 'preSent1.y urb,an,ilzed.. _. areas and I im,ited concentra$.ions of new . 'growth directly. 'adjacent to ?tiem.,'. 0the.r I areas mus't depend on ade'quate I y f urict ion ing , pri vate water and sewer systems ."

~~I Th is pol icy "is based on two fuidamenta I de3-ermi nants. , 'First.,, , .~~

the problems involved.'in financing far-f.lun4 uti I ity service' ' areas (especial ly sewe'r sery'ice) and two, the premise'*That":. ', .. desi red future land.-.development'patterns can be achieved,:fhrouih '. the proper- ks+rIctioKand. de I ineat ion of future uti 1 ity servilce areas. The'. grea5- recommended. 'f6r :future water and sewer service coincide dire&y, wi.th the more intensive (higher density) urban areas recohetided by the' Future.Land Use PIan. They. i nc I ude areas d irectly adjacent to--the estab I ished urban con*ntrations in Brownsvi I I@:and R4publ ic,,jand many of the outlyinh'minjnq towns which, although they are .ihte.nsiveIy develope proVi de any san itat$.' sew 'set-vice to' the.' reside$? khun-jtii.'l iJ+ I3 -ti Plan Map .are',those area recoMhrided.l' f uhre wate'r an&'sewer service'. areas. w ment should- be intens i ve"enough to 'support: san i?ary sewage' treatment fac i't iti es' .withi n' the'.. next. . ten years;,. ,:(by,. 1 980)... I ...... -.

I 125 The Growth Area Sewage Facility Plan Map indicates the recommended sewage facilities and service areas to meet the needs of the growSh intensity areas iden-i-ified 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 1 ic.

Sanitary sewage service to areas adjacent to Brownsvi I.le 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 wou d be adequately treated and discharged into the Monon- gahela R ver via Dunlap Creek. The location of the Brownsville treatmen plant which would be treatinq this effluent is indicated by the open circle on the Growth Area Sewage Facilities Plan Map

Sanitary sewage faci I ities for Republ ic would have to be provi ded by a completely new system utilizing interceptors running in the approximate locations indicated on the Growth Intensity Areas Sewage Facilities Plan Map. Effluent 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 Facllities Plan Map are the soi.1 character,.i.s.$ics -that exist in the areas recommended for suburban resi dentia.1 .deve..lopment by... this Plan's Future Land ,.Use e Iement. These character-isti cs are. d i rect I y reIated.39 the su.itabiIity of these soils to absorb the products of .ind i v i,du$.lI, on-s ite sewage d i sposa I systems e: As i-ndi cated , a I I ' .of the p-otenti B I suburban res identi a I . areas-are covered by soi'ls with I imitations for on-1ot.sewag.e disposal systems. Because these areas are suited for,potentia.1.- development; are not current1y. sewered; and do not-have]., se.w>ge sysT.emsi proposed.; for them; it 'is,critical ,that. individ,ual home: bu,i lders !qnd, fand:.de- ' velopers fake extreme 'p.recaution's in laying:.,out.+eptic tank sys.- : tems that.assure fhe proper..absorption of e.ff I uect.. . .--Inaddififon .. to *he efforts of'home -bui.lders and develooers; density.:provis:ions of zon,i.ng ordi.nances prepared during: iater poraions of.the p,I.an- ning'.-piogram,:'coupIed wifh' inspections b,y,.the;Pennsylvania State Department of Hea Ith, w i I I.he I p. to i nsure,.ad.eauate functioning of on-site sewage disposal systems in these areas.

~~126~~

~~, j:~~

~~GROWTH INTENSITY AREA SEWERAGE FACILITIES PLAN THE WEST CENTRAL F AYETTE REGION CONSERVATION A'ND 'RENEWAL PLAN~~

The following objectives, policies, and plans are directed towards the goal of improving not only the natural environment but also the Region's man-made environment through measures that can offset the blighting influences of the economic and physical past and providing positive ways to protect the natural and man-made environments in the future.

~~CONSERVAT-iidi '..PLAN .'~~

~~The Conservat i.ori:"'PIan recommends PO I ic ies for deve Iopment wh ich w 1 I I assist ' in -'-the conservation of natura t resources and i s based on the fol lowing broad objectives.~~

~~,. . !.. :'; .. .. . -~~

~~...p Ius posit,ive con- of future mining .. . .~~

~~and''~~

~~Object ive : "The protect ion and preservation of nal-ural 'open, wooded and steep slope areas. li~~

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

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

131 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 requiring the most intensive pol I ution abatement efforts. Strong enforcement of new mining laws, the elimination of municipal and industrial pollutants and intensive reclamation efforts directed towards abandoned mine areas should help significantly, in pollution abatement efforts i n these sfreams : .. , . .... !., ...... The wooded'rslape areas shown on the map are over 25 'per cent s I ope and thus- unsuited for most. types of :deve I oprnent.. Because. .. of thI s , they shou 1 d' be" pro9ectiirij' 7and.kpriiise d through land I use control s and proper conservation and' 'forestry practices. The preservation of these wooded areas is important not only in terms of the visual asset they provide, but also because of the important role they play in slowing runoff and preventing eros ion. ..

The conservafion priority. areas. ,indicaYe;d on .the ._map.. .are those ' where intensive conservation programs shou'l d be i nsyitu ed in '" cooperation with the appropriate County and Federal agr culturally- oriented agencies., Sound and ,consc.ientious agricultura and forest conservation etfdrts . i n; 'these 'a'tJeas can. 'presgrve thei r natura I beauty and ha'l:t'.the s@eead.'bf the'itisua'l'' b 1 ight that is currently in evidence, tri, many: rura1;'areas .of the Region. Most of the mine ?dumps:.'s?own.on ' fhg Conservation and Renewa I P I an are currenf IF ikiact i vb. '. The i.r'reinova I wou Id requ i re mass i ve expend i tures df; .f'unds:.and they can probab I y not be e 1 imi nated except through the course of tlme and the nat'ural heal ing process. However, the mine dumps that are currently growing at LaBel le and Isabel la can be control led under recent State Legislation regulating mine dumps. This new legislation- should be thoroughly investigated and the provision of these new laws should be strongly enforced to halt any further despoi lat'ion of the Region's landscape.

~~1 32~~

~~I RENEWAL PLAN~~

The Renewal Plan indicates areas where urban renewal or rehabll- I itation programs could be undertaken. It Indicates those speclfic areas which should be Investigated more intensively during the subsequent municipal phases of the planning program. This I Regional Plan element is based on the following planning objectives.

~~Objective: "The elimination of existing blighted I areas, present poor housing conditions, and the provision of adequate future housing resources for the Regionfs I res i dents. '' .I . and~~

I Object ive : .!'The protection: and enhancement of the significant historical buildings and I areas within the Region.': The two types of areas that are potentially suited for treatment under the urban renewal program are shown on the Conservation I and Renewal Plan,Map. The potential renewal clearance areas are those areas that have 50 per cent of their structures in bl ighted or severely deteriorating condition. Potential rehabilitation I areas are less severely blighted and have over 20 per ceot of their structures blighted or deteriorating. As previously mentioned, these indicated areas contain conditions that meke I them potentially suited for some sort of renewal treatment. Subsequent portions of the regional planning study, more pre- cisely the Neighborhood Analysis elements, will examine these areas to determine which ones are actually suited for renewal I treatment.

Also indicated on the Conservation and Renewal Plan Map is the I significant historic area in Brownsville which may qualify as a historic preservation area. Again, subsequent, detalled studies will determine the actual suitability of this area for treatment. E Both the urban renewal and historic preservation investigations will beansisTent with the following policy on renewal.

