The Town of McCandless
ALLEGHENY COUNTY, PENNSYLVANIA
THE COMPREHENSIVE PLAN
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April 19, 2005 COMPREHENSIVE PLAN – TOWN OF McCANDLESS
Forward
This Comprehensive Plan is the primary document for guiding McCandless in decisions relating to future development in the Town. The Plan describes the history of McCandless and the past and present land uses and trends. But more importantly, it creates a blueprint for land use patterns for tomorrow.
It provides the data, the tools and the framework necessary for coordinated land development. It is only one step in a continuing process, which reviews and refines the policies, goals and strategies of the Town, commensurate with evolving trends.
We have many to thank for this Comprehensive Plan. A great deal of the preliminary work several years back was conducted with and under the guidance of Beckman Associates, Community Planners, Wexford, PA. and credit is hereby acknowledged for their participation in the earlier studies by the Planning Commission.
There were important contributions from previous members of the Planning Commission, who have not had an opportunity to participate in this final Plan.
Nancy Palmer, who chaired the Planning Commission for many years, offered her legal guidance as well as many oral and written contributions, which have been incorporated into this Plan. Nancy's in depth knowledge of land development contributed substantially to the previous studies.
Derek Tatlock, a geologist by education and trade, provided substantial information which is included in the Natural Environment section of the Plan.
We pay tribute to Dave Kilby, who gave freely of his time, and offered substantial help in developing the previous draft.
This Plan was adopted by Town Council on May 23, 2005 as the “Official Comprehensive Plan” for the Town of McCandless.
Only through ‘ Community Involvement, and Commitment to Community’ , can we realize a rewarding environment, a peaceful co-existence with our neighbors and the quality of life we pray for. Harry E. Lyon COMPREHENSIVE PLAN - TOWN OF McCANDLESS
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Robert J. Powers, President 31 Years Fourth Ward Gerard J. Aufman, Jr. Vice President 31 Years Second Ward Thomas G. Mohr, 19 Years Sixth Ward William R. Griffith, 17 Years Fifth Ward Harry E. Lyon, 17 Years Third Ward William C. Ries, 10 Years Seventh Ward Cynthia N. Potter, 1 Year First Ward Bob Powers
Jerry Aufman Cindy Potter
Harry Lyon Bill Griffith
Tom Mohr Bill Ries
Rev 4/12/05 COMPREHENSIVE PLAN – TOWN OF McCANDLESS
TOWN ADMINISTRATION AND STAFF
Tobias M. Cordek Regis J. Ebner Jr. J.Howard Womsley Town Manager Ass’t Town Manager Town Attorney
Bruce G. Betty Mark Sabina Daniel E. Stack Land Use Administrator Superintendent Public Works Fire Marshal
Gary W. Anderson Jeffrey A. Frazier Chief of Police Code Enforcement Officer COMPREHENSIVE PLAN – TOWN OF McCANDLESS
THE PLANNING COMMISSION
Roger H. Krey Edward G. Meinert, James P. Childress Chairman
Eugene A. Lersch Robert W. Moulton Richard C. Schnupp David E. MacIntyre Vice Chairman COMPREHENSIVE PLAN - TOWN OF McCANDLESS
TABLE OF CONTENTS
CHAPTER I I INTRODUCTION AND GENERAL PROVISIONS
Section 100 INTRODUCTION I - 1 Section 101 GENERAL PROVISIONS I - 3 CHAPTER II THE FRONTIER, ALLEGHENY COUNTY AND McCANDLESS
Section 200 THE FRONTIER II - 8 Section 201 ALLEGHENY COUNTY AND THE NORTHERN TIER II - 10 Section 202 TOWN of McCANDLESS II - 16 CHAPTER III LOCAL AND REGIONAL SETTINGS
Section 300 McCANDLESS III - 23 Section 301 REGIONAL SETTING III - 31 Section 302 JOINT REGIONAL COORDINATION III - 32 Section 303 ALLEGHENY COUNTY AUTHORITIES III - 34 Section 304 PITTSBURGH III - 38 CHAPTER IV THE TOWN OF McCANDLESS
Section 400 MUNICIPAL BUILDINGS IV - 43 Section 401 TYPE OF GOVERNMENT IV - 45 Section 402 ADMINISTRATION IV - 46 Section 403 TOWN SERVICES IV - 55 Section 404 TOWN RECREATION FACILITIES IV - 57
CHAPTER V COMMISSIONS, BOARDS, AUTHORITIES & VOLUNTEER FIRE COS.
Section 500 COMMISSIONS AND BOARDS V - 65 Section 501 AUTHORITIES V - 66 Section 502 VOLUNTEER FIRE COMPANIES V - 71 CHAPTER VI THE MPC AND LAND USE ORDINANCES
Section 600 THE MPC VI - 76 Section 601 LAND USE ORDINANCES VI - 78
CHAPTER VII COMMUNITY UTILITIES, RECREATION AND EDUCATION
Section 700 UTILITIES VII -87 Section 701 RECREATION VII -89 Section 702 EDUCATION VII -94
Community Involvement, and Commitment to Community C-1 COMPREHENSIVE PLAN - TOWN OF McCANDLESS
TABLE OF CONTENTS
CHAPTER VIII HIGHWAYS, ROADS &TRANSPORTATION IMPROVEMENTS
Section 800 HIGHWAYS AND TOWN ROADS VIII -97 Section 801 ROADS AND BELT-WAYS VIII -98 Section 802 TOWN ROADS VIII -100 Section 803 TRAFFIC IMPROVEMENTS IN MASTER PLANS VIII -102 Section 804 TRANSPORTATION PLAN IMPROVEMENTS VIII -104
CHAPTER IX NATURAL ENVIRONMENT & RESOURCE PROTECTION
Section 900 NATURAL ENVIRONMENT IX - 111 Section 901 RESOURCE PROTECTION IX - 117 Section 902 RESOURCE PROTECTION OBJECTIVES IX - 121
CHAPTER X DEMOGRAPHICS AND TRENDS
Section 1000 DEMOGRAPHICS X - 122 Section 1001 DEMOGRAPHIC TRENDS X - 125
CHAPTER XI LAND USE AND GROWTH TRENDS
Section 1100 LAND USES XI- 130 Section 1101 GROWTH TRENDS XI- 145
CHAPTER XII LAND DEVELOPMENT AND OBJECTIVES
Section 1200 GENERAL POLICY XII- 147 Section 1201 STRATEGIC CONSIDERATIONS XII- 148 Section 1202 DEVELOPMENT OBJECTIVES XII- 150
CHAPTER XIII REGIONAL AND LOCAL ECONOMIES
Section 1300 THE COMMONWEALTH OF PENNSYLVANIA XIII- 159 Section 1301 REGIONAL ECONOMIES XIII- 160 Section 1302 ALLGHENY COUNTY ECONOMY XIII- 162 Section 1303 TECHNOLOGY XIII- 165 Section 1304 PITTSBURGH ECONOMY XIII- 167 Section 1305 LOCAL ECONOMIES XIII- 170
CHAPTER XIV 21st CENTURY CHALLENGES & OPPORTUNITIES
Section 1400 CHALLENGES XIV- 173 Section 1401 OPPORTUNITIES XIV- 182 Section 1402 IMPLEMENTATION OF THE COMPREHENSIVE PLAN XIV- 188
Community Involvement, and Commitment to Community C-2 COMPREHENSIVE PLAN - TOWN OF McCANDLESS
PREFACE
THE PENNSYLVANIA MUNICIPALITIES PLANNING CODE
Article III, Comprehensive Plan Section 301 Preparation of Comprehensive Plan
(a) The municipal, multimunicipal or county comprehensive plan, consisting of maps, charts and textual matter, shall include, but need not be limited to, the following related basic elements:
(1) A statement of objectives of the municipality concerning its future development, including, but not limited to, the location, character and timing of future development, that may also serve as a statement of community development objectives as provided in section 606. (2) A plan for land use, which may include provisions for the amount, intensity, character and timing of land use proposed for residence, industry, business, agriculture, major traffic and transit facilities, utilities, community facilities, public grounds, parks and recreation, preservation of prime agricultural lands, flood plains and other areas of special hazards and other similar uses.
(2.1) A plan to meet the housing needs of present residents and of those individuals and families anticipated to reside in the municipality, which may include conservation of presently sound housing, rehabilitation of housing in declining neighborhoods and the accommodation of expected new housing in different dwelling types and at appropriate densities for households of all income levels.
(3) A plan for movement of people and goods, which may include expressways, highways, local street systems, parking facilities, pedestrian and bikeway systems, public transit routes, terminals, airfields, port facilities, railroad facilities and other similar facilities or uses.
(4) A plan for community facilities and utilities, which may include public and private education, recreation, municipal buildings, fire and police stations, libraries, hospitals, water supply and distribution, sewerage and waste treatment, solid waste management, storm drainage, and flood plain management, utility corridors and associated facilities, and other similar facilities or uses. (4.1) A statement of the interrelationships among the various plan components, which may include an estimate of the environmental, energy conservation, fiscal, economic development and social consequences on the municipality.
(4.2) A discussion of short- and long-range plan implementation strategies, which may include implications for capital improvements programming, new or updated development regulations, and identification of public funds potentially available.
(5) A statement indicating that the existing and proposed development of the municipality is compatible with the existing and proposed development and plans in contiguous municipalities, or a statement indicating measures which have been taken to provide buffers or other transitional devices between disparate uses, and a statement indicating that the existing and proposed development of the municipality is generally consistent with the objectives and plans of the county comprehensive plan.
Community Involvement, and Commitment to Community i COMPREHENSIVE PLAN - TOWN OF McCANDLESS
PREFACE
THE PENNSYLVANIA MUNICIPALITIES PLANNING CODE
Section 301 Preparation of Comprehensive Plan
(6) A plan for the protection of natural and historic resources to the extent not preempted by federal or state law. This clause includes, but is not limited to, wetlands and aquifer recharge zones, woodlands, steep slopes, prime agricultural land, flood plains, unique natural areas and historic sites. The plan shall be consistent with and may not exceed those requirements imposed under the following: Act of June 22,1937 (P.L.1987, No.394), known as "The Clean Streams Law". Act of May 31,1945 (P.L.1l98, NoA18), known as the "Surface Mining Conservation and Reclamation Act". Act of April 27, 1966 (1st SP.SESS., P.L.3l, No.1), known as "The Bituminous Mine Subsi- dence and Land Conservation Act". Act of September 24,1968 (P.L.l040, No.3l8), known as the "Coal Refuse Disposal Control Act" Act of December 19,1984 (P.L.1140, No.223), known as the "Oil and Gas Act". Act of December 19,1984 (P.L.l093, No.2l9), known as the "Noncoal Surface Mining Conser- vation and Reclamation Act". Act of June 30,1981 (P.L.128, No.43), known as the "Agricultural Area Security Law". Act of June 10, 1982 (P.L.454, No.l33), entitled "An Act Protecting Agricultural Operations from Nuisance Suits and Ordinances Under Certain Circumstances". Act of May 20, 1993 (P.L.12, No.6), known as the "Nutrient Management Act," regardless of whether any agricultural operation within the area to be affected by the plan is a concentrated animal operation as defined under the act. (7) In addition to any other requirements of this act, a county comprehensive plan shall: 1. Identify land uses as they relate to important natural resources and appropriate utilization of existing minerals. 2. Identify current and proposed land uses which have a regional impact and significance, such as large shopping centers, major industrial parks, mines and related activities, office parks, storage facilities, large residential developments, regional entertainment and recreational complexes, hospitals, airports and port facilities. 3. Identify a plan for the preservation and enhancement of prime agricultural land and encourage of land use regulation with existing agricultural operations. 4 Identify a plan for historic preservation. (b) The comprehensive plan shall include a plan for the reliable supply of water, considering current and future water resources availability, uses and limitations, including provisions adequate to protect water supply sources. Any such plan shall be generally consistent with the State Water Plan and any applicable water resources plan adopted by a river basin commission. It shall also contain a statement recognizing that: (1) Lawful activities such as extraction of minerals impact water supply sources and such activities are governed by statutes regulating mineral extraction that specify replacement and restoration of. water supplies affected by such activities. (2) Commercial agriculture production impact water supply sources.
Community Involvement, and Commitment to Community ii COMPREHENSIVE PLAN - TOWN OF McCANDLESS
PREFACE
THE PENNSYLVANIA MUNICIPALITIES PLANNING CODE
Section 301 Preparation of Comprehensive Plan.
(c) The municipal or multi-municipal comprehensive plan shall be reviewed at least every ten years. The municipal or multi-municipal comprehensive plan shall be sent to the governing bodies of contiguous municipalities for review and comment and shall also be sent to the Center for Local Government Services for informational purposes. The municipal or multi-municipal comprehensive plan shall also be sent to the county planning commissions or, upon request of a county planning commission, a regional planning commission when the comprehensive plan is updated or at ten-year intervals, whichever comes first, for review and comment on whether the municipal or multi-municipal comprehensive plan remains generally consistent with the county comprehensive plan and to indicate where the local plan may deviate from the county comprehensive plan.
(d) The municipal, multi-municipal or county comprehensive plan may identify those areas where growth and development will occur so that a full range of public infrastructure services, including sewer, water, highways, police and fire protection, public schools, parks, open space and other services can be adequately planned and provided as needed to accommodate growth.
Community Involvement, and Commitment to Community iii COMPREHENSIVE PLAN - TOWN OF McCANDLESS
CHAPTER XI LAND USE AND GROWTH TRENDS
Section 1100 LAND USES
Section 1100.1 GENERAL XI-130
Section 1100.2 RESIDENTIAL XI-130
Section 1100.2.1 R-1 and R-2, SINGLE and TWO FAMILY RESIDENTIAL XI-131
Section 1100.2.2 MULTI-FAMILY RESIDENTIAL XI-132
Section 1100.2.2.1 R-5, PLANNED RESIDENTIAL DEVELOPMENT DISTRICT XI-132
Section 1100..2.2.2 R-5 UNDER DEVELOPMENT PICTURES XI-133
Section 1100.2.2.3 R-6, ELDERLY HOUSING DISTRICT XI-134
Section 1100.2.2.3.1 R-6, ELDERLY HOUSING PICTURES XI-134
Section 1100.2.3 R-C, RESIDENTIAL-COMMERCIAL DISTRICT XI-135
Section 1100.2.3.1 R-C, RESIDENTIAL-COMMERCIAL DISTRICT MAP XI-136
Section 1100.2.3.2 DEVELOPMENTS IN THE R-C DISTRICT XI-137
Section 1100.3 COMMERCIAL XI-138
Section 1100.3.1 C-1, COMMERCIAL RECREATION DISTRICT XI-138
Section 1100.3.2 C-2, NEIGHBORHOOD SHOPPING DISTRICT XI-138
Section 1100.3.3 C-3, HIGHWAY COMMERCIAL DISTRICT XI-138
Section 1100.3.4 C-4, REGIONAL SHOPPING DISTRICT XI-138
S ection 1100.3.5 C-5, COMMERCIAL RESIDENTIAL DISTRICT XI-138
Section 1100.3.6 C-6, INDUSTRIAL DISTRICT XI-138
Section 1100.3.7 C-7, OFFICE BUILDING DISTRICT XI-139
Section 1100.3.7.1 OFFICE BUILDING PICTURES XI-139
Section 1100.3.8 C-8, GENERAL OFFICE & LIMITED RETAIL DISTRICT XI-141
Section 1100.4 THE D – DEVELOPMENT DISTRICT XI-141
Section 1100.4.1 THE D – DEVELOPMENT DISTRICT MAP XI-142
Community Involvement, and Commitment to Community XI-i COMPREHENSIVE PLAN - TOWN OF McCANDLESS
CHAPTER XI LAND USE AND GROWTH TRENDS
Section 1100 LAND USES
Section 1100.5 INSTITUTIONAL XI-143
Section 1100.5.1 PICTURES OF NORTH PARK XI-143
Section 1100.6 TRANSPORTATION OVERLAY DISTRICT (TD–1) XI-144
Section 1100.7 NEW AND RENOVATED PROJECTS XI-144
Section 1101 GROWTH TRENDS
Section 1101.1 GENERAL XI-145
Section 1101.2 McCANDLESS POPULATION GROWTH 1960-2000 XI-145
Section 1101.3 SUMMARY OF CONSTRUCTION PERMITS XI-146
Section 1101.3.1 PERMITS ISSUED FOR RESIDENTIAL – 1983-2004 Table X1-1 XI-146
Section 1101.3.2 PERMITS ISSUED FOR COMMERCIAL – 1999-2004 Table X1-1 XI-146
Community Involvement, and Commitment to Community XI-ii COMPREHENSIVE PLAN – TOWN OF McCANDLESS
CHAPTER XII LAND DEVELOPMENT AND OBJECTIVES
Section 1200 GENERAL POLICY
Section 1200.1 POLICY STATEMENT XII-147
Section 1200.2 POLICY GUIDE XII-147
Section 1200.3 POWER TO REGULATE XII-147
Section 1200.4 COORDINATION XII-147
Section 1200.5 SUPPORT FOR DEVELOPMENT XII-147
Section 1201 STRATEGIC CONSIDERATIONS
Section 1201.1 GENERAL XII-148
Section 1201.2 PLANNING AND ZONING XII-148
Section 1201.3 GROWTH MANAGEMENT XII-149
Section 1201.4 TAKING OF PRIVATE LAND XII-149
Section 1201.5 PUBLIC INPUT XII-149
Section 1202 DEVELOPMENT OBJECTIVES
Section 1202.1 GENERAL XII-150
Section 1202.2 SUBURBAN SPRAWL XII-150
Section 1202.3 SUBURBAN LIFE XII-150
Section 1202.4 HOUSING ON PRIVATE ROADS XII-151
Section 1202.5 RESIDENTIAL ZONED AREAS XII-151
Section 1202.6 STEEP SLOPES AND WOODLAND SLOPES XII-151
Section 1202.7 NEW HOUSING DEVELOPMENTS XII-152
Section 1202.8 OPEN SPACE DISTRICT XII-153
Community Involvement, and Commitment to Community XII-i COMPREHENSIVE PLAN – TOWN OF McCANDLESS
CHAPTER XII LAND DEVELOPMENT AND OBJECTIVES
Section 1202 DEVELOPMENT OBJECTIVES
Section 1202.9 EXISTING COMMERCIAL XII-154
Section 1202.10 NEW COMMERCIAL DEVELOPMENTS XII-154
Section 1202.11 MODIFICATIONS, CONDITIONAL USES, VARIANCES XII-155
Section 1202.12 AGRICULTURAL LAND XII-155
Section 1202.13 CONSERVATION OF ENERGY XII-156
Section 1202.14 ROADS AND TRAFFIC PLANNING XII-156
Section 1202.15 ENVIRONMENTAL OBJECTIVES XII-157
Section 1202.16 WATERSHEDS AND STORM WATER CONTROL XII-157
Community Involvement, and Commitment to Community XII-ii COMPREHENSIVE PLAN – TOWN OF McCANDLESS
CHAPTER XII LAND DEVELOPMENT OBJECTIVES
Section 1200 GENERAL POLICY
Section 1200.1 POLICY STATEMENT - It is the intent, purpose and scope of this Comprehensive Plan: to protect, promote and facilitate the public health, safety, morals, general welfare and quality of life presently enjoyed in the community; to promote coordinated development which preserves the present amenities, conveniences, cultural facilities, forests, water courses, wetlands and other natural resources; to promote conservation of energy and effective utilization of renewable energy sources; to preserve the prime agricultural farmlands: to assure that the necessary facilities are provided for safe, reliable water supplies and sewage treatment, which meet the State and Federal laws; to foster a business-friendly environment and promote small business development; to design zoning ordinances which encourage development that enhance the vitality of the Town; to encourage revitalization of the older neighborhoods.
