Borough of Perrygpc'lis

A REPCRT ON THE MASTER PLAN

BOROUGH OF PERRYGPC’LIS

FAYETTE COUNTY, PENNSYLVANIA 1957

THE PLANNING AND ZONING COMN4SSION

BOROUGH GF PERRYOPCLlS

Consultants

CLIFTON E. RODGERS AND [email protected] City Planners , ‘ Engineers . Landscope Architects Harrisburg Beaver Fa1Is Q i I A REVISED EDITION of the I PERRYOPOLIS TCWN PLAN GF 1949 I I Prepared Through I The Cooperation of the BOROUGH COUNCIL OF PERRYOPCLIS I and FIDELITY = PHILADELPHIA TRUST CCMPANY

0.. 1 TRUSTEE OF THE MARY FULLER FRAZIER WILL I I Under the Urban Planning Assistance Program of the I URBAN RENEWAL A3MINISTRATICN Federal Housing and Home Finance Agency

I Supervised By BUREAU OF CGMiViUNITY DEVELOPMENT I Dopartmcnt of Comwerce . Commonwealth of Pennsylvania I I i I 1 BCIRCUGH OF PERRYOPCLIS

Russel J. Blair, Burgess

Thomas A/\ . Karolcik, President of Council

Members of Councr"t

Alva J. Blair Henry S. Cook Henry Divigilis Robert L. Jenkins Randolf Vf .Eckord John Valosen, Jr.

William E .Casey, Secretary

Honorable Thomas J. Kalman, Solicitor Senator XXXI I Distri ci

PLANNING COMMISSION

J. Rist Stimmel, Chairman Nia1cohm.P. Peacock, Secretary I Ernest hs Jo+ A. Kalrnan I Edward Bubnash 1 I i I 1 APPRECIATION

Henry D. Air. Sherrerd in his capacity as Trustee's Representative of the Fidelity-Philadelphia Trust Company has rendered valu-. able services fo the people of Perryopolis in charting a plan for community development in conformance with the wishes and desires of the late Mary Fuller Frazier.

In like manner, Senator Thomas J. Xalman as Solicitor to the various community organizations has spent many hours representing the interests of the people.

Appreciation is hereby expressed to these two men and all of those too numerous to name who have aided in the preparation and implementation of this plan to guide growth and development in the Borough of Perryopolis.

I I' CONTENTS PART 1

I THE COMMUNITY AND ITS PEOPLE 1. PLANNING.. .. I A continuous process Page 1 2. AREA DEVELOPMENT.. .. I Perryopolis and surrounding area Page 3 3. THE PEOPLE. .. I And where they work Page 5

4. THE PLANNING AREA.. .. I A convenient size with open land Page 7

5. HOW THE LAND IS USED. .. . I For homes, school churches, stores and industry Page 9

I 6. THE CONDITION OF REAL ESTATE .. . . Community desirability measures property I values Page 11 7. FUTURE GROWTH.. . I Requires more than new iobs Page 13 PART 2 I A PLAN TO GUJDE FUTURE GROWTH 8. THE FUTURE LAND USE PLAN.. .. I Areas suited for residential, commercial, industrial and public purposes Page 14 I 9. A MAJOR THOROUGHFARE PLAN. .. . To provide for the circulation of traffic and I utility services Page 22 10 . THE COMMUNITY FACILITIES PLAN., .. Existing and proposed areas for schools, parks, I playgrounds and o5er public facilities Page 25 11 . URBAN RE NELVAL PLAN. .. . ‘I Areas for conservation, rehabilitation, reclamation and redevelopment Page 30

I 12. A PROGRAM FOR ACTION.. .. Everyone has a responsibility Page 36 I PLATES

I NANE PLATE NUhiBER I Regional A4ap 1 Building Types and Topography 2

I Existing Land Use 3’ I Existing Conditions 4 Future Land Use Plan 5‘

I hiajor Thoroughfare Plan 6 11 Curb and Gutter Details 7 Street and Cartway Width 8

I hiiotor Vehi CIS Access Requirements %A I Community Facilities Plan 9 Sewerage System 10

Water System 11

Street Lighting 12

Urban Renewal Plan 13 m I I I I I I I

1 C’ART 1 I THE CGNNtUNlfY AND ITS PEOPLE I I 1 I I I I U I 1 PART 1

I THE COMMUNITY AND ITS PEOPLE

,.. I PLANNING ..io A Continuous Process

I It is apparent that Mary Fuller Frazier felt the true essence of democracy when she willed that the people of Perryopolis plan the improvement of their community.

I Since the announcement in 1947 by the Fidelity-Philadelphia Trust Company that Perryopolis was to receive more than one million and a half dollars for civic improvements, the people have flourished on town meetings, assemblies, and back yard con- I versations.

This process of deliberation has been necessary in order that the people resolve ques- I tions in their own right and by their own efforts. The process has born fruits - for even with financial aid the people realize that the burden of improving the town is I their responsibility. While the pattern of community interest existed prior to the time the now world famed Cinderella Town was energized by the gift from Mary Fuller Frazier, the Perryopolis I Community Planning Association was organized in 1948 as an unofficial citizens planning organization to represent communi ty-wide interests.

I Taking first things first, the people, of what was then an unincorporated town in Perry Township, petitioned the Courts of Fayette County for the right to establish a borough form of government in accordance with the laws of Pennsylvania. The I Courts granted this petition in 1950 and the Borough Council consisted of seven members and a Burgess now administer local municipal affairs. The public school I system is administered by the School Board of Perry Township. Industrial development has been considered one of the first needs for the community along with the provision of decent, safe and sanitary housing. Opportunity was I afforded Perryopolis through the Pennsylvania Housing and Redevelopment Assistance Act of 1949 to construct a moderate rental housing project of 42 units. This project was completed in 1952 by the Fayette County Housing Authority, and has been fully I occupied with a waiting list of prospective tenants since that time. I I I 1 1 I The next move for over-all improvement was made by the Borough Council and the 'Trustees in 1954 with the installation of a street lighting system throughout the Borough. The annual cost of street lights is paid by the Trustees from the Frazier Account.

In 1956, the construction of a comprehensive sewage collection system and treatment plant was undertaken with a grant af $335,000 from the Frarier inheritance. The Borough Council and a newly created Niunicipal Authority are now considering plans to finance additional features of an integrated system for water distribution, sewage collection, and treatment.

Through the financial assistance of the Trustees and the State, the School Board now has under construction a million dollar school and civic center in memory of Mary Fuller Frazier.

Currently, the citizens have organized the Perryopolis Industrial Enterprises to promote the expansion of employment opportunities in the area.

Another new organization is the Perryopolis Community Development Council . This organization consists of representatives from 18 civic groups and aims to improve the appearance of the community.

The guidance of orderly community growth and development has been delegated by the Borough Council to an official Planning and Zoning Commission in accordance with the enabling legislation of the Commonwealth of Pennsylvania. This Com- mission determined to equip itself with the proper tools to guide growth and development has made a complete restudy of the Master Plan of 1949, the results of which are presented in this report.

The preparation of this report was made possible through cooperation of Federal, State and Local agencies in addition to the Trustees of the Mary Fuller Frazier Will The plans visualized herein shall require the continued cooperation of this combination of agencies. The recommendations contained in this plan are concerned with the physical development of land for human use, the firrancial aspects of providing public improvements and the regulatory measures to assure development in accordance with accepted standards to promote health, safety and welfare.

AREA DEVELOPNiENT .; ; . Perryopolis and Surrounding Areas

Perryopolis is located in the bituminous coal producing area of southwestern Pennsyl- vania, as shown on the Regional Map, Piate 1. The coal is generally shipped, either in its natural state, or as coke, to the great industrial area of Pittsburgh,. The vital roll in the suply of coal that this area once played in support of basic activities of the national economy has declined in importance with out-of-state mining competition, competition from other fuels, and the depletion of high quality coal reserves.

The community of Perryopolis is not architecturally characteristic of a mining village nor is the neighboring countryside marred by ghost mine elevators and ugly culm piles, P\lever-the-less, the decline in economic activity throughout the area was felt in Perryopolis and serves to illustrate that this small community must interest itself in county and regional planning to safeguard its economic welfare.

Currently, stimulation of interest in area development by the Pennsylvania Depart- ment of Commerce, various agencies in the Greater Pittsburgh Area, the West Penn Power Company, the Fayette County Plonning and Zoning Commission and the Faycttc County Development Council has produced enviable results in industrial diversification sufficient to curb the drop in employment and retard the out-migration of people. The purpose of this report is not to discuss details of the County or Regional Program, but, to observe factors having a bearing on the future growth, stability and welfare of the local community. For.. .in this way, the Perryopolis Industrial Enterprises and Borough Cfficials hope to contribute to the expansion of employment in the area.

The Town Plan Report of 1949 observed that the trend towards out-migration throughout a five county area was evident as early as 1920 - 1930, the period when mining operations began to drop, It likewise noted that a large excess in births over deaths attributed to a degree some stability in population growth. This evidence that the balance point is extremely delicate between population growth and the expansion of employment opportunities, gives priority to the industrial promotion effort .

Pcrryopolis is strategically bcatcd 34 miles south of Pittsburgh on Pennsylvania Route 51 which is linked to new Pennsylvania Route 31, the Pennsylvania Turnpike and U.S. Route 40.