I Pol icy: "Detal led investigations 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. If I

~~I 1 35 I I 1~~

~~C 0 M P'R E-H 'E N ,S I V E P L A" N' I~~

...... _ . The fol l'owing 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, policies .and: recommendations directed towards the elimination I of existing phys'icat-problems within the Region and towards providing a sound physical context for future regional growth. It also represents physical solutiohs aimed at satisfying the I following economic objectives. 1. Maintenance of the regional population level 1 and the. provision of expanded employment opportun i tieG &.up I ed' w-i th' the e I i mination of regi ona I under-emp Ioyment . . . 1 2. Significant enhancement and reinforcement of the Region's positio'n as an industrial.,":. ..: . trade and service, and resort cen?$r. ..' I .. .. The rea I i zat ion of these object i ves i s conti ngent on. a.wi de range of .variables that' include numerous indeterminanf factors. I A prime influence .is .the' future economic role of the Region. Wi I I it function as a"pr;mari I'y residential' area or "bedroom" community', a tr'3.de. and' service center, an employment "center, I a resort: and tour-istcente'r or some combination ,o'f 'ai I these ' activities? The answer is, of course, quite-.dif'fIcuItto-. foresee. However , whdtever I ies' .ahead for .the' Reg i on :w 1. 1; I be determined,' to a .large extent; by.the areaes t>'as-ic physical'. I condition. '. - It is in this area of eri:vP:ronment that the Comprehensfve Pta'ri I makes its greatest, and fimdamental , contri'b'ut-ion. ' Its . . . pol icies and plans present ways of i~rovin.g;].~main.taining'an'd enhancing the Region's .physical environment, That. i$.'making the Region an attractive place to. live and work. Because of I thi s, t'he."rea I i zat i on of .the Reg iona I PI an s e I ements i S vital ly important to any "future" or "futures" that Brownsvi I le Borough, and the Townships of Brownsville, Luzerne and Redstone 1 .. may exper i ence : .- ...... I

~~: .., .\...... ,_ . I ...... I~~

~~,1 36 I I~~

~~(D the comprehensive development plan I~~

~~RESOLUTION OF THE BQARD OF SUPERVISORS I LUZERNE "SHIP, FAYETTE oOUN"Y, PENNSYLVANIA I~~

WHEREAS, the Luzerne Township Planning Commission has been created and appointed to consider among other things long-range plans for the growth I of the Tomship; and WHEREAS, the Planning Comnission has obtained and utilized the services I of Beckman, Swensm 6 Associates, professional City Planners, and studies, surveys, and analyses of probable gmwth trends, objectives, and needs have been completed; and I WHEREAS, plans and policies affecting the future of Luzerne Township have been formulated, adopted, and recomended by the Planning Conrmission; and I YWEREAS, the Luzerne Township Board of Supeivibrs have held hearings with the Planning Commission on the Comprehensive Plan; and I WHEREAS, it is in the best interests of the connmmity and its people, both individually and collectively, to establish a municipal policy for futuregrowth; and I WHEREAS, it is the responsibility of the Board of Supexyisors to utilize foresight, to assist and guide themselves adothers in the affairs of the Tawnship; I

NOW, 'IHEREFDRE, BE IT RESOLVED BY THE BOARD OF SUPERVISORS OF'THE I IXMNS-IIP OF LUZERIE, COWlY OF FAm, cDMlNWEAL~OF PEN"IA: I THAT this document with all plans, maps, sketches, and text mhstitutes the Comprehensive Plan for the future development of Luzerne Township. I ADOPTED THIS 16th. DAY OF September A.D. 1969 I

~~I', n -' A- 1 AlTE3: ill I I I I I I I I N T R 0 D !I C T I ON~~

1 This Plan presents guidcs, policies ar,d programs for directing Luzerne Township's future growth towards an efficient, compatible and economical ly advantageous pattern. These plans and policies are direct extensions of planning commitments developed I during the regional phase of the West Central Fayette Planning Program.' Basically, the plan elements attempt to provide and establish a better environment in Luzerne Township, in both its 1 developed portions, such as Hiller and the small towns of Tower Hill, Allison, Penr?craft, Allison Heights and Isabella, hs well as in the more rural see-tions in the Township's interior. The I Plan has been developed in accordance with the following major purposes. I -PMNN ING FURPOSES In ordar To provide a sound guide tothe future growth of Liizerne Tawship, This Plan adheres To the following guide- .. 1 lines for its inspiration and major direction;:' . ' .

First, +he Luzerne Township Comprehensive Deve I'opzEnt Plan' attempts to a?pIy. regional policies and plans to unique local I situatio:is. This application shou!d aid in so!ving the Town- ship's probierrs, help prdtect 'exist-ing standard conditions . and take a.r!va!iTage of opportunit-ies and advantages that I currently exist, The' Plan is aimed at providing a simp1.e and ccnciss .cylde -to achieving these mjor objectives through. an ac:-i 0c-cx-i en-ted progrcm based on I i mi ted I oca I resources The I P Ian ai so sug2xts h?v the32 lcca I i-esources may be coup led with ap;?licnhte Federal ahd Stak iid progrGms in helping to fir,ance major y-o?osed iwrovements, . However, the difficulties, ~I problems mi frus-ir.al-Icns involved in obtaining State and Federal aid is cery-ainly recognized by -)he Plan e'ri2 t.he.utilization of outs i de .ass i stance shou Id not be cons ider4 a panacea for ob- I taining f!inds fa- needsd improvements, However). t-he use of such funds ca;?-. certainly aid in inplementing and exp?x!iting Tcwship plzns. ~iiiis, -;-he vbtioiis e:smfits of this Plan ciocilmnt suggest relevant 'Federal and St-ai-3 aid swrces where it is bel ieved such I sources could significantly contribc-h to the real iza-!-ion of the Plan's reconmndaticns. I

~~I LT- I39 I I I I~~

A second major pwrpose of this Plan is to assist the Luzerne Township Planning Commission in meting its legal responsibil- I ity under the Pennsylvania Municipalities Planning Code (Act 247) by documenting the necessary plan elements that will be carried out or modified by the Township Planning Commission. I I The final purpose of the Plan is to help in the rea1,ization of mutually-beneficial regional planning goals estabbished as a part of the West Central Fayette Regional Planning Program. I Those goals directly applicable to Luzerne Township include:.

~~1, The encouragement of a compatible and efficient I arrangement of land use activities.~~

2. The maintenance and enhancement of the Township highway system to provide improved general regional I accessibility and good links with major extra-regional desti nations. I 3. The maintenance of the Township's excellent system of community facilities and the provision of a wider range of recreation opportunities. I

4. The provision of adequate water and sanitary sewerage , service to the Township's. wbian w.sjdents. I ...I 5. The e I imi nation of prob le& d frp5tI y ass* iated with . the area's coal industry, .iincIud.ing mipe dumps, stream PO I Iuti on, and deter iorat ing, mi:nei.mouth and coke oven I areas, plus positive control of the affects of future mining activity. .. I 6. .The protection and preservation of natural open, wooded, and steep slope areas.

3. The elimination of existing blighted, areas and present I poor housing conditions and the provision of adequate future housing resources for the Township's residents. I Thus, the fol lowing comprehensive plan e lemnts of: a p Ian for, future land use, a plan for the movement of people and goods, a plan for community facilities and utilities, an indication of I regional relationships between future development plans for Lurerne Township and adjacent comnunities, and continuing planning responsibilities are intended to meet the Township Pltnning Commission's responsibility to prepare and maintain a compre- I hensive plan for the present and future development of the Townsh ip. I

~~LT- I 40 I I I I I PLAN FOR LAND USE~~

Several existing conditions constitute the major determinants and I influences of the Luzerne Township Future Land Use Plan and future land use patterns. These include the existing pattern of land use, with urban residential areas in the Hi i ler sec4-ion adjacent to Brownsville and in the established old mining communities of I Isabella, Allison Heights, Thompson #2 and Tower Hill 82; of river terrace, river-relatsd industrial uses, and of general ly open rural activities combined with steeply sloping valleys and I hillsides in the remainder of the Township. As shown by the Future Land Use Plan, the existing land use pattern has exerted the strong- est influence on the determination of the location and extent of I future land use areas, with future activities being direct extensions of existing patterns in the more developed areas and maintenance of current open areas in the 'more rural or agriculturally oriented areas. Other major determinants of the future land use I pattern include topographic characteristics such as the steep sloping -hillsides and the location of major highways and rail routes, primarily State Route 166 and the rai I I ines thai para1 le1 the Monongahela I River and Dunlap Creek. A further determinant is the probable location of future utility service areas (determined largely on the ability of existing sanitary sewage utilities to serve an expanded area plus the I location of watershed boundari'es), LAND USE ACTIVITIES

