COMMUNITY WORKPLAN

Mansfield Heritage Communities Program

2011

Pennsylvania Route 6 Alliance MANSFIELD HERITAGE COMMUNITY WORKPLAN TABLE OF CONTENTS

CHAPTER/Subsection Page

ACKNOWLEDGEMENTS ii

COMMUNITY WORKPLAN SUMMARY 1

BACKGROUND AND CONTEXT 3 Mansfield Heritage Communities Program 3

COMMUNITY INVENTORIES 4 Community and Area Overview 4 Location Map 5 Demographics 6 Economics 8 Cultural History 16 Historical and Architecturally Significant Buildings, Sites and Themes 24 Inventory of Community Events/Activities 34 Regional Attractions and Resources 36 Inventory and Survey of Businesses 46 Business Survey 47 Physical and Non-Physical Conditions 58 Transportation System 61 Community Visual Conditions and Design Analysis 70

SYNTHESIS OF INFORMATION 78 Public Input First Workshop – The Wish List 78 Second Workshop – Planning Charrette 79 Third Workshop – Draft Presentation and Comments 86 Issues and Opportunities Statement Overview 87

IMPLEMENTATION 89 Heritage Route 6 Economic Impacts 89 Tourism and Economics 90 Implementation Matrix 94 Summary of Recommendations 106 Interpretive Planning Statement 112 Marketing and Hospitality Planning Statement 114 Wayfinding Planning Statement 116 Heritage Resource Development/Physical Enhancement Planning Statement 119 Context – The Main Street Approach 123

i ACKNOWLEDGEMENTS

This planning effort represents a relatively new approach to heritage planning being implemented by the Pennsylvania Route 6 Alliance. The concept was locally developed during early Route 6 heritage planning and refined with the Pennsylvania Department of Conservation and Natural Resources (DCNR) who insisted that the Heritage Communities Program be premised on the engagement of the community. In short, DCNR wanted this to be “grass roots” and not “top down” planning requiring the establishment of the Heritage Community Stakeholders Groups in each Heritage Community. This was envisioned to be a group of area residents who met throughout this process and even spearheaded several early action implementation actions. Members of the Mansfield Stakeholders Group represented a cross-section of the community and met on numerous occasions between May 2010 and May 2011, and also helped during this period in conducting Community Workshops and a Planning Charrette. In addition, many other residents participated in various public forums such as during the focus group meetings during the Planning Charrette and at the various Community Workshops. The coordination provided by the staff of the Northern Tier Regional Planning and Development Commission was invaluable as the local liaison and point of contact on behalf of the Pennsylvania Route 6 Alliance planning team.

Major project funding for the Heritage Communities Program is provided through the Pennsylvania Department of Transportation through the Safe, Accountable, Flexible and Efficient Transportation Equity Act: A Legacy for Users, through the Heritage Areas Program under the PA Department of Conservation and Natural Resources and a local contribution from Mansfield.

Last but not least, a special thanks to the residents and business community of Mansfield who not only embraced this program and participated, but more importantly showed a genuine love for their community.

ii MANSFIELD HERITAGE COMMUNITIES PROGRAM Pennsylvania Route 6 Heritage Corridor COMMUNITY WORKPLAN

Background

A Community WorkPlan is a requirement of the Pennsylvania Route 6 Heritage Communities Program. It is intended to establish an action-oriented framework for local heritage and community planning and implementation in Heritage Communities along Route 6. This is a WorkPlan for the Mansfield area that is focused on the Borough, Richmond Township and the immediate surrounding region. While the document is important in itself the process gone through to prepare it is probably more important. In this regard local engagement is not only important but is required.

The process involved the engagement and discussion with a local Stakeholders Group that was involved throughout the planning period. The document attempts to aggregate and synthesize the input and recommendations of this Group, also taking into account public input received at Community Workshops and a planning charrette. The document and process also involves original and secondary research gathered by the Route 6 planning team. The WorkPlan is organized as follows:

BACKGROUND ACTIVITIES – DESCRIPTION  Mansfield Heritage Communities Program  Community Inventories - Themes and Sites, Heritage, Community Events, Businesses, Physical and Non-Physical Needs and Visual Conditions and Design Analysis

SYNTHESIS OF INFORMATION  Public Input review and Issues and Opportunities Statement Overview  Issues and Opportunities Statement

IMPLEMENTATION - Planning Statements and Implementation Strategy

Overview

The Pennsylvania Route 6 Heritage Communities Program recognizes that the action-oriented framework requires attention to both physical and non-physical needs that address the Visitor’s Experience and the Community Context. Each has an impact on the other, and the latter frames and directly affects the former. Thus the Community WorkPlan must enhance the Mansfield area as a destination and a stopover, without negatively affecting the quality of life and community characteristics that make it a great place to reside. In essence then, this entire process is an attempt to address tourism in a context-sensitive manner. In this regard, we recommend a number of enhancements:

1

Visitor Experience Enhancement – “things to see and do”

 Development and promotion of the community as a “hub” in relation to nature and heritage resources  Loop tours and trail development/connections  Maintenance and enhancement of nature tourism resources  Local promotional effort coordinated with and tied into regional efforts  Additional events, shows and activities in several existing community venues  Historic Building Reuse – welcome, heritage center and/or gallery  Wayfinding Signage – at critical attractions and along the Nature Loop

The Community Context – addressing local needs

 An interrelated downtown revitalization effort o Downtown streetscape enhancements o Theatre complex o Redevelopment project providing additional retail and off-street parking  Maintenance and enhancement of gateway enhancements and expansion of future streetscape enhancements  Revisions – Land use related regulations in the Borough and Township

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BACKGROUND ACTIVITIES – DESCRIPTION

The Heritage Communities Program is an initiative of the Pennsylvania Route 6 Heritage Corporation, focused on strengthening the many vibrant communities along the Route 6 Corridor in Pennsylvania. The Program was developed by local stakeholders involved in the development of the Pennsylvania Route 6: Our Heritage and a Destination for the Future – Framework for Action during 2001- 03. These stakeholders have developed the Pennsylvania Route 6 Heritage Communities Program that requires communities – their leaders, business community and residents – to buy into the heritage tourism concept and process. The program provides assistance to Route 6 communities in first identifying and localizing heritage tourism sites, resources and themes; then developing ways to enhance and refine these resources; and finally a way to sustain local heritage tourism. This assumes a very inclusive grass-roots process involving local residents, which will have an important side-benefit of making the community a better place in which to live as well as visit.

The key to the Program is to identify and capitalize on the unique qualities of select communities on the Corridor that reflect the themes of Route 6. These themes are as follows:

 Warrior‟s Road honoring the epic stories of the warriors of many races, genders and times fought or lived along the Corridor;  The many Natural Opportunities utilized and enjoyed by hunters, fishermen, oilmen, tanners and miners of the region, and the changes in the view of natural resources;  The rough terrain required Engineer‟s Challenge to be met by spectacular feats of civil engineering that made Northern Pennsylvania and its resources more accessible;  The region has provided New Beginnings and Safe Havens for a diverse group including Connecticut Yankees, French Aristocrats and escaping slaves;  Visionaries, Achievers and Social Entrepreneurs of the region whose ideas and achievements inspired and transformed the region and the country; and  The region‟s recognized position as an Outdoor Enthusiast‟s Paradise offering active and passive recreational opportunities year-round.

The Program is premised on providing technical assistance to the communities in interpreting and localizing these themes.

Mansfield Heritage Communities Program

The unique qualities of the Pennsylvania US Route 6 Corridor are created and affected by the communities along its length. Descriptions of the Corridor often tout the unhurried, small-town ambiance that has not been traded for a “brand

3 name drive-through identity”. The Route 6 Community identity is authentic and individual and is not contrived. Route 6 heritage planning recognizes that this “community identity” must be maintained and strengthened if heritage tourism is to prosper along the Corridor.

A request on behalf of the Borough of Mansfield was a successful applicant in the fifth round of the Heritage Communities Program, joining the following: st  1 Round: Smethport nd  2 Round: Corry/Union City rd  3 Round: Potter County (Austin, Coudersport and Galeton) th  4 Round: Conneaut Lake, Youngsville, Waymart and Wyalusing

A local visioning and participation process was carried out to establish the elements of a local heritage tourism effort meeting the orientation of the Pennsylvania Route 6 tourism effort while addressing local issues, themes and resources. This approach is identified in this planning document – referred to as a Community WorkPlan. As such, it is an action-oriented document that builds on past tourism planning, as well as regional and local efforts.

Community Inventories - Community and Area Overview

There is a very strong identity and attachment to Mansfield and a core of highly motivated and engaged people who want to improve it. The concept of “Mansfield” appears to transcend the Borough itself and includes much of the surrounding Richmond Township as well. The relative location and approximate distance between Mansfield and other nearby communities is below:

Community Approximate Distance Wellsboro 13 miles Elmira, NY 31 miles Corning, NY (I-86) 32 miles Towanda (US-220) 38 miles Williamsport (US-220/I-180) 49 miles Wyalusing 54 miles Coudersport 57 miles Milton (I-80/I-180) 70 miles Tunkhannock 77 miles Smethport 81 miles Scranton (near I-81/I-476) 101 miles Carbondale 106 miles Honesdale 121 miles Hawley 130 miles Harrisburg (I-76/I-81) 134 miles Milford 151 miles Conneaut Lake 211 miles

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Mansfield Borough 0 0.5 1 Miles Rt 6 Corridor HCP Demographics

The 2010 Census population for Tioga County, Mansfield Borough, Richmond Township and the combined area of the Borough and Township are identified on Table 1 in addition to the actual Census figures for 1990 and 2000.