Perryopolis is within convenient range of 386,638 pgrsons.. .58% of these persons live ,in rural areas. The distribution of this total population within various road dis= tances of Perryopolis is indicated in the following tabulation:

3 I I I I I 1 1 1 1 I 1 I I I I I REGlOnRL lllRP I MASTER PLAN STUDY PEkEYOPOLIS & VICINITY I FAYETTE COUNTY - PENNSYLVANIA

/ChLf- IN MIL€/ " 4 I PLATE NO I I TABLE 1

I AREA DISTRIBUTICN OF POPULATICN I Distance from Perryopol is Pop u I at ion % of 1 Urban Rural To tu I Total I 0 - 5 miles 10,149 10,149 24 5 - 10 milos 60,769 17,577 78,346 20 02

~_ ~ ____- I 10 - 15 miles 56,284 80,144 136,428 35.4 I 15 - 20 miles 38,707 79,786 118,494 30.6 20 - 25 miles 6,630 39,591 43,221 11 .e I TOTAL 162,390 224,248 386,638 100 00

I These factors indicate the vast potential for development of Perryopolis as a center of regional activity. As a result of the civic improvements being undertaken locally the prestige of the community is being strengthened, increasing this potential further. I 'c'l/ith dovelopmen+ of proper facilities, the people of Perryopolis hope to become firmly established as a regional center for trade, educational, recreational, amusement and cultural activities. Achievement of this position shall do much to improve thc region- I al economy. I I I I I I I n 4 1 THE PEGPLE.. .. And Where they Work I Perryopolis being an unincorporated town until 1950, no statistical information was compiled separately concerning its population and economic characteristics by the ~I U.S. Census. It has therefore been necessary to conduct o population census for the town in order to secure the required information. For the purposes of the Town Plan published in 1949, a local census area was defined within a radius of approximately I V2 mile of the center of town. Information securred within this area relates in general to the make-up of the population, occupations and income, characterist~csof I housing, and the extent of utilities and sanitary facilities. The total population residing within the defined area in 1949 was 1501 persons of I whom 788 are males and 713 females. The population was then distributed among 417 different household units, or an average of 3.6 persons per unit . A census by the Borough Council in 1954 reported 1790 persons residing in the Borough . Even though I the boundaries of these two surveys vary, a growth is reflected by the Borough Council Census. 126 new households were reported from 1949 to 1954 within the boundaries I of the 1949 survey. The primary industries located within Perryopolis are the Sproul Lumber Company and the American Pre-fab Homes. Other business enterprise located in town are mainly I retail stores, banking, service stations, and personal and professional services,

The residents are therefore dependent for primary employment in the mines and indus- I tries distributed throughout the region. It is indicated that only 30, ing population residing in Perryopolis actually work in town. Cf the remainder, 20.8% work within 5 milesof town, 19.6% within 5 - 10 miles, 12.6% within 10 - 15 miles, I and 16.7% travel more than 15 miles to work.

The occupations of the working population varied from professional workers to laborers. I The largest group 30.5% was made up of semi-skilled workers, while unskilled workers were second in number, with 19.7% of the total. Other sizeable occupational groups are found in craftsmen and foremen, clerical and sales wo,kers, proprietors and mana- 1 gers, and professional workers. Farmers and farm worken'constitute the smallest group .

It is interesting to note that 19.Ph of the total working population was made up of I miners in 1949. It is this group which will feel the keenest competition for iobs should the coal mining industry cbtinue to decline or shift to other areasb

I It is therefore important that the positive steps being taken to provide a dynamic basis fbr healthful growth of the community be continued. This aim can be realized through introduction of new sources of employment which will supplement and improve the I @$sting economy. I I I 5 I It must be recognized that the totaf economic situation is of a regional nature, and should be handled on that basis. The citizens of Perryopolis have coopcrated with 1 action at the County level to study the employment problems, industrial expansion and County Planning, with a view toward remedying the situation throughout the area.

,I Perryopolis is admirably suited for establishment of new industrial enterprise,' The major trend in industries today is to flee the congestion of metropolitan centers, relocating in smaller communities throughout the rural areas. In this manner not only I is the matter of big city congestion solved - - the over-sized industries themselves can be broken into smaller units and located at key production and distribution centers,

I As previously stated, the community is well located for this purpose with respect to an adequate highway network. The New State Highway Route 51 passes through Perryopolis, making the community within convenient reach of rnaior highways leading I in all directions of the compass. In addition, the Pittsburgh and Lake Erie Railroad has siding space available, while the navigable Monongahela River can provide intor- I change with water transportation. Selection of specific industries desirable to be located in Perryopolis would require I extensive study. However, in general if can be said that any contemplated industry should be of the light variety - - free from excessive smoke, odors or obnoxious noises. Satisfaction of these conditions will keep industrial location in harmony with the gen- I eral characteristics of tho existing community. In addition, attention should be given to the characteristics of stability and diversification, to prevent excessive vacillation in employment and consequent injurious effects on the community . I Accomplishment of tho above stated objectives will place Perryopolis on a sustaining basis. In this manner the community can be assured of a stable basis of growth, while I its residents will be provided with ernpioyment within convenient range of their homes.

In addition to these factors, the location of industrial enterprise in the community will I strengthen the local ~QXbase. Strictly residential communities are generally in a less favorable position to support public improvements and services than ones in which industry is located. As Perryopolis becomes more concerned with providing a high level I of community services, it will be advantagcow to have a strengthened source of tax income to tap without placing undue strain on the existing property owners. I I I I I I I THE PLANNING AREA .. , . A Convenient Size with Open Land I The Planning Area, as defined by the borough boundary, is the specific area within which consideration will be given to the existing community development that now I serves the people of Perryopolis and around which a flexible plan shall set forth to guide future growth in an orderly manner.

I 1. The area is a convenient size, recognizing that one-half to three quarters of a mile is a desirable radial distance from the boundary of a community to its center, for the purposes of shopping, attending school and going to church. I 2. The total area embraced affords ample opportunity for a population growth to accommodate the previously stated goal of 3500 to 4500 persons, and permits allocation of adequate land for housing, parks, playgrounds, schools, shopping I center, and industrial areas. 3. The pluming area includes that existing development which forms the core of a community center plus that which has already taken place along the I main roads leading from the existing community, plus the outlying population which regularly uses the facilities of the central community, plus the open I land which is likely to develop wifhin the next twenty years. 4. The topography of the area is such that the hills which surround the com- 1 munity make the planning area homogeneous for physical community development. The resultant Planning Area is bounded by the irregular borough line as has been previously determined by the proporty lines of interested citizens residing within the Area. I A total of approximately 964.83 acres is included within the boundary of the Borough of Perryopolis. I As shown on the map titled Building Types and Topography, Plate 2, the Perryopofis Planning Area is almost completely surrounded by hills which rise a hundred feet above the elevation of the existing community, To the northeast the topography drops off I sharply to the Youghiogheny River, thence rises to the elevation of the adjoining hills. The topography within the Planning Area is more gently rolling, with slight I variations in elevation existing throughaut the Area. In the past, residential growth was influenced along the main roads leading from town by the availability of paved streets and the location of outlying sources of employment. I Currently the new North-South Route 51 in the west sectiop of Town has influenced new commercial enterprises to locate on the roadside along with some residential and bill boards uses. This strip development on new Route 51 consists essentially of high- I way service facilities such as service stations and restaurant, I I I 7 I I I I I I I I 1 1 I I I I The center of town is set on a crown, at 1010 feet above mean sea level, in the center of the Planning Area. Laid out in a gridiron pattern consisting of fourteen intersecting streets, the original section of town forms a square area measuring approximately 1800 feet along each side. Two diagonal streets intersect with on internal circular street which circumscribes the town's center. Within the above described area, 151 of the 288 lots have been built upon. The business disfrict has been confined mainly to the central area of town, while residential development extends outward in all directions.

Some homes in the west and notth are remodled miners dwellings sold to the occupants in recent years. The remainder of the Planning Area consists of open, rolling fields, a portion of which are at present in use as farms. It is this area which will be of most concern in preparation of plans for future growth of the community. A large portion of the land is well suited to residential construction, while other parts are too steep and should be conserved as forests. Still other portions of the area are swampy and not suited for permanent construction, but can be readily adapted for recreational purposes with proper drainage.

8 I HGW THE LAND IS USED .. . . For Homes, Schools, Churches, Stores and Industry I P Plate 3 titled Existing Land Use, shows the areas of land used for residential, com- I mercial, industrial and public or semi-public purposes. Of the 964.83 acres of land in the Borough, only 29% or 279.53 acres are developed. The developed area com- I prises the following uses: TABLE 2 I EXiSTlNG LAN9 USES Developed Area

I Use Acres Percent -Residential 152.77 5- Commercial 15.06 5.39 I Industrial 8.66 3.10 Railroads 12.40 4.43 Streets 78.49 28.08 I Public or Semi-pubtic 12.15 4.35 Total rn lW-JRJ . I The open land consists mainly of farm land which is favorable land for future development. Oiher open land is public or semi-public land used for mainly recreation pur- I poses. Gf a total area of 15.66 acres of industrial land, 7 acres are in open yard uses. Public uses comprise an elementary and junior-senior high school within the area. Protestant and Catholic Churches, along with social and fraternal organizations make I up the semi-public uses. A parochial school is located on the south bcundary on Liberty Street.

I The residential uses are predominantely single-family dwellings with a few second floor apartments above the stores in the center of Town. Essentially the commercial area serves as a retail shopping area for the community and surrounding rural areas. Lumber I milling and the prefabrication of homes comprise the local industrial activiiias. A milk distributor, farmers co-op, hardware and appliances, food, parking and auto- I motive services form the maior commercial uses of the land. The serious problems in the existing land uses are: 1 . The devolopment of the "road-town" along new Pa. Route 51 I 2. Excessive land area in streets in the original central section of town. 3. Small lots, inadequate setbacks and side yards in this original section of town . I 1 4. Inadequate standards for street improvements including street pavement, curbs, side walks, storm drainage, and street trees. 5. inadequate standards for construction of buildings. I 6. The need for zoning and subdivision regulations is reflected by the mix- ture of land uses and the layout of the street system. 1 I 9

1 A summary of the existing land uses combininb developed areas with open areas is pro- U vided in the following table: I TABLE 3 EXISTING LAND USE SUEkiNiARY I Use Acres Percent Rcsidential 152.77 75.83 Commercial 15.06 1.56 I Industrial 15 -66 1.62 Public & Semi -Public 43.79 4.54 Railroads 12 -40 1.29 I Streets 78.49 8.13 I slopes 78.98 8.19 Farm or Vacant 567.68 58 .84 ,I Total rn lTRXi70 IU I ~I ~I I ‘1 I 1 I I I I

10 THE CCNDITIGN CF REAL ESTATE.. .. Desirability hicasures Property Values

The existing land uses comprise about 593 structures of which 506 are residential, 74 commercial, 2 industrial and 11 public or semi-public. Tho residential structures are predominantely single family with about 20 structures of twin dwellings, 2 structures each with 5 dwellings units in rows and 6 apartment type units above commercial installations. About 80 percent of the structures are twenty-five years or older and a large majority are frame construction. N~osthomes built since 1950 are of brick construction. A survey of the entire community has been made to determine the general location, extent, and type of land use problems as may exist and exercise a negative influence on existing and future development. The results of this survey are recorded on the map titled Existing Conditions Plate 4. This survey points up two types of problems in which correction work shall be required if the community is to guide orderly development and prevent the spread of blight.