Section 1200.2 POLICY GUIDE - The Comprehensive Plan shall serve as a policy guide for Town Council and the administration for regulating land development to the extent such development shall maximize the quality of life for all of the residents and the economic viability of the community. Particular attention shall be given to the objectives in this Chapter for conserving and rehabilitating existing housing and the provisions for necessary services to support future growth.
Section 1200.3 POWER TO REGULATE - Land use regulations restrict or limit the use of private property for the benefit of the public good. The Pennsylvania Municipalities Planning Code (MPC) delegates this power to the Town. Conflicts will arise as a result of these limitations on free choice of land use by property owners. Decisions for resolving these conflicts demand a fair and in-depth study of all factors bearing on conflicts and shall be supported by governmental interests as determined by findings of fact.
Enforcement of land use ordinances as provided for in the MPC is a civil proceeding, rather than a summary offense. It is important to thoroughly review the application of regulations in advance, to prevent mistakes or violations, as challenges to an ordinance are costly and time-consuming. As an example, State law now permits enforcement for landscaping violations and monitoring landscaping and signs may require changes in zoning and administrative procedures, to establish convincing evidence for civil enforcement proceedings.
Rulings by the U.S. Supreme Court have reaffirmed that planning and planning tools are central to maintaining an open and democratic development process that safeguards the rights of all citizens – rulings which preserve the local power to protect natural resources.
Section 1200.4 COORDINATION - Proposed developments shall be generally consistent with County guidelines and the County Comprehensive Plan. They shall include public improvements which are necessary and appropriate for the Town and which also coordinate with the plans of contiguous communities.
Section 1200.5 SUPPORT FOR DEVELOPMENT - The Town of McCandless strongly supports residential, institutional and commercial developments which enhance and compliment existing land uses and which provide for the needed housing facilities, services and jobs for the community. All development is encouraged which adds to the amenities, safety and livability in the Town and which conform to the letter and intent of this Comprehensive Plan.
The Town shall continue to offer friendly assistance and guidance to developers and seek the mutual agreements of owners and developers to promote developments which not only provide for the needs of the community but which enhance the viability of the Town.
Community Involvement, and Commitment to Community XII- 147 COMPREHENSIVE PLAN – TOWN OF McCANDLESS
CHAPTER XII LAND DEVELOPMENT OBJECTIVES
Section 1201 STRATEGIC CONSIDERATIONS Section 1201.1 GENERAL - Future development in the Town shall consider all of the impacts to the environment and to the residential areas. Even more significant, will be the increased traffic flow resulting from the tremendous number of developments under way and planned in communities to the north of Town. The traffic impacts from these developments can affect the quality of life for Town residents. The buses and traffic generated by North Allegheny High School and the Port Authority also require serious attention. Measures to mitigate the added stress on the community shall be addressed with advance planning and professional studies. Consideration should be given to the prevention of visual and physical blight through restriction or regulation of overhead utility lines, light spillage, concentrations of signs of excessive size and proximity, large expanses of unbroken pavement and deterioration of structures McKnight Road through McCandless is well designed to provide for reasonable increases in traffic, but the merging point with Perry Highway and on through the “Wexford Flats”, US Route19, presents undesirable traffic jams. PennDOT is in the process of upgrading the corridor, however, limitations on available land prevent an optimal solution to the problem. The present proposal has been changed to provide a continuous center lane for left hand turns, to provide improved traffic flow and a decrease in rear-end collisions. Increased traffic through older residential neighborhoods, together with excessive speeds, disrupts the family life and threatens the safety of the residents. The Town should continue planning, with input from the neighborhood residents, to regulate parking and through traffic and with ongoing speed checks on those streets which present safety issues. Section 1201.2 PLANNING AND ZONING - Planning is an organized process for dealing with change. In the orderly process of preventing or resolving future conflicts, the Zoning and Subdivision and Land Use Ordinances should be amended, from time to time, to reflect evolving trends and changes which will benefit the public. Some of these changes are stated in the following discussions. There is no consensus in the professional world of a planning module which constitutes good zoning for every community. A one-size-fits-all approach is not a viable option. Appropriate zoning in one community may not be at all suitable for another community. Zoning regulations express value judgements intended to conform to the policies in the Comprehensive Plan. Generally, zoning and land use regulations represent a small percentage of technical expression and probably 70-80% policy decisions, using the best factual information available.
The Town must amend regulations which are in the best interest for the Town of McCandless, which in turn reflect the ideas and interests expressed by Town residents. The rejection of a land development plan must specify the defects in the plan and describe the regulations which have not been met, as well as the statutory authority relied upon. If approval is granted on certain conditions, which must be given to the applicant in writing, the approval is valid only if the applicant accepts the conditions in writing. Otherwise, the application is denied. Failure to notify an applicant in writing of the decision of the Town within the required time shall be deemed an approval - Section 508(3) of the MPC.
Where doubt or ambiguity exists, with respect to the intended meaning of the zoning regulations, the decision of the Town shall be in favor of the landowner. The Zoning Code shall include a statement of community goals and objectives relating specifically to the goals and objectives described in this Plan and shall adhere strictly to the regulations stipulated in the Pennsylvania Municipalities Planning Code. It shall accommodate reasonable residential and commercial growth for all types of housing and uses. The Town encourages innovative developments, particularly in the environmentally sensitive areas, where density transfer can offer the framework for innovation.
Community Involvement, and Commitment to Community XII- 148 COMPREHENSIVE PLAN – TOWN OF McCANDLESS
CHAPTER XII LAND DEVELOPMENT OBJECTIVES
Section 1201 STRATEGIC CONSIDERATIONS Section 1201.3 GROWTH MANAGEMENT - These objectives establish the purpose and direction for a growth management strategy. The Plan is intended to provide guidelines for future development which are compatible with existing uses, and do not in any way suggest that the existing development patterns be changed or that past investment be placed at risk. Quality development will preserve the residential neighborhoods and protect the wooded slopes and natural resources. Extreme care shall be exercised to insure that the Town's ordinances do not in any way suggest discrimination against an individual, group or developer(s), that they do not deny an owner economically viable use of land, which is consistent with this Plan and the zoning ordinances, and that they are not exclusionary or unconstitutional. Property rights are the very foundation of a free-enterprise and must be considered a maximum priority. The Town has not used condemnation proceedings except for public uses, and should continue using eminent domain only for public uses. Section 1201.4 TAKING OF PRIVATE LAND - Council must exercise its power to balance the rights of property owners and the possible adverse affects on the public interest and the environment. Extreme care shall be exercised by the Town in adopting zoning regulations, to ensure that property restrictions do not constitute a taking. The Town shall demonstrate that any restrictions on land development show a nexus to a legitimate government interest in the protection of the public good, and that a sincere and diligent fact finding study has been made to justify the regulations. Section 1201.5 PUBLIC INPUT – In the preparation of this Plan, The Planning Commission held public meetings and requested advice and recommendations from residents, property owners, from Town Council and Administration, County agencies, the North Allegheny School District and community organizations. This continuing effort was aimed at providing a high quality of development, responding to the needs and expectations of the residents and business owners of McCandless. It has been determined from public hearings and other public input, that the most vital concerns of the residents of McCandless relate to the following: • effects by new development on the quality of life • aesthetics in new developments • providing adequate roads and minimizing traffic congestion • controlling speed on residential roads • providing adequate Town services and facilities • controlling the impacts of pollution from noise, appearance, traffic • controlling the impacts from development on storm water discharges • preserving the environment • providing for recreational facilities • preference for small, rather than large, commercial stores to provide for day-to-day needs in the community This Plan represents a consensus of recommendations by the Town and the community. The Town must be flexible and responsive to community suggestions in the future. The ultimate goal of the Town is perfection. Reaching for this goal necessitates continuing change and updating of this Plan and the zoning and subdivision regulations. The Town shall make these changes based on diligent research of the issues at hand and in recognition of public recommendations and good planning.
Community Involvement, and Commitment to Community XII- 149 COMPREHENSIVE PLAN – TOWN OF McCANDLESS
CHAPTER XII LAND DEVELOPMENT OBJECTIVES
Section 1202 DEVELOPMENT OBJECTIVES Section 1202.1 GENERAL – This Chapter describes land use objectives which will provide sustainability in the quality of life presently enjoyed by the Town residents. Some of these objectives are general, presenting a vision for the future – others more specific. Chapter XIV summarizes future opportunities and suggests additional emphasis on recommendations to address the challenges of the twenty first century.
Section 1202.2 SUBURBAN SPRAWL – There has been a great deal of written material on Suburban Sprawl, Greenways, Smart Growth etc., both pro and con. The argument goes that sprawl is an inefficient use of land, devouring the finite inventory of land without regard to the ultimate impact on society. Sprawl depletes wildlife habitat and destroys the natural resources, contributes to longer commutes, imposes additional expense for new roads and maintenance and increases traffic congestion. Smart Growth seeks to preserve open space by encouraging “infill development”, or developing vacant lots within existing developments, rather than using open land areas. Sprawl suggests leapfrogging of developments further and further to the outer parameters of the community, which is undesirable and opponents propose restrictions on this process. Many of the arguments are valid assertions, however, the right of land owners to develop their land to the best and highest use contributes to suburban sprawl. Further, there is a significant demand for suburbia. Americans want to live in the suburbs or outlying reaches with open space. Suburbia is a reality, a safe and comfortable lifestyle for many people. The gradual shift of population away from Pittsburgh to the suburbs is due in large part to the lack of opportunities and attractive housing for many citizens.
Section 1202.3 SUBURBAN LIFE - Suburbia is where Americans live. It is where people want to live, with open space as part of their lives. Suburbia is a reality and provides a better lifestyle for most people. Some professionals attack Suburbia. But Suburbia is not the only problem. A significant problem is the regulations, or lack of same, which control these developments. Further, the deterioration of the infrastructure and homes in the urban core areas, lack of parking space, crowding, poorly governed and the lack of attractive, new developments, motivate the existing population to migrate to Suburbia.
The Town is substantially developed with an approximate density over 1800 people per square mile, and suburban sprawl has relatively little significance in McCandless. There are some isolated, undeveloped properties spread throughout the Town, primarily located in the northern sector. These properties will develop, and the Town should give consideration to changes in zoning, as described in this Chapter. The infrastructure is basically in place to serve the entire Town. This Plan is directed to the following:
• Preserving and improving the natural environment. • Increasing property values, employment opportunities, and the economic base of the Community. • Providing protection to life and property from fire, acts of crime and for emergency medical service. • Providing for safe, adequate and attractive housing of all types. • Protecting life and property from flooding and soil erosion. • Assuring the availability of all necessary utilities. • Providing for adequate vehicular transportation arteries and pedestrian walks and trails. • Providing for adequate recreational and community facilities. • Providing for ongoing community planning and for long-range growth management programs. • Providing for safe, adequate and attractive commercial and institutional uses. • Avoiding incompatible land uses. • Developing adequate watershed management systems, including adequate storm water drainage systems.
Community Involvement, and Commitment to Community XII- 150 COMPREHENSIVE PLAN – TOWN OF McCANDLESS
CHAPTER XII LAND DEVELOPMENT OBJECTIVES
Section 1202 DEVELOPMENT OBJECTIVES Section 1202.4 HOUSING ON PRIVATE ROADS – Except for internal, subdivision roads,
The Town should discourage all development of homes on private roads, to the extent reasonable. There may be occasions where an owner cannot access a public road or cannot physically build a public road. Where such a development is approved on a private road, the drawings, deeds, covenants, etc. should clearly indicate that these homes are on a private road, owned by the property owner(s), and that the property owners are responsible for total maintenance of the road, including snow removal. The site plan should provide for a hammerhead or turnaround, for the vehicles providing public services. These services would include police, fire, ambulance, leaf pickup and snow removal vehicles, waste disposal and other public services.
Section 1202.5 RESIDENTIAL ZONED AREAS – The Town places a high priority on the older, stable residential neighborhoods (R-1 and R-2), when they are properly maintained, as they are a valuable asset to the Town. These neighborhoods are buffered from non-residential areas by wooded hillsides.
It is essential to maintain the character of these areas, and to preserve the wooded buffers to the maximum extent possible. Traditional small town values are imparted through the neighborhood concept. Neighborhoods can and should be thought of as individual villages having their own centers and services, which include the C-2 neighborhood shopping centers. This Plan encourages incentive provisions for the rehabilitation and renovations in the older neighborhoods. When a structure of any type is considered to be unsafe or to be a health hazard, the safety ordinances of the Town require the removal of these structures at the owner’s expense. There is an ongoing need for townhouses and garden apartments and the areas zoned R-3 should continue to meet the market demand. There has been limited demand for R-4 development, which provides for hi-rise apartment buildings. The elderly population has continued to grow, as the chart shows in Section 1101.2 McCANDLESS POPULATION GROWTH. This population is leveling off at approximately 5000 and the demand for housing targeted at this segment of the population will be accommodated by the R-6 districts.
Section 1202.6 STEEP SLOPES AND WOODLAND SLOPES - Developments on the wooded slopes should be reviewed in greater detail, with respect to removal of trees. The Town should be emphatic in requiring developers to submit impact studies, as required by ordinance, showing the existing tree masses. The Town’s Planning and Zoning Code requires that all trees having a diameter of six (6) inches or more in diameter shall be preserved, if they do not interfere with rights of way or dwellings. Clear cutting of land by future developers shall not be permitted. The open space or conservation district proposed in this Plan would help to preserve the wooded areas. It has been emphasized throughout this Plan that much of the remaining, undeveloped land in McCandless is not prime, developable land. However, lands restricted from development do provide substantial benefits to the community in the undisturbed, natural state. The frequency of landslides in Western Pennsylvania has increased markedly during recent decades. Moreover, such landslides have occurred on land developments in areas which are generally considered more conducive for development than much of the remaining undeveloped land in McCandless.
Development in the steep slope areas must be carefully controlled to obviate the potential hazard of landslides and flooding. Community Involvement, and Commitment to Community XII- 151 COMPREHENSIVE PLAN – TOWN OF McCANDLESS
CHAPTER XII LAND DEVELOPMENT OBJECTIVES
Section 1202 DEVELOPMENT OBJECTIVES
Section 1202.6 STEEP SLOPES AND WOODLAND SLOPES – The Town should review the present Zoning Ordinance and consider amendments to provide greater protection to steep slopes and woodlands.
Slopes in excess of 25 percent and land otherwise identifiable as having potentially hazardous characteristics, shall be strictly regulated for development. A developer shall be required to provide incontrovertible evidence that developments in these areas are fully compatible with surrounding areas, will not in any way physically disturb adjacent or nearby properties, shall remain stable without erosion or slippage, will not present a future safety issue and are proposed in strict accordance with the Zoning Ordinance.
The Town should continue to require land developers to categorize wooded areas and protect woodlands under zoning regulations contained in the D-Development (Performance Zoning) District. These standards should be made applicable throughout the Town.
Section 1202.7 NEW HOUSING DEVELOPMENTS - Existing residential areas should not be subjected to environmental intrusions by incompatible land uses or activities. Residential areas shall be protected from excessive air, noise, odor, lighting and other types of pollution. New developments shall be in harmony with existing neighborhoods. Multifamily or high density developments should be sited, designed and buffered to provide a minimal impact on single and two-family districts. Strengthened buffering requirements throughout the growth management ordinances would mitigate incompatible neighboring uses, and help provide an attractive setting for new developments.