 Tioga County experienced a slight population increase of 0.6% between 1990 and 2000 and continued to gain population by 1.5% between 2000 and 2010. Compared to its adjoining PA Counties, Tioga fared better in terms of population as it was the only one to show some growth during 2000-10. Neighboring Lycoming County in fact was ranked 62 out of 67 counties in terms of population loss during 2000-10.  Mansfield Borough experienced a 3.6% decrease in population between 1990 and 2000 however, between 2000 and 2010 the Borough‟s population increased by 6.3%. Overall, Mansfield‟s population has increased by 2.5% between 1990 and 2010.  Conversely surrounding Richmond Township experienced an increase (7.4%) in population between 1990 and 2000 and a decrease (3.2%) in population between 2000 and 2010. Overall, Richmond Township‟s population has increased by 3.9% between 1990 and 2010.  Taken together, the combined area had a 2000 population of 5,886 and 2010 population of 6,021, resulting in an overall 2.3% increase in population.

TABLE 1 DEMOGRAPHIC PROFILE – 1990-2010 Mansfield Borough Heritage Communities Program Area

% % % Change Change Change Area 1990 2000 2010 Population Population 1990- Population 2000- 1990- 2000 2010 2010 Tioga 41,126 41,373 0.6% 41,981 1.5% 2.1% County Mansfield 3,538 3,411 -3.6% 3,625 6.3% 2.5% Borough Richmond 2,305 2,475 7.4% 2,396 -3.2% 3.9% Township Combined 5,843 5,886 0.7% 6,021 2.3% 3.0% Area Source: US Census Bureau

Overall, the data suggests that since 1990 Mansfield Borough, Richmond Township and the County have all gained population. The rate of population increase in Mansfield has since 2000 has surpassed those experienced on the County level and obviously Richmond Township which lost population in that time period.

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Larger Region

Tioga County along with its three adjoining counties of Bradford, Lycoming and Potter had a 2000 population of 242,258 and a 2010 population of 238,171 which is a decrease of 1.7%. Tioga County is the only County out of the four to experience an increase with Bradford declining by 0.2%, Potter declining by 3.4% and Lycoming declining by 3.3% which equates to a loss of nearly 4,000 residents in that County.

Population Projections

Projecting populations at a local level is a challenge given the many variables that affect population (i.e. migration patterns, mortality, age profile, household size/profile, market forces, etc.) and the general lack of verifiable information. Projections for places experiencing spikes in growth or decline are especially challenging. In the former case then, it is not surprising that relatively recent US Census population projections for Tioga County for 2010 were somewhat off, with projections indicating a population decrease rather than the actual 1.5% increase between 2000-2010.

 Population projections are available through 2030 on a county basis through the Pennsylvania State Data Center. The 2010 projected population for Tioga County was 40,361 or approximately 4% lower than the actual 2010 population as per the US Census. The 0.24% average annual decrease PDC projected was not met.

The above description is not a criticism but a notation since most published projections underestimated the 2010 populations, the projections for subsequent years would likely be off as well. Instead of replicating these projections, it appears safe to say that population increases are likely to continue for Mansfield Borough. Some attribute at least part of the increasing trend in population to the Marcellus Shale drilling boom, which was unanticipated in past population and economic projections statewide.

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Economics

Employment and Number of Establishments

The economic base of the Tioga County has undergone change throughout the recent and distant history. Economists look at employment bases in several ways, including by place of residence (where employees reside) and by place of work (where people work regardless of where they live). The decennial Census is the place where information by place of residence is available on a municipal basis. Given the age of available Census data (i.e. 2000) this data is not meaningful at the time of this writing in early-2010. Given the fact that detailed 2010 Census data is not anticipated for awhile, this study uses more recent place of work data even though it is available only on the County basis. Overall, place of work data has been found to be a better barometer of local economic activity in Route 6 economic analyses anyway.

Before reviewing this data for Tioga County descriptive background information is reviewed. Table 2 reviews and compares information from two recent County Business Patterns reports. County Business Patterns is an annual series that provides sub-national economic data by industry. The series is useful for studying the economic activity of small areas; analyzing economic changes over time; and as a benchmark for statistical series, surveys, and databases between economic censuses. Businesses use the data for analyzing market potential, measuring the effectiveness of sales and advertising programs, setting sales quotas, and developing budgets. Government agencies use the data for administration and planning.