1. Inadequate condition of structures in developed areas. Gut of a total of 593 structures surveyed, 252 were reported in good structural condition, 136 in fair condition, and 119 in poor condition. Substandard conditions were observed in commercial uses as well as in residential * The following table summarizes the condition of structures by use.

TABLE 4

SUFtk’ARY CF STRUCTURAL CC NDlTlG NS

Condition Total Number Residential Commercial Industrial Pub1 ic Good 252 21 4 30 1 7 Fair 136 121 15 0 0 Poor I19 95 22 1 1 Standards Inadequate -86 76 7 0 3 Total 593 33 7r 2-r 17-

2. C‘pen Land Problems The open land problems resolve themselves around three maior conditions, two of which are topographic and one man-made: a. About 77.38 acres of open land have slopes in excess of 20% which shall require reclamation work; b. Flat open land with inadequate drainage and a high water table comprise 174.27 acres which shall require reclamation work; c. Open land with obsolete plotting which arrests orderly development of 33.27 acres of desirable land.

11 LEGEND

STR~TURAUY GOOD BUILDING

STRUCTURALLY FAIR BUILDING

STRUCTURALLY POOR BUILDINC

EXCESSIVE SLOPE AREA

DRAINAGE CORRECTION AREC

OBSOLETE PLATTING

LAND FAVORABLE FOR 3EVELOPMENT

2TRUCTURALLY SOUND BUT DEFICIENT IN DEVELOPMENT STANDARDS a ENVIRONMENTAI FACTORS I fn general the community is attractive and convenient and it is likely that real estate 1 values, health conditions, and the economy will remain sound. The real estate market shows some activity and there is a reasonable growth and ex- I pansion. There are no maior adverse influences from which a large number of people might seek to escape and result in a downward spiral in real estate values. I There is need io replace obsolete and worn out structures.. ..most old communities have structures in such condition. The costs to redevelop and/or rehabilitate structures are great. .. .the costs are even greater if blighted conditions are permitted to continue I and spread.

New developments and redevelopment of old areas are most likely to take place in I communities having general elements of desirability.. ..and the potential for new industrial installations or for expansion of existing facilities is obviously higher in Q I desirable community. Many industrial and commercial organizations take into account community desirability, considering it one-of the most, if not the most, important of the factors in I location. .. .for in addition to the practical requirements of the industry for water, sewers and railsidings, it defines the type of a community the industry and its ,I employees will have as a place to live, work and call home. The maintenance of healthful, attractive and economical living and working cun- ditions.. ..the combination of which is community desirability. .. .is a maim function I of community planning activity.

The process of maintaining desirable communities is a continuous public concern. The I local planning commission along with the county planning commission must work at the task with a seriousness of purpose to guide growth and replacement. Remembering that both the long-range objectives and the day to day operations of the community demon- I strate that maintenance of desirability is as important to the economy and property vatues as to the obvious social effects for the residents. I I I ~U ~I I I 12 I

FUTURE GRCWTH ;. . . Requires More than New Jobs I It is a difficult task to predict accurately the future rate of growth of a small com- I munity such as Perryopolis. Based upon the population data available, and taking in= to consideration recorded birth and death rates for he county, a normal natural increase of about 17 to 20 persons per year can be expected. However, this does not I take into consideration the factors affecting in-migration or out-migration, which may seriously alter the rate of total population growth.

I There are several factors which may have an influence in increasing the rate of growth of the community. The improvement program has enhanced the attractiveness of Perryopolis as a place to live. There will be a resultant tendency for people to move I to town in order to enjoy the high level of community services provided. In addition, with the location of new industries or other sources of employment in the community, an influx of persons may be expected in search of a convenient and attractive place in 1 which to live and work.

The future growth and well-being of the community cannot safely be left to chance II and the influence of natural trends. It is important that a local policy be established in accordance with the recommended program of economic development so as to produce a given total population. This figure, in turn, can be related to the physical II characteristics of the area in provision of the facilities required to serve the community: streets and utilities, residential areas, shopping centers, schools and recreation ~I facilities. The process of guiding growth shall require a continuation of the planning effort . Like - wise, the passage of time demands uttention to the reploccment of obsolete and sub- I standard housing condition. Unless growth and development is orderly and in accordance with modern standards, the people shall be attracted to more desirable communities even I though they may take advantage of employment opportunities in Perryopolis, it appears logical to establish a Ffgure of 3500 to 4500 persons as a population goal for the area within the boundaries of Perryopolis. A community of this size can support I the essential community services at a reasonable per capita cost, Allowing for natural increase, in-migration of a residential character, and absorption of new iobs by local I residents, this total population could be achieved through introducing approximately 1000 new employment opportunities to the community.. ..a sizable task requiring a I continuity of planning effort over a period of years. I 1 I I 13 PART 2

A PLAN TC GUIDE FUTURE GROWTH I I PART 2 A PLAN TO GUlDE FUTURE GRCAN’H

I THE FUTURE LAND USE PLAN.. .. Areas suited for Residential, Commercial, Industrial and Public Purposes

I The Future Land Use Plan is outlined on Plate 5. This plan has been prepared as a result of a scientific study of the topography, soil conditions, existing land uses, and traffic flow a11 of which have been related to the needs of the people to live, work, I and play.

This plan outlines areas of land considered appropriate for the following uses: Residen- I tial, Commercial, Industrial, and Public or Semi-public. The first steps towards implementation of this plan have already received official recognition by the adoption of I the zoning and land subdivision measures by the Borough Council. The zoning measures have been designed to regulate the use of land by districts defined to conform with the Future Land Use Plan. Devoiopment controls are set forth in the I Zoning Ordinance to regulate the density of population, the location and use of buildings, the setback of buildings fmm streets, the open space or yards, and requirements I for off street parking and other features of development standards as shall promote the public health, safety, morals and general welfare of the Borough of Perryopolis. I RE SiDE NT IAL D ISTR ICT S Based on the current trends, the residential uses anticipated will be predominantely low- I density single-family detached structures. To offer some degree of flexibility, and fit the pattern OF housing types in the area, provisions have been made for single-family and two- family homes, garden apartments for a range of densities suited for suburban type develop- I ments.

In addition to residential uses, the followiog uses are permitted in residential districts: I Churches, cemeteries, public packs, playgrounds, golf coupes, public schools, libraries, municipal buildings, hospitals, sanitariums, and public utility structures.

I Height and Bulk of Buildings An intimate relationship exists between the use, height, and bulk of buildings, the open spaces about them and the ,community health, safety and welfare. The health- I ful effects of sunlight are well established. In like manner, the value of air free from dust, smoke, fumes or offensive odors is accepted without question. Everyone is fam- I iliar with the dust and fume-laden atmosphere of congested city streets. Gn the other hand, grass areas with shrubs and trees act as filters for air and are more free from dust I than paved areas. The height of buildings also has an effect on noises. The reflection of sound waves from building walls and paved areas amplifies disturbing noises while hedges and tress exert I an absorbind effect upon the sound waves. 1 14

I Height and bulk of buildings have a reasonable relationship between street area, sidewalks, transportation and public school requirements. Buildings of great bulk I and height make possible the massing of large numbers of people which overload public facilities not designed for this type of land use, and imperil health and safety. Areas developed for large numbers of people require the provision of wide rights- I of-way for streets, larger sized utility lines, heavier street pavements and additional I public features. Density Control I Likewise, in order to limit the load on the land in residential districts, it has been necessary to control the population denisty. In areas where sanitation will be dependent upon septic tanks, it is particularly improtant that population density be 1 controlled. In other areas where drilled wells will be necessary to furnish water supply, additional lot area will be necessary. The control of lot size or lot area per family is one way of achieving the desired density. The establishment of a policy on I population density has been a consideration given to the preventing the subdivision of land into small lots with the possibility of over crowding. Such an occurrence tends to depreciate land and building values. The normal character of a residential area I is naturally determined by lot sizes and house types. I Yard Space Adequate yards afford room for lawns and trees, keep residence farther from dust, fumes, noises of the street and add to the attractiveness and comfort of the district. I They also provide play space for children and help create a better home environment and reduce the fire hazard . Light and air, attractiveness, access between buildings I in case of fire, and privacy all have a relationship to yard space. The fundamental purposes in the establishment of yard space should be borne in mind. (An erroneous concept of the objective in view is to provide for future street widening. I This may be an incidental benefit, but where street widening is contemplated, the land must be acquired for that purpose through more direct means.)