I Future comniercial uses recomanded by -the Land Use Plan wi I I be I imited td $xisting cornmrcial concentrations in the Hi I ler secti'on, primarily a'djacent to the fire .station. The Plan does not recommend. I any other commsrcial areas because of the satisfactory service that is provided by the Brownsville central business district; existing commercial areas within the Township, and by anticipated future I commercial areas which will Iccate adjacent io the Route 40 interchange in other areas of the West Central Fayette Reqion. Industrial areas are logical ly local-ed on flat river tert-ace Jad adjacent -bo the Monongahela River, These areas are served not only by the river I water and transportation resoiirce but also by the railroad which parallels the river throughout Luzerne Township. Two future industr al areas are indicated adjacent to Labelle and north of Rice's Landing. I These would supplement the protection and confinuation of existing heavy industrial areas, including the coal washing and processing operation at lsabella and l-he barge construction activity in north- I eastern Luzerne Township directly north of the Brownsville-Luzerne Township Park. Three major types of residential land use are

I .. I LT-141 I I 1. programmed for Luzerne Township's future. These include a contin- I uation of urban residential areas at a density of approcimtely 6 to 12 fami.I.ies per acre (gross,) .i:n +he Hiller section adijacqnt to the Br0wnsv.i I Ie area and i n the estab I ished min i ng-ori,eryted I hamlets in the Township (including. Isabel la, .AI I ison, and- A.11 ison Heights, Tower Hi 1 I #2, and Thompson #Z),,.w,it.h the pe :

~~IMPLEMENTAT~ON MEASURES . .~~

1 . ,...... Three major.:.,actions c,an ,contri,bute si.gp,i'ficantl y t6::fhe real ization I of recomm.,c#ation.sof<,the. Luzerne Township Future Land Use Plan. , These are ,ma,i'n jy concerned: with :-the adopt ion and enforcement. of ., . controI.{i:,pl us, !.he .adopti.on of,:the Luzerne Township Comprehen-si,ve . 1 Deve.l,~~e.n~~,~I~~~, .. I

~~LT- I42 I I I I I~~

~~Individuals or I I mp I emen tat ion E I emen t Action Groups I nvo I ved~~

Adoption of the Luzerne inform the citizens Luzerne Townsh i p I Township Comprehensive De- of Luzerne Township Superv i sors velopment Plan in con- of the content, in- formance with the tent, and purposes Luzerne Township Pennsylvania Municipali- of the Luzerne Town- Pianning I ties Planning Code (Act ship Plan and adopt Commission 247). the Plan after appropriate public I heari ngs.

Zoning controls to provide Modify existing Luzerne Townsh ip I legal definition of the Fayette County Planning Commisslon future land use areas Zoning Ordinance recommended by the PI an. to conform with the Luzerne Township Township's Land Use Su pent isors 11 Plan. Fayette County Planning Commission I and County Commissioners

~I Subdivision regulations Con t i nued jur is- Luzerne Townsh ip , to provide further controls diction or Fayette Planning Commission on the quality of future County Subdivision residential and large scale Regulations. Luzerne Township industrial and commercial Supervisors development activities within the Township. Fayette County ' Planning Commission

~~LT- I45~~

~~PLAN FOR.-THE MOVEMENT OF - PEOPLE 8 GOODS~~

~~ROAD. RECOMMENDAT I: ONS ,~~

Luzerne Township's movement plan utilizes, primarily, the maintenance and slight upgrading of existing primary and secondary arterial and col lector roads to form the bulk of the TownshipOs future movement system. In addition, the Plan recommends the construction of three new col lector roads to provide industrial access and to link the northern'portion of the Township and important destinations in Redstone and Brownsviile Townships and in Brownsvilie Borough. The Plan also recorrmends the construction of a secondary arterial route to complete a major circulation loop within the Township's western portion. The following table summarizes the Luzeme Township Comprehensive Plan's major movement system recomen- dations.

~~Route or Road C Iass i f icat i on Recmmenda t ion s~~

~~Route 166 Pr imary arter ia I Maintain and upgrade bad horizontal and vertical at ignment segments to provide Luzerne's primary arterial access to Route 40 and the Route 40 interchange.~~

~~LR-2600 1 AI I secondary Maintain in present standard LR-26 164 arter ia I s condition. LR-112 LR-26004 LR-26095~~

~~Proposed secondary Secondary arteria I Construct to secondary arter- arterial in KeIley ial standards to complete Run a I i gnment. major secondary arterial loop servicing Luzerne Township.~~

~~LR-2600 1 AI I col lector Maintain all of these routes LR-26098 routes. in current standard condition. T- 30 8 LR-26072 LR-26095~~

~~LT- I 47 Route or Hoad Classification .Recornmendati ons~~

~~Proposed industr ia I Collector routes Construct to provide access to access roads industrial sites In the east ( T-704 1 Mi I lsboro industr al trac (T-703)~~

ProDosed.. H i I Ie r- Collector route Construct to two ane col ector Brownsville Township standards to prcide major connector connection between Hiller section of Luzerne Township and Route 40 interchange (connecting Legislative Route 26098 in the vicinity of Brownsville Senior High School with Route 166 in Redstone Township in the vicinity of the new Cox Dunnahey Ele- mentary.-SchooI and the Browns- vi I le area hospital.

Completion of the major new route recommendations of the movement plan and realization of the maintenance suggestions of the movement plan would constitute complete implementation of Luzerne Township's plan for the movement of people and goods.

~~LT- I 40 I I I I I I I I I I I I I I I I I I I IMPLEMENTATION MEASURES Individuals or Implementation Element Action Groups I nvo Ived~~

Maintenance of currently Estab I ishment of the Luzerne Townsh i p adequate and standard comprehens i ve and Supervisors primary and secondary conscientious annua I arterial and collector ma intenance program. Luzerne Township routes. Highway Crew

~~The Pennsylvania State Department of Highways~~

Construction of the proposed Encourage Pennsylvania Luzerne Township Ke I ley Run secondary arterial State Department of Superv isors route and the proposed Red- Highways to initiate stone Township collector design and construction Luzerne Township I ink. of these two vital roads Planning Commissiop as soon as possible through testimony at West Centra 1 Fayette Highway Department hear- Regional Planning ings and conscientious Commi ss ion pressure on the district highway office at Fayette County Planning Uniontown. Commission (in conjunction with Fay: ette County's contribution to the State's various six year highway plans).

~~The construction of Initiate efforts to en- Luzerne Township~~

industria I access courage the upgrading of Superv i sors ~ col lectors in western the two exi sting Townshi p Luzerne Township. roads to industrial access Luzerne Township standards in cooperati on Planning Commission with industrial development activities. Attempt (Possibly represen- to obtain funds from the tatives from the Appalachian Regional Pennsylvania Power Commission for industrial Company plus various access road construction agencies stated under and possible 50% pclblic the action portion works grants from the Eco- of this element.) nomic Development Admini- stration from funds administered out of the Pub1 ic works and Economic Develop- ment Act of 1965(the Appa- lachian Regional Commission funds are administered by the Governor of the State of Pennsy I van ia I.