 County Business Patterns covers most of the country's economic activity. The series excludes data on self-employed individuals, employees of private households, railroad employees, agricultural production employees, and most government employees.

 The information is establishment based. An establishment is a single physical location at which business is conducted or services or industrial operations are performed. It is not necessarily identical with a company or enterprise, which may consist of one or more establishments. When two or more activities are carried on at a single location under a single ownership, all activities generally are grouped together as a single establishment. The entire establishment is classified on the basis of its major activity and all data are included in that classification. Table 2 identifies them as firms in the respective years compared.

 Paid employment consists of full- and part-time employees, including salaried officers and executives of corporations, who are on the payroll in the pay period including March 12. Included are employees on paid sick leave, holidays, and vacations; not included are proprietors and partners of unincorporated businesses.

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TABLE 2 ECONOMIC PROFILE AND CHANGE Tioga County 1999-2008

1999 2008 % 1999 2008 % Economic Sector Employees Employees Change Firms Firms Change Forestry, fishing, hunting, and agriculture support 34 42 24% 10 9 -10% Mining 0-19 0-19 NA 1 3 +200% Utilities 139 117 -16% 10 8 -20% Construction 268 252 -6% 72 72 0% Manufacturing 2,912 2,264 -22% 44 40 -9% Wholesale trade 265 355 34% 30 23 -23% Retail trade 1,846 1,867 1% 171 166 -3% Transportation & warehousing 415 348 -16% 45 36 -20% Information 123 155 26% 17 22 +29% Finance & insurance 344 402 17% 39 39 0% Real estate & rental & leasing 41 20-99 NA 18 23 +28% Professional, scientific & technical services 207 242 17% 53 52 -2% Management of companies & enterprises 0-19 0-19 NA 1 3 +200% Admin, support, waste mgt, remediation services 234 161 NA 32 31 -33% Educational services 114 20-99 NA 6 4 -33% Health care and social assistance 1,511 1,830 21% 91 104 +14% Arts, entertainment & recreation 56 56 0% 13 13 0% Accommodation & food services 1,151 1,061 -8% 90 100 +11% Other services (except public administration) 400 444 11% 94 107 +14% Unclassified establishments 20-99 - NA 15 - NA Total 10,105 9,713 -4% 852 855 +0.4% Source: US Census Bureau; County Business Patterns Note: Ranges in italics are all that are available for certain sectors, precluding determination of exact percentages

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Data presented on Table 2 above suggests the following trends as reflected in employment and/or number of establishments:

 Employment in manufacturing is very important even though employee levels (- 22%) and number of firms (-9%) have declined during the 1999-2008 period. Another local anchor retailing saw a 1% increase in employee levels but sustained a 3% decline in the number of firms.

 On the positive side, health care and social services sustained impressive increases in employment as well as the number of establishments involved. Taken together, this sector added 319 employees and 13 establishments in the period reviewed.

 The professional/technical, wholesale trade, information and financial/insurance sectors also sustained notable employment increases during this period.

 Two sectors classically associated with tourism (in addition to retail) are the arts/entertainment/recreation and accommodations/food services. The arts/entertainment/recreation saw no change in the number of employees or establishments while accommodations/food services experienced a decline in employment (8%) but an 11% increase in the number of establishments during the 1999-2008 period.

Unfortunately, reliable information on a small municipal basis is only available via the US Census, reflects data by place of residence and more recent data is not anticipated until 2012. Other relevant economic figures and trends are summarized below:

 Place of residence data shows that the total civilian labor force (not seasonally adjusted) in Tioga County for December 2009 was 20,300, of which 18,400 were employed and 1,900 were unemployed. The unemployment rate was 9.2% at the time the statewide rate was 8.5%.

 The average weekly wage for Tioga County in 1st Quarter 2009 was $579, 67.2% the statewide weekly wage of $861. This would be equivalent to $14.48 per hour or $30,108 per year, assuming a 40-hour week worked the year around.

 Average weekly wages varied considerable among the County‟s economic segments in 2009 (most recent annual figures available by segment) o Accommodation and Food Services - $254 o Health Care and Social Assistance - $589 o Manufacturing - $712 o Retailing $370

10 Market Segmentation

Econometrics is a field always showing sophistication and even localization. One approach in understanding economic markets is the Nielsen Claritas PRIZM segmentation system that brings together household and geographic level data. PRIZM attempts to capture demographic and lifestyle data to help companies target their customers. It also provides those not marketing a good or service with a “snapshot” view, perhaps oversimplified, of how small areas (i.e. Zip Code level) may be profiled. The PRIZM model contains 66 segments consistent at both the household and geodemographic levels. The 66-segment model resulted from standard demographic measures – Age, Income, Presence of Children, Marital Status, Homeownership and Urban/city. The most common PRIZM segments and larger social groups identified for Mansfield Borough and the surrounding 16933 zip code are as follows:

 Old Milltowns (Downscale, Mature Mostly w/o Kids) - America‟s once-thriving mining and manufacturing towns have aged--as have the residents in Old Milltowns communities. Today, the majority of residents are retired singles and couples, living on downscale incomes in pre-1960 homes and apartments. For leisure, they enjoy gardening, sewing, socializing at veterans clubs, or eating out at casual restaurants.  Young and Rustic (Lower-Middle income, Middle Age w/o Kids) - Young & Rustic is composed of middle age, restless singles. These folks tend to be lower-middle- income, high school-educated, and live in tiny apartments in the nation's exurban towns. With their service industry jobs and modest incomes, these folks still try to fashion fast-paced lifestyles centered on sports, cars, and dating.

The above two segments are within the larger Rustic Living social group. These segments represent the nation's rural towns and villages, having relatively modest incomes, low education levels, aging houses and blue-collar occupations. Many of the residents, a mix of young singles and seniors, are unmarried. Typically, these consumers spend their leisure time in such traditional small-town activities as fishing and hunting, attending social activities at the local church and veterans club, and enjoying country music and car racing.

 Heartlanders (Lower-Middle income, Older Mostly w/o Kids) - America was once a land of small middle-class towns, which can still be found today among Heartlanders. This widespread segment consists of older couples with white- collar jobs living in sturdy, unpretentious homes. In these communities of small families and empty-nesting couples, Heartlanders residents pursue a rustic lifestyle where hunting and fishing remain prime leisure activities along with cooking, sewing, camping, and boating.  Kid County, USA (Lower-Middle income, Younger with Kids) - Widely scattered throughout the nation's heartland, Kid Country, USA is a segment dominated by large families living in small towns. Predominantly white, with an above-average concentration of Hispanics, these young, working-class households include homeowners, renters, and military personnel living in base housing; about 20 percent of residents own mobile homes.

11  Red, White & Blues (Lower-Middle income, Middle Age w/o Kids) - The residents of Red, White & Blues typically live in exurban towns rapidly morphing into bedroom suburbs. Their streets feature new fast-food restaurants, and locals have recently celebrated the arrival of chains like Wal-Mart, Radio Shack, and Payless Shoes. Middle-aged, high school educated, and lower-middle class, these folks are transitioning from blue-collar jobs to the service industry.

The above three segments are within the larger Middle America social group, which is categorized as including lower-middle-class homeowners living in small towns and remote exurbs. Typically found in scenic settings throughout the nation's heartland, Middle Americans tend to be white, high school educated, living as couples or larger families, and ranging in age from under 25 to over 65. Like many residents of remote communities, these conservative consumers tend to prefer traditional rural pursuits: fishing, hunting, making crafts, antique collecting, watching television, and meeting at civic and veterans clubs for recreation and companionship.

The above segments and social groups may be an oversimplification, but the demographic data taken into consideration by the Nielsen Claritas PRIZM system suggest the existence of lower income segments of the Mansfield Borough community.

Tourism Spending Patterns

General spending and related economic impacts for tourism are included in a series of reports entitled The Economic Impact of Travel and Tourism in Pennsylvania (Global Insight), which tracts spending patterns at the County level. Between 2004-07 visitor spending in Tioga County increased by 7.23%, from $73.60 million to $78.92 million. However the percentage share of the total county economy from visitor spending fell from 3.5% in 2004 to 3.2% in 2007. The following summarizes visitor spending by category (dollars in Millions):

Category 2004 2007 % Change

Transportation $11.03 $12.85 +16.50% Food & Beverage $23.37 $24.41 + 4.45% Lodging $14.45 $16.20 +12.11% Shopping $16.94 $15.13 - 10.68% Entertainment $ 5.23 $ 5.64 + 7.84% Other $ 2.58 $ 4.69 +81.78% TOTAL $73.60 $78.92 + 7.23%

The largest individual segments are lodging and food and beverage, each showing increases. All segments with the exception of retail shopping showed increases during this period. The decline in shopping spending also was seen in the other Pennsylvania Wilds region counties during this period (i.e. Cameron,

12 Clarion, Clearfield Clinton, Elk, Forest, Jefferson, Lycoming, McKean, Potter and Tioga).

Tourism Employment Impacts

The same report noted above reveals that in 2007, 1,130 people in Tioga County were directly employed in tourism-based businesses, approximately 1% above the figure for 2004. When adding those persons indirectly benefiting from tourism (i.e. suppliers of tourism businesses, impacts of buying power from those directly employed in tourism, and other secondary beneficiaries), a total of 1,733 persons are affected by tourism employment, representing 11.6% of the County‟s economy. Wages from those directly employed in tourism businesses amounted to $30.4 million in 2007, approximately 6.3% higher than the 2004 figure. Again, when considering those directly and indirectly benefitting from tourism, the 2007 figure is just over $53.8 million.