I Lot Coverage

The area of the lot that may be covered by building affects the intensity of use. By I control of coverage, a definite relationship between the bulkof the building and the size of the lot is maintained. In other words, the bigger the building, the bigger the I lot . I I I I 15 I -- I I---- I I 1 r-PI I I C I I I C I I STREET STREET A- 50'MIN OR EQUAL TO HEIGHT A- SO' MIN OR EQUAL Tb HEIGHT OF WALLS FORMING COURT OF BUILDING WAL L S i 8- SO' MIN OR NOT MORE THAN B- SO'MIN OF? EQUAL TO HEIGHT 1-1/2 TIMES THE WIDTH OF BUILDING WALLS I C- PASSAGE WAY I OUTER COURT INNER COURT I - - - I- I A A i * ? I , A, , A, 1 b I I I A i I I I A - 50' MIN FOR (I) STORY BLDG I A- INCREASE 5' FOR EACH ADDITIONAL STORY I GARDEN APART MEN1 DEVELOPMENT I I 17- -1 I I-7-1 I C II C I r-l--- I I I W 6'16 W I a 'I I l- rA-- I STREET 1STREET I A- FRONT YARD . . . 30' A-FRONT YARD ... 30' 8- SIDE YARD .... IO' 6- SlOE YARD .. . . IO' I e'- SIDE YARD CORNER LOT ... 21 ' 8'- SIDE YARD CORNER LOT .... 21' C- REAR YARD .. . .30' C - REAR YARD ..... 30' I Do LOT WIDTH .... 75'- 100' D- LOT WIDTH .... 75'- 100' E - LOT AREA .. .fSOO 20,000 Sq.Ft. E - LOT AREA .... 7500- 20,000 Sq. Ft. I ONE-FAMILY DETACHE D ONE -FAMILY S EM I-DE TACHEO I

I I-e I b -1I r-I -1 I t- I w b w w K W I- I F cn v) I A L I STREET STREET A-FRONT YARD .... 30' A - FRONT YARD .... 50' B- SIDE YARD .... IO' B - SIDE YARD .... 50' I B'- SIDE YARD CORNER LOT. ... el' C - REAR YARD ..... 50' C- REAR YARD .... 30' 0 - LOT AREA .... 15,000Sq.Ft. I D- LOT WIDTH ... .65'/ UNIT 3SOOSq.Ft./UNlf E- LOT AREA ... 6500Sq.Ft./UNIT I I TWO- FAMILY DETACHED MULTIPLE FAMILY DWELLING I CONiMERCIAL DISTRICTS I Considerable discussion has taken place as to the possibility of relocating the present shopping center to u new site to the Northwest scction of town opposite the new High I School. This matter, still under consideration presents many problems which are a challenge to property owners and merchants throughout the nation. .. .redevelop the 1 old centers and build a modern shopping center. The Land Use Study anticipates the need for the following types of general retail and I wholesale commercial activity i l. The combination of neighborhood shopping fucilities, where almost daily pur- I chases are made consisting chiefly of food products; and the community shopping center, where a larger variety of supplies are bought. A branch department store, super mark&, variety stores and specialty shops are uses suggested I! to enhance the drawing power of the present center,

2. Commercial Uses in which wholesale activity takes place, warehouses, storage 'I facilities, lumber yards and automobile garages are some of the types of commercial uses which may find Perryopolis to be a good location. 'I 3; Highway Commercial Uses are necessary because of the major highway routes. Service stations, garages, motels, restaurants, truck terminals, farm equipment sales, drive-in theaters and driving ranges may be uses characteristic of this ,I interest. The layout and design of one center should not include this combination of uses unless 11 the retail shops are in a location separate from the heavier wholesale and highway commercial uses. In other words, items 1 , 2, and 3, above indicate the throe types Qf commercial districts within which one may find compatible commercial uses as 1 would enhance operations for each other., 1 Danger of Niarginal Stores The age-old American custom of the community center must be recognized in the deve lopmenf of commexial and other community facilities such as schools, playgrounds I and other such facilities. Therefore, a degree of flexibility has been allowed in the land use and zoning plan due to the fast changing nature of population centers,. The proper balance between swppiy and demand should be carefully gauged locally 50 as I to retain all the self-sustaining trade possible. It is natural that only a few shoppers' would drive miles to secure an article that could be obtained satisfactorily a few blocks away. There is a great danger in the establishment of a surplus of marginal I stores.. . a nation wide problem. Roughly, from 10 to 20 percent of the retail stores in a locality usually are closcil each year, and about an equal number are opened. The causes for the mortalities are attributed to the relatively few operations specifically I analyzing their opportunities for success. The typical explanation as to reasons for operating the store: " I wcinfcd to operate a business of my own; this location looked I I 16 I good and was available, 50 I started out.” Not even cursory examination had been I made of population trends, purchasing power, buying habits, existing facilities, or logic of location. The success or failure of merchants is of consequence to others - failures have a direct repercussion upon the land, upon the neighborhood, and upon I the financial structure of the community. Rent, taxes, rateables, carrying charges, and sales all have a bearing on one another. Vacant stores are not carrying their proportion of the tax burden. The planning of better shopping centers is an economic I necessity for the community, rather than merely a social or uesthetic betterment. I Local and Transient Trade Some commercial establishments obviously depend upon transient trade. The succcss of these facilities depends upon purchasing power of the community and the travelling I public. It must be recognized that a substantial reshuffling is necessary due to the movement to the suburbs as siores and business outlets from the center of cities like Pittsburgh and Uniontown are regrouped and rebuilt according to new standards of I transportation and parking faciliiics. In new communities, it will be a matter of providing well planned shopping centers of the proper size, pattern and location. The mistakes of the past should be avoided. Most communities are overbuilt with 11 old and unwanted stores and underbuilt with regard to new and desirable shopping facilities planned for the modern way of living.

11 During the coming years, obsolete types of buildings will continue to be unwanted, and go begging on the market, while new patterns of commercial facilities will ‘I gradually evolve as part of this streamlined era. Advance Planning

I The community should anticipate a balanced developmeht of new residential and commercial facilities. The design of an attractive commer&al center must be planned in advance not to be injurious to residential values and the existing shopping center. I Off street parking facilities must be provided in the early stages of the development.

Those developing the Shopping Center should anticipate the purchasing power of the I entire area to be served and plan accordingly. Stores should not be provided unless a satisfactory market demand can be demonstrated. To be a success, the program should embrace the merchants and other business and professional people of the com- I munity as the nucleus around which the shopping center would expand.

Premature promotion of business structures, like premature subdivision of land, must I be avoided. The design of new shopping centers is still a challange for American ingenuity to solve, and for private enterprise to produce.

I No matter which course of action is taken. .. .rehabilitation or clearance of the present center and construction of a new one at another location; real estate, business, and municipal officials should take the necessary steps to plan in accordance I with the purchasing power of the people to be served. I I 17 The necessity of controfs on commercial development is obvious when we look back to the old commercial areas, The old area is faced with problems of poor street lay= out, congestion and parking, all a challenge to local government, the merchants, and the taxpayers. The necessity of providing off-street facilities for parking and loading in a shopping center is well recognized. Upon the shoppers convenience depends the merchants ability to attract and develop trade. hiinimum standards have been set forth in the zoning ordinance as controls to achieve the goal of successful business operations and for protection of public interest, health, and welfare . MANUFACTURING DISTRICTS

Experience to date proves that industry can be attractive and economically sound. In the past, the general visualization of an industrial district was one in which unattract- ive factories abounded. A4odern trends have replaced this concept and civic pride in architectural design for industry has advanced the new Industrial Park . The wholesome atmophere created has paid dividends in good will, employee moral and operating efficiency, al I collectively generating a positive attitude of community betterment .

The amount of land devoted to industrial purposes will vary considerably with the type and size of industry and the size, type and location of the community. The studies made to determine the amount of area for industrial uses have considered:

1. The need for additional land for industrial expansion to provide employment opportunities for a growing population.

2. The availability of land suited for industrial development to serve the Community.

3, The site conditions of topography, transportation, utilities, existing industries, markets, production materials, living conditions, and climate.

4. The advisability of providing a stable tax base and thereby a balanced economic community . It is extremely important that the land best suited for industrial sites be reserved for such use now so that they will not be preempted by the construction of residences or other facilities that could satisfactorily locate elsewhere. It is believed a desirable procedure, where doing so would not be unreasonable, to prohibit the construction of new residences. Experience shows that residences in industrial districts generally are allowed to deteriorate and many eventually become substandard housing types breeding undesirable social conditions, and requiring increasing police and fire protection. Therefore, protection to the industrial districts would be most easily achieved by pro- hibiting new residences. -

The attitude must be that manufacturing districts are essential to the future of the community and when properly located a performance type regulation is desirable. For instance lumber yards are a necessary part of our economy; but when located in a manu= facturing district the lumber yard should be enclosed within a fence or building and controls provided to prevent the:-

18 R I 1. Dissemination of dust, smoke, gas or fumes, odor, noise or vibration; 2. Hazard of fire or explosion or other physical hazards to any adjacent property;

I 3. Harmful discharge of waste materials.

When a neighbor to residential districts, the manufacturing uses should respect the 1 other man's property through the provision set backs, side yards, buffer plantings, off-street parking along with the above controls on industrial operations.

I PUBLIC AND SEMI-PUBLIC USES

The public and semi-public uses generally service residential districts so that locations I have been determined to the best advantage of existing and future neighborhood areas as they develop . The land use plan contemplates certain additions and modifications to public uses of land. Public officials are urged to purchase adequate areas of land I for public uses and to plan acquisition well in advance of land development particularly in the case of parks, playgrounds, schools and other essential community facilities.

I Public Uses

The public uses include a new elementary school, recreation and park areas, a I municipal building, sewage treatment plant, water facilities, and other such land uses of public ownership .