The Town shall continue to promote affordable and innovative housing solutions. The zoning regulations shall provide for all types of residential housing, including single and two-family dwellings, homes for multiple occupancy, group housing alternatives, senior accommodations and manufactured homes. All approvals shall be contingent on availability of adequate sewerage, clean, safe and reliable water and approved storm water management plans.
Open space, recreation and buffers are desirable both in proposed developments, and as part of the recreation plan in existing developments. In all new subdivision developments, the Town should determine if the proposed active and passive recreational facilities are compatible with the development. The fees in lieu of providing recreation facilities, as presently permitted in the Zoning Ordinance, should be substantially increased. Otherwise, the Town should consider changes which will encourage developers to provide the desirable recreation facilities
Where construction of on-site recreational facilities is not feasible, the per/lot or per/unit fees in lieu of such recreational facilities, as required by ordinance, should be continued, and possibly increased.
The existing zoning ordinances should be researched to ascertain those areas which may be out of step with emerging market demands. The objective for safe, adequate and attractive housing for the entire population of the community shall be pursued by additional emphasis on the following: • Providing for a wide range of housing density alternatives and a mix of housing types, correlating residential density and housing type with topography, environmental conditions and the capacity and distance from existing and proposed utilities, streets and community facilities;
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CHAPTER XII LAND DEVELOPMENT OBJECTIVES
Section 1202 DEVELOPMENT OBJECTIVES
Section 1202.7 NEW HOUSING DEVELOPMENTS – Continued. • Providing for adequate public recreation and educational facilities to serve the community;
• Developing more effective maintenance regulations, to eliminate accumulation of rubbish, junk and unused vehicles on properties, and to prevent the general deteriorating appearance of unkempt property. This need applies to both residential and commercial properties; • Providing for adequate control of storm water runoff to accommodate 100 year storms in any new developments and necessary correction of problems in existing areas of the Town;
• Providing for flexible regulations which permit safer and more attractive housing, and which accomplish more energy efficient development.
Section 1202.8 OPEN SPACE DISTRICT– To accomplish the objectives set forth for steep slopes, forested land and other environmentally sensitive areas, The Town should consider a new overlay district for these areas. Smart Growth objectives and preservation of the natural resources, as proposed by professionals and many states, require increased housing density. Different studies have shown a strong endorsement for the preservation of open space – and that proximity to open space and greenbelts has a favorable impact on home sale prices. The Town has already experienced sharply decreased tree canopy, destruction of wildlife habitats and negative hydrological consequences. Performance Zoning and cluster developments can provide an opportunity for natural land preservation. However, emphasis must be on the preservation aspects of these developments, rather than the increased density. Depending on the size, topography and environmental attributes, the objective would be the preservation of 40-60% of a subdivision site in these critical areas. The performance standards would evaluate proposed developments in terms of the environmental impact, similar to the D-Development District guidelines. Methods of incorporating this flexibility into the growth management program include density transfer, or "clustering" provisions. A routine subdivision divides a tract into parcels, after which the placement of the structures on the land is addressed. By contrast, this proposed concept allows for design of an entire tract as a unit and presents a responsible construction option. These regulations typically offer a broader range of permitted uses, including single and two-family houses, townhouses, attached dwellings and apartments. Properly designed regulations have the advantage of providing for affordable housing alternatives, without lowering overall standards. Many single family residents frown upon a mixture of multi-family housing. However, these housing mixtures can co-exist, with innovative planning and properly designed and buffered developments. They can be sited into the landscapes, designed to provide attractive additions to the Town’s housing base and would result in large areas of undisturbed hillsides. These kinds of developments should require a minimum number or ratio of patio and single family dwelling units to be included in the development.
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CHAPTER XII LAND DEVELOPMENT OBJECTIVES
Section1202 DEVELOPMENT OBJECTIVES
Section 1202.8 OPEN SPACE DISTRICT– An “Open Space” overlay district should be adopted, which would include Performance Zoning techniques and Density Transfer. These regulations would consider the natural areas and the ecological systems in residential developments. The open space conservation concept would establish criteria for identifying the natural features located within a proposed development. The conservation areas should be identified, set aside from development and preserved as open space. Homes would be clustered on smaller lots, with lower dimensional restrictions, and situated so as to take advantage of the natural views. These developments, with performance standards, have the added advantage of protecting the Town against exclusionary zoning challenges.
The sloping, wooded landscapes are demanding of protection. This Open Space District could be proactively applied to the larger tracts available for development to provide protective measures. Incentives should be provided to encourage innovative, attractive and desirable living communities. The Density Transfer would result in cost savings from grading and infrastructure, and savings from reduced recreation fee contributions could provide motivation for an upscale development. The Planning Commission is the first formal public body to review development proposals. It is at this stage that reasonable recommendations for higher standards or more advanced design principles may be recommended to the developer. It is the responsibility of the Planning Commission to assist citizens and developers so that building projects are in compliance with the land use plan and meet the broad public interest, while still maintaining high standards and the requisite degree of flexibility.
Section 1202.9 EXISTING COMMERCIAL - The commercial uses operating to the north on Route 19 in the “Wexford Flats” area include intensive commercial uses, such as shopping centers, fast food restaurants, new and used automobile sales and miscellaneous retailers. Intermixed with the larger uses are a large number of smaller enterprises, offering a variety of services and goods. Limited space is available for enhancement of this area, except by replacement of existing structures. PennDOT plans for Route 19 should include a corridor treescape to replace existing foliage and provide a calmer more welcoming atmosphere. The Pittsburgh Office and Research Park, with a hillside buffer from McKnight, offers an expansive office development with substantial on-site buffering. This is a beautiful area, well landscaped, professionally planned and offers additional space for future development of offices, a hotel or other major enterprises. Neighborhood shopping areas, described in Chapter XI, are located convenient to many of the residential neighborhoods. Some limited expansion of these areas should be encouraged. Section 1202.10 NEW COMMERCIAL DEVELOPMENTS – Commercial developments can result in both desirable and degrading impacts. They bring new jobs and tax revenues to the Town, however they may destroy the natural environment and scenic landscape as well as degrade the traffic flow. For larger projects, the subdivision regulations should require specific information on the traffic, environmental, fiscal, pollution and other impacts from developments. McCandless presents a friendly face to commercial developers. Commercial enterprises and their workers share a large burden of the local taxes, and this fact becomes even more significant as the Town’s population growth rate decreases and with the accelerating aging of the residents.
Developers should not be discouraged with increasing or unfair taxes.
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CHAPTER XII LAND DEVELOPMENT OBJECTIVES
Section 1202 DEVELOPMENT OBJECTIVES Section 1202.10 NEW COMMERCIAL DEVELOPMENTS - The Plan anticipates that land zoned as D- Development along McKnight Road will be developed for uses which can benefit from the open space and high visibility of the corridor. This corridor offers a major opportunity for a coordinated and aesthetic development or series of developments, with a very desirable viewscape. A separate study is under way to define the Town's vision of the character of this gateway, and will be made a part of this Plan by amendment.
A wide range of uses are permitted, based on site analysis as described in Articles 1314 and 1326 of the Zoning Code. In addition, the uses permitted under the existing zoning classifications, prior to rezoning to D- Development, are allowed. Performance standards were used because they provide more flexibility for development and encourage preservation of the natural resources. This D-Development District is shown graphically in CHAPTER XI, Section 1100.6.1.
More flexible solutions to growth management have been incorporated into the Town's Development Plan with the inclusion of the D-Development District. Buffering requirements and other related performance standards are included to assure attractive and viable businesses along this highway. The completion of the Duncan Avenue extension to intersect with McKnight should accelerate development of this corridor. Further extension of Duncan Avenue will serve development on the western side of McKnight.
With the impending improvements to Route 19 in the “ Wexford Flats” area, the Town should be proactive in modifying the zoning regulations along this corridor, to provide relief to the affected parcels and to encourage attractive developments. Highway widening will place additional hardships on some of the lots. The Planning Commission should initiate an in-depth study to determine how these lots can be developed or restructured for the best and highest use. The ordinance must address the impact on existing businesses and the relief that may be granted when they have to give up land for the proposed highway improvements.
Section 1202.11 MODIFICATIONS, CONDITIONAL USES, VARIANCES - Zoning codes can not anticipate all of the hardships and difficulties in developing the sensitive parcels in the Town. It is necessary therefor to make provisions for Modifications and Conditional Uses to address environmental limitations. In approving a Conditional Use or a Modification, the Town shall insure that the relief granted meets strict guidelines established by the Town, and conforms to the goals and objectives described herein.
For those circumstances not qualifying for the above, the MPC provides a procedure, through application to the Zoning Hearing Board, for a hardship variance or a special exception, and the Zoning Code does provide for Special Exceptions and Variances to be administered by the Zoning Hearing Board.
Section 1202.12 AGRICULTURAL LAND - Farmland is one of the most valuable resources in North America, and is also the most endangered. Nationally, prime farmland, the equivalent size of Delaware, is lost to asphalt each year. This loss leads to greater dependence on imported foods. The number of farms in Pennsylvania dropped from 60,222 in 1997 to 58,105 in 2002, which mirrors the national trend. The Commonwealth promotes and encourages expansion of agricultural activities. Allegheny County has 75,000 acres of farmland on the tax rolls.
One working farm remains in the Town, adding to the vitality of the community. This farm, the Eichner farm located on Richard Road, has been officially named by the Town as an Agricultural Security Area, in accordance with the Commonwealth's Act 133. The Town's zoning shall include provisions for the promotion and protection of prime agricultural land. and shall not pass legislation which violates or exceeds the provisions of the "Nutrient Management Act" or the "Agricultural Area Security Law".
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CHAPTER XII LAND DEVELOPMENT OBJECTIVES
Section 1202 DEVELOPMENT OBJECTIVES
Section 1202.13 CONSERVATION OF ENERGY - The expanded use of Density Transfer and clustering of houses, recommended in this Plan, will result in shorter travel distances by the residents. The reduction in the developed areas, length of roads and parking areas, grading and disturbance of woodlands all reduce the expenditure of resources. Where the length of streets, water lines, sewers and the like are shortened by better adaptation of the design to the land, energy is saved not only in the initial installation, but in maintenance and replacement costs in future years. The reduced upkeep of roads, snow removal and other maintenance all contribute to energy savings. The inclusion of sidewalks in these developments also encourages pedestrian and bike travel.
The application of new materials and building technology continually benefit the consumer, not only in convenience and livability, but also in energy savings. The Town should encourage the addition of weather stripping and insulation to the older homes and replacement of the older appliances with new energy saving units. However, a major contribution to energy savings can result from land use patterns which minimize inter-community travel and which share common and convenient community facilities. Through careful planning in accessibility of housing to existing, or newly zoned C-2 districts, the homeowners can do their shopping the old fashioned way, on foot. The Town should study and encourage additional C-2 zoned districts.
The continuing improvement of transit service and facilities available to Town residents and workers, and the promotion of its use, will help to reduce the consumption of limited energy resources.
Promotion of trails which allow walking and bicycling to serve as an alternative means of transportation is a part of the strategy for conserving energy, Completion of new sections of the Harmony Trail through McCandless will contribute to this strategy and expand the usefulness of these alternate forms of transportation.
Section 1202.14 ROADS AND TRAFFIC PLANNING – The purpose of the major thoroughfare plan is to reduce congestion and improve safety and convenience in and around McCandless. Generally, highway improvements are intended to facilitate regional traffic flow and to improve traffic service from local residential and business areas within the Town to the regional system, with a separation of through and local traffic patterns.
Planning for roads must take a priority in planning for the future. Traffic conflicts and congestion impede the flow of traffic, penalize local businesses and aggravate the public. A highway which allows for a continuous flow of traffic -- even at low speeds -- is safer and more efficient than one which is discontinuous and has numerous points of conflict.
Contrary to professional projections, the I-79 and I-279 bypass interstates have substantially increased traffic on Route 19 and McKnight Road, and have overloaded inadequate east-west roads. Of major importance is the Route 19 corridor through the Wexford area. The Town has been in continuous communication with PennDOT in planning for development of a satisfactory upgrade of this section of highway. It is important to separate regional and local traffic, provide for left turns and U turns and to make provision for pedestrian traffic.
Previous comprehensive planning programs for McCandless have proposed improvements and/or extensions for Pine Creek Road, Duncan Avenue, Cumberland Road, and Ingomar Road. This Plan calls for completion of the extension of Cumberland Road to Sample Road, connecting Rinaman Road to Blazier Drive and the widening and improvements of Pine Creek Road.
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CHAPTER XII LAND DEVELOPMENT OBJECTIVES
Section 1202 DEVELOPMENT OBJECTIVES
Section 1202.14 ROADS AND TRAFFIC PLANNING – The McKnight corridor is the heart of McCandless, and special care has been exercised in previous planning to preclude numerous curb cuts on McKnight and to preserve existing natural features. This is prime development land and provides very real opportunities for economic growth. The Town should continue to promote and guide future development, which will present to the public an attractive and picturesque view of the hillsides.
Description and details on the east-west, or cross valley routes, are addressed in Chapter VIII, Section 801.1. The existing routes are not suitable for today’s needs. Improvements, or replacement, to these east- west routes continue to be of vital importance. The continuing growth in the college communities, the impending development of the D-Development District along McKnight Road and the Transportation District, together with the rapid growth in the communities to the north, all support the additional importance on the improvement of east-west service.
Section 1202.15 ENVIRONMENTAL OBJECTIVES - Protection of the environment and maintenance of the suburban wooded character of the Town contribute to the safety and general welfare of the Community. Strict regulations must control development on the steep slopes and wetlands. The Town shall protect, conserve and manage wisely the natural resources to maintain a pleasing and healthy environment.
New developments and expansion of existing development should be approved only where the natural environment is adequately protected and developed in the following respects:
• Development shall be permitted only after adequate provision has been made to assure that the rate of storm water run-off will not exceed pre-development flows or have a deleterious affect on neighboring properties. These provisions shall conform to the State regulations. • Environmental impact studies should be required on large developments, and developers shall correct or mitigate all adverse impacts on air, water or ground pollution. In no event, shall the Town be responsible for mitigating any environmental impacts resulting from development. • Development shall be permitted only after adequate provision has been made to assure the maximum protection of natural wetlands and the preservation of existing woodlands. • Lands having a grade of 25 percent or more and land otherwise identifiable as having potentially hazardous conditions shall not be utilized for development involving earth movement, tree removal, or minor structural improvement unless it can be clearly demonstrated through engineering studies that the development is geologically sound, and will not adversely affect neighboring properties. Attention should be focused on regulations which will provide for steep slopes and environmentally sensitive areas to be reserved and/or developed for trails, recreation and open space. • Best Management Practices shall be implemented for cleaning, regulating and maintaining the Watersheds traversing the Town.
Section 1202.16 WATERSHEDS AND STORM WATER CONTROL – The Storm Water Management Act of 1978 and amendments required Allegheny County to prepare and adopt a watershed storm water management plan for each watershed in the County, in consultation with the municipalities located in the watersheds. The Allegheny and Monongahela rivers have been ranked fifth on a list of most endangered rivers in the nation by American Rivers, a Washington, D.C. conservation organization. A major source of pollution comes from abandoned coal mine runoff. Pennsylvania has more abandoned mines than any other state.
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CHAPTER XII LAND DEVELOPMENT OBJECTIVES
Section 1202 DEVELOPMENT OBJECTIVES
Section 1202.16 WATERSHEDS AND STORM WATER CONTROL – A Steering Committee of The North Area Environmental Council, NAEC, a local voluntary organization, has organized a group of 40 volunteers who have been monitoring water quality and collecting chemical and environmental attributes in numerous locations of the Pine Creek watershed. This area covers 67 square miles and 14 North Hills communities. This information is incorporated into a GIS database showing land use policies and practices.
The Steering Committee has been discussing and expects to follow through with a professionally developed Rivers Conservation Plan for this watershed, supported with a State grant. This Plan would be adopted as part of the County Plan and ultimately would become a part of a statewide Registry Program. To qualify for this Registry, there must be an approved plan which is supported by the local communities.
McCandless is in the process of updating the Town’s storm water regulations, which have been in effect since the early 1980’s, and is coordinating information with the COG. These new regulations will meet the amended State regulations, which require the County to complete a major study on storm water activity and develop plans for correcting existing problems.
The State regulations require the County to develop a storm water plan which would provide substantial information, including:
• The Storm Water Surveys of existing runoff characteristics and impacts on soils, vegetation, slopes and developments. • Assessment of alternative land development patterns in the water shed. • Surveys of existing storm water collection systems, present drainage problems and proposed solutions. • A designation of areas to be served by storm water collection and control facilities within a ten year period and estimates of capacity and costs for these facilities. • Identification of all flood plains within the watersheds. • Criteria and standards for the control of storm water runoff from existing and new developments necessary to minimize dangers to property and life.
McCandless must continue to take into account storm water contributions from potential, upstream developments which will increase the design of storm water detention facilities. Consideration should be given to existing flooding problems and measures for ameliorating these problems. The following considerations should be emphasized on new developments:
• Restricting and prohibiting certain uses, activities, and development from locating within areas subject to flooding; • Planning for prevention of loss of life, disruption of commerce and governmental services, and unnecessary expenditure of public funds for future flood correction, protection and relief; • Regulation of uses and development in flood plains which, acting alone or in combination with other uses and development, may cause unacceptable increases in flood heights, velocities and frequencies of flow; • Requiring all those uses, activities, and developments that occur in flood plains to be protected and flood-proofed against flooding and flood damage.