~~LT-151 1~~

I PLAN FOR COMMUNITY FACILITIES 8, UTILITIES 1 r. . COMMUN ITY FAC I LIT IES RECOMMENDAT I ONS 1 Major community faci I ities recommendations for Luzerne Township include basically: the maintenance of existing and standard schools, parks, municipal buildings and fire stations. Major improvemnt expansion programs recommended by the Luzerne Township Community Facilities Plan include ex- I pansions of the auditorium facilities at the Brownsville Area Senior High School in Hiller to eliminate current overcrowded conditions and additional land acquisition adjacent to the present boundaries of the Brownsville- I Luzerne Community Park to provide additional open space and areas for f'u t ure deve Io pmen t act iv it ies . I IMPLEMENTAT I ON MEASURES Major implementation efforts to realize the community's facilities plan should be directed towards the continuation of maintenance programs which 1 have enabled the fine collection of community facilities serving Luzerne Township to continue in their standard condition. Further implementation efforts would be involved in providing funds and programs for the expansion 1 of the Township's and the West Cen,tra I Fayette Region's major park faci I ity. .. Individuals or I Implementation Element Action Groups I nvo I ved The maintenance of existing Continuation of Luterne Township sound fire stations, schools, currently adequate Supervisors I municipal buildings and parks, maintenance programs. Brownsvi I le Area School District and the four 1 Luzerne Township Volunteer Fire 1 Comp an ies . The expansion of Brownsville Construct a new Brownsville Area Area Senior High School auditorium to meet School District I auditorium faci lities. current seating and the Pennsy Ivan i a deficiencies. Department of Public 1 1 nstruct ion. I B I LT- I53 I Individuals or Implementation Element Action Groups Invol ved

Acqu I re add i ti mai property Negotiate with the .. Luze,rne Townsh ip adjacent to the current adjacent property .:' . . -'.:'--.-ftahn i ng Cornmiss ion boundaries of the Brow.ns- . owners to acqqi,re v'i I le-Luzerne Commun ity ' ' ir !and for future '' Park. k.use; acquir'ing land with f'unds either raised by. :local subscr iption..-or. from

~~Townsh if'surp., I'uses . or~~

prov ide(!,.-, the ' State: Fayette Regional of "Pennsy'lvania's' Five- P I ann irig Commi ss ion. Hundred-Mi I I ion-Dollar Conservation Bond Issue coup Ied w ith Federa I . .. , . .. and, Water Conser-...... *. on' Fund grants ...... adml nistered by the Sta.te' ' .._.. . ,.>':. ,. (total contribution up to .( :. .. BO% of the project.cost). : .... 'Cons,ider. possib.Ie straight ...... "lod'al contribution for acquisition and Sta+e funding for park development,

~~. .% UTI LlTlES PLAN~~

?De major recommendation of t6e'tiater and Sewer Utilities..Plan for Luzerne TFnship proposes, expanded sanitary sewage service to areas adjacent to the present Brownsville sewage service areas. These proposed expanded service aieas are ' 1 &ated i n northeastern Luzerne Townsh ip, pri mar i Iy southwest of fhe Hi I ler sec+ion. In addition to the proposed sewice area extensions of the Brownsville system, six additional new sanitary sewage service areas are proposed for the Township. These would serve the mining towns of Allison Heights, Allison, Tower Hill #2, Thompson #2, Penn Graft,;and Isabe,(la. These serv.ice area ,recommendations' are based. Frimari ly on'the' intensity Cdensi ty of. deve-fop@ent In these areas) and',the'general urban character of tpe exis'ting 'development. The areas would probably have to be served by some'sort of 'small 'package treatment plant discharging its effluent into a creek approved by the State Health Department. No additional service is anticipated, with general continuation of existing water service areas within tf" Tawnship*

~~LT-I 54 1 I IMPLEMENTATION ACTION I Major Utilities Plan implementation astion is contingent on the availability of funds to help finance the proposed sewage treatment and collection systems.~~

~~Individuals or I Imp lementation Element Action Groups Invol ved~~

Extensions from the tnterceptor and col- Luzerne Township Plant 1 Brownsvi I le sewage lector line extensions ning Commission trcatmnt system to to collect effluent in Luzerne Township Super- serve areas adjacent the expanded service visors and Pennsylvania I to the Hi I ler section area. Systen? extension State Dept. of Health of Luzerne Township. financing could come and representatives from from revenue bonds and the groups or agencies assessment bonds identified under the I coupled with Federal action element of this and State grant pro- implementation phase.' grsm aid which could I reach a maximum of 40% of the fotal project cost (grants would come I primarily from the water pollution control programs of the Department of Heal th,Education and I We I fare, C Iean Streams Program assistance for water and sewage faci I i- I ties administered by the Pa. Dept. of Health and Act 552,plus potential I U.S. Dept. of Housing 8 Urban Deve Iopmen t A id under basic water and sewage facilities grants. I One final possible source wculd be grants allocated for the construction of 1 sewage treatment works in Appa I ach ia admi n istered by the Appalachian Regional I Commission). Construction of new sewage, See above See above collection, and treatment I facilities at Isabella, Penn-Craft, Thompson No. 2, Tower Hill No. 2, Allison, I and Allison Heights. 1 LT- I55 I

~~1 I~~

~~I REGIONAL RELATIONSHIPS~~

Because the tvlonongahe a River- forms a major boundary around over half of I Luzerne Townsh ip, the P Ian s re1 ationsh i p to the Townsh ip s ne ighbors is not as critical as if these neighbors were directly adjacent to the Town- ship. However, examination of Land Use Plans for communities in Greene I and Washington Counties indicate direct cons5stencies with the general rural or conservation characters of the areas that would be adjacent to these communities in Luzerne Township. The Township's other neighbors, I Brownsvi I le Borough and Redstone Townsh i p have compati b le Land Use Plans guaranteed under the common planning effort under the West Central Fayette Region with most adjacent areas being commonly recommended for either conservation, suburban residential, or agricultural, forest, and residen- I tial future uses. Thus, no conflicts exist between proposed land use and development activities within Luzerne Township and its neighboring I commun iti es . 1 I I I I I I I I I LT- I59 I CONT INUING PLANNING RESPONSIBILITIES

The fol owing policy should provide the guiding influence for future cow prehens ve planning activities carried out by the Luzerne Township Planning Commi ss on in cooperation with the West Central Fayette Regional Planning Commi ss on.

Policy: "A comprehensive continuing planning program shall be actively followed by the Luzerne Township Planning 8 Commission with special emphasis on code enforcement and the elimination of substandard and deteriorating housing through the use of comprehensive code enforcement programs; the utilization of programming and budgeting tools; the realization of the Township's comprehens i ve p I ans, recommendati ons; housing and relocation efforts to assist all persons and busi- nesses displaced by public action; the development of a program to expand the supply of housing for low and moderate income groups and, finally, the development of an extensive citizen participation and involvement program to achieve improved citizen action in Luzerne Township's future planning, development and growth.

~~IMPLEMENTAT I ON MEASURES .. Implementation Group or Individ- Element Action ua Is Involved~~

A continuing plan- Insti tute a cont inu i ng compre- Luzerne Township Plan- ning program hensive planning program with ning Commission, sign i f icant cont i nued i nvol ve- Luzerne Township Super- men* of the Luzerne Township visors, Planning Commission and contin- Citizens of Luzerne : ued financial support allocated Townsh ip, by the Luzerne Township Super- Brownsville-Luzerne visors, coupled with the mainte- Townsh ip Park Board, nance of active interest of West Centra I Fayette Luzerne Township's citizens in Regional Planning the planning process and the Commi ss ion. Township's future.

Code and code Adoption of a housing code and Luzerne Townsh ip P Ian- en forcemen t the emp Ioyment of code enforce- n ing Commi ss ion ment officer io institute a comprehensive code enforcement pro- Brownsville Township gram within the Township and the Supervisors

~~adoption of bui Iding,_. plumbing,. and.electricaI codes in conjunction with adoption of Township's proposed Zoning Crdinance.~~

LT-161 I I Individuals or I~np lementat ion E Iement Act ion Groups Invol ved I Hous i ng Preparation of a housing im- Fayette Cbunty provement program including PIanni ng. Commi ss ion a statement of problems, a 11 2 statement of objectives, a Fayette County I statement of obstacles stand- Hous ing Author ity ing in the way of the solution of the problems stated, a Fayette County Re- I statement of housing objectives, development a statement of planning activ- Author i ty ities, and a statement of 1 actions directed toward a Luzerne Township realization of the program's Planning Commission stated objectives and aimed at overcomj ng stated obs tac Ies . Luzerne Township 1 Superv isors , coupled with citizens' advisory I and partic ipat ion groups organized within the 8 Townsh ip. -_ Citi Zen Invol vement Organi ze a Townsh ip-w ide Luzerne Townih ip I citizen advisory group made up Supervisors of repi-esentat i ves of loca I or neighborhood citizens' advisory Luzerne Townsh i p 1 groups. These groups should- Planning Commission contain a- wide Gross-section, of the comun.ilty, certainly Citizens of Luzet-ne I including representatives fFOm Township and poss- minority groups and low and ibly a representa- moderate income groupsc tive from the Pittsburgh Regional 1 Off ice of the De- partment of Housing and Urban Develop- 1 ment * I 1 I "LT: I62 ' I I e neighborhood onolysis ,I 1