I Semi-public Uses

The semi- or quasi-public uses may include churches, cemeteries, hospitals, sani- I toriums, nursing or convalescent homes, clubs, lodges, social, and recreation centers except those of which the chief activity is customarily carried on for gain or profit. I Public utilities are generally included in semi-public land uses. SLOPE DISTRICTS

I The land of this classification is predominantly steeply sloping and of unbuildable character. Generally, these areas are wooded and should be preserved in this state. Development of such areas is costly with resulting heavy maintenance costs on roads I and necessary public improvements. Slope ureas have been established as a special district in the zoning plan with provision for an adequate lot area, side yards, and other density controls. In the interest of conservation, provisions should also be made I for selective cutting of timber. The land subdivision regulations may regulate the arrangement and design of streets so that in severe topographic conditions steep grades 1 may be avoided as much as possible. Some slope areas in this classification border on streams or drainage courses. In some I cases, these areas could serve as rights-of-way for utility lines and drainage easements. For purposes of good housekeeping and maintenance, these areas should be landscaped. I 1 19 I and developed with hiking trails, bridle paths, or pedestrial ways for children to go to school without crossing streets. In this manner, an interlocking system of park strips I could serve the three-fold purpose of utility rights-of-way, recreation, and beautification. I F@REST LAND In some cases forest land requires zoning protection. The intention is to conserve the natural state of vegetation, soil, water tables, and wildlife. The types of uses sug- I gested are natural production uses along with recreation areas, camps, and similar uses. When the development of forest or slope land is necessary, large lots are suggested. I Residential uses should not be encouraged in slope or forest land areas. I QRDERLY CCMMUNITY DEVELCPME NT Cnc of the principal causes of urban decay is the unpianned and mixed uses of land. Zoning regulates the uses of the land within the municipal boundaries in such a way as I to foster orderly community development. The municipality has been divided into a number of zoning districts, with a pattern of compatible land uses prescribed for each I to conform with the Future Land Use Plan. The Zoning regulations have been made in accordance with this comprehensive plan and are designed: I to lesson congestion in the streets. to secure safety from fire, panic, and other dangers to promote health and the general weffare I to provide adequate light and air to prevent the overcrowding of land to avoid undue congestion of population 1 to facilitate the adequate providion of transportation, water, sewerage, schools,parks, and other public requirements. .. . I .. . .with a view to conserving the value of buildings and encouraging the most appropriate use of land.

I Zoning is only one of several tools available to a municipality to promote orderly, healthful, and economic development. Cther tools are subdivision control, building regulation, housing codes, capital programming and redevelopment . All of these I procedures and practices should be employed in implementing the future land use plan for the community.

I By prescribing the uses of land which will be permitted in the various parts of the community, zoning will give legal effect to the market studies and anticipated land use needs expressed in the Future Land Use Plan. The existing land use pattern and suit- I ability of land for future use has been carefully considered by the Planning Commission and members of Borough Council. I I I 20 ~ I Municipal control over the land subdivision is a realistic method of advancing the I Future Land Use Plan while guaranteeing an orderly street pattern, and lots laid out in compliance with zoning restrictions. Effective zoning will be difficult without effective subdivision control. To the extent, however, that subdivision controls I cover the laying out and arrangement of streets and lots, and the provision of street improvements; and, zoning controls the use of land, these two planning tools comple- I ment each other. Planning and zoning can be one of the most important tools at the disposal of munici- palities to protect and enhance land values. Inasmuch as planning and zoning tends I to discourage the mixing of incongrous types of land use, and the character of certain areas is protected against encroachments of an incompatible nature, the value of the I land in each district tends to be preserved. Active citizen support and participation is emphasized! The greater the number of citizens which can be educated to understand the Future Land Use Plan, the fewer I the difficulties which will be encountered in the enforcement of the Zoning Ordinance. I I I I I I I I I I I I 21 - I ~IAJC~THORGUGHFARE PLAN.. ..For Circulation of Traffic and Utility Services I Plate 6 titled Niajor Thoroughfares shows the circulation plan. The existing and I proposed streets and highways are shown by classification of intended use and purpose to provide for the adequate circulation of traffic and the provision of utilities. The I classification and definition of the streets and highways shall be: 1 . Arterial Streets are those which are used primarily for through traffic with origin and destination beyond the planning area. Arterial streets should have a I right-of-way of 80 to 1% feet inwidth. Pennsylvania Route 51 is the only thoroughfare of this category in Perryopolis and its location, alignment, right-of- way, and improvement are controlled by the Pennsylvania Highway Department . I 2. Collector streets are those which carry traffic from minor streets to the maior system of arterial streets and highways including principal entrance streets to the town and streets for maior circulation in the town. The right-of-way of I collector streets should be 60 to 80 feet in width. The following existing streets are proposed as collector streets and where indicated action would be required to widen the legat right-of-way. The Planning Commission could greatly assist I the Borough Council by creating a volunteer program with abutting property owners so as to bring about the dedication of adequate rights-of-way on these I important streets now, before new developments make widening more difficult. Name Right-of-way (feet) Portion to be widened Liberty- Street Columbia St. to Borough Line I Independence Street 80 Route 50 to Hancock Street, Lynndale Road 40 Constitution St. to Borough Line Constitution Street 60 I Whitsett Road 60 Navy Street to Borough Line Hancock Street 60 Columbia Street 60 I Navy Street 80 Cemetery Road 60 Fayette St. to Borough Line Loyton Road 60 Navy St. to Borough Line I RaiI road Street 80 Wash ing to n Street 60 I Fayette City Road 80 Borough Line to Wancock St. 3. The following are proposed collector streets which shall be developed I through the control of land subdivisions. All of these streets transverse open and undeveloped land . The Planning Commission and Borough Council should use the Major Thoroughfare Plan as a guide in reviewing new subdivision lay- I outs with property owners so that the alignment and width of collector streets conform generally with this plan. In some cases detail engineering of these I routes may require modification. I I 22

- I Name Right-of-way (feet) New Location - I1 I Frazier Dirve 80 Washington Street 60 I1 I Hancock Street (extension) 40 II 4. Minor streets are those which are used primarily for access to abufting properties in residential areas. Unless otherwise indicated herein or by pre- I vious action all other streets in the Borough not named arterial or collector, shall be monor streets and shail have u right-of-way of not less than fifty (50) I feet . DESIGN STANDARDS

1 Design standards for the improvement of maior thoroughfares and streets are set forth in the Land Subdivision Regulations - adopted by the Borough Council as a part of this project. Attention of the Borough Council and the State Highway Department I shall be directed to improvement and maintenance of maior thoroughfares to assure adequate circulation of traffic in the Borough. On minor and maior streets new locations in residential subdivisions, the Borough Council requires a written agreement that the I necessary grading, paving, street improvements, curbs, sidewalks, street lights, fire hydrants, water mains, storm and sanitary sewers be installed in strict accordance with I the standards and specifications of the Land Subdivision Regulations. General standards for streets, curbs, and other street improvements are set forth in I Plates 7, 8, and 8A. The following table indicates the names of the bcftcr trees for street planting in ‘idestern Pennsylvania. Following is an explanation of the abbreviations used in the 1 tables.

VH Very hardy I H Hardy in Western Pennsylvania. Use with care in colder climate s Transplant in Spring S or F Transplant in Fall or Spring I HR Highly recommended R Recommended

I The difference between HR and R is that those trees marked R are a little more SUP ceptible to disease and therefore will require a little more care in maintenance.

I The creation of a Shade Tree Commission by the Borough Council would be advisable in that the care and attention of shade trees is a continuous responsibility deserving 1 the special attention of citizens with knowledge and skills along this line. 1 I I 23 *.CURB AND GUTTER DETAILS ..

I I I I I I

T Y P E "b" T Y P E "A" I ROLLED CURB GUTTER . STAbJDARD CURB I

I I

TYPE "C"

. COMBINED CURB AND GUTTER *

_-- @ Daform~dTIQ Bars

Q Bars &Q be omlSfed for Pock Asphult or Bjtum/qous I Cc//crate Pavement TYPE 'ID" STANDARD LIP GUTTER. I PLATE N0.7 I I I I I I I I - I MAJOR OR COLLECTOR STREET IN COUNTRY HOME AREAS THE PAVEMENT WIDTH MAY BE REDUCED TO 26 FEET I AND CURBS AND SIDEWALKS OMITTED. Building Line Sidewalk Street Pavin :{ i ? I r- IO'/ 13'+ 54' -* IO'/ 13'd I I I I I I STREET $ CARTWAY WIDTHS BUSINESS & RESIDENTIAL DEVELOPMENTS I CLIFTON E. RODGERS P L AN N I N G C 0 N S U LTAN T I PLATE NO. 8 I I I PROPERTY LINE I PI I FI I

GUARD RAIL, CURB w I I OR PIPE RAILING AS I REQUIRED BY ORDINANCE (D

I I.e.:;.: e...... ,.. * :..:.. .. . I tc, I +-STREET -

I .....e...... ,I I1 I I I I I I I I I PLATE NO.8A I I STREET TREE LIST

I Common Transplanting Recornmcn- Botanical Name Name Hardiness Time dation

I Acer saccharum Sugar kapI e V.H. s H.R. Quercus alba White Oak V.H. S 1i.R; G!uetcus rubra Red Gak V.H; S HjR. I Tilia vulgaris Common Linden V.H. S or F R Acer p Ia tano ides Norway lLiaple V;H. S or F R Ailanthus glanduiosa Tree of Heaven H S or F R 1 Ginkgo biloba hiaiden hair tree H S R Quercus palustris Pin Oak H S R I Ulrnus Americana American Elm H S or F R I 1 I 1 I I I I I I I I 24 - I CCRTtMUNITY FACILITIES PLAN. I Schools, Parks, Playgrounds adother Public Facilities I iviUNlClPAL BUILDING The Borough of Perryopolis is in dire need of a Municipal Building. Presently the Borough Council meets in rented space, the volunteer fire department houses its I equipment in a building on Wesf lndpepndence Street and the Post Gffice rents space on North Liberty Street.

I Through the Mary Fuller Frazier Fund, o site has been acquired on East Independence Street for the construction of a new municipal building in the future. In general this building shall be designed to accommodate Borough Cfficcs, Post Offices, Fire House, I Police Station, Council Chambers, and Rooms for Community Meetings and Banquets. Garage space for borough equipment may be conveniently provided in the basement I of this new building since the site slopes down from the street side. This building should be appropriately designed by an Architect and tho site suitably I graded and landscaped under the direction of a Landscape Architect. Plate 9 titled Community Facilities shows the location and extent of the site for the I proposed Municipal Bui Iding . PUBLIC SCHC OLS

I The Public School System has benefited from the Kiary Fuller Frazier Will. A new school building now under construction is located on a site adiacent to the two structures used for Elementary and Secondary purposes in the Borough of Perryopolis. I The location and extent of the Public School Grounds are shown on Plate 9 titled Community Foci lities.