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CHAPTER XIII REGIONAL AND LOCAL ECONOMIES
Section 1300 THE COMMONWEALTH OF PENNSYLVANIA
Section 1300.1 THE COMMONWEALTH XIII-159
Section 1301 REGIONAL ECONOMIES
Section 1301.1 REGIONALISM XIII-160
Section 1301.2 RESTRUCTURING THE REGION XIII-160
Section 1301.3 THE BRAIN DRAIN XIII-161
Section 1302 ALLEGHENY COUNTY ECONOMY
Section 1302.1 GENERAL XIII-162
Section 1302.2 ALLEGHENY COUNTY EMPLOYMENT HISTORY XIII-162
Section 1302.2.1 ALLEGHENY COUNTY EMPLOYMENT TABLE XIII-1 XIII-162
Section 1302.3 REGIONAL, COUNTY & PITTSBURGH GROWTH RATES XIII-163
Section 1302.4 ALLEGHENY COUNTY’S BUSINESS ENVIRONMENT XIII-163
Section 1303 TECHNOLOGY
Section 1303.1 TECHNOLOGY ADVANCES XIII-165
Section 1304 PITTSBURGH ECONOMY
Section 1304.1 GENERAL XIII-167
Section 1304.2 PITTSBURGH’S FINANCIAL & BUSINESS ENVIRONMENT XIII-167
Section 1304.3 PITTSBURGH’S RECOVERY XIII-168
Section 1304.3.1 PITTSBURGH DOWNTOWN RIVERFRONT XIII-169
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CHAPTER XIII REGIONAL AND LOCAL ECONOMIES
Section 1305 LOCAL ECONOMIES
Section 1305.1 GENERAL XIII-170
Section 1305.2 COMPARATIVE CHARACTERISTICS - 2000 CENSUS XIII-170
Section 1305.2.1 COMPARATIVE CHARACTERISTICS TABLE XIII-2 XIII-170
Section 1305.3 McCANDLESS ECONOMY XIII-170
Section 1305.3.1 EMPLOYMENT STATISTICS FOR McCANDLESS XIII-171
Section 1.305.3.1.1 LABOR FORCE DATA – 2000 CENSUS - TABLE XIII-3 XIII-171
Section 1305.3.2 EMPLOYMENT OPPORTUNITIES & TAX ASSESSMENTS XIII-172
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CHAPTER XIII REGIONAL AND LOCAL ECONOMIES Section 1300 THE COMMONWEALTH OF PENNSYLVANIA
Section 1300.1 THE COMMONWEALTH - Low birth rates and migration of young adults out of state have placed Pennsylvania’s recent growth rate of 0.7% at 47th in the country, (the U.S. Census). At one time Pennsylvania was a leading destination for immigrants, who are now more likely to head South or West. The U.S. Census Bureau projects Pennsylvania to have the second lowest population growth through the year 2025
Pennsylvania ranked 45th among 50 states in economic expansion in the 1990’s and the job growth was 8.6%, 47th out of 50 states, with a National rate of 20%. The State’s per capita income growth rate ranked 42nd. During this same period, Pennsylvania ranked #1 in economic development subsidies. The Federal Reserve reported a strong rebound in early 2004 for industry production, but Pennsylvania’s jobless rate increased to 5.6 % in August 2004 from 5.3% in July, compared to 5.4% nationally.
Recent published data indicates that Pennsylvania’s business taxes per employee were 158% of the U.S. average, at $613 per worker. During the 1990’s, the tax growth rate exceeded the rate of personal income growth, ranking Pennsylvania among the 10 worst states. Pennsylvania imposes the highest state corporate income tax rate in the nation, and only eight states have higher workers’ comp costs, a serious detractor for new business ventures. In December 2003, the General Assembly passed an additional $1 billion tax increase, including a 14% increase in income taxes. Also, in early 2004 the approved budget included additional fees on businesses and a $100 million bond issue.
The economic reality is a climate in Pennsylvania characterized by over taxation, over regulation and high litigation costs, all of which are a serious impediment to growth. U.S. Bureau of Labor Statistics show a loss of 238.000 manufacturing jobs since 1990, including 123,800 jobs between January 2001 and May 2003, and a loss of one-half of the manufacturing jobs it had in 1950. The Department of Labor projects an additional loss of 8 percent of Pennsylvania’s manufacturing jobs by 2010, if these trends continue.
Over the past three years, U.S. companies have been outsourcing customer service centers, engineering and research and manufacturing to China and India and other offshore companies, including a large portion in the technology sector. Forrester Research reported in July 2003 that Boeing, Dell and Motorola opened software development centers in Russia and Intel employs 400 Russian software engineers. Microsoft is adding software development jobs at its India Development Center opened in 1999 to create versions of Windows. India produces 350,000 engineering graduates annually.
Partially offsetting this practice, the Organization for International Investment recently noted foreign companies have “insourced” more than 267,000 jobs to the Commonwealth, including nearly 105,000 manufacturing positions.
The legislature recognizes these obstacles to growth and is in the process of passing major legislation to remove the government imposed barriers to economic growth. This legislation is not only a must for Pennsylvania but will provide a needed economic boost to the County and local communities.
Optimism in the community is partially fueled by the State’s recent approval of gambling in the State and slot machines in Pittsburgh. The ultimate impact on the introduction of slots is an unknown quantity, however this venture is expected to add considerably to job growth, probably at the lower pay scale. Many have argued the adverse impact of this new industry in the State and in Pittsburgh, however history will record the pros and cons of this development.
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CHAPTER XIII REGIONAL AND LOCAL ECONOMIES Section 1301 REGIONAL ECONOMIES Section 1301.1 REGIONALISM – Regionalism is very much alive in the area, housed in the 31 story skyscraper in Pittsburgh, the Regional Enterprise Tower. The 390,000 square foot building, previously known as the Alcoa Building, was purchased in 1998 by the Southwest Pennsylvania Commission (SPC). The SPC organization makes the region’s critical transportation funding decisions. SPC is an organization of county officials from Allegheny, Armstrong, Beaver, Butler, Fayette, Indiana, Washington, Greene, and Westmoreland counties. Other tenants in the Enterprise Tower, include: the Allegheny Conference on Community Development; the Greater Pittsburgh Chamber of Commerce; the League of Women Voters; the River Life Task Force the Greater Pittsburgh Arts Alliance and the Pittsburgh Regional Alliance. Many regional plans are developed through collaboration of these organizations and the Regional Industrial Development Corporation. There are some problems, functions and issues in the County which cross municipal lines, including storm water controls, regional transportation, sewerage , public health, 911 services, business development and countywide hazardous threats, and these kinds of issues require some degree of regional or county direction or control. Most of the other needs, services and protection to local residents have been addressed very efficiently by McCandless and this level of service shall continue. More than 250 international firms have headquarters or regional offices located in Southwestern Pennsylvania. Their business efforts are enhanced by such organizations as the Greater Pittsburgh World Trade Association, Pittsburgh Council for International Visitors and the World Affairs Council. Allegheny County is also home to one of the first International Business Centers, located at the Katz Graduate School of Business, University of Pittsburgh, which provides international business education and research as well as services to the regional business community.
Section 1301.2 RESTRUCTURING THE REGION –. The Pittsburgh Region, Allegheny, Beaver, Butler, Fayette, Washington and Westmoreland counties, has been restructuring itself, building a diverse service economy and creating new jobs in health, finance, education, electronic research, technology and robotics. Many of the old steel sites have now been converted to offices, commercial and industrial plants and shopping malls. Research labs replace the mills and retail jobs replace hard labor. These efforts hold significant promise for future regional employment in the Mon Valley. In 2002, The Allegheny Conference on Community Development had focused on increasing jobs in manufacturing by 50,000 in 2005. The 115,000 at that time accounted for 10% of total jobs. The State Department of Labor and Industry figures reveal jobs in the region fell to 104,200 by January 2004, the lowest since January 1990, however, these jobs had increased to 105,300 by May 2004. These losses included almost 10,000 in manufacturing; 9,000 in trade, transportation and utilities; and 7,000 in professional and business services. Education and health services provided almost 6000 new jobs and financial institutions 2600 new jobs. A principal with Pittsburgh’s Walnut Capital Partners recently stated the region is in the midst of an ongoing retail development boom, referencing the Southside Works; the Pittsburgh Mills, under development in Frazer; Victory Center in Washington County; Collier Crossing; Bloomfield based Luna Square and the Columbus, Ohio based Continental Real Estate Company’s development on the previous Homestead Works steel mill property. Retail construction is strong according to Grubb & Ellis Company’s 2 nd quarter 2004 market survey. In 2003, The Inland Group of Real Estate Cos. purchased a major portion of the region’s largest shopping center, the 1.5 million square feet of the Waterfront complex in Homestead – a $123.8 million investment.
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CHAPTER XIII REGIONAL AND LOCAL ECONOMIES Section 1301 REGIONAL ECONOMIES
Section 1301.2 RESTRUCTURING THE REGION – Another positive addition to the County was the Bayer Corp. decision to establish its headquarters at their spinoff Lanxess Corp., located in Robinson Township. These two corporations will employ approximately 1700 people. Other major developments under way include; Adams Pointe Plaza and the $40 million project, Mt. Nebo Pointe.
Even with all of these new developments, the Allegheny Conference on Community Development recently acknowledged the region faces significant challenges – including Pittsburgh’s financial crisis and US Airways’ bankruptcy.
Section 1301.3 THE BRAIN DRAIN – The Pittsburgh Technology Council and the Southwestern Pennsylvania Industrial Resource Center both warned in 2002 of a dire labor shortage in the Region and projected a shortage of 300,000 qualified workers by 2020. The reports indicated only 40% of all high school students were proficient in math, that reading skills would limit 43% of the students to jobs paying less than $20,000, that 91% lacked skills in interpreting graphs needed for professional occupations and that one-third of all applicants for local jobs are rejected because of inadequate reading and writing skills. The Council advised the most significant challenge is attracting and retaining educated science and technology employees and entrepreneurs.
A Penn State study in 2003 warned of the “Brain Drain” in Pennsylvania. The State suffered a 20,038 net migration loss from 1999-2001 of people holding bachelor’s, master’s or professional degrees. An additional 21,376 residents holding associate degrees or partial college education were lost to the State. The report further noted that the State is 23rd among 50 states in high-tech employment and near the bottom in overall job creation.
Kiplinger Magazine recently reported that competition for technology talent is growing, with China and India, and that colleges in the U.S. are turning out too few grads to replace science workers nearing retirement. Since 1990, B.S. degrees in math have dropped 20 percent. It is imperative for the County and local communities to provide incentives for emerging businesses with a favorable regulatory environment, develop plans for encouraging an educated technically skilled workforce and programs and development to lure people and businesses from other areas.
Census data shows that in the late 1990’s the Southwestern Pennsylvania Region lost an estimated 19 % of its young 25-34 year olds, while the influx of young people was only 14%, resulting in a net loss of 14,000 youth from 1995 to 2000. However, the region has low employee turnover and outperforms the U.S. average in 19 industries. Through the efforts of many organizations and programs to sell Pittsburgh, the number of incoming workers since 2000 is catching up to those moving out, but a study of the U.S. Census shows this age group has a lower median income than the national average.
The State responded to these losses in 2003 with the Keystone Innovation Zones, a plan intended to take advantage of the State’s colleges and universities by “improving and encouraging Pennsylvania’s research and development efforts and technology commercialization efforts”. These zones of opportunity promote cooperation of bankers, business, academics, local and regional economic development officials, private foundations and investors, with goals of strengthening the State’s economy. The six-county region’s unemployed workers compares favorably to the 5.6% in May 2003, and the Region remains attractive to outside investors.
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CHAPTER XIII REGIONAL AND LOCAL ECONOMIES Section 1302 ALLEGHENY COUNTY ECONOMY Section 1302.1 GENERAL – The County is made up of four cities, 82 boroughs, 26 first-class towns, 16 second-class towns and special districts. In addition, these communities are represented by eight Councils of Governments, as described in CHAPTER III - Section 302.1.1 ALLEGHENY COUNTY COUNCIL OF GOVERNMENTS. Since the colonial beginnings of the country, Allegheny County has been a center for business and commerce. The combination of easy access to all of the nation's major transportation facilities, the rivers, an abundance of natural resources, and a plentiful supply of dedicated immigrant workers all fueled the area's growth and early ascension in industry, generated by corporate institutions such as US Steel, PPG, Alcoa, Westinghouse Air Brake, H.J.Heinz and Westinghouse. Steel was the keystone of manufacturing employment in the 60’s and 70’s, with the categories of primary metal and fabricated metal products accounting for 79,500 jobs in 1967, but reduced to 55,757 jobs in 1980. Before 1980 the decrease in employment was steady. Employment in these two categories dropped to 20,407 in the late 80’s, a loss of 35,350 jobs, or two jobs out of every three. Other manufacturing employment also dropped, and total employment in this category decreased from 155,180 in 1980 to 82,905 in 1988. This decrease reflected on the "other" manufacturing in the area, which was closely allied with or dependent upon the steel industry.
Section 1302.2 ALLEGHENY COUNTY EMPLOYMENT HISTORY - As in most of the United States, there has been a dramatic shift to the trade and service industries. The following table shows changes in employment by major industrial categories. The major gains in services, trade, finance and construction have replaced manufacturing as the prime source of employment. The total employment peaked in Allegheny County in 1980, at 601,264, and dropped to 591,905 by 2000.
Section 1302.2.1 ALLEGHENY COUNTY EMPLOYMENT Table XIII-1
Change CATEGORY 1967 1970 1980 1988 2000 1970-2000 Agricultural, Mining, Fishing, 2,522 3,903 6,476 4,997 1,417 -64% Hunting Contract Construction 27,981 29,713 45,108 36,749 32,142 8% Manufacturing 195,288 192,695 155,180 82,905 53,523 -72%
Transportation, Utilities 33,945 35,623 37,642 38,811 35,514 0%
Wholesale Trade 38,117 43,293 41,562 39,888 20,413 -53%
Retail Trade 91,011 100,530 112,823 120,965 70,520 -30%
Finance, Insurance and 32,241 34,367 41,711 47,235 50,452 47% Real Estate Services, Professional, Arts 101,864 113,208 158,142 221,773 * 96% and Education Other 514 793 2,620 3,058 * 286% TOTAL EMPLOYMENT 523,483 554,125 601,264 596,381 591,905 7%
The Census Data For These Categories Was Not Available.
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CHAPTER XIII REGIONAL AND LOCAL ECONOMIES Section 1302 ALLEGHENY COUNTY ECONOMY
Section 1302.3 REGIONAL, COUNTY & PITTSBURGH GROWTH RATES - The U.S. Census Bureau projects Pennsylvania to have the second lowest population growth through the year 2025. The Region curve below represents the Pittsburgh Region, counties of Allegheny, Butler, Beaver, Fayette, Washington and Westmoreland.
In 1902, Pittsburgh was the epic- POPULATION GROWTHS IN REGION, ALLEGHENY COUNTY AND center of one of the fastest and PITTSBURGH – 1900 to 2000 most powerful growing areas in the industrial world, powered by 3.000 the proximity of cheap oil, coal Region 2.4 million
and good transportation. 2.500
Pittsburgh and the County have been noted as very livable areas, 2.000 enjoying many natural beauties Allegheny County 1.3 million of woodlands and hillside views 1.500 overlooking rivers. However, Pittsburgh now is only a ghost 1.000 City of Pittsburgh of its former greatness. .334 million 0.500 Population growth in all of these areas reached a maximum in the 0.000 1960’s, and the continuing loss 1900 1920 1940 1960 1980 2000 in population from this period coincided with the loss of jobs. City of Pittsburgh Allegheny County Region
Section 1302.4 ALLEGHENY COUNTY’S BUSINESS ENVIRONMENT – The Pittsburgh region provides a high-quality, well-trained labor pool. This education environment is a tremendous asset for the county and begs for additional assistance to retain enterprising students in the area and assistance for creating new business startups. The County is home to nationally recognized colleges and universities capable of supplying dedicated workers in all disciplines. There are 28 colleges and universities in the Southwestern Pennsylvania region, with an enrollment over 100,000, eighty plus technical schools with enrollments over 29,000 and 14 state-run vocation/technical schools.
Through the efforts of the Department of Economic Development, Allegheny County leads the efforts in the State for attracting new businesses. They have been instrumental in the conversion of many of the old steel sites into offices, commercial and industrial plants and shopping malls. The retail market out- perfoms other sectors of real estate, both in the County as well as in Pittsburgh, with continued expansion of big-box retailers, for example, Target, Wal-Mart, Walgreens, Costco, Roomful Express and Dick’s Sporting Goods.
National Real Estate Information Services’ President reported that the real estate service companies have enjoyed strong growth in recent years and that the region has become perhaps the major site for title and settlement/appraisal companies in the nation. He announced in April 2004 they would increase their work force from 700 to 1600.
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CHAPTER XIII REGIONAL AND LOCAL ECONOMIES Section 1302 ALLEGHENY COUNTY ECONOMY
Section 1302.4 ALLEGHENY COUNTY’S BUSINESS ENVIRONMENT – Major investments in 2004 included: the purchase of the Foster Plaza 9 building in Greentree by Sterling Property, Inc, New York. for $13 million; Oak Brooke, Ill based Inland Retail Real Estate Trust’s $20 million purchase of the Cranberry Square retail complex; CBL & Associates Properties’, Chattanooga, Tennessee, acquisition of the Monroeville Mall for $231.2 million. Robert Bergman, Vice President of Sterling’s Asset Management expressed interest in possible investments in the region of $10-100 million going forward.