Localized Information

The Pennsylvania Route 6 Tourism Infrastructure Plan (2008) helps localize the direct impacts alluded to above. In 2008 the following summarizes the tourism infrastructure in the Mansfield area:

 There were 25 establishments categorized as offering accommodations and food services, including family and fast food restaurants, hotels/motels and camping opportunities;  There was 3 arts, recreation and entertainment establishments, including amateur/college sports, fitness center and golf course; and  There were 37 tourism-oriented retail/service establishments ranging from gift/novelty/artisan venues to chain retailer‟s to motor cycle/other vehicle retailers to gas stations.

Regional Travel Profile

Finally, the Pennsylvania Travel Profile presents an overview of overnight leisure travel for the Pennsylvania Wilds Region (2007), summarized as follows:

 Median Age: 32  Median Household Income: $49,800  Traveling Party: Family  Primary Purpose of Stay: Visiting family/friends  Average length of Stay: 4.1 days  Primary Accommodations: Private Home  Top Activities: Sightseeing, Dining, Shopping  Secondary Activities: Hunting/Fishing, Hiking/Biking, Entertainment  Average Expenditures: $33.70/person/per day  Average Expenditures: $600 per travel party/per day

13 Generally the age profile of the traveler to the Region is significantly lower than that statewide (43) and the nearby PA Great Lakes Region (39), the Endless Mountains and Coal Region (48) and the Valleys of the Susquehanna (45). The median income is lower ($71,700), the primary purpose of travel is consistent and the length of stay is slightly longer (3.39) that statewide figures. The top activities reflect a varied assortment of attractions and opportunities and together present a more varied set of tourism resources than most other regions or the state as a whole. Expenditures per person per day in the Pennsylvania Wilds Region is much lower than for the state as a whole ($90) as well as for expenditures per travel party per trip ($797).

PA Wilds Regional Branding Impacts

In 2003, then Governor Edward G. Rendell established the Pennsylvania Wilds initiative to coordinate the efforts of various state agencies as well as local jurisdictions, tourism promotion agencies, economic development leaders, and the private sector to conserve the natural resources and energize the economies of the 12 counties including Tioga located in the north-central region of Pennsylvania. The Pennsylvania Wilds region is a vast and largely rural section of the Commonwealth that is home to some of the best opportunities for outdoor recreation and wilderness adventure experiences in the eastern US. An important objective of the Pennsylvania Wilds initiative was to brand the Pennsylvania Wilds region as a distinct entity and world class destination for outdoor recreation experiences, thus attracting tourists, creating jobs, and sustaining communities.

A program evaluation report for the Pennsylvania Wilds Initiative was finalized in April 2010 for the PA Department of Conservation and Natural Resources. One of the main purposes of the report was to assess the extent to which the Pennsylvania Wilds initiative has had an economic impact on the Pennsylvania Wilds region.

As noted in this report, the Pennsylvania Wilds regional branding effort initiative has had a positive effect on the Pennsylvania Wilds Region. In general, tourism- driven economic growth in the Pennsylvania Wilds region has been a bright spot. Key economic indicators, particularly those influenced by tourism, are largely positive, contributing to some promising, albeit limited economic and fiscal successes as summarized below:

 From 2004 to 2008, while national park attendance was relatively flat and state park attendance throughout the Commonwealth declined attendance at state parks within the Pennsylvania Wilds region increased by 3.3 percent per year.  The Pennsylvania Wilds region enjoyed a sharp increase in overnight leisure travel (+5.3 percent per year, versus +1.9 percent per year for the Commonwealth as a whole) and leisure overnight trip length (+4.6 percent per year, vs. +0.0 percent per year for the Commonwealth as a whole) from 2003 to 2007, while from 2002 to 2006, visitor spending within the Pennsylvania Wilds

14 region grew by 6.3 percent per year (versus +4.9 percent per year for visitor spending within the Commonwealth as a whole).  From 2002 to 2007, tourism employment within the Pennsylvania Wilds region grew by +0.5 percent per year (versus -2.2 percent per year for tourism employment within the Commonwealth as a whole), and tourism earnings within the Pennsylvania Wilds region grew by +5.4 percent per year (versus -2.8 percent per year for tourism earnings within the Commonwealth as a whole).  From 2005 to 2008, state sales tax revenue from tourism categories within the Pennsylvania Wilds grew by 2.7 percent per year (versus +0.6 percent per year for state sales tax revenue from tourism categories within the Commonwealth as a whole), while from 2004 to 2007, hotel tax revenues within the Pennsylvania Wilds grew by 13.1 percent per year (versus +8.0 percent per year for hotel tax revenues within the Commonwealth as a whole).  From 2003 to 2008, the Pennsylvania Wilds region experienced a net change in chain hotel establishments of +12, or an almost 40 percent increase.