I The existing buff brick buildings are old style architecture with 10 and 11 clussrooms each. These buildings, while expertly maintained by the School Board, are rated to be I in fair physical condition from the wear and teat of years of service. The new building is named in memory of Mary Fuller Frarier through whose will funds have made the building possible along with local school funds and State Aid. The I building is a modern structure with 12 classrooms and special facilities for teaching science, geography, commercial studies, home economics, industrial arts, agriculture, art and music. In addition, the building has a cafeteria, gym, auditorium, health rooms, I faculty rooms, conference and administration facilities. The Junior-Senior High School program is administered by the Porry-Lower Tyrone Joint School Board. The cost af the I new building has been estimated by Altman 8, Altman, Architects to be about $9,250,000. The Fidelity-Philadelphia Trust Company as Trustee for the kary Fuller Frazier LViIl has I allocated funds for the school project. I I 25 L E G E N D".

EXISTING COMMUNITY FbClLlTlES PRCPOSEO MMMUMY WlTlES BCUNDILRl

PbRKS B RECREATION CEMETERY CHURCH ELECTRIC SUBSTATIOM

FIRE STbTlON

SCHOOL PAROCHIAL SCHOOL WATER TOWER SEWAGE DISPOSAL PLANT

LIFT STbTION WASHINGTON'S MILL The school site comprises a minimum area particularly for both elementary and secondary school purposes. Expansion of the site would require acquisition of residential properties to the northwest, west and south. Financial assistance to acquire all or a portion of these properties could be provided through the redevelopment aids of the Federal and State Government.

As the community grows, additional public schools shall be necessary. It is contemplated that the present site would become the Junior-Senior High School to serve the Joint School District of the Borough, plus Perry Township and Lower Tyrone Township. A future site should be reserved for a new elementary school and playground in an- ticipation of this need. By the time this need has to be met it can be expected that the population center shall have shifted to the Northwest of the present development and being new homes, very likcly will house young families with children of school age. It is bciievcd wise to move the elementary school children away from the older juniorsenior high school students. Plate 9 shows a tentative area for this future elementary school. When acquired, this site should be adquate in size for the school and playground facilities.

PAROCHIAL SCHGOL

In the Southwast of thc Borough, there exists the Saint John Roman Catholic Parochial School. The site on which tho schaol is focotcd is adoquatc in size to patmit cx- pansion of the building along with improvemants for playground facilities.

PARK and RECREATION AREAS

The existing and proposed areas for park and recreation purposes are shown on Plate 9 titied Community FaciI ities.

Park1ets

In the center of town, there are eight mall triangular areas of land off Circle Street reserved for park purposes. These areas are too small for effective use and when not needed for a productive public use, they should be sold for a private and taxable use. -Parks The wooded ravine to the East of Town and adjacent to the Sewage Treatment Plant is proposed as a municipal park . This area includes the C Id Washington Mill, a much discussed restoration project. The jiqashington Run passes through this area. While a portion of this site is steep its natural state affords certain advantages as a park for picnics, hiking and wildlife. Restoration of the \i;joshington Mill should not be overlooked.

26 I I Afhlatic Area The new school site has space for the high school athletic field for football, track and other sports. The oxistingathletic field to the north of the school may likewise serve I this need. It may prove wise for the Scbool Board to retain this present field for practicing football and other outdoor activities. The Italian Ballfield is now used for baseball, and softball. The Italian Club is currently making a study of the site for a I new clubhouse with a swimming pool and other recreation facilities. There is space on this field for some playground equipment and court areas for horseshoe~~tennis,volley ball and shuffle board, Adjustments in the boundary of this site appear necessary to I permit the orderly alignment of streets as adjacent land is developed. I Reclamation Area The low swampy area adjacent to Route 51 and \?ashington Run should be taken into public ownership. A development plan should then be prepared for the area. Based I on careful study by a Landscape Architect it may prove feasible to grade, drain, and plant the area for a naturalistic aroa with a pond, After several years of care, the adverse conditions that exist can be corrected and this area transformed into an at- I tractive asset to the community. I Playgrounds As the community becomes built up, children shall have to have playground areas. It is proposed that space be provided for this type of facilities, in a portion of the site at I Italian Ball Field, the Future Elementary School Site, the existing Public School Site, the Parochial School Site, the Washington Mill Park and tho Reclamation Areas as indicated on Plant 9 titled community Facilities, This shall distribute facilities I geographically so that children from all neighborhood centers may be served conveniently. At present the public pressure for these facilities is not great because of the extensive open areas. Experience proves that inaction to reserve land for this I purpose by public officials is a waste of public funds later because of the increasing land values as development closes in. , .or most often the children are deprived of I these advantages by the complete lack of recreation facilities. Churches

I Within the limits of the Borough there are three churches which are the First Christian, the Methodist and Greek Catholic Churches. Vjithin a convenient distance outside I the borough there is the Roman Catholic Church and various Protestant Churches. I I I I. 27 I I Plate 10 titled Sewer System shows the location, size, and extent of the existing and I proposed sewer lines, the treatment plant and lift station. The collection system of sewers consists of approximately 45,000 lineal feet of eight and ten inch vitirfied clay and cast iron sewer pipe. The sewage treatment plant I consists of an lmhoff tank, trickling filter, secondary tank, sludge drying bed, control building and all appurtenances.

I In addition a sewage lift station and cast iron force main exists on the north side of town to serve the Lynndale neighborhood. This lift station was designed to handle additional sewage as shall be necessary when the open land to the Southeast and South- I west of Lynndale is developed.

A major portion of the construction cost of the sewer system was financed through I thc provisions of the kary Fuller Frazier Will as administered under the Fidolity- Philadelphia Trust Company. Thz existing sewer system was valuod at $390,000 I in 1957, the year of its completion. Proposed extensions of the sewer lines are shown on Plate 10 . Theso extensions comprise approximately 10,000 lineal feet of eight inch vitrffied clay sewer line with man- I hofos,and six inch lateral connections and were estimated to cost about $75,000 in 1957. All improved property abutting on the existing sewer system are required by ordinances to connect to the system and all privies, cesspools, septic tanks, and similar devices I abandoned I WATER SYSTEAA The water distribution system was constructed in 1937 under the LVPA by the Perry Township Supervisors, The Distribution system and storage tank for 100,000 gallons I of water are shown on Plate 11 titled \!\/ater System.

The distribution system consists of approximately 26,000 lineal feet of four, six, and I eight inch pipe with fire hydrants and gate valves as shown on the map.

The storage tank is the property of a private water company. The tank is mounted on I a steel tower at 70 feet inheight. Elevation of the tank at bottom is 1140.92 and at overflow 1184.45. The elevation at the base of the tower is 1070.51.

I A privately owned rapid sand filter plant with a rated capactiy of 200,000 GPD located at Whitsett, is used to pump water from the Youghiogheny River, In I addition to those served in Perryopolis, approximately there are 110 consumers at Vihitsctt who use an average of 16,000 GPD, Approximately 50% of the plant capacity is now used. There are approximately 340 connections in Perryopolis where I the average consumption is 95.6 GPD . I 1. 28

- I There appears to be adequate reserves in the water supply capacity of the plant to handle population growth . It is recommended that the community arrange to purchase I the water plant in the interest of saving a considerable outlay in money to purchase water.

I Plate 11 titled Water System shows the location of proposed water lines which consist of approximately 16,200 lineal feet of six inch water main complete with fittings, valves I and hydrants. These extensions were estimated to cost about $18,000 in 1957. MUNICIPAL AUTHORITY

I To manage and operate the \;dater and Sewer System, the Borough Council of Perry opolis has created a Nwnicipal Authority. The Authority anticipates financing the Sewer and Water extensions out of a bond issue to be retired out of revenues earned I from the operation of combined Water and Sewer System. When financial arrangc- ments are made, the purchase of the Water Plant ai V,'hifsett should be included.

1 STREET LIGHTING

Plate 12 shows the location and extent of the present Street Lighting System of the 1 Borough of Perryopolis. The Mary Fuller Frazier \vi11 as administered by the Phila- delphia Fidelity Trust Company finances the Street Lighting System. The Borough I Council provides local management and the light standards and power is provided by the \,Vest Penn Power Company. The system consists of 77 - 250 candle power lamps I and 27 -500 candle power lamps with appropriate standards. 1 I I I I I 1 I I 29

URBAN RENE’!I\.’AL PLAN.. .; Areas for Conservation, Rehab; litation, Reclamation, and Redevelopment

The Survey of Existing Conditions as recorded on Plate 4 demonstratal the need for a I comprehensive community renewal program since adverse conditions of one type or another exist throughout the planning area; or, since such adverse conditions are likely to spread into good areas unless adequate remedial measures are effectively I implomented to remove the source of blight and to guide orderly development in the future, Plate 13 titled Urban Renewal Plan delineates the entire Borough of Pxry- I opolis as a renewal area. This comprehensive renewal plan departs from the usual Urban Renewal Plan since area-wise the maior problems evolve around open land problems. It is significant to I note; however, that out of about 280 acres of develaped area, 200 acres require rehabilitation or redevelopment measures.

I Conservation Areas

A maior portion of the land in the Borough, 472.82 acres or 49.00% of the area has I been delineated as conservation area . The majority of this land is undeveloped and where developed the condition and type of structures are good and the land use pattern favorable These areas shal I be afforded development guidance and protection with I proper enforcement of the zoning and land subdivision regulations supplemented by implementation of the overall plan for future land use, major streets and community ~I faci I ities. The additional aids recommended are the adoption of a building code to establish adequate standards for construction of buildings and the instal lation of plumbing and I electrical services. These codes should be prepared by the Planning Commission and presented to Borough Council for adoption in the form of an ordinance.