The Redevelopment Authority of Allegheny County (RAAC) was created on February 14, 1950, by the Allegheny County Board of Commissioners to assist in the generation, stimulation, and management of economic growth. The Authority achieves this mission by acquiring and preparing real estate for economic development activities; managing finances from various public sources; and facilitating the reuse of vacant, tax delinquent, or blighted property through the power of eminent domain.
(RAAC) coordinates comprehensive plans with local municipalities and conducts economic feasibility studies to leverage County resources for redevelopment projects to benefit the local tax base. The Authority administered a State Redevelopment Assistance Capital Grant for the Airside Business Park at the old Pittsburgh International Airport site, as shown in CHAPTER III Section 303.3. 2 THE OLD PITTSBURGH INTERNATIONAL AIRPORT, and promoted the redevelopment of the former Carrie Furnace Steel site in Braddock for a National Park Service site, dedicated to promote the region's rich steel making heritage.
The 2000 Census shows Allegheny County’s unemployment rate is lower than the national and state averages for the first time in recent years, with an increase of 17,500 jobs in the prior four years. Seasonable construction, restaurant and recreation activities have reduced the Allegheny County unemployment figure for May 2004 to 4.7%, and for Pittsburgh, 4.3%.
All of the above efforts are encouraging signs of new growth and new industries. These activities hold significant promise for future regional and local employment in the Mon Valley. The new companies will continue to expand, with additional hiring opportunities for the technically educated youth.
Oxford Development Company reported in May 2004 an estimated office vacancy of 21.1% in the Pittsburgh region and the need for 13,790 additional tenants to create a healthy level of 91% occupancy. With the booming construction activity, there is optimism for improvement in this market.
A severe challenge to the employment picture is the bankruptcy of U.S. Airways, presently in the process of final negotiations for maintaining operations in Allegheny County. Early 2004 employment was almost 7000, a drop of 5000 from the year 2000. The company is hopeful of maintaining 2500-3000 jobs in the region. Pittsburgh International Airport traffic has declined by 30% since 911. All airlines have faced severe cost problems in recent years.
The cost of quality housing in Allegheny County ranks among the most affordable in the nation, based on figures from the U.S. Census Bureau. The costs are well below the national average, readily beating out cities including Baltimore, Atlanta, Seattle or Chicago. The County is central to major urban centers, has a diverse mixture of suburban and rural area communities in which to live and work, and the area’s economic development leaders are optimistic for future growth.
Sustainable economic growth, which reaches every corner of the County, remains the highest priority of County leadership. Groundbreaking public-private partnerships have resulted in projects and initiatives that will help to energize the regional economy.
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CHAPTER XIII REGIONAL AND LOCAL ECONOMIES
Section 1303 TECHNOLOGY
Section 1303.1 TECHNOLOGY ADVANCES - The Region has been in the process of transforming its economic base from reliance on basic metals and metal products. Just as manufacturing fueled the tremendous economic growth of Allegheny County in its early history, the technology industry is poised to lead the County’s changing economy. The Region’s efforts to change to a technology based economy in 1980 was promoted by a new organization known as the Electronics Initiative. This group of entrepreneurs morphed into the Pittsburgh Technology Council in 1983 for the purpose of growing the information and biotechnology based economy to counter the staggering decline of the steel industry.
One of the early successes of the Council came in 1985, when it lobbied the State to change pension system rules to allow the State to invest in early stage technology companies. This prompted the public offering of Duquesne Systems in 1985, a computer software developer, and a subsequent $250 million Federal award to establish the Software Engineering Institute at Carnegie Mellon University and formation of the CEO Venture Fund.
The Center for Computer and Communication Security at CMU formed a partnership with the Department of Homeland Security to designate the University’s Software Engineering Institute and the CERT Coordination Center as the nation’s coordination point for prevention and response to attacks across the Internet. The Software Engineering Institute, Biomedical and Bioengineering Center and Tissue Engineering Initiative are all in the forefront of cutting-edge research and development. The Robotics Institute is the largest facility in the world for robotics research.
The Pittsburgh Supercomputing Center is one of five centers in the country that spawned the essential infrastructure for the Internet. The pair of supercomputers at Duquesne University add to Pittsburgh’s reputation as a technology powerhouse and they extend research in nanotechnology and nuclear science. These are the fastest and most robust computers available and permit calculations in less than a day which used to take nearly three weeks.
Carnegie Mellon University’s Center for Economic Development reported in 2003 that 14% of all business establishments in the thirteen county southwestern Pennsylvania region are now technology- related. There are over 100,000 people involved in the advanced technology industry in the region. The area's corporate, university and health care infrastructure have been the catalyst in spawning the primary high-tech industries which include information technology, biomedical technology, environmental technology and advanced materials and manufacturing. The Department of Community and Economic Development has noted the State is 23rd among the 50 states in high-tech employment opportunities.
Another win for the area is the contemplated move of San Diego based Science Applications International Corporation, a $6.7 billion engineering systems development firm. It has deep ties to the nation’s security system and works closely with Carnegie Mellon. It is moving the Center for Intelligent Unmanned Systems to Pittsburgh.
The Company has received contracts from the government for operating a national television network in Iraq; developing surveillance technology for the National Security Agency; software for surveillance of phone and e-mails; training for federal air marshals; operation of a nuclear waste dump; development of unmanned space vehicles. There have been many other federal contracts and the company substantially strengthens the technology reputation for the region.
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CHAPTER XIII REGIONAL AND LOCAL ECONOMIES Section 1303 TECHNOLOGY
Section 1303.1 TECHNOLOGY ADVANCES - The Pittsburgh Technology Council has set the pace in launching new ventures and strengthening the existing technology base. The council tracks over 880 technology intensive firms in the region, and along with Innovation Works, which makes investments and offers technical assistance to young technology companies, provides local entrepreneurs with the capital and aid they need to make an impact on the local business environment. Their “State of the Industry Report” released in May 2004 (the most recent available figures) stated that the combined earnings of technology companies was $10.4 billion in 2002 and represented 11.5% of all firms in the region and nearly 17.5% of all jobs. The report stated that 25% of the Region’s payroll comes from technology-related companies and non-profits.
Another initiative by the Innovation Works, a state funded agency, is the Technology Adoption Grant Fund which offers capital for manufacturers to make the leap to improve their own production processes with application of technology innovations. One of the early successes of Internet business was LYCOS, which built a leading Internet search engine. After a successful start in Pittsburgh, LYCOS was spun off into a privately controlled company and moved its operation to Boston in 1994.
The State announced a program in May of 2004, the Pennsylvania Cyber Security Commercialization Initiative (PaCSCI), making Pittsburgh a focal point for an effort to create new jobs and economic development. The State has committed $500,000 for this program, to encourage and assist entrepreneurial students working on computer security projects. Carnegie Mellon and the University of Pittsburgh are included in this program. Academic, business and political leaders are working to make Pittsburgh a leading source for computer network security.
Some of the recently acquired tech companies, and companies in the news, include the Harmar-based NEP Supershooters Inc., a premier provider of remote television engineering and production facilities; Management Sciences Associates; Askesis Development Group Inc.; Seagate Research; circuit board and electronic manufacturer, Pinnacle Electronics Inc. in East Pittsburgh; Black Box; Wizzard Software Inc.; Neolinear Inc.; software developer of artificial intelligence, Quantum Simulations Inc.; Ariba Inc. marketing operations after completing acquisition of FreeMarkets; Network Appliance Inc. and North American Scientific Inc.
The Pittsburgh Digital Greenhouse (PDG), founded in 1999 to foster growth in the Region’s technology sector, combines the support and expertise of local universities, private foundations, regional development organizations, industry and state and local governments. They are optimistic that they can reach their goal of 1500 new jobs by 2007-08 with a net annual job gain of 15% going forward.
There are over thirty-five local and national member companies in PDG, including nineteen local companies in Wexford, Warrendale, Monroeville, Oakmont and Pittsburgh. Nationally recognized companies partner with this endeavor, including IBM, Cadence, Fairchild Semiconductor, Cisco, Marconi, Seagate Technology, Network Appliance and Sony.
These companies enjoy worldwide recognition for software and hardware in the fields of Photo, Video, Home Theater products; telecommunications; leading edge System-on-Chip technologies; fiber optic communications; semi-conductor intellectual property (IP); voice-powered solutions for industry; equipment for manufacturing micro electromechanical systems (MEMS); supercritical fluid technology; unified storage solutions; Digital Signal Processing systems; to name a few applications.
These pioneers will continue to enhance Allegheny County's reputation as a leader in developing emerging technologies that will have positive impacts well into the next century.
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CHAPTER XIII REGIONAL AND LOCAL ECONOMIES Section 1304 PITTSBURGH ECONOMY
Section 1304.1 GENERAL – In recent years, there has been an exodus of people and businesses from the larger cities to suburbia, and this is true of Pittsburgh. The reasons for this are many, but include a desire for suburban life and the services offered by the smaller communities. The residents have a feeling of greater comfort and more direct involvement in school, government and social activities. Pittsburgh continues the loss of population and has the nation’s second-oldest population.
The commercial movement to suburbia has followed the people and provides new job opportunities for the local residents, generally without offerings of substantial tax incentives, and confirms the contention that “where roads and sewers go, people and businesses flow”.
The present environment discourages investment in new projects. As reported in Section 1300.1, State and local taxes, together with excessive regulations and workers’ compensation costs, are barriers to new growth. Another problem addressed by the PGH 21 finance panel, appointed by Mayor Murphy, called for a change in ACT 111, which permits binding arbitration in contract negotiations.
Section 1304.2 PITTSBURGH’S FINANCIAL AND BUSINESS ENVIRONMENT - The excessive use of tax-incremental financing for a number of businesses, to increase the job opportunities in Pittsburgh, has failed to meet objectives, resulting in serious financial losses to the City. In addition there have been quite a few bankruptcies experienced with large companies, as well as smaller ones.
The City of Pittsburgh is currently in bankruptcy and is looking to the Commonwealth and the suburban residents working in the City for help. As the State’s only second class city, Pittsburgh does not qualify for direct State financing. David Miller, former Budget Director for Mayor Murphy, stated in 2002 that throughout the 1990’s, the average annual increase in revenues was 1.6%, while expenditures increased by 2.3% - a formula for bankruptcy. The earned income tax in Pittsburgh was 1% during this period, the highest of 117 other County taxing authorities, and the Pittsburgh Public School’s earned income tax of 2% was the highest.
In a recent study reported by The Allegheny Institute for Public Policy in August 2004, the City of Pittsburgh was compared to four other mid-sized hub cities, Charlotte, Columbus, Omaha and Salt Lake City. These cities act as centers of commerce and employment, entertainment, education and recreation. The study focused on finance, staffing and taxes, and costs for these four cities were averaged to provide the “Benchmark City”.
The results of the study reveal that Pittsburgh’s per capita spending was $386 higher than the Benchmark. The per capita debt was $2,700 compared to $815 for the Benchmark City. The difference in the debt burden is $45 million per year. The debt service is approximately $90 million per year.
Comparing authorities, Pittsburgh employs 2.6 persons per 1000 residents versus 1 per 1000, and holds more than $4,500 in assets per resident versus $800. While the pension system for the Benchmark City is funded at 89 percent, they found the Pittsburgh pension system is 51 percent funded, with a $700 million liability for pensions and health benefits. Also, recent comp payments were $60 per capita in Pittsburgh as compared to $13.50 in the Benchmark City.
County and State governments, labor unions and the general public are becoming more cognizant of the need for cooperation in promoting economic growth and the need of additional support for existing companies.
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CHAPTER XIII REGIONAL AND LOCAL ECONOMIES Section 1304 PITTSBURGH ECONOMY
Section 1304.2 PITTSBURGH’S FINANCIAL AND BUSINESS ENVIRONMENT – A recent study by the State’s Legislature revealed the following:
• The Urban Redevelopment Authority made a 15 year, $20 million loan in 1985 to a consortium for purchase of the Pirates from the Galbreath family, re-payable only if the Team was profitable – which they were not. URA extended this loan to 2006, and added an additional $11.5 million for Kevin McClatchy’s purchase of the Pirates in 1996. URA re-negotiated the loan in 2000, increasing the total to $61 million (effective as of August 2004) and payable only if they leave before 2030. If they leave, they will also owe the State $75 million, effective as of August 2004. • URA loaned the failed Lazurus-Macy’s department store $18 million, with re-payment based on a certain profit level of the store, none of which has been repaid. • URA loaned the Lord & Taylor store $11.75 million and they are scheduled to close in 2005. • URA made 49 loans in the past decade worth $68 million. Only two of the loans have been paid, totaling $10 million. • Some of the loan re-payments on the above have been deferred for 30 years, and some were made interest free. • URA gave the Grant Liberty Development Group Associates, (Forest City Enterprises of Cleveland) a 25 year, $20 million loan in 1985, which has ballooned to $49 million, as of August 2004, with 8 percent interest. The developer has repaid $1.6 million, as of 2002, not even sufficient to include the interest, and the URA questions if the loan will be repaid.
A recently released study by Forbes magazine ranked Pittsburgh last of the 40 best cities for singles. Rankings are based on factors such as cost of living for singles, projected job growth, culture, night-life and the number of the City’s singles. The City needs to attract and hold the youth population in order to maintain an abundant supply of educated workers.
The City faces many serious obstacles in regaining national prominence. Pittsburgh lags the nation in new company incorporations, and despite a spike in the number of patent applications issued in recent years, the number of start-ups coming out of the universities is relatively constant each year at eight or nine.
Section 1304.3 PITTSBURGH’S RECOVERY - On the positive side, the LTV mill along Second Avenue sat dormant for a long period as environmentalists argued the land beneath was too contaminated for new construction. However, this corridor was turned into a technology park. The site of the South Side Works of US Steel on the Monongahela River has been transformed into a complex consisting of office space, apartments, retailers and a cineplex, and the multi-faceted Waterfront development was built in Homestead. See Section 1304.3.1.
In September 2003, the Pittsburgh Planning Commission approved a substantial addition to the Giant Eagle super market in Shadyside, a 78 unit apartment; a new clinic for the Children’s Hospital of Pittsburgh; the construction of another apartment in the Cultural District; a 9 story building on the present Allegheny County Jail Annex site; and the City is nearing approval, or has approved, an 82 unit apartment complex, with riverside views on Fort Duquesne Boulevard. Funding sources will include the Pittsburgh Cultural Trust, the Strategic Investment Fund and the Urban Redevelopment Authority of Pittsburgh.
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CHAPTER XIII REGIONAL AND LOCAL ECONOMIES Section 1304 PITTSBURGH ECONOMY
Section 1304.3 PITTSBURGH’S RECOVERY - There is forward momentum in Cultural District development with a host of restaurants, loft apartments and other retail ventures, particularly in the 900 block near the convention center. With the completion of the David L. Lawrence Convention Center, the opening of two downtown hotels and conversion of several buildings into loft apartments, the pace of development in Pittsburgh is improving. Also notable, is Pollstar’s midyear list, rating the Benedum Center as No. 5 of the top 50 theaters in the nation
Construction of a long delayed 500 room expansion at the Westin Convention Center; four or five new restaurants scheduled to open in 2004-05; a potential for another 200 unit apartment by the end of 2005; a new six-story, 23 unit loft building on Penn Avenue; and 350 apartments completed or under construction since 1999, primarily in the Cultural District; all fuel the healthy construction industry. Discussions have been underway for a major development of a prime 3-acre parcel along the riverfront on Fort Duquesne Boulevard, including housing, retail and hotels.
Retail construction in the Pittsburgh Region is strong. Manufacturing jobs are slowly increasing in the region. The developments referred to above support the City and County efforts to counter the exodus of Pittsburgh’s residents over the past few years. In addition to providing housing for city workers, the apartments also encourage the elderly populations to remain in Pittsburgh, as well as to attract the migration of new residents.
A hospitality and tourist flavor is emerging in the Cultural District, Strip District and North Shore with these and many other developments underway or contemplated. Pittsburgh has shed its image as the Steel City, with transformation to a premier destination for tourists and conventions.
A State appointed Recovery Team and a legislative Oversight Board are coordinating efforts to rectify the City’s structural and administrative deficiencies responsible for the bankruptcy status. The successful execution of the ultimate solution for the City’s problems could put Pittsburgh on the road to recovery.
Section 1304.3.1 PITTSBURGH DOWNTOWN RIVERFRONT - The Riverfront reconstruction below exemplifies Pittsburgh’s recent efforts to revitalize the City.
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CHAPTER XIII REGIONAL AND LOCAL ECONOMIES Section 1305 LOCAL ECONOMIES
Section 1305.1 GENERAL – The North Hills communities have enjoyed the largest population growth in the County in the past 10-15 years. These communities enjoy excellent management, community involvement and an overall healthy and enjoyable quality of life. New housing and increasing populations have been generators of new businesses – many of which are small, but profitable, and are welcome additions to the communities.
The future vitality and health of the city of Pittsburgh will have a major impact on the health and livability of the entire region. The municipalities, Pittsburgh, the County and the Region are all inter- related. The success or failure of Pittsburgh to climb out of bankruptcy to a healthy and viable City will determine, to a large extent, success in the sustainable growth of the surrounding communities.
Cranberry Township, to the North in Butler County, has become a major regional growth center. It is located near the junction of the Pennsylvania Turnpike and interstate I-79. The RIDC Industrial Park at Warrendale has benefited from its favorable location and has been instrumental in bringing many new and diversified industries into the North Hills. The Ross Park Shopping Center and expansion on the shopping corridor along McKnight Road have provided additional growth areas for employment.