~~I NEIGHBORHOOD "AaALYS I S ..~~

I The purpose of the neighborhood ana I ys is.,'fot, Luzerne ,Towndlp :to examine the existing bui lding conditions' to.,:'ident,ify the' problems and I to recommend solutions to these problems in each area. The I iving environment of the neighborhoods. in Lir&rne Township wi 1 I be discussed in terms of their physical characteristics and their resident's socio-economic standing. The position each community holds I in relation to the regional facilities will also be pretsented. The ultimate goal of this study is to aid in esfablishing local policies which will eliminate the blighted area, prevent the future development I 6f'""bIight and provide commun.ity faci I ities which,;,: . .w:i I I increase the qual ity of I iving in Luzerne Township. Provi.s.ions:.can be niade for

adequate housing in the future..a I according to.... ?he:.,.)' f2xist'ing - .. . housing sit- I uation...... , S ince th is study dea I2 'pr i&r i'i'y i,:th moderate ' s ize c0mmuri.i t i,es, there ate several smal I groupings and ind'ividual :homes in ,varyi'ng conditions, I which will 'not be mentioned specifically. These range from'the old farm houses to new suburban homes.. I ...... DEL INEATI ON OF NE I GHBORHOO~S-

~~1 For the purpose of this stu6y-'a neighborhood' is defined as a grouping of residential and non-residential.. structures which share similar facilities~~

and envi'tonmenta I cond it ions. In Luzerne Townsh ip the nei ghborhoods of ' 1 Isabella, Tower Hill Number 2 and other mining communities are delineated natura I I y by their concentrated development surrounded by s loping wooded property. In the northweste.rn section along the Monongahela River, I MaxweI I, La Bel I, and Dutch 'Hi I'I are three smal I areas which are close Together and have been cIassif,ied as one neighborhood. Due to its proximity, the southeastern pbrtion of Hiller could be discu'ssed in conjunction with the western most.,sectipns of Brownsville Borough. How- ..a I .. : .': ever, it 'w i I I be 'considered 'as.. a 's8earate'commun: ._. ity. .. ./ .,~..

...I.. , .. ,.... , ~ ..i - Throughout the'T6wn'khip th.ece arb .Smal,l ,c'l'usters'of residential struc- 1 tures wh ich ca'nnot be ana I'yfed as ind't v idua I ne i ghborhoods. For the ...... !, 1 I LT- I63 I I most part, these are strip developments along the highways. The rural areas known as Alica, Melrose, Luzerne, East Fredricktown, and Aronsburg are located along the Monongahela River and have similar characteristics, They contain less than 20 residential structures and these are in fair condition, The similar rural areas of Heistersburg and West Bend are in the center of the Township.

~~CON0 IT I ON OF STRUCTURES~~

~~A study of the condition of structures is necessary to establish the current trends and to determine the action to be taken to maintain and improve neighborhoods.~~

While a large number of homes and commercial structures may be in good condition, the presence of any substandard housing should be .of concern to the community. Blighted buildings or areas have an adverse effect on the entire neighborhood and its residents.

BIight.tends to spread and threatens the property values of the surrounding }'and, In addition, substandard housing puts an increased burden on the pub1 ic serv Ices of hea Ith, fire and pol.fce protection.

~~The following is an explanation of the processes of determining the condition of structures.~~

~~U.R.A. Other Terms . . .. .~~

~~New - Bu I It si.nce 1946 Standard., Sound .,......~~

~~; Good Standard , . Sound .. .,~~

~~Fair ..,.. , ' . Conservab Ie .. .. Defertorattng~~

~~> ..~~

~~Poor .. .. : Conservab le : . Deferlorated . .. :Very .Poor: . . .. : Undetermined,... .. Di lapidated~~

.. '. Throughout this'analysis'the U.R.'Terms wi I I be'.used 'tq identify the conditions and the-corresponding terms wi I I give a further ddscrIptton. indicates structure,s which are structural ly sound, "Conservab le" refers to 'structures which are in.need of feasl ble repa i rs, and "Undetermined1' des i gnates the structures i'n very poor condition. "Undetermined" in this context does not mean that the condition

~~LT- I 64 NEIGHBORHOOD DELINEATION I LUZERNE TOWNSHIP I 1~~

is undecided The structure is dilapidated, but the action to I correct this situation is undetermined. The owners of these homes and the pub1 c officials must decide whether to demolish the 1 structure or invest in upgrading it to standard condition. References m de to "bl ighted" or "poor" housing refer to structures which do not meet the standards of construction, plumbing and other nationally recognized codes. They include all structures evaluated as I very poor during the field survey.

Blight is defined as any destruction, ruin or decay, and in this region, I the mine dumps and other industrial properties are.forms of blight. Their effect on surrounding structures is a blighting influence and is I of major concern in the future of the communities. The "Location and Extent of Blight" Map is a generalized diagram of areas which fall within the categories of conservable, undetermined, I and mining industry related or concentrated non-residential bl ight. The purpose of this map is not to pinpoint individual structures but to indicate areas where concentrated efforts should be made to eliminate I blight or to prevent the further deterioration of a group of deteriorating structures, Unless the undetermined structures are clustered in one particular area, they will not appear, As enforcement I programs are carried out, it will be up to the discretion of the local officials to take action on each unit.

~~'I COMWNITY FACl LlTlES AND SERVICES~~

Schools: Luzerne Township is part of the Brownsvi I le Area School I District and three of the schools are located in the Township. The Central Elementary School is just north of lsabella and it is in excellent condition. It was built in 1965 on a six acre site and has 1 a capacity of 600 students. The- H.i-.l.l.er Elementary School-is pract.icaI ly new and has. a capacity of 250 students. It is located on a fifteen acre site adjacent to the I Borough of Brownsville and contains eight classrooms.

The High School for the district located in Luzerne is adjacent to 1 tho 'dorough Line. The thirty classroom faci I ity is also a new structure (1966) with thirty classrooms for the three highest grades. 1 The Junior High students attend the District Junior High in Republic, I LT- I67 I I Parks and Other Community Facilities: .,The park which serves the West Centra I Fayette Region is the.EPwnsvi I le-Luzerne.Community ,Park located in Hi Iler. The parks faci I,ities are partial ly constructed and plans are underway for further dev.elopment,which .will make this park .. a center for a large variety of activities.

~~'I The Luzerne Township Municipal Building is located .in-the:east central~~

port ion of the Township near .Tower Hi I I : Number '2 and- th,e I bu'i very good condition and contains the off ice of the Towtiship police headquarters and storage area for road maintenance equipment. . .. The f ire protection ~onsists of f i ve vo I unt-eer .f ire departments at Tower HiI1 Numbgy 2, lsabel.l:a, .Dutch Hi I I, Hi.l.ier, and AI I ison and two

~~, ful I time and '.th'Cee. part-time.pol,\ ...... ice officers comprise the: Township law enforcement. " -~~

. .. Pub,t,ic,Water.and-Sewer Systems:'. ,The only portion of Luzerne Township that: reCeives<.both'water and sewer ,services is Hi I ler 'and. it is served by ' the Brownsv i I Ie Compan i8s. A I I of the ne i ghborhoods' to'be' d f scussed e.xcept Thompson Number 2.receive:public.wa r services from one of the fol lowing Companies: Brownsvi'I le, AI'I.,i,son e Ights, ..and ..Southwestern Pennsylvania Water Authority, and Hi I lkn. ..