I Rehabilitation Areas I These areas comprise the major portion of the built-up area. About 102.63 acres or 19.64% of the total Borough is delineated as rehabilitation areas. These areas are generally good however, some restoration or rehabilitation work shall be required to I turn them into sound healthy neighborhoods. In some cases the removal of seriously delapidated structures and other adverse conditions shall be necessary to bring these areas up to acceptable standards. The replanning of streets, the moving of buildings I back from the public rights-of-way to provide setbacks, and the provision of street pavement, curbs, and sidewalks are other measures deemed necessary to correct these neighborhoods. I Therefore the rehabilitation areas shall require the following forms of action: 1’. Clearance work by the County Redevelopment Authority with financial I aids of the State and Federal Government. I

30 PI1*.I.d YldW THE URW PUNNING ASSISTANCE PROGRAM 01 th. BYRE*" OF COMYY*IT" DEYFLOPYENT PE*l(WL"AIIII DEPARTMENT OF COYMERES And I". "RBIIH RENPWliL LDMINIOIRITION FEDERAL HOUQHO AND "ONE CI"*NSE &$EWC" URBAN RENEWAL PLAN BOROUGH OF PERRYOPOLIS FAYETTE COUNTY RNNSYWANIA I 2 Action by the property owners to rehabilitate those neighborhoods where the I structures are solvagable (and use of FHA mortgage insurance) 3 . Plus conservation measure of zoning, subdivision and re-subdivision regulations, housing codes, building codes and the overall plan for land use and street lay- I out . I Redevelopment Areas Adverse conditions in the areas delineated for redevelopment are such that these areas are economic or social liabilities to the people and the community. i'v'ioreover, the I conditions are beyond the remedy or control by conservation or rehabilitation processes and beyond the improvement as may be undertaken without financial loss by private enterprise, The acquisition of such areas is made possible in Pennsylvania by the Urban I Redevelopment Law of 1945, State and Federal Grants make the acquisition and clearance work feasible. When such areas of land are cleared, private enterprise is afforded first opportunity to buy the land subject to the development controls as may be deemed nec- I essary by the Planning Commission or the Redevelopment Authority . The redevelopment plan for the layout of streets and construction of buildings must conform to the overall I land use plan of the community. Corrective work in redevelopment areas shall require the close cooperation of the Fayette County Redevelopment ,hthority, the Perryopolis Borough Council, and the Perryopolis I Planning and Zoning Commission.

The County Redevelopment Authority can secure through the State and Federal Govcrn- I ment, Planning Advances to prepare essential detailed surveys and plans for projects certified by the Borough Planning Commission as Redevelopment Areas.

I Replotting of Gbsolete Subdivision Plans

There are several areas of land in which there exists old layouts for street and4ots. I The Borough Planning Commission should request the owners of these areas to prepare a revised layout to conform with the future plan for land uses, streets, lot sizes, and building setbacks and side yards. The authoriiy provided them by the Land Subdivision I Regulation is adequate since none of these old plans have been accepted by the Borough Council. Since the powers of the Planning Commission are advisory, the I BDrough Council should give prior approval to such action by the Cornmission. Reclamation Areas

I Cpen land reclamation areas of two different characteristics oxirt . Reclamation areas are delineated on Plate 13 as areas with inadequate drainage and the other as areas with I land of excessive slopes. I I I 31 Drainage Correction Work

Plate 4 delineates existing areas in which drainage problems exist. Somcof this land is swampy while some is desirable but not easily accessible because of its location due to surrounding swamp or marsh land.

The existence of this low land arrests community growth and development. Examples of this hove been experienced on several occasions when the Community has lost industrial propects for the land west of Route 51 . In like manner development of the large tracts of land to the north and south of the built-up area for residential purposes is retarded by drainage problems. The existing land use pattern reflects how the outward pressure of expanding community development has formed around this low land.

As an open land project a temporary loon could be made available to cover the cost to acquire the land to propare site engineering plans, and to undertake drainage correction work deemed necessary to make the land desirable for the land use specified in the overall land use plan of the community, The temporary loan could be repaid out of the monies received when the land is sold to a developer. Should the resale value of the land be less than the cost of the drainage correction work plus original acquisition cost, a capital grant through the State may prove necessary.

Excessive Slope Areas

As indicated under the discussion of the Future Land Use Pfan, Plate 5, the slope areas are generally too steep for effective and desirable subdivision loyouts. The development and maintenance of streets becomes costly in thess areas. Thus, these areas form a block to community expansion. It is likely thct the low areas shall require earth fill along with drainage tile. Therefore where the use of slope districts for borrow pits to secure earth fill proves feasible, a reclamation project ofthe combined activities might be staged in a coordinated manner. Coal strip operators have considerable experience in the Foyette County Area on earth moving projects of this type. To off- set the threat of a recession and fill in the gaps for employment, State and Federal Loans and Grants could be used to finance such reclamation work while creating better living conditions for the community.

Where Slope Districts are not usable os borrow pits to secute fill, the creation of a Community Forest or Park is recommended. The State Department of Forest and Waters can provide seedling trees for this purpose, to those desiring to plant them. In most cases, the slope districts could remain in private ownership providing the owner would be willing to subject the land to the development controls deemed essential to carry out the objectives of the overall plan.

32 I THE CCIvlMUNlTY RE NE'A'AL ?RCGRANi Plate 13, titled Urban Renewal Plan outlines the areas recommended for urban renewal action. Becauseof the nature of the problems facing the Borough of Perryopolis to I carry out a program to guide orderly community development and arrast the spread of blight, a new and broader concept of community renewal action is proposed. This concept appears appropriate for even though Perryopolis is a relatively small com- I &unity its' problems compare in certain aspects to those of our large metropolitan areak, This concept could be particularly helpful since Perryopolis is in a depressed region of Pennsylvania where the need to expand job opportunities exists and adverse I conditions existing outside and in the community make the attraction of new industrial installation insurmountable. These negative obiects are far reaching and even though this community is experiencing growth and development, the standards of development I in some cases, are inferior and their continued existence imperil the health and economy of the entire community.

I The operation of this community renewal program could be under the Pennsylvania Redevelopment Law of 1945, as amended which in this case necessitates the cooperation of the Fayette County Redevelopment Authority. Some consideration may be desirable to the enabling of the Borough to create a Redevelopment Authority; however, in the case of Perryopolis, the County Authority has expressed its interest to cooperate with the local officials. The desirable feature of the Borough Redevelop- ment Authority is obviously aimed at placing the community renewal action in the hands of the citizens of the community.

Pro jcct Boundary

Both the State and Federal legislation deaf with the delineation of a project boundary within which clearance and renewal work are proposed to take place. Since not all properties have to be demolished within such project boundaries under present procedures, the delineation of the project boundary under this proposed concept is ex- panded to include the entire limits of the borough. This would afford the following advantages:

1 . Give wider flexibility in the staging of conservation, rehabilitation, and redevelopment operations; 2. Give the locaf community a broader base from which to compute its local contributions in matching credits for financing projects; 3. Facilitate the staging of small projects within the larger area and give assurance that the projects to be staged at a loter date will conform to an overall guide plan for redeveloping and/or developing the entire community; and, 4. Permit acquisition of essential properties as they become available on the open market to avoid specylqtion and continuance of adverse conditions while clearance projects are being underiqken in other sections of the community by reason of nec&ssity.

33 I I I Types of Project 1. Open Land Projects I A portion of the Community Renewal Program is proposed to deai with open land problems such as drainage, slopes, obsolete plotting and adverse commercial or industrial areas which present essentially adverse open land problems. The nature of such I adverse conditions are such that they arrest orderly community development of all types including housing, shops, and industry. Therefore this concept proposes the inclusion of Capitaf Grants for open land projects as are determined to be in the best I interests of carrying out an over-all community plan for land uses, maior thoroughfares, community facilities and expanison of job opportunities. Such Capital Grants should be adequate to provide a "write-down" so that the open land could be re-sold I for development at a fair market value after correction of adverse conditions, and tho provision of site improvements such as streets and utilities. The re-use of: such open land shall, in all cases, conform with the cornmunifies over-all plan for land I uses including housing, commerce, industry or public purposes. I 2. Rehabilitation Projects It must be recognized that a rehabilitation project requires a wide range of actions to restore all property and make sound and healthy neighborhoods. In Perryopolis, these I actions include acquisition and demolition of dilapidated structures, remodeling of salvagable sturctures, removal of conflicting non-conforming land uses, the moving and relocation of some buildings to permit street widening and relocation, the re- I location of streets, the provision of street improvements and utilities, and the provision of community facilities. To carry out the essential clearance and site work, it is not necessary that all property in the area defined for rehabilitation be acquired. I Likewise, it is likely that present owners would remodel the salvagable structures wih F. H .A . Mortgage Assistance or retain ownership to such structures as could be moved to carry out an orderly,plan,. The success of the community renewal program is I dependent upon the rehabilitation type of program and affords an opportunity for the people to make a wise use of existing housing rsomces by bringing them up to acceptable standards while maintaining the cost of housing at a level within family I means. To make the rehabilitation program operative, Capital Grants should be available to "write-down" the cost of the essential rehabilitation work in the process of creating properties of acceptable standards. Property ownership should be I retained privately of properties to remain during the course of public action in the area. For instance the cost of moving of a house io permit a street widening or other public improvement should he in the form of o Capital Grant while ownership of the 1 building could remain with the present owner. The present federal Act which provides for a combination of Capital Grants and Loans to undertake redevelopment projects falls short of making rehabilitation work operative on a broad scale as appears nec- I essary in meeting the urgent need in Perryopolis. Therefore, the use of State Grants are proposed when the Federal Act creates deficiencies in Capital Grants. I I 1. 34 3. Redevelopment Pro jects

The State Act permits flexibility between prior use of land and its reuse after redevelopment., The Federal Act has been amended to permit a limited degree of flexibility. In the interest of developing sound industrial and commercial ureas along with protection of adjacent housing areas which together make up the community, it is necessary that Capital Grants and Loans be used for redevelopment of adverse industrial and commercial neighborhoods. There is also the need for Facility Loans as may be used by an appropriate public or quasi-public agency or a non-profit type to represent tho small property owners of blighted commercial and industrial properties when located in a dir trict to be redeveloped to make room for a new shopping center or an industrial park, Generally the differential between the market value of obsolete property and replacement costs for new and modern structures is a stumbling block and discourages the average small business man in his consideration of the renewal program. To encourage his participation would aid considerably in meeting the need for modern facilities to deviate congestion, over-crowding and improve living and working conditions. There- fore, the use of Facility Loans by the non-profit development agencies is aimed at stimulating participation by the local business people in the Community Renewal Program