Section 1305.2 COMPARATIVE CHARACTERISTICS - The populations and financial characteristics for McCandless and neighboring communities are shown in Table XIII-2. Section 1305.2.1 COMPARATIVE CHARACTERISTICS - 2000 CENSUS – TABLE XIII-2 Town of Ross Franklin Pine Pittsburgh Allegheny McCandless Two. Park Twp. City County Total Population 29,022 32,551 11,364 7,683 334,563 1,281,666
Per Capita Income 31,792 25,883 37,924 35,202 18,816 22,491 Median Family Income 73,482 57,917 94,521 93,201 38,795 49,815
Median Household Income 62,159 46,542 87,627 85,817 28,588 38,329
PERCENT OF: Labor Force Unemployed 3.50% 3.00% 1.8% 2.1% 10.1% 6.1%
Employed : Trade 15.20% 15.50% 12.20% 16.70% 12.50% 19.40% Employed: Manufacturing 9.40% 9.00% 11.70% 15.70% 6.10% 8.60%
Poverty Status, Individuals 4.00% 4.20% 3.10% 3.80% 20.40% 4.60% Poverty Status, Families 2.20% 2.20% 2.30% 3.60% 15.00% 3.00%
Income data are reported as the "median", indicating the number that is in the middle of all of the incomes for the reported population. The average income would be significantly higher than the median.
Section 1305.3 McCANDLESS ECONOMY – The measures of economic activity and well-being within McCandless indicate that the Town has an excellent economic base within the region's economy. The level of employment has bucked the trend in the City of Pittsburgh and Allegheny County. This is true generally in the North Hills.
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CHAPTER XIII REGIONAL AND LOCAL ECONOMIES
Section 1305 LOCAL ECONOMIES
Section 1305.3 McCANDLESS ECONOMY – The median family income in McCandless of $73,482 was significantly higher than the Allegheny County median income of $49,815. The residents in the newer developments in Pine and Franklin Park enjoy even higher incomes. The census also measured the number of persons and families who have incomes below the poverty level -a level which varies according to age and make up of the family. Not surprisingly, the percentage of families below the poverty level residing in McCandless compares favorably with its neighbors, and was significantly lower than that for Allegheny County and Pittsburgh.
Section 1305.3.1 EMPLOYMENT STATISTICS FOR McCANDLESS
Section 1.305.3.1.1 LABOR FORCE DATA – 2000 CENSUS - Table XIII-3
LABOR FORCE DATA, PAST AND PROJECTED – 2000 Census MALE 1960 1970 1980 1990 2000 # 2010 Working Age Population* 4,597 6,999 9,472 9,979 10,500 11048 Civilian Labor Force 3,947 5,849 7,708 8,040 8,107 8175 Percent of Total 85.9% 83.6% 81.4% 80.6% 77.2% 74.0% Employed 3,835 5,764 7,417 7,746 7,864 7984 Unemployed 112 85 231 285 243 207 Percent of Labor Force 2.8% 1.5% 3.0% 3.5% 3.0% 2.5% Not in Labor Force 650 1,146 1,182 1,939 2,393 2953
FEMALE 1960 1970 1980 1990 2000 # 2010 Working Age Population* 5,214 8,192 10,559 11,053 12,296 13679 Civilian Labor Force 1,408 2,496 4,814 6,808 6,788 6768 Percent of Total 27.0% 30.5% 45.6% 61.6% 55.2% 49.5% Employed 1,376 2,412 4,605 6,605 6,530 6456 Unemployed 32 82 198 203 258 328 Percent of Labor Force 2.3% 3.3% 4.1% 3.0% 3.8% 4.8% Not in Labor Force 3,806 5,696 5,745 5,368 5,508 5652
TOTAL POPULATION 1960 1970 1980 1990 2000 # 2010 Working Age Population* 9,811 15,191 20,031 22,155 22,957 23788
Civilian Labor Force 5,355 8,345 12,522 14,848 14,895 14942 Percent of Total 54.6% 54.9% 62.5% 67.0% 64.9% 62.8% Employed 5,211 8,176 12,022 14,351 14,371 14391 Unemployed 144 167 429 488 524 563 Percent of Labor Force 2.7% 2.0% 3.4% 3.3% 3.5% 3.8% * 16No ytea inrs L aandbo orl dFeor r-ce except In 1960, 14 Years and over: # Projected on basis of growth rate from 1990 to 2000. While the total population in the 1990’s grew by less than 1%, the Working Age Population grew by 3.6%, as shown in Table XIII-3. However, the actual Civilian Labor Force remained practically the same. These figures are somewhat skewed, as the Census calculations include all ages over 16 in the Working Age Population.
Community Involvement, and Commitment to Community XIII-171 COMPREHENSIVE PLAN - TOWN OF McCANDLESS
CHAPTER XIII REGIONAL AND LOCAL ECONOMIES Section 1305 LOCAL ECONOMIES Section 1305.3.1 EMPLOYMENT STATISTICS FOR McCANDLESS - Some interesting calculations can be developed from the tables in CHAPTER X. Calculations show a reasonably consistent percentage of people over the age of 16 in the Labor Force, a range of 63-67%, in McCandless, Pine, Franklin Park and Ross. The percentage of men in this Labor Force ranged from 73% to 79% and the women ranged from 51% to 56%. Another calculation reveals 51-53% of the total population in McCandless and Ross were in the Labor Force, with Franklin Park and Pine at 44-49%. These patterns may be replicated in the next decade, as the baby boomers reach retirement. However, for McCandless and Ross, with limited population growth, the percentages may actually decrease.
Section 1305.3.2 EMPLOYMENT OPPORTUNITIES AND TAX ASSESSMENTS - McCandless and nearby communities provide substantial opportunities for employment of McCandless residents. A 2002 report indicated fifty one percent of Pittsburgh’s workforce commutes from other areas of the County, and this includes a large segment of McCandless residents. Also, North Hills communities patronize the City’s businesses, cultural and major recreational facilities, and to a lesser extent, the major retail stores. There is also a major dependence on the City’s hospitals and universities. The growth of jobs in the retail and office markets in McCandless has not been substantial in the past few years, however the job market has kept pace with the growth in the workforce. A large percentage of these jobs are at the lower pay scale, and plans should be developed to encourage an influx of technical and professional job opportunities. The five largest employers in McCandless are: UPMC – Passavant 1681 employees CCAC – North 1400 employees NASD 1081 employees LaRoche College 400 employees Giant Eagle 306 employees Total 4868 New job opportunities going forward should maintain and may possibly reduce the unemployment percentage listed for the year 2000 even lower. The higher paying jobs may depend to a large extent on the success by the City of Pittsburgh in aligning their expenditures with their revenues and an influx of new businesses to the County. McCandless will be presented with very significant job opportunities with Duncan Avenue east and west extensions completed, with over 90 acres of prime property made available for commercial, institutional and residential development. The ten highest real estate tax assessments in McCandless are: Zell Two Inc. $32,079,600 JA West Hickory Hills Revocable Trust $25,565,700 Capreit Pittsburgh Limited Partnership $21,000,000 North Hill Passavant Hospital $16,808,900 Irma & Norman Elliott $16,496,900 Presidential Arms Associates $14,604,800 Terra North Associates $12,000,000 Baierl Chevrolet Inc. $ 7,234,400 Pavillion North $ 6,932,000 Perry Valley Limited Partnership $ 6,813,000
Community Involvement, and Commitment to Community XIII-172 COMPREHENSIVE PLAN – TOWN OF McCANDLESS
CHAPTER XIV 21st CENTURY CHALLENGES & OPPORTUNITIES
Section 1400 CHALLENGES
Section 1400.1 GENERAL XIV-173
Section 1400.2 THE POPULATION CHALLENGE XIV-174
Section 1400.2.1 POPULATION GROWTH McCANDLESS CHART XIV-1 XIV-174
Section 1400.2.2 ENROLLMENT HISTORY AND PROJECTIONS NASD XIV-174
Section 1400.2.2.1 ENROLLMENT GROWTH NASD CHART XIV-2 XIV-174
Section 1400.3 HOUSING CHALLENGES XIV-175
Section 1400.4 PROPERTY VALUES XIV-175
Section 1400.5 SUBURBAN SPRAWL XIV-176
Section 1400.6 EMPLOYMENT CHALLENGES XIV-176
Section 1400.6.1 EMPLOYMENT STATISTICS TABLE XIV-1 XIV-176
Section 1400.6.2 CIVILIAN AND LABOR FORCE McCANDLESS CHART XIV-3 XIV-176
Section 1400.7 FARMLAND PRESERVATION XIV-177
Section 1400.8 COMMERCIAL CHALLENGES XIV-177
Section 1400.9 EXTERNAL CHALLENGES XIV-177
Section 1400.9.1 THE CITY OF PITTSBURGH CHALLENGE XIV-177
Section 14009.2 TAXES-STATE, COUNTY, PITTSBURGH, NASD, McCANDLESS XIV-179
Section 1400.10 REVENUE CHALLENGES IN McCANDLESS XIV-180
Section 1400.10.1 McCANDLESS REVENUES – 1995-2004 CHART XIV-4 XIV-180
Section 1400.11 ENVIRONMENTAL CHALLENGES XIV-180
Section 1400.11.1 FLOOD PICTURE – SWEET LICKS PICTURE XIV-2 XIV-181
Section 1400.11.2 FLOOD PICTURE – YMCA PICTURE XIV-1 XIV-181
Community Involvement, and Commitment to Community XIV-i COMPREHENSIVE PLAN – TOWN OF McCANDLESS
CHAPTER XIV 21st CENTURY CHALLENGES & OPPORTUNITIES
Section 1401 OPPORTUNITIES
Section 1401.1 GENERAL XIV-182
Section 1401.2 ZONING FOR A BETTER FUTURE XIV-182
Section 1401.2.1 R-C ZONING FOR A BETTER FUTURE ON RT19 & INGOMAR RD XIV-182
Section 1401.2.1.1 RENOVATION IN THE WEXFORD AREA – PICTURE XIV-3 XIV-183
Section 1401.2.1.2 WEST VIEW BANK – PICTURE XIV-4 XIV-183
Section 1401.2.1.3 RETAIL AND OFFICE BUILDING PICTURE XIV-5 XIV-183
Section 1401.2.2 ZONING FOR A BETTER FUTURE ON McKNIGHT ROAD XIV-184
Section 1401.2.3 ZONING GOAL FOR McKNIGHT ROAD DEVELOPMENT XIV-185
Section 1401.2.3.1 ZONING OBJECTIVES XIV-185
Section 1401.2.4 ZONING FOR A BETTER FUTURE –PINE CREEK & BLAZIER XIV-186
Section 1401.2.5 ZONING OPPORTUNITIES FOR PARKING LOTS XIV-186
Section 1401.2.5.1 PARKING LOT LANDSCAPING PICTURE XIV-5 XIV-186
Section 14012.5.2 PARKING LOT LANDSCAPING PICTURE XIV-6 XIV-186
Section 1401.2.6 ZONING OPPORTUNITIES FOR STREET BUFFERING XIV-187
Section 1401.2.6.1 STREET BUFFERING - PCTURE XIV-8 XIV-187
Section 1401.3 TOWN ACTIVITIES XIV-187
Section 1401.4 TRAILS XIV-187
Section 1402 IMPLEMENTATION OF THE COMPRHENSIVE PLAN
Section 1402.1 GENERAL XIV-188
Section 1402.2 ACTION REQUIRED XIV-188
Community Involvement, and Commitment to Community XIV-ii COMPREHENSIVE PLAN – TOWN OF McCANDLESS
CHAPTER XIV 21st CENTURY CHALLENGES & OPPORTUNITIES
Section 1400 CHALLENGES
Section 1400.1 GENERAL – The Town of McCandless has evolved over the years into a very livable Town. This growth is attributable to a strong commitment by the leadership for healthy growth. Town management has been proactive in planning and resolute in enforcement of ordinances. McCandless is wealthy in its natural assets, which contribute to the quality of life, economic development and increased property values. It is a primary goal of this Plan to insure the preservation and enjoyment of this beauty for the present and future residents. The constraints of nature are being challenged by a technological capability, which can clear extensive wooded areas, flatten hillsides, and fill gullies with apparent ease. The residents have repeatedly expressed their vital interest in the preservation of these amenities, the very fabric of the community, and are fearful of change. Steep slope lands, having relatively little market value, are frequently cleared and shaped into usable property with market value sufficient to offset high costs of grading. However, the hydraulic power of storm water, instability of denuded hills and slipperiness of underlying clay deposits all present extreme challenges. The removal of trees and excessive grading of these steep slope lands must be avoided. There are four important ingredients for a vibrant and sustainable community. These are residents with adequate and affordable housing, a healthy commercial inventory to meet the needs of the community, an enjoyable natural environment including wildlife and plant life and a healthy core city with national recognition for vitality and desirable living attributes. The various attributes of the County and Pittsburgh are discussed in the following sections. An imbalance of commercial to residential, and failure of commercial to meet the local needs, will lead to the degradation of a community. However, successful retail is secondary to the larger problem of maintaining and luring residents to McCandless, particularly the youthful age group. This has been a long-standing problem for the State, the County and local communities. There is one overriding challenge for all municipalities - that of becoming a ‘ghost town’. The out- migration of people, retirements, lack of job opportunities, avoidance of high taxes, the passing of the elderly and limited in-migration all result in devastating consequences. Many towns have faced this dilemma, including the City of Pittsburgh. Aging of the housing inventory, loss of population, excessive spending and stagnant revenues all contribute to the decline of a community and the boarding up of store fronts. It is imperative to recognize and address these issues, as well as others, to warrant a healthy, viable McCandless for future generations. A recent survey by AARP indicates approximately 80% of people polled plan to work beyond age 65. Many of these people will be moving into the active-adult communities. Lifestyles are changing with the desire for an easier lifestyle with less home maintenance and more leisure and recreation time. The Town needs to study the relevance of past regulations, and the need for flexibility in new zoning amendments to meet these changing lifestyles. Density Transfer will address the demand for neighborly communities with inviting streets providing a sense of community. The remaining parcels of vacant land present a major challenge, however, they can provide pleasing developments, with recommended planning changes suggested in this Plan. The new regulations should emphasize a balance for protection of the environmentally sensitive areas, with provisions for new and innovative proposals for more efficient use of land. Town leaders have an ethical responsibility for continuing improvement in the quality of life for the residents of McCandless. Community Involvement, and Commitment to Community XIV- 173 COMPREHENSIVE PLAN – TOWN OF McCANDLESS
CHAPTER XIV 21st CENTURY CHALLENGES & OPPORTUNITIES
Section 1400 CHALLENGES Section 1400.2 THE POPULATION CHALLENGE – The demographic trends depicted in this chart . laeared veerrsy, rtheve ea falimngil.y T hperodu “20c-i40ng year olds” cohort represents the future Section 1400.2.1 POPULATION GROWTH McCANDLESS group, the prime age working 1960 – 2000 CHART XIV-1 glearoup,ders t, he tfhuetu r ef aemntilreyp r enperoduurs,cing agndroup, the poptheu laptriionm eo f tahgies grwoup,orking hgaroups be aendn dthece rfeautsuirneg e nstirnecepr e itnseurs. Population Growth of Age Cohorts pTeahek gin1990rowth . rFauter thoef r,t hthise gunroupder has “b20een y eadecr orleadss”i,n rgi ghsitn bceh i19nd8 t0,hi sand 35000 cacohotuarltl yh adsec breeeans eond itnh eth dee 199clin0e’s. since 1970. 30000 Further, the under “20 year olds”, The “Total Population” growth Total Population right behind this cohort, have been 25000 on the decline since 1970. This decline will exacerbate the drop in the “20-40 year olds” shown in 20000 CHART XIV-1. 20-40 year olds 15000 The “Total Population” growth has followed this same pattern, with a 10000 decreasing growth rate since 1970, Under 20 years essentially leveling off in the 90’s. 5000
These trends forecast a leveling in 65 years & older the growth of future revenues, and 0 planning for future expenditures in 1960 1970 1980 1990 2000 McCandless must give serious con- sideration to these projections.
The aging population should con- Section 1400.2.2.1 NASD ENROLLMENT tinue to increase resulting in fewer 1990 – 2005 CHART XIV-2 homes available for in-migration of the young, starting families. 8600 8461 Section 1400.2.2 ENROLLMENT 8400 8158 HISTORY AND PROJECTIONS 8200 NORTH ALLEGHENY SCHOOL DISTRICT – The enrollment trend, 8000 as shown in the NASD Enrollment 7800 Facilities Update, 1/22/2003, has 7600 been in a consistent decline since 1997. The total projected decline 7400 from 1997 through the 2005-2006 7200 Projected school year is 3.6%, CHART XIV-2. 7000
The corresponding enrollment loss 6800 th for K through 8 grade is projected 6600 at 9% for this same time line. 1990 1991 1992 1993 1994 1995 1996 1997 1998 1999 2000 2001 2002 2003 2004 2005
Community Involvement, and Commitment to Community XIV- 174 COMPREHENSIVE PLAN – TOWN OF McCANDLESS
CHAPTER XIV 21st CENTURY CHALLENGES & OPPORTUNITIES
Section 1400 CHALLENGES
Section 1400.3 HOUSING CHALLENGES – During the 60’s and 70’s, a mass exodus of people from the city to suburban communities was experienced. The American Dream was a single-family house with a big yard, however there are powerful demographic forces projecting different lifestyles for the future. The graphics have shown the ‘graying’ of the local population. The baby boomers are coming of age where they are visioning retirement housing - the smaller home with less maintenance. These baby boomers are more likely to retire locally, rather than moving to warmer climates as their parents did. The children of these baby boomers are increasingly job oriented, with fewer if any children, and the empty nesters are increasing. The State estimates an increase of 37% in the elderly, 60 and older, by the year 2020 over the year 2000, which supports the trend indicated in the previous Section. These trends necessitate a changing view for future development. These demographics challenge some of the existing zoning regulations, and additional flexibility must be addressed to meet these challenges. The goals for growth and the zoning regulations should not be an impediment to economic growth, but rather should support a vision for the future growth. The young families today are interested in intriguing designs and developments – something different from the mundane designs of the past. Innovation is key to attracting new families – homes with provision for all of the many new technologies involving communications, computers and other home utility automations. The infrastructure is essentially in place for future development, however some upgrading is required. The Town should exercise due diligence in planning expansion of these facilities and work with other governmental agencies, authorities and consultants to accommodate future growth. A large percentage of the housing inventory was built in the fifties and early sixties. Many of these homes are smaller and with fewer amenities than those included in recent designs. In addition, many are in need of major maintenance and/or renovation. The condition, size and layout of these homes may not have the attraction for new buyers. The possibility exists for many houses to remain empty for extended periods, as the aging population leaves, resulting in further deterioration. The loss in value of some of these houses could have a domino effect on neighborhood values.