~~SUMMARY.. OF.. COND i TI ms OF RES^ DENT I AL STRUCTURES~~

~~NE I GHBORHOOD I 2' 3 4 5 .6 7'~~

~~Standard 343 57 0 31 44 50 111 78% 33% 28% 90% -33% 79% Conservable 684 72 19 46 5 81 27 19% 41% 38% 41% 10% 46% 20%~~

~~Undetermined 15 45 31 ' 34 0 37 2 3% 26% 62% 31% 21% I%~~

~~LT- I68 1 1 I CONDl T ION OF NON-RES I DENT I AL STRUCTURES~~

For the most part, commercial and semi-public structures in the I Township's seven neighborhoods were found to be in fair or good condition. These structures include stores, fire halls, eating and drinking establishments, gas stations and similar types of develop- I ment. The blighted areas mapped on the Location and Extent of Blight Map are all industrial structures or related property, In Neighborhood I Two, a huge mine dump occupies the southwestern corner. The residential structures adjoining this dump are the largest single area of residential blight in the Township. The mine dump has had an I adverse influence on these old structures. A similar situation exists in Neighborhood Four where old coal processing structures and a mine dump are located on the river terrace. The residential structures closest to the industry are dilapidated, while those I farther up the slope are conservable. Neighborhood Number Six contains one concentration of mining related blight, the abandoned loading area south of Thompson Number Two. There is also a large I junk yard which clutters the landscape. The valley to the east of Allison West is an unsightly combination of an abandoned mine shaft, debris and a mine dump. This concentrat on is separated from the I residential section by a'wooded slope.

~~The last non-residential blight area is ocated along the Monongahela River west of Hiller., This industrial s te is also abandoned and I the structures are di lapidated. 1 I 1 1 I~~

~~1 LT- I69 I I I I I 1 I I I~~

~~ILOCATION AND EXTENT OF BLIGHT UZXRNE T OWNSHIP I I~~

~~METHODOLOGY OF DETERMINING FAMl LY CHARACTERISTICS OF FAMl LIES LI VlNG I IN POOR HOUSING~~

I To realistically plan for the improvement of housing conditions, it -is-necessary -+edetermine -$he-soeio-economic status of the fami-l-ies living in the substandard structures. From this study, the appropriate forms of action can be determined and initiated. I %\ Through the cooperation of the Fayette County Department of Public Assistance, statistics concerning welfare recipients who live in poor I housing were obtained. The sample families constitute a 20 per cent to 100 per cent sample of all residents of undetermined structures, depending on the neighborhood. In some cases the statistics include I low income families residing in conservable structures. 'The low economic status of these families is indicative of the likelihood of those conservable structures deteriorating as a resu It of inadequate I upkeep. Although, not all families iving in poor housing receive public assistance, their estimated Incomes are not significantly higher. I Other families are managing on comparable incomes from pensions and social security incomes, an, from low paying employment. Whether low incomes effect the housing in terms of the familles lack of I abi lity to maintain their own homes, or to pay adequate ,rent, the resulting deterioration is the same.

To clarify the terms used in the Table, the following definitions I 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 I 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 trafning'in other fields. Their opportunities for employment are I extremely limited. 2) Overcrowded units are those where there are more than hi0 people per bedroom. I I 1 I u I 1 I

~~LUZERNE TOWNSH I P ...... _"_. . . . - . .. I Summary of Statistics Concerning A Sample Group of Low Income Families Living in Poor Housing I NE I GHBORHOOD I 2 3 4 t 6 l7~~

~~NUMBER OF DI LAPIDATED STRUCTURES 15 45 31 34 37' 2 I~~

~~PERCENTAGE OF TOTAL STRUCTURES 3% 26% 62% 31% . 21% I% I NUWER OF FAMl LIES IN D. P. A. SAMPLE 8 12 13 9 16 0 I RACE DI'STRI BUTION~~

~~White 4 2 12 7 9 0 I~~

.Non-W h ite 4 10 I I 2 7 0 'HEAD OF HOUSEHOLD I Average Age 44 36 44 35 43 0 Average Number Years Of Education 10 8 8 IO 8 0 I Number of Unemp I oyed Males 2 4 3 2 3 0 I AVERAGE FAMl LY INCOME (Thousands Per Year) 2-3 2-3 2-3 2-3 2-3 0 I , AVERAGE NUMBER IN FAMl LY .. 5 5 5 5 4.5 0

NUMBER OF OVERCROWDED I FAMl LIES 2 4 2 2 t 0 HOUSING OF SAMPLE GROUP I Rented 8 II 9 7 I5 0 Owned 0 I 4 2 I 0 Units with Plumbing I Including Toilet 8 4 II 3 8 0 Units with Heating 8 IO 13 9 IO 0 1 * There are no undetermined structures in Neighborhood 5 and the residents are medium income families. I 1 No D. P, A, Recipients occupy dilapidated structures In this neighborhood.

~~LT- I74 I I I I I NE I GHBORHOOO ONE : HI LLER - WOODWARD PLAN - PARK PLAN~~

I b LOCAT 1 ON. AND DESCR t PT I ON -,Nei,,ghborhood: # 1 is locafed in -the northeastern'\cornet+ of. the Townsh ipe It adjoinsrBrownsvi I le Borough.on the east and doeG!:o$.extend north as far as the Pbnongahela River. It is primarily a residential I neighborhood of single-family homes. East of LR 26098 the only commercial land uses are a grocery store and a garage at the corner of High Street and Ri.chard Street,l..a'...bar-and a .cu.s-tand,..stand. .'The I Hiller Elementary School and playground are two blocks east of High Street and the Brownsville Area H.igh School is at the end of Frazier Street. ,. I , . :: _. i j West .of:IHCgh-'Street (LR 26098). are the fire department, a shopping ..center,:-a;.~-gr~erys,tore., an -abandoned school , and gamg'es I '.. : -vf.i'Ie.ib~zemdPark-adjoins the residential neighborhood';and extends to ii. .i.~~he,Mdnonga~elallRiver.The homes are single-fami ly units except for '.. one street ofilduplexes east of the park and four, four unit apartment buildings across from the shopping center on Third Street, The area's I Army Reserve Center is located on an extension of Sixth Street.

~~I CONDITION OF RESIDENTIAL STRUCTURES I Standard 343 Conservab le 684 Undetermined 15 78% 19% 3%~~

Thls neighborhood has the highest percentage of standard structures in I the Township, This is partially due to the fact that the area has developed as a result of the expansion of Brownsville and the homes are I relatively new or well-maintained. The conservable structures are located along Third and Fourth Streets and Rawford Avenue with ten scattered through the eastern half of the community. Most of these buildings are older structures which are in need of minor repairs. The remaining 5 per cent are deteriorated homes on Sixth Street and Rawford. These homes are deteriorating and need major renovation.

~~.- . LT- I75 I I~~

~~EXTENT AND CAUSES OF BLIGHT I~~

The blighted area in Neighborhood One is limited to one small area and so far, these poor structures have not afFetPed--tlle-surround i ng property. I The blight is caused by the inaccessibility due to a poor road, the aging of the homes and the low.incomes of the residents. I CHARACTER IST I cs OF FAM I L I ES AFFECTED BY POOR HOUS ING I AI I of the family.statistics involve people who are r.ent.i:ng their housing and cannot afford the present rates of standard housing. The racial composition Is half black and half white families who are headed I by middle aged men with an average of ten years of education. Two fami I les are overcrowded and the average fami ly 1,s .$,omposed of f Ive people. .: These parents and chi Idren are being supported by.various programs, under the,Fayette County Depa.rtmen:t ot Pub1 ic,,Ass istance with the I average grants fa1 I ing between $2$'000 and.$3,900, ,, Two of the men are