35 I A PROGRAAA FC R ACTIC’N .. . . Everyone has a Responsi bili ty I The ambitions of the citizens of Perryopolis are embraczd in this program for action. .. . The carrying out of this community development program is the responsibility of every I one, young or old, rich or poor, sick or healthy. The will to do and leadership must I be added to this plan to guide the course of growth through the years. Therefore this plan is only one of three ingrediants necessary to set the Community I Renewal Program into motion and keep it active as the years go by, Admini strat ion I The essential administrative needs to carry out the Community Renewal Program are established in Perryopolis. There exists the Borough Council, the Borough Planning and Zoning Commission, the kiunicipal Authority and a Building Inspector within the I local community . The additional local administrative agencies as are established at the County level include the Fayette County Planning and Zoning Commission, I the Redevelopment Authority and the Housing Authority of Fayefte County. Codes and Ordinances

I As a result of this Planning Assistance Program, the Borough has adapted a Zoning Ordinance and Land Subdivision Regulations. These local ordinances are adrninis- I tered by the Borough Planning and Zoning Commission. The Borough shall need in addition tothe above measures of control, ordinances to regulate the type of construction and maintenance of decent, sanitary and safe housing. I Two codes are suggested which are a Bui Iding Code and a Housing Code . I Planning Operations The Borough Planning Commission shall be active in the preparation of redevelopment area plans, modification of the general community plan and zoning as presented herein. 1 The detail project plans for redevelopment projects must be prepared by the Fayettc County Redevelopment Authority. This Authority can secure Federal and State Aid to finance its planning operations. fer the best interest of the program and to accrue I a savings in cost of technical services, both agencies should use the same planning consultants. Because of the small size of the Borough, the employment of a full- I time planning staff appears unnecessary. Implementation of the Comprehensive Plan

I The adoption of the Zoning Ordinance has implemented the over-all iand use plans as presented herein. As the Community Renewal Program is advanced modification of the land use plan and zoning plan may prove desirable. This shall be particularly true if I a decision is made in favor of relocating the shopping district from its present site in the center of town to the large tract to the northwest near new Ponnsylvania Route 51. I 1 36 I The implementation of the maior thoroughfare plan shall require the engineering and I financial aid of the Pennsylvania Highway Department Those maior thoroughfares as exist but need widening and improvement should be presented to the PDH for con- I sideration and programing immediately. It should be borne in mind that expenditures for improvements on streets, utilities and other public improvements may be used as a credit towards the one-sixth in local funds I for financing urban renewal programs.

The maior thoroughfares on new locations such CIS Washington and Hancock Street ex- 1, tensions and the north extension of Frazier Drive, do not require immediate attention however, the rights-of-way should be reserved. The extension of Frazier Drive in the "Meadows Area" should be programed as a State Highway - connecting link between I Route 51 and the Cemetery Hill Road at Railroad Street in the near future.

The Community Facilities Plan shall require joint action of the Borough Council and I the School Board to create the Recreation Commission. Following this action, the Recreation Commission should undertake a ioint study with the Planning Commission 1 of land areas to be acquired for public purposes. The acquisition and planning of park and recreation areas can be staged over a period of years as the need developes and as funds are budgeted for this purpose. Reservation I of the necessary areas should be made immediately by the establishment of an official borough map. This map may include land areas proposed for public use including park and recreation areas, streets and highways and other public uses even though such I land is to remain in private ownership for the present e

The jviunicipal Authority has been established to carry out the financing of the ex- I tension of sewer and water lines. It is necessary that the Authority soil bonds to finance these extensions, It is recommended that this be timed with Urban Renewal I Action so that the Borough may receive full credit for this capital expenditure, Uoon completion of the new school building, the Fidali,y-Phitadelphia Trust Company shall be interested in the Borough Council's request to undertake the construction I of the new Municipal Building. Should adequate funds not be available in the construction account provided by the Eviary FuUer Frazier Will, the community shall find it necessary to supplement the Frazier Fund. This project should be timed with other 1 Urban Renewal Action to allow full credit as a local experience.

The action to undertake redevelopment work in the Borough requires a request from I the Borough Council to the Fayette County Redevelopment Autharity . The Borough Planning Commission is prepared to certify redevelopment areas and has estimates of costs for the projects envisioned. it is recommended that the Urban Rencwol Action 1 be undertaken promptly so that the Borough may benefit from the contemplated capital improvement expenditures as credits toward financing its share of the costs for redevelop- I ment work . As previously discussed, the certification of the entire Borough as an Urban Renewal Area deserves cowideration . I I 37 I- Rclocat'i6n Housing

I In cases where public action requires the relocation of families, adequate housing must be provided within the means of the families disptaced. The housing program in this case shall require low rent public housing plus such housing as may be pro- 1 vided by private sales and rental development operations. The Fayette County Housing Authority can be requested to program a project of low rent public housing I shouid the studies of family incomes prove this necessary . The Federal Housing Administration provides aids to house families displaced by re- I development work. This housing may be for those desiring to rent or buy a home at moderate costs.

I Expansion of Job Cpportunities.

The Bureau of Industrial Development in the Pennsylvania Department of Commerce is I set up to assist communities in their efforts to expand iob opportunities. This assisr tance is aimed at expansion of present industrial operations and the attraction of new. The Porryopolis Industrial Enterprises is set up to represent the local community interest. I It is proposed that this organization acquire lands from the Redevelopment Authority after clearence and preparation of the land for uses specified in the ovcr-all plan. To start with the Community Renewal Program shall create new jobs. As this process I of community improvement takes piace the planned industrial land can be effectively used to attract selected industries. The replacement of obsolete and adverse conditions is a continuous process. This along with the creation of new buildings to re- I place the old creates needed iobs, improves the economy and creates a community desirable to new industrial installations. The creation of new jobs demands that the community undertake correction of adverse conditions along with its current program 1 to improve sewers, water, street lights and school facilities. I Financing and Taxes The people of Perryopolis enjoy a tax payers paradise. When taxos are )ow, one has only to assume that the level of municipal services are also low. To this extent the I people must evaluate their stondards for living and determine that services do cost money. Suburban areas require certain basic services ifpeople are to live and work on accepted standards as a community. The maintenance of public facilities is con- I tinuous and these costs rise QS the cost of living rises.

The Mary Fuller Frazier Fund of slightly more than a million and a half dollars was I divided into two equal accounts. Approximately $75,000 is reserved as a Miaintenance Account and invested in securities. The earnings from these investments are for maintenance of projects as approved by the Trustees. The Construction Account of about 1 $750,000 provides funds for capital improvements. funds from this account have been used to construct the sewer system, treatment plant and the new high school. I I I 38 The Borough had a total taxable valuation of $1,537,320 in 1958. With the 2% I limit by councilmanic power the borrowing capacity was $30,746. The 5% limit by the electors was $76,866 making the total debt limit of 7% the taxable valuation 1 $107,612. The Borough is debt free in 1958. The annual receipts and expenditures of the Borough total slightly over $20,000 with about $11,000 of this required to maintain and improve streets and highways. The 1 largest single source of income is the 4 mill real estate tax which was estimated to produce slightly more than $6,000 in 1958.

.I Another likely local source of funds to finance urban renewal projects is through the capital improvement budget created by the Trustee of the Frarier Will . The remain- ing portion of this budget after completion of the School and Sewer Projects is I estimafed to amount to about $200,000.

The next largest amount of money io be considered is the bond issue for sewer and water I extensions which involves a bond issue of about $200,000 . Some additional funds would be involved for improvement of State Highways. h conservative estimate for highways is $100,000 making the anticipated capital improvements for public works at least I $500,000 with or without urban renewal .

Using the current formula for computation of Federal and State Aid, these local funds I could serve as a credit to matching funds with $500,000 in State Funds and two million dollars in Federal Aid or a total in Capital Grants of three million dollars. When staged over a period of several years, the projects could be of a convenient .I size. It appears that Perryopolis can benefit by undertaking a comprehensive urban renewal program and meet the local requiraments for financing projects.

I Citizen Participation

The original planning program of 1949 has produced favorable results for the com- I munity . The Perryopolis Community Planning Association was created prior to the undertaking of that program to afford ample opportunity for citizen participation in the establishment of policies. During the course of this recent planning assistance 1 project, the Planning Commission has supervised the work of the Consultants. Public hearings, conferences and discussions have been held regularly so as to encourage citizen participation in the planning program. Currently the newly created Perry- u opolis fndustrial Enterprises and ihe Perryopolis Community Develapment Council has recognized the need for citizen participation. It is recommended that a permanent citizen's development council be maintained as a means through which the citizens I may participate in the establishment of policies on development as well as carry out public educational work . The Planning Commission and the Borough Council shall I need citizen support in undertaking the Community Renewal Program. -I I

39 0 1 I Conclusion Perryopolis is an attractive community on Route 51 south of Pittsburgh. Like all older communities in Pennsylvania, adverse conditions exist which serve to discourage new I industrial developmenf. In addition, such conditions have a negative effect on the health and safety of citizens of the community.

I In facing-up to this situation, the community must expand its over-all improvement program to include positive steps for the removal of blight and obsolescence. The decision to undertake such action by public official may seem severe. .. .which is I not the case for many communities, large and small, are making rapid strides In this type of community improvement for the far-reaching purpose of improving living I and working conditions. Civic pride can become stagnate and retarded with timid ieadership. Bold and im- aginative leadership with a unity of purpose io guide each citizen in assuming his I civic and individual responsibilities is a positive measure essential to the normal operation of an orderly community. I I I I I I I 1 I I I I 40