Loss of population generally leads to the deterioration noted above. However, all problems have solutions, and these conditions require serious attention by the Administration, Town Council and the Planning Commission.
• The Town should chart an inventory of vacant lots and abandoned buildings and develop programs for encouraging renovations and maintenance of these older houses to attract new families. The Pennsylvania Municipalities Planning Code suggests that municipalities develop such a plan for rehabilitation of housing in declining neighborhoods.
• The Town, possibly in conjunction with the North Allegheny School District, must consider strategies and activities to retain and/or attract the youthful families who are looking for good, affordable housing. This is a priority item for future planning. Emphasis on infill development will help to satisfy some of this demand. Section 1400.4 PROPERTY VALUES – The important challenge for increasing property values, can be addressed by planning for growth in employment opportunities and the economic base of the community. The objectives set forth in Chapter XII, together with the Opportunities discussed herein, will help to accomplish this objective. Good property maintenance, attractive housing and commercial developments, good recreation and education facilities all contribute to improving property values. Community Involvement, and Commitment to Community XIV- 175 COMPREHENSIVE PLAN – TOWN OF McCANDLESS
CHAPTER XIV 21st CENTURY CHALLENGES & OPPORTUNITIES
Section 1400 CHALLENGES
Section 1400.5 SUBURBAN SPRAWL – The Town is substantially developed, with an approximate population density of 1800 people per square mile, and Suburban Sprawl has relatively little significance in McCandless. There are some isolated properties spread throughout the Town, primarily located in the northern sector. Refer to CHAPTER XII, Section 1202.2 for a discussion on this subject. Section 1400.6 EMPLOYMENT CHALLENGES - The following table and graph include the historic growth record of the working age population and the numbers of employed. Throughout these years, the unemployment has remained consistently under 4%. It will be noted from TABLE XIV-1 and CHART XIV-3 that the rate of growth for persons in the labor force has decreased since 1980, a result of the aging population and the decreasing numbers of young families with children and young singles moving into McCandless.
Section 1400.6.1 EMPLOYMENT STATISTICS FROM CENSUS REPORTS - TABLE XIV-1
1960 1970 1980 1990 2000 Population 16 years and older * 9811 15191 20031 22608 22957 Population in labor force 5355 8345 12511 14848 14919 Civilians employed 5211 8176 12022 14351 14371 Civilians unemployed 144 167 489 488 524 % Unemployed 2.7% 2.0% 3.9% 3.3% 3.5% Not in labor force 4456 6842 7471 7760 8038 * 14 years of age and older for the year 1960
Section 1400.6.2 CIVILIAN & LABOR FORCE McCANDLESS - CHART XIV-3 These statistics reveal a definite leveling off of the Employment History working force population
25000 in the 1990-2000 period. Continuation of this trend Population 16 years will have a measured 20000 and older * impact on the actual available work force. This
15000 in turn could present a corresponding slowing of Population in labor force revenues, both from real 10000 estate taxes and from income and business Number of People Section 1400 CHALLENGES privilege taxes. 5000 Civilians employed These dynamics should change substantially with 0 the development of the 1960 1970 1980 1990 2000 McKnight Road corridor. An upscale development Year of this area is vital to the future health of the Town. Section 1400 CHALLENGES
Community Involvement, and Commitment to Community XIV- 176 COMPREHENSIVE PLAN – TOWN OF McCANDLESS
CHAPTER XIV 21st CENTURY CHALLENGES & OPPORTUNITIES
Section 1400 CHALLENGES
Section 1400.7 FARMLAND PRESERVATION - Farmland is a rare and precious resource in McCandless. There remains only one traditional farm operation, endangered with residential encroachment on all sides. Increasing property values in raw land, together with the aging of farm operators, provide the impetus for selling of farms to developers. Decreasing farmlands necessitate additional imports of our food supplies, and also depletes valuable habitat for wildlife. Policies should stay in place for encouraging farmers to save the land that sustains our food chain.
Section 1400.8 COMMERCIAL CHALLENGES – Commercial growth is a necessity for the continuing viability of McCandless. Commercial developments provide the needed products and services for the residents, as well as employment. The major challenge to commercial growth is controlling the impact on adjacent and nearby residential neighborhoods. The new commercial expansions described in subsequent sections will increase the demand for new housing, and some of this demand will probably be accommodated within these new developments.
As with the housing discussed above, many of the small retail business structures were built in the early years and are in need of renovation or replacement. As the owners of these establishments retire, or otherwise cease operations, there may be a series of closings and boarded-up storefronts. The parcels on Ingomar Road west in Ingomar and along Perry Highway south have very limited depth from the highway, presenting difficulties in redevelopment. The R-C district on Perry Highway has enjoyed some success in new, attractive developments. The Town should develop plans, working closely with property owners and developers, to promote future growth in these areas.
These same arguments hold for other business districts. The degradation of these corridors are a certainty, if not addressed proactively. The Planning Commission is key to developing plans for encouraging future growth in these areas.
Section 1400.9 EXTERNAL CHALLENGES – There are many external factors affecting the economic health of the Town, over which McCandless has little or no control. These factors include unreasonable taxation, restrictive or controlling legislation by State government and unfunded mandates.
Section 1400.9.1 THE CITY OF PITTSBURGH CHALLENGE - Suburbia is possible only with the existence of a core area, and the health of suburbia is directly related to the health of this core area. The vitality of suburbia depends in large on the success of the City of Pittsburgh and Allegheny County to achieve financial stability and for the region to be recognized again as a prime commercial and cultural center as well as a desirable place to live. The class A office vacancy rate of 19% has not changed significantly from 2003.
Pittsburgh continues as a core job center, however changing dynamics have shifted many jobs to the suburbs, and the core area is reemerging as a civic and cultural center with residential attractions. Pittsburgh continues to lose population, a serious trend for the future. The challenge for reversing this trend is being addressed, and there are hopeful signs of change with the recent construction activity.
The region has enjoyed favorable ratings in the past, however there is much to be done to achieve these goals again. If Pittsburgh does not regain a major significance in the ‘large city directory’, the corporate headquarters will continue to decline, along with jobs and population. If this happens, many of the McCandless residents, who enjoy jobs and opportunities in Pittsburgh, could sustain loss of jobs or downgrading. Pittsburgh plays an important role in achieving a sustainable lifestyle in McCandless. Community Involvement, and Commitment to Community XIV- 177 COMPREHENSIVE PLAN – TOWN OF McCANDLESS
CHAPTER XIV 21st CENTURY CHALLENGES & OPPORTUNITIES
Section 1400 CHALLENGES
Section 1400.9.1 THE CITY OF PITTSBURGH CHALLENGE – A recent Allegheny Institute Policy Brief revealed that the per capita spending of $1,112 in Pittsburgh compared to $756 for the average of eight other cities, with populations ranging from 305,000 to 380,000. By comparison, the General Fund expenses per capita in McCandless is $355.49 in 2004, using the 2000 census population, and for the year 2000, the expenditure was $348.49. A study published by Forbes magazine in 2004 ranked Pittsburgh last of the 40 best cities for singles. Rankings were based on factors such as cost of living for singles, projected job growth, culture, nightlife and the number of the City’s existing singles. The pace of development is improving in Pittsburgh: the completion of the David L. Lawrence Convention Center; opening of two downtown hotels; conversion of some buildings into loft apartments, including a new six-story, 23 unit loft building on Penn Avenue; the 242 unit apartment building on Liberty Avenue (formerly the Pennsylvania Railroad station); and four or five new restaurants scheduled to open in 2004-05. There is a potential for another 200 additional apartment units by the end of 2005. The first new residential development in Pittsburgh in 30 years was approved in 2004 for construction along Fort Duquesne Boulevard - a $36 million, 18 story, 151 unit luxury apartment building, and the City recently approved a $30 million transportation center to be built on the site of the old Greyhound bus terminal. The Waterfront development on the previous U.S. Steel Homestead site and the Southside Works complex on the former 34 acre site of LTV Corp. along the Monongahela River have both contributed substantially to the viability of Pittsbugh. The Southside Works complex will include restaurants, SouthSide Cinemas, retail, office buildings, loft apartments, hotel, condominium complex, and a possible riverfront pavilion for concerts and entertainment. A new 20 story 84-unit condominium was approved recently for construction on Stanwix Street. With the low prevailing interest rates, real estate investments in Pittsburgh have been very active by outside investors, as well as local investors. There are many, many additional projects not referenced above which are proposed or presently under construction for additional hotel rooms, apartments and retail operations. There is optimism in this renaissance in cultural life, with the new restaurants, art and loft developments and entertainment, which will have a greater effect in the rebirth of Pittsburgh than the stadiums and convention center. A hospitality and tourist flavor is emerging in the Cultural District, Strip District and the North Shore. With the reductions in the corporate community, the colleges and universities in Pittsburgh play a more important role in the future of Pittsburgh. The University of Pittsburgh and Carnegie Mellon University are nationally recognized for their research in medicine, robotics and other technologies. The University of Pittsburgh Medical Center is the largest employer in the Region, and the University’s research dollars, $330 million in 2003, support over 16,000 jobs. In 2003, Carnegie Mellon sponsored $230 million in research. These operations provide many job opportunities for McCandless and other communities. The ultimate success of Pittsburgh in coming out of bankruptcy, depends to a large extent on the direction and recommendations provided by the Act 47 Recovery Team appointed by the Governor and the Oversight Board approved by the Legislature. The revival of Pittsburgh is contingent on these recommendations and the cooperation demonstrated by Pittsburgh in implementing these plans.
Community Involvement, and Commitment to Community XIV- 178 COMPREHENSIVE PLAN – TOWN OF McCANDLESS
CHAPTER XIV 21st CENTURY CHALLENGES & OPPORTUNITIES
Section 1400 CHALLENGES Section 1400.9.2 TAXES – STATE, COUNTY, PITTSBURGH, NASD & McCANDLESS – The Commonwealth – The State General Fund budget rose from $2.6 billion in 1970-71 to $22.8 billion in 2004-05, a 777% increase, or 6.6% annually, with emphasis on increasing economic growth. The State is recognized for the most generous contributions in the nation to encourage economic expansion. The Pennsylvania Manufacturers Association reported that Pennsylvania lost 110,000 manufacturing jobs in 2001-02, more than any other state in the country. The Washington D.C. Tax Foundation reports the State’s tax rate growth in the 1990’s exceeded the rate of growth in personal income. In early 2004, the Legislature approved the Governor’s $1.1 billion “economic stimulus” package, continuing deficit spending, and raised the personal income taxes by approximately10%. A 2004 report by the Reason Public Policy Institute, a California think tank, ranked Pennsylvania 48th on “tax freedom”, out of 50 states. Over the past many years, Pennsylvania has always ranked in the bottom four or five states. The Small Business Survival Committee in Washington, D.C. has ranked Pennsylvania 51st in corporate taxes, barriers to economic growth, and the most unfriendly place in the nation for small businesses.
Pittsburgh - An early 2004 report of the annual study by the Wisconsin consulting firm, Reunzheimer International, stated that Pittsburgh and surrounding communities bear the second highest property values and real estate tax burden of all major U.S. metropolitan areas. Further, Pittsburgh has the greatest real estate tax burden in Pennsylvania and ranks in the top ten among the 400 metropolitan areas studied. A Pittsburgh Allegheny Institute Policy Brief pointed out that Pittsburgh’s per resident burden for all tax levies was $854 compared to the average of $513 for eight comparable cities, and the tax revenues collected are more than $100 million greater than the norm in these cities. The population of all nine cities included in this study ranged from 305,000 to 380,000.
North Allegheny School District -The North Allegheny School District real estate tax presents a heavy tax burden on the local residents. The tax rate of 77 mills in 1990 represented an approximate tax of $2,406 on a house appraised at $125,000, (125,000 x .25 x .077). The tax on this same house in 2004, with an assessment increase of 20%, was $2,778, (150,500 x .018522), a 15% increase. With a 40% increase in assessed value, (175,000), the tax was increased to $3,241, a 35% increase. These figures do not include the 2% early payment discount.
McCandless - In contrast, a $125,000 house in McCandless was taxed at 10 mills in 1990, approximately $313 ($125,000 x.25 x .010) Assuming a 20% assessment increase on this house by 2004, $150,000, the tax assessed at 1.31 mills, would be $197. With a 40% increase in assessment, the tax would be $229, again not including the 2% discount. These reductions in real estate taxes were further reduced in McCandless by 30% for homeowners qualifying for the Homestead Reduction. Although McCandless has no control over State, County, City and local school taxes, these taxes have a very direct effect on the growth and viability of the Town. Excess taxes discourage new developments and relocation of businesses to McCandless. They also discourage some homeowners from renovations and improvements, which would increase the assessed values and corresponding taxes. Many residents have migrated from the region to other counties or states to avoid the excessive state and local taxes.
Community Involvement, and Commitment to Community XIV- 179 COMPREHENSIVE PLAN – TOWN OF McCANDLESS
CHAPTER XIV 21st CENTURY CHALLENGES & OPPORTUNITIES
Section 1400 CHALLENGES Section 1400.10 REVENUE CHALLENGES IN McCANDLESS – The growth rate in the working age population has dropped substantially since 1980, as reflected in TABLE XIV-1 below and CHART XIV-3 above. As might be expected, revenues have leveled off accordingly. Chart XIV-4 shows that Earned Income Tax revenues have leveled off close to $4,000,000, plus or minus, for the past six years, and Act 511 taxes leveled off at $5.3 to $5.5 million since 1999. As reflected in this Chart, revenues from all taxes have remained fairly stable at $8,000,000 +/- and the revenues from all sources come in around $10,000,000. These curves reveal a peak in all revenues for the year 2000 and a subsequent low point in the year 2002. The total Real Estate revenues in McCandless for 1995 was $2,769,464 compared to $2,405,000 projected for 2004, a 13% reduction. The homeowners in McCandless have benefited substantially by the restraints of the Town’s management in controlling expenditures and by the reduction of real estate taxes. These reductions in real estate taxes have not affected or downgraded the Town’s services. McCandless has followed a very aggressive road-rebuilding program, and has received well deserved praise in the recycling, snow removal and leaf collection programs. The Town has a well qualified police force and gives substantial support to the volunteer fire departments and the Northland Public Library. A studied approach to new capital investments will be necessary, to balance future expenditures with revenues, considering the trends discussed above. All of the challenges discussed in this Chapter impinge on the economic vitality of the Town. They represent real challenges and require innovative solutions by the Town, County, City and NASD. Section 1400.10.1 McCANDLESS REVENUES -1995-2004 Planning must eventually take into CHART – XIV-4 Section 1400.10.1 McCANDLESS REVENUES -1995-2004 account the increasing Consumer Dollars Town of McCandless Revenues Price Index over the years – an in- 12,000,000 CHART – XIV-4 increase of 14.9 % from December of REAL ESTATE TAXES 1999 through June 2004. In addition, 10,000,000 medical costs for employees continue EARNED INCOME 8,000,000 TAXES to increase by double digits annually and salaries are increasing each year. 6,000,000 TOTAL 511 TAXES
Tax increases are not necessarily the 4,000,000 TOTAL TAXES answer to all problems, however it is 2,000,000 TOTAL ALL not possible for McCandless to con- REVENUES tinue indefinitely reducing real estate 0 tax millage. These increasing costs will 1995 1996 1997 1998 1999 2000 2001 2002 2003 2004 eventually necessitate some minimal Budget Year increase in real estate tax revenues, possibly back to the 1995 level.
Section 1400.11 ENVIRONMENTAL CHALLENGES – The National Water Quality Inventory reports that runoff from urbanized areas is the leading source of water quality impairments to estuaries. The runoff from a typical city block generates 5 times more runoff than a woodland area of the same size. The storm water runoff carries pollutants such as oil, dirt, chemicals and lawn fertilizers, road salts, pesticides, viruses and bacteria and pet waste directly to streams and rivers and seriously harms water quality and aquatic life.
Community Involvement, and Commitment to Community XIV- 180 COMPREHENSIVE PLAN – TOWN OF McCANDLESS
CHAPTER XIV 21st CENTURY CHALLENGES & OPPORTUNITIES
Section 1400 CHALLENGES
Section 1400.11 ENVIRONMENTAL CHALLENGES - The Town has detailed storm water regulations in place, which are currently being upgraded to the Federal Storm Water Permitting Regulations. The revised regulations will conform to the Best Management Practices and goals established by MS4.