~~.I. .unable to secure permanent jobs. :. .. I I I I I I I I~~

LT- I 76 , .- I : ... :- I I I I I NE I GHBOW-IOOD NUmER TWO: DUTCH HILL, MAXWELL, LABELL AREA I LOCATION AND DESCRIPTION Neighborhood Number Two is a combi.nation'. of fthree smaI.1 resident.iaI communities in the northwestern corner of Luzerne Township. This I neighborhood is to the north and south of LR 26001 and the railroad tracks whi;i2h,.f_qI theI . - Monongahela- ...... Ri.ver. . One-thi rd of thi.s neigh- !ow - one-'thi rd""i S' on-.''the "s I o.pe *ahd . MaxweI I borhood Is located on a plateau, is on the river-.t.errace. The only non-residential land uses are the I post off ice in Dutch Hi I I;.a gas station, a bar, ,a vacant school, a market, St. .James-Church. The neighborhood was establ i.shed as the homes of the laborers in the3urrounding mines. .At present there is I a mine dump just to .the west .of'MaxweI I and .anoth.e.rmine waste dump south of LaBe:t,I which continues Po.gcow fFhm the mining activlty west of': the. nekghborhood. I . ..: The closes?ish6pping:d-istrict for. these peopIe...is across the.River, I ..'however, there: is no.bridge other;than in BrorcJnsv.L31e.z . ,. :.. . . CONDl TION OF RES I DENT1 AL STRUCTURES I Standard 57 Conservable 72 Undetermined 45 33% 41% 26%

I The residential structures are divided into the three condition qualifications fairly evenly. The conservable or fair category represents the largest percentage and these are found interspersed I through Dutch Hill and on the sPreets parallel to the River In Maxwell. Most of the standard structures are in these same areas. The poor housing is located predominantly in LaBel I with some isolated di lapi- I dated structures in the other sections of Neighborhood Number Two. In Dutch Hill, most of the residents own their horns and maintain them whi le in LaBel I the rental structures have been allowed to deteriorate.

~~I EXTENT AND CAUSES OF BLIGHT~~

The blighted structures of Neighborhood Number Two include all but 20 I of the homes in LaBell. The homes along LR 26001 and the duplexes on the side streets to the south have deteriorated from age and a lack of maintenance. The blighting influences are: I) An inactive mine which I eliminates a source of income for the residents. 2) The mine dump and I I LT- I77 I I I

sludge pond on the property adjoining the residential streets, and poor local roads which makes accessibi I ity difficult. Several structures are I now in fair condition and can easily become blighted due to the negative influence of the surroundings. The duplex- and single-fami ly homes in Dutch Hi I I and MaxweI 1 must also guard against the spread of blight to I those deter i orating structures.

~~CHARACTERISTICS OF THE.FAMILIES AFFECTED BY POOR HOUSING I~~

Since the blighted housing is concentrated in LaBelI and the western part of Maxwell, 80 per cent of the Statistics relate to Black families I in Neighborhood Number Two, The heads of the households are disabled or retired laborers, or mothers raising several children with no other source of income than Public Assistance payments. These grants vary I according to the size of the family; the average income is between $2,000 and $3,000 and the average family has five members. Over three-quarters of the families rent this poor housing from non- . resident landlords. Four families are lacking bathing facilities and I adequate heating systems; eight have no indoor toilets. Four families are a I so overcrowded and cannot afford larger accommodations. With the decrease in labor jobs in the area and an average of eight years of I education, these people's employment. .-_ -apportunlties _..- - are extremely I imited. I I I I I I I

~~LT- I78 I I I NE I GHBORHOOD NUMBER THREE : EAST MI LLSBORO~~

~~LOCAT I ON AND DESCR I PT I ON~~

East Millsboro is located in the valley of the Monongahela River on the western boundary of Luzerne Township. The homes are for the most part, between the Monongahela Rai I road tracks and the River on the River Terrace. The access roads into this community are: I) A connecting road extending directly west from LR 26095 and the road which follows the river from LaBell. A post office and a smal I market are the only non-residential structures in the community. The closest shopping area is Frederickstown which is reached by ferrying across the river.

~~. .- . COND ITI ON OF RES I DENTi AL STRUCTURES~~

~~Standard 0 Conservable 19 Undetermi ned 3 I~~

~~0% 38% 62%~~

Wst of the homes in East Millsboro are double family structures which have deteriorated and are badly in need of major repairs if they are to continue their service, or are totally unsafe and should be demplished. The 38 per cent which are conservable are sing e and double-fami ly homes which have been better maintajned.

~~EXTENT AND CAUSES OF BLIGHT~~

Poor housing is evident throughout the neighborhood and cou d easily spread to the structures which have been classified as conservpble. The neighborhood features which cause -and 'spread b I ight a.roi:.'.l.) The age and weakening. cond;ition,,.of ..?he bui Idings; 21 ,The,.jn-accessibiI ity

~~due..I.. I to poor. road2; '..3>.~ The. 'Iand I ord's neg Iect , o:f the.-'bui Idi ngs ; 4)~~

~~inadequate' .i'ncom*s;'of the residents and; ..5)g., '_ ,: Ib.s:u,ff'icient 'water,~~

I et.. and heati:nb ' fac'il it i es. .. .. CHARACTER1 STl CS OF. FAMl E'S AFFECTED BY. POOR--HOUSI NG" .. ' .. . .,.. . . ,The- fami I ies I iv.ing in the, deteriorated hou.sing in Neighborhood.Number . Three are simi lar to al I, .those in the .region wh?'.have low 'incomes and cannot afford better housing. There is .not enough': pub1 ic housing ava i I ab Ie to' rep I ace' these d i I ap i dated structures and the res i dents are caught in the bind. The heads of households average 44 years of age and have had nine years of education. Their present incomes average between $2,000 and $3,000 for families of five. Two families are overcrowded. i

~~LT-'I 79 NE IGHBORHOOD NUmER FOUR: I SABE LLA~~

~~LOCAT ION AND DESCRI PT I ON~~

lsabella is a mining community near the Monongahela River in the southern third of Luzerne Township. The neighborhood is composed of five streets parallel to the river and the only access road runs north to LR 26095. One of the Townships fire departments, a firemans club, three commercial establishments, a church, a gun club, are some of the non-residential land uses in Isabella. There is also a playground and an athletic field atethe north and south ends of the town. A coal company which mines coal in Green County operates their processing and shipping activities between the river and the residential area. The mine waste is then deposited to the southeast.

~~CONDITION OF RESIDENTIAL STRUCTURES~~

~~Standard 31 Conservab le 46 Undetermined 34~~

~~28% 4 I% 31%~~

The condition of structures appear to be poorer in direct proportion to their closeness to the coal company activities and the River. The structures at the fartherest point up the slope are in good condltlon while most of those to the south are dilapidated. Many of these homes do not have indoor bathing and toilet facilities. The largest percentage (41%) are in fair condition and th-i-s category CncCudes most of the non-residential structures.

~~' EXTENT AND CAUSES OF BLIGHT~~

Thirty-one per cent of the structures in 'Isabella are currently dilapidated. This amount of blight creates an environment which may spread to the deteriorating structures. This neighborhood is isolated from other residential clusters by the contour of the land and by the limited road access. The houses are aging and many owners and residents are unwi-I-l-ing-or financial ly unable to make the-necessary repairs. The open sewerage is a severe problem for it has proven to be a hazard to the health of the residents. The quality of the structures increase with the distance from the mining processing activities and the mine dump which have been a distinct blighting influence.

~~LT- I.80 CHARACTERISTICS OF FAMILIES AFFECTED BY POOR HOUSING~~

The heads of the households in nine families in this neighborhood have an average age of 35. The relatively young men-. are..- - unemployed- __ . ._ .- and support their families of five on welfare grants of $2,000 to $3,000. Some are unable:.+o' secure .jobs;. -others do not fo.l:lowi through 'on the . . recommendation& mde-:by'-the:OEO and County Sociad .Workers. .Sti I a larger number have deserted their families and their wives have become heads of househol.ds. Only two fami I ies own their: housing. The rents .pai.d are not..adequate for the landlords- To r.enovate the houshg NEIGHBORHOOD NUtvl3ER FIVE: PENNCRAFT ..... -

~~LOCATION AND DESCRIPTION~~

Penncraft is located in the central. portion of Luzerne Township, It Is composed. of five streets wh ch extend north and south frqm LR 26062. ,, The housjng in Penncraft is unique to Luzerne Township in that all of the homes are single-fami ly stone struc-tures as compared to the less substantial double-family units which are comn to the region. A vacant elementary school, a super market, and a ballfield along the main road are the non-residential land uses,

~~CONDITION OF RESIDENTIAL STRUCTURES~~

~~Standard 44 Conservable 5 Undetermined 0~~

~~90% IO$~~

The stone houses in Penncraft do not deteriorate rapidly and from the field survey they appear to be in standard condition. Three houses and two trailers were classified as fair and there are no dilapldated structures in Neighborhood Number Five,

~~EXTENT AND CAUSES OF BLIGHT~~

There is no existing blight in Penncraf. and common characteristics which cause blight are not apparent. There Is no sewerage system, however, due to the location and spacing of the homes this does not currently create a serious problem.