15 Community Inventories - Cultural History

This area of north central Pennsylvania was heavily forested with dense evergreens and white pine when the first white man set foot here about 1790. This subsection provides a brief review the cultural context and description with localization to the Mansfield area where secondary source information permits.

Paleo Indian: The area we know today as Pennsylvania has been inhabited since the end of the last “Ice Age.” As the continental ice sheets retreated across northern Pennsylvania, the ancestors of today‟s American Indians soon arrived on this new, tundra-like landscape. They were big game hunters in pursuit of mammoths, mastodons and other large animals. They made distinctive chipped stone tools for killing and butchering. They are known as the Paleo Indians, and they were the first humans to live in North America.

For most of the 20th century, researchers agreed that the Paleo Indians crossed a temporary land bridge from Siberia to present-day Alaska, then spread across not only North America, but also Central and South America. There are hundreds of sites dating between 11,500 and 10,500 years ago. By the late 20th century, many archaeologists questioned how quickly people spread across the American continents. How did they travel from Alaska to the tip of South America and from Pacific to Atlantic in only a thousand years? More recently, DNA studies of modern American Indians have suggested that no more than two dozen individuals may have actually made it to North America and reproduced.

Further complicating the mystery of the origin and travels of these First Americans was the evidence from several archaeological sites in the eastern United States. Different styles of chipped stone tools were found and radiocarbon dates indicated that people had been in North America as many as 18,000 to 30,000 years ago, almost 20,000 years earlier than expected. Some of these newly discovered tools closely resembled spearpoints and knives from the Solutrean period in Europe. Climate data has now revealed that during the last Ice Age, the continental glaciers also encroached on the northern Atlantic, altering the flow of the ocean currents. It is now thought that a strong westerly flow along the southern edge of the ice delivered ocean-going seal hunters from western Europe to the eastern coast of North America long before the Bering land bridge opened to nomadic hunters from Siberia.

Excavations at Meadowcroft Rockshelter near Avella in southwestern Pennsylvania have provided some of the evidence to support the theory that people have been in North America much longer. The evidence suggests that people first occupied this large rockshelter overlooking Cross Creek 16,250 years ago. It is, for now, the oldest human occupation of the New World. Whether they arrived from Europe or Asia, the people who came to North America needed to adapt to the changing environment. As the climate warmed, new plants and animals flourished. The large animals adapted to the cooler climate, including

16 mastodons and mammoths, were replaced by the types of animals we see today. Hunting a deer required a very different strategy than hunting an elephant-sized mammoth. The cold weather spruce forests were replaced by nut-bearing deciduous trees. Low-lying wetlands teemed with frogs, turtles, snakes, and other edible animals and plants. Rivers supported freshwater clams, mussels, and fish. Seasonal migrations of geese and ducks provided yet another reliable food source. No evidence of Paleo Indians has yet been discovered in the study area.

Archaic: Archaeologists have collected much evidence documenting the human, or cultural, responses to this changing environment. Known as the Archaic period, this stage lasted from 8000 BC to 1800 BC in Pennsylvania. The larger straight-edged chipped stone points that were affixed to the heavy throwing or thrusting spears of the Paleo Indians were replaced by a variety of notched points. These were used on shorter, lighter spears and darts that were thrown by a tool known as an atlatl, or spear thrower. It consisted of a short stick with a hook on one end. To use it, the end of the spear was set in the hook as the atlatl was held at shoulder height, the spear shaft held in place along the atlatl by the hunter‟s hand. With a motion similar to that of a major league pitcher, the hunter snapped the atlatl forward, releasing the spear. This weapon was a significant upgrade and was so successful it was used for the next 8,000 years.

The availability of other food led to the addition of other tools to the prehistoric toolkit. Bone fish hooks and stone netsinkers are evidence of the increasing reliance on fish. Large deposits of fresh water clam shells near habitation sites suggest that these were also a reliable food source. The bones of ducks, geese, frogs, and turtles are also commonly found on Archaic sites in the eastern woodlands, as are those of deer, elk, turkey, and other species. The abundance of plant life was also exploited. Large grinding stones were used to pulverize nuts and seeds. Baskets and other containers, useful for gathering plant foods such as nuts and berries have also been recovered.