These pictures were taken at the intersection of Route 19 and Pine Creek Road in McCandless, on September 17, 2004, showing the damage suffered in one of the worst storms to ever hit the Region. Section 1400.11.1 SWEET LICKS Section 1400.11.2 YMCA PICTURE XIV-2 PICTURE XIV-1
This was a record storm, variously rated as a 100 year or greater storm, and many areas of the Town suffered severe damage. Water levels reaching five feet in the YMCA and other areas were experienced, and quite a few people had to be rescued by police, fire or emergency personnel. This storm serves to emphasize the need for maximizing the storm water infrastructure and detention facilities and the need for low impact developments designed to minimize increases in runoff for protection of riparian buffers and infiltrable soils. The open space design or density transfer recommended in this Plan would help to accomplish this objective.
All site plan reviews must give serious attention to on-site storm water detention facilities, and serious consideration must be given to existing flooding problems, where reasonable solutions can be provided by new development, or by the Town’s normal maintenance and renovation program. The Town should also make every effort to guide or assist property owners in correcting problems on their property that may obstruct normal flow of streams or contribute to flood conditions.
The Town monitors the Pine Creek Watershed to maintain Pine Creek free of obstructions, which may contribute to flooding. The Town should continue to work with NAEC in its assessment of the quality of Pine Creek, as discussed in Chapter IX, Section 901.3, and impending plans for developing the Pine Creek River Conservation Plan. The major focus of this plan is on the protection of riparian buffers, wetlands and floodplains to improve the quality of the Pine Creek Watershed, and to help reduce the risk from flooding.
Planning for environmental quality is a good investment. It contributes to overall quality of life, attracts new businesses and encourages existing ones to remain in Town. Community Involvement, and Commitment to Community XIV- 181 COMPREHENSIVE PLAN – TOWN OF McCANDLESS
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Section 1401 OPPORTUNITIES Section 1401.1 GENERAL – McCandless strives to enhance the community through planning for a sustainable future. The Planning process, in cooperation with developers, promotes creative ideas to ensure the quality of life presently enjoyed will be maintained. If new homes and businesses are located and built in harmony with the form and limitations of the land, the natural assets can be leveraged to contribute to the richness and quality of life for future residents. Evolving regulations sometimes impede innovative and creative designs. However, use of digital technology has improved zoning techniques, which proves more interactive, and user friendly.
Section 1401.2 ZONING FOR A BETTER FUTURE – Designs and regulations for new developments must consider the changing generations, cultures and demographics. This suggests the need to emphasize public amenities, including recreation, trails and open space. Planning should include strict sign regulations to enhance street visibility and creative buffering, berming and screening to enhance aesthetics and livability in the Town. Planning should entail thorough studies of soil conditions, as identified by the Soil Conservation Services, wooded areas, slopes and flood prone areas. The benefits of this approach to new development require a high level of involvement and cooperation from local government officials and the developers. Regulations should encourage quality developments by permitting greater flexibility and design freedom. There are several methods for incorporating flexibility into the growth management program. The opportunities exist to concentrate development, to conserve open space and natural resources. Refer to CHAPTERS VIII and XI for information on The D-Development District Zoning, which is an overlay district including Density Transfer. Performance standards are an alternative that would allow an assessment of the land before determining the intensity of development, and would encourage the retention of woodlands, and other environmentally sensitive areas. An Open Space zoning concept offered as a right, as a conditional use or as an overlay district would allow for design of an entire tract as an integrated unit. Unified design allows a developer the flexibility to include open space for community parks or recreation and to cluster houses on the more desirable building sites. It provides an instant sense of community, while leaving steep slopes undisturbed. Such developments could include patio homes, side by side, and carriage houses intermixed with townhouses and single-family houses. By contrast, a routine subdivision divides a tract into lots, after which rows of houses are placed on the lots. These developments lack creative design patterns and little diversity in construction. Various bonuses or modifications to regulations should be considered, in return for the developer’s contributions to roads, traffic signals, storm detention in excess of requirements, etc. Increasing densities are suggested in an Open Space district, in return for quality designs that offer innovative layouts and design of structures, recreation and other amenities including dense buffering. Neighborhood commercial C-2 developments should be encouraged near residential neighborhoods. C-2 commercial uses, linked to neighborhoods, help to give identity to their neighborhoods. Traditional small town values are imparted through the neighborhood concept
Section 1401.2.1 ZONING FOR A BETTER FUTURE ON ROUTE 19 & INGOMAR ROAD Performance standards were used along Route 19 south because they pertain to smaller sized lots, and require the adaptability to different types of uses. This corridor is overdue for additional study and changing regulations, which will promote further development. Every effort should be made to encourage renovations and new construction, to continue the improvements made to date under the R-C regulations.
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CHAPTER XIV 21st CENTURY CHALLENGES & OPPORTUNITIES
Section 1401 OPPORTUNITIES
Section 1401.2.1 ZONING FOR A BETTER FUTURE ON ROUTE 19 & INGOMAR ROAD
The R-C District and the Ingomar Section 1401.2.1.1 RECENT RENOVATION IN THE WEXFORD area are gateways to McCandless and AREA – PICTURE XIV-3 they present significant challenges in need of attention. Long range planning for these two areas should be undertaken, to bring new life to these corridors.
These pictures suggest the types of development that would enhance the aesthetics, provide for local services and improve the quality of life for the residents of McCandless
S ec t i o n 140 1 . 2 . 1 . 2 W E S T V I E W B AN K , AD J AC E N T T O T H E These two areas offer substantial R - C D I S T R I C T – P I C T UR E X I V - 4 opportunities for adding businesses and activities to serve the adjacent neighborhoods, as well as attractive enhancements to the Town.
These kinds of improvements would help to attract new families to these neighborhoods and could provide convenient village centers for shop- ing and recreation.
As previously suggested, the Town Section 1401.2.1.3 – RETAIL AND OFFICE BUILDING should consider zoning changes and PICTURE XIV-5 other inducements for encouraging these kinds of developments, with attractive buffering, as described in the R-C District.
There is an urgent need to establish a strategy to promote an environment which will attract new families to McCandless. If attractive businesses are established, families will follow.
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Section 1401 OPPORTUNITIES
Section 1401.2.2 ZONING FOR A BETTER FUTURE ON McKNIGHT ROAD – McCandless, by reason of long range planning, is presented with a major challenge to guide new developments on McKnight Road, which will emphasize the importance, increase the visibility and substantially enhance the viability of McCandless. This corridor is an historic gateway into McCandless and should serve as its signature entrance. This opportunity was made possible by the Public-Private partnership with the Transportation District developed by McCandless. These comments reference developments on McKnight Road, however access to all development will be from service road connections to connector roads.
The McKnight corridor remains largely undeveloped. Completion of the Duncan Avenue extension to McKnight Road and extension of this road to the west provides for extensive development on the east and west sides of McKnight. This is the final curb cut on McKnight, which results in a significant measure of control on traffic congestion.
The estimated cost to construct the Duncan-McKnight intersection was approximately $3 million, with the Federal Government funding 80% of the cost. The remaining cost is provided through assessments to the benefited property owners and by the Town. There are approximately 35 acres on the east side of McKnight and 60 acres on the West Side available for development.
The McKnight corridor is the heart of McCandless and a very visible area to motorists. An aesthetic quality of development along this gateway will encourage higher levels of investment, not only in this area, but will also serve as a catalyst for development in other areas of the Town. A great deal of time and effort must be devoted to finalize a vision for this corridor. The investments in these areas will contribute substantially to the tax base in McCandless, but even more importantly, they will substantially increase the job opportunities for residents and result in a major attraction for the influx of new families.
If properly managed, these developments will attract all ages in the community to enjoy recreation, luxurious dining, shopping and cultural activities and materially increase the livability measure in McCandless. Businesses can capitalize on a built-in market for their goods and services as well as a convenient source for a large supply of employees with a mix of housing in a park like setting. It is important to attract new families and youthful people to the area to replace aging volunteers in the Town’s agencies, authorities and the fire departments, and the future leaders for the Town. The Town must be proactive in long-range planning which will maintain the health of the community and meet the demands of a changing environment
The lands under consideration are in the D-Development District including Performance Standards, which are upscale regulations to enhance designs and site layout, as well as to provide heavy buffering to protect adjacent properties. The performance standards evaluate proposed developments in terms of the environmental impact. Methods of incorporating this flexibility into the growth management program include density transfer, or "clustering" provisions. A routine subdivision divides a tract into parcels, after which the placement of the structures on the land is addressed. By contrast, this proposed concept allows for design of an entire tract as a unit and presents a responsible construction option.
This is the most significant opportunity in many years for McCandless to oversee development of such a large tract of land, and it is the top economic priority for McCandless. A concentrated involvement by the Town is necessary to assure development that provides a variety of opportunities for shopping locally and to assure entrepreneurs and businesses that there is a future for them in McCandless. Community Involvement, and Commitment to Community XIV- 184 COMPREHENSIVE PLAN – TOWN OF McCANDLESS
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Section 1401 OPPORTUNITIES
Section 1401.2.3 ZONING GOAL FOR McKNIGHT ROAD DEVELOPMENT – Update the D Development District zoning ordinance to provide a comprehensive Master Development Plan, with specific emphasis on this corridor, to preserve the quality of the environment, to coordinate development to enhance the overall character and image of McCandless and the quality of life in the surrounding neighborhoods and to assure exciting, innovative and aesthetic developments.
Section 1401.2.3.1 ZONING OBJECTIVES FOR McKNIGHT ROAD DEVELOPMENT-
• Engage a professional planner to provide on-site analysis, to review existing regulations in the D- Development District and to assist in developing an amendment to the present D-Development Zoning Ordinance.
• Appoint a steering committee to coordinate project development, which will include this consultant, the Town, property owners and Town citizens. This Master Plan must balance the concerns and priorities of McCandless residents with the significant potential for development of these areas.
• Review and/or develop marketing surveys to assure that new regulations conform to present trends, and recommend changes necessary for adapting development to the land.
• Develop regulations with an upscale vision of this corridor which will provide for a maximum investment in the properties and result in a very attractive and valuable asset to the Town.
• Promote a coordinated unit development, by a single land developer where possible, which conforms to this vision. Individual parcel developments and strip commercial will not achieve the desirable results or the maximum investment. The planner could assist in coordinating efforts to seek high- grade developers for these prime properties.
• Coordinate an integrated land use plan with the transit system, which benefits the transit operator, the business community and the residential users. The Plan should involve the Port Authority to insure adequate feeder services to these areas of development.
Professional planners strongly recommend the advantages of Transit-oriented Development, (TOD). The Federal Transit Administration is considering a proposal on federally funded projects, calling for more stringent requirements for coordination between transit operators and local authorities to implement comprehensive plan amendments to support TOD. This coordination is a necessary ingredient for ultimate success of this plan.
The major contributions resulting from development of this complex can be summarized as promoting a
‘Sustainable Future for McCandless’.
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Section 1401 OPPORTUNITIES Section 1401.2.4 ZONING FOR A BETTER FUTURE ON PINE CREEK ROAD & BLAZIER DRIVE - As suggested above for McKnight Road, the objective should be to encourage a single developer to acquire and develop the total available properties fronting Blazier Drive, with a coordinated design – a design which would provide a village atmosphere, with attractions for young and old. The Town must engage with prospective developers and consider zoning changes, as may be necessary, to promote a meaningful and attractive complex. The Town has been working closely with prospective developers and is proceeding with a traffic study encompassing this total area. The final Traffic Study will be an adjunct to this Plan, and assist in future planning for the needed upgrades to these areas. These efforts should continue and maximum assistance given to the property owners in attracting healthy developments. A professional planner is also recommended to study these areas and to assist the Town in developing amendments to the Zoning Ordinance that will help to promote another attractive and valuable asset in the Town. These properties represent a substantial potential for adding to a ‘Sustainable Future for McCandless’. Section 1401.2.5 ZONING OPPORTUNITIES FOR PARKING LOTS - Section 1400.2.5.1 PARKING LOT LANDSCAPING Parking lots present a challenge as well as PICTURE XIV-5 an opportunity to significantly improve the aesthetics of parking areas filled with cars. These two photographs were taken in a neighboring community, and they show the enhanced beauty offered with landscaping.
Heavy buffering with landscaping helps to lessen the impact on nearby neighborhoods and would encourage greater acceptance by the residents - who may be impacted visually or by the noise or odors emanating from some of the businesses. Section 1400.2.5.2 PARKING LOT LANDSCAPING – To stimulate this kind of development, PICTURE XIV-6 the zoning ordinance could be amend- ed to suggest islands & landscaping in exchange for bonuses, such as fewer parking spaces for certain types of uses. If this concept is permitted as a conditional use, it may offer incentives to the applicant who requests approval for an exception(s) to the ordinances, in return for innovative designs.
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.Section 1401 OPPORTUNITIES
Section 1401.2.5 ZONING OPPORTUNITIES FOR PARKING LOTS - These kinds of buffering, together with the buffering suggested in the following section, will materially improve the image of McCandless, encourage greater acceptance of developments by neighboring residents and offer a more pleasant attraction to prospective buyers.
Section 1401.2.6 ZONING OPPORTUNITIES FOR STREET BUFFERING - These pictures are examples of buffering presenting a very pleasing street view. Beautification should increase business activity and will result in greater community involvement. The Zoning Ordinance includes buffering for the different Districts, however this regulations should be reviewed for the purpose of enhancing the street appearance, which will increase property values.
Section 1401.2.6.1 OPPORTUNITIES FOR STREET Section 1401.2.6.2 OPPORTUNITIES FOR STREET BUFFERING PICTURE XIV-8 BUFFERING PICTURE XIV-9
Section 1401.3 TOWN ACTIVITIES – Another helpful and desirable tool is the Town’s WEBSITE, which will be even more productive when fully implemented. The site offers 24/7 service. This service will permit users to view various Town ordinances, general Town information, news bulletins, a list of the Town’s personnel, answers to frequently asked questions, ability to download specific forms, calendar schedules for events and Town services and a complete picture of the structure of McCandless.
Eventually, this site could include interactive communications, which would permit filing of various forms and submission of questions to the Town. However, expanding to this type of service would involve the need for additional personnel and associated costs. An in-depth study would be required to determine the actual costs and the cost-benefit to initiate this type of service.
Section 1401.4 TRAILS – The Rachel Carson Trails Conservancy, formerly Harmony Trails Council, and recreation activities are described in Chapter IV, Section 404.6 - HARMONY TRAILS COUNCIL and in Chapter VII, Section 701.8 -TRAILS.
The increasing pursuit of health fitness programs by the public has inspired an increasing demand for walking, hiking, jogging, biking and other outdoor activities. This new appreciation for outdoor activities has expanded the dimensions of everyday life for many people. The Town, together with the Rachel Carson Trails Conservancy, must continue with increasing emphasis on expansion of the Harmony Trails. These kinds of activities are of major significance in plans to attract younger families to the Town. Community Involvement, and Commitment to Community XIV- 187 COMPREHENSIVE PLAN – TOWN OF McCANDLESS
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Section 1402 IMPLEMENTATION OF THE COMPREHENSIVE PLAN Section 1402.1 GENERAL – The Comprehensive Plan and the land use ordinances provide the framework for controlling future growth and maintaining the quality of life currently enjoyed by the residents of McCandless. It remains for the Town Officials, citizens and professional consultants to continue guiding the community with the high level of commitment which has been demonstrated in the past.
Future zoning amendments should be generally consistent with this Comprehensive Plan and with the Comprehensive Plan of Allegheny County. A comprehensive review of the Town's growth management ordinances has been completed in conjunction with the preparation of this Plan, and some amendments to the zoning ordinances have been recommended to accomplish the objectives set forth in this Plan.
Section 1402.2 - ACTION REQUIRED - The Planning Commission has submitted this Comprehensive Plan, and concludes the following tasks must be emphasized for implementing the Plan:
By Town Council and the Administration:
• continuing the level of support for the fire and police protection activities and the emergency management services.
By Town Council, the Administration, Department Heads and the Planning Commission:
• the Town’s 2005 Budget details expenditures for specific infrastructure projects and improvements through the year 2009. Budgeting for additional expenditures is required for consultants, zoning studies and programs to accomplish the stated objectives as set forth in this Plan; • completing the update of the Storm Water Regulation; • promoting watershed maintenance with property owners and involving the U.S Army Corp. and others, as necessary, in support of the necessary corrective actions to the watersheds; • completing the transportation studies and improvements from the bridge on Pine Creek Road to Route 19 and continuing to McKnight Road and to Ingomar Road East: • continuing emphasis for completion of the connection from Blazier Drive to Rinaman Road; • continuing emphasis on developing additional recreation and cultural facilities as proposed in the budget, and as may be requested by the recreation organizations; • promoting conservation of the natural and historic resources and prime agricultural land, forests and woodlands, and providing for good forestry practices; • promoting complete coordination and cooperation between citizens and developers, by the; • strict enforcement of the Zoning Ordinance, to assure that growth and development will meet acceptable standards, and the objectives stated in this Plan.
Community Involvement, and Commitment to Community XIV- 188 COMPREHENSIVE PLAN – TOWN OF McCANDLESS
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Section 1402 IMPLEMENTATION OF THE COMPREHENSIVE PLAN
By the Administration and the Land Use Administrator:
• continuing close coordination with local authorities to assure availability of good, potable water supplies and adequate sewer facilities; • alerting and protecting individuals in the purchase of lands and structures which are unsuited for intended purposes due to flood hazards, or other environmental hazards; • consider amendments to the General Offenses Code to provide improved regulations for controlling unkempt property.
By the Land Use Administrator and the Planning Commission:
• amending the Zoning Ordinance to provide for open space or performance zoning in selected areas of the Town; • promoting development for housing of the elderly; • developing incentives for property owners to improve their land and structures, to eliminate visual and physical blight.
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