~~CHARACTERISTICS OF FAMILIES LIVING IN NEIGHBORHOOD NUMBER FIVE~~

~~The residents of Penncraft are primarily families who are financially capable of owning and maintaining their homes.~~

~~LT-' l"82 NE IGHBORHOOD NUMBER...... S I X , THOMPSON~,-NUMBE~-E~..ANJDJOWER,..HI LL-NUMBER TWO~~

~~.,. ..-: . .. : ...... , L-OCAT ION AND DESCR I PT I ON . .:..~~

., .: . \ .; . .'.. . . These two communities. 'are located near the ohstern border of Luzerne Townsh i p. Tower Hi I 'I. Number.'Two south-9.f LR '26036 and Thompson is north .of LR 112. Although-:*here is no direct connecting road join'ing these .- two residential areas,. they are,simi I.ar .in :character and..in .their loca-kion .in reAat ion to ot.kr 'fac4.I. it i'es,. p'art.icu.1 arl y the cmmerc ia I and

' ' : services ofi.Republ ic -.estab1ishnie'n.*-s.. Ne'4ghboihood Number-S4x;.'i9 not served -by a pub1 ic water :system 06 pub1 ic. sewerage. - ' . " ,. Aside from the Firemants Hall on LR 26036 and a sm I grocery store, the neighborhood is strictly residential. South of each housing cluster is a coal loading area, but in both cases these are i n-operat i ve and the rai I road tracks are abandoned.

~~CONDITION OF R€S.iDENTlAL STRUCTURES~~

~~Standard 58 Conservab I e 8 I Undetermi ned 37~~

~~33$ 4 6% 2 f%~~

There are a larger number of standard houses in Tower Hill Number Two and considerably mre undetermined structures in Thompson Number Two. Most of the deteriorating structures are double family structures, however, those on the southeastern corner of Tower Hill are In good con- d it ion.

~~EXTENT AND CAUSES OF BLIGHT~~

Blighted structures are concentrated near the junk yard and coal loading areas, The poor roads, original poor construction, age of the struc+ures, inadequate incomes of the residents, and the surrounding conditions are the causes of the deterioration of these houses, The lack of sewerage system and public water may serve to spread blight.

~~LT-183~~

~~:...... ,. CHARACTERISTICS OF FAMILIES AFFECTED BY POOR HOUSING~~

The families living in Neighborhood Number Six must contend with the inconvenience and the dangers of unsanitary facilities. Eight famil Ies receiving welfare aid do not have Indoor bathing or toilet facilities. Additional families have no water or heating’system. The average income of these recipients in Thompson Number,Two is between $1,000 and $2,000 while Tower Hill resldents average $3,000 to $4,000, The men are approximately 43 years of age and have eighth grade educations. AI I but one family is renting their housing for fami I ies of four or five members. Half of the recipients are Black; The residents of this neighborhood are In the same situation a5 many other low income families in the region. There is no available standard housing at rates they can afford.

~~LT- I 84 I I~~

~~I NEIGHBORHOOD NUMBER SEVEN ALLISON._ .~~

~~I LOCATION AND DESCRIPTION~~

Neighborhood Number Seven s located to the east and west of Route 166 I directly north of Republic in Redstone Township. The area to the west has been named AI I ison Heights because the homes are single-fami ly structures on relatively large lots. The eastern portion of the neighborhood is two narrow streets paralle to Route 166, three streets at right angles, I and an oval containing six homes, There is one other access road which is in poor condition and links Allison West to Allison East. The non- residential land uses are a post office, three grocery stores, two churches, I a small recreational area, the fire department, and a gas station. Allison does receive water through the Allison Water Company, however, 8 there is no public sewer system.

~~I CON0 IT ION OF RES 1 DENT IAL STRUCTURES S tanda rd Ill Conserva b I e 27 Undetermi ned 2:~~

~~1 79% 20% I%~~

Over three-quarters of the structures in Neighborhood Number Seven are 8 in standard condition. The homes are well maintained with improvements such as new siding being evident on many of the homes. Properties are also well kept and add to the overall impression of a pleasant neighborhood, The majority of the conservable structures are the two family I residences and the non-residential structures on the road entering the eastern half of the neighborhood. This same street is also the location I of the undetermined structures. e EXTENT AND CAUSES OF BLIGHT Blight is currently limited to two structures which were poorly constructed buildings and have deteriorated. A number of the conservable I un its must be repa ired and we1 I ma inta ined in order to prevent thei r becoming blighted. 1 1 I LT- I85 '1 CHARACTERISTICS OF FAMILIES AFFECTED BY POOR HOUSING There are families livlng in Allison with low incomes due to retirement or unemployment. At present, these families live in standard or conservable structures, but with thelr reduction.in.-Inc%e, thelr ability to maintain the housing will be lessened. This may become an additional cause of blight.

~~LT- I86 BLIGHT ELIMINATION AND PREVENTION~~

~~The fol lowing actions and programs are recommended to help el iminate Luzerne Township's present blight and to prevent the Occurance of future-blight and deterioration,~~

~~ACTIONS HOUSING -0~~

Ln m 3 +-loz a 622a z wc3 zl- OI- 0 I-z wzz - wm 0 0 oz I- wl- l- $J; LT o -0 a cz w3 I-- !-w 5 no e w ax t- mz - 01 2 Ln zm J W cc3 ZI w 3 E- - Oa> cn az W w-l m 0 IY 0- 4z wn nc w om 0 L3 z 92 z0 0 4 ow wI" OE w wo NEIGHBORHOOD 0 00 LT LT- m eI 3'

~~1 xx~~

~~2 xx x x x X~~

~~3 xx x X X~~

~~4 xx x x xx~~

~~5 xx X~~

~~6 xx x xxx~~

~~7 xx X X~~

LT- I 87 The actions, improvements and programs summarized on the preceding Table.alI attempt to, at least initiate, a break in the low income-- pqor housing cycle that has characterized many,of the municipality's residential neighborhoods since the decline of the regional coal and coke industr-y nearly 50 years ago.

It must be emphasized that the three major Blight Elimination and Pre- vention recommendation areas are intimately inter-related,. The success of one set of acfions 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 conservable structures will 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- mqnt of families and individuals occupying the condemned units. There- fore, to provide for those displaced by these action's and to protect and maintain the improved environment resulting from the action's, it is vital and necessary that alternate housing resource programs, such as public housing and physical improvements, including better streets and adequate water and sewer systems be carried out simultaneously with the actions originally described.

Ttie following describes the major actions that should be initiated and atmed at the elimination and prevention of poor housing within the mun ic i pa I ity. I A. Physical-Leqislative Actions Including code enforcement, condemnation and demolition. urban renewal rehabilitation and.cl.earance, and land use con.trol s to treat".thi? 'most accute-:itx%ti ng' housYngyfit%b I em- are&, to eliminate clearly unsafe and terminally blighted units and to prevent the future spread of bl ight by repairing basical Iy sound, but deteriorating existing units and by establishing land use controls to prevent future mi:xed land use or excessive density situations. .. ..

~~Specific Actions:~~

I. Strongly urge the Fayette County Commissioners, in cooperation with the County Health Department, the County Planning Commission, to adopt aqd enforce. a County-wide housing code. The code inspection program should be comprehensive wi-fh a 3 to'5 year goal or .total inspection, sfart'ing with the housing areas in poorest condition, If efforts for Cdunty code enforcement fail, the municipality should consider adopting a local housing code with local enforcement or enforcement on a regional