During the Archaic, the more dependable food supply also led to larger groups of people living together. Instead of the small family groups of Paleo Indians that lived in temporary camps as they followed the animal herds, people now lived in larger camps following a seasonal schedule. They moved from camp to camp to be nearest to the food available during that season. For example, they might move to an upland forest camp in the fall to collect acorns and hickory nuts. In the spring, they might move down along the river to take advantage of the upstream migration of shad. Summer might find them near wetlands (frogs and turtles) or berry patches. In the course of the year, they might also spend time near their favorite stone outcrop gathering chert or other rocks to be made into stone tools.

17 Two sites with Archaic components have been recorded along the Tioga River. Both are open sites, and one, 36Ti79, has yielded celts, hammerstones, and netsinkers.

Transitional: In eastern North America, prehistoric people discovered that they could take certain actions to encourage the growth of their favorite plants. Competitive species were removed (weeding) giving the preferred species a selective advantage. Eventually, seeds were collected and curated from growing season to growing season. Some seed-bearing grasses, such as amaranth or chenopodium (goosefoot) were probably encouraged in this way and became important food staples. This artificial selection also led to a more stable and predictable food supply, and with more food, populations grew.

As people invested time and energy in the propagation of plants, they could stay in one place, near their fields, for longer periods of time. Hunting and gathering wild foods was still important, but the first steps had been taken toward the development of a population dependent on the food they could grow rather than the food they could find. In Pennsylvania, this Transitional period lasted from 1800 to 1200 BC. Some evidence indicates that there was also a focus on the rivers during this time. Many sites have been found on the floodplains and terraces along Pennsylvania‟s major rivers. Short projectile points with broad shoulders and thick narrow points are typical. Carved bowls made of the soft stone steatite are also part of the toolkit. Evidence of this period has not yet been discovered in the study area.

Woodland: As people became more dependent on the crops they grew, they became increasingly settled. The seasonal nomadic hunting and gathering ways gave way to planting and harvesting schedules. Surplus food supplies required storage, and stored food needed to be protected from the bacteria, mold, and appetites of hungry animals and also from other groups of people. Family ties were important, but now several different family groups may live together in villages and towns. Social organization became more complex. With a plentiful and reliable food supply, it was no longer necessary for every person to engage in gathering food. With the new “free time,” specialists emerged to redistribute food and other resources within the community. Trading relationships were established with others hundreds, even thousands, of miles away.

New artifacts came into use. Finally, the atlatl was replaced by a new weapon, the bow and arrow. Arrows were tipped with small thin triangular chipped stone points. Fire-hardened clay containers become common. These pots were fragile, but they were waterproof and efficient cooking and storage vessels. They could also be decorated with motifs and themes that were not only practical but also culturally meaningful.

18 Large villages consisting of bark houses were typically located within protective palisades of upright logs. In prominent locations near the villages, the dead were interred in earthen mounds, a key characteristic of this period, which lasted in Pennsylvania from about 500 BC to 1200 AD. The Pennsylvania moundbuilders, especially in the Allegheny and Ohio river drainages of western Pennsylvania, are thought to have been influenced by the Adena and Hopewell peoples of Ohio.

During the Late Woodland period, crops such as beans and corn were cultivated. In Pennsylvania, between 1450 and 1600, several important cultures occupied the major river valleys. In the southwest, archaeologists have identified the Monongahela culture along the river of the same name. The Shenks Ferry people lived along the Lower Susquehanna River in southern Pennsylvania. They were later replaced by the Susquehannocks. Villages during this time tended to be large and fortified with stockades. Each culture used distinctive pottery styles and projectile point shapes.

At least five sites with Woodland components have been recorded in the study area. During the excavation of the Mansfield Bridge Site (36Ti116) on the floodplain of the Tioga River, evidence of a house dating to approximately AD 1060 (radiocarbon date: 890 ± 100 BP) was uncovered.1 The house was 25 by 27 feet and had an almost square plan with rounded corners. Within the house were five storage features and several fire pits.

Contact: By the 1600s, many of the native people in Pennsylvania had been impacted by the arrival of European traders, settlers, and missionaries. In some areas, they met directly, in others, their material culture, ideas, and germs were passed along indirectly. Trade goods, such as glass beads and iron kettles, have been found at some Monongahela sites, but it is unlikely that the Monongahela ever met the Europeans face-to-face. Instead, the items were acquired through trade with other natives who had directly had contact with the European newcomers. No Contact period sites have been reported in the study area.

1 PA Historical and Museum Commission, http://www.portal.state.pa.us/portal/server.pt/community/compliance_summaries/3544/mansfield/ 409297 (downloaded July 26, 2011).

19 18th century:2 The Iroquois had long used the Tioga River to access the waters of the Susquehanna. European settlement was limited to surveyors and traders until the late 18th century when a rough road was opened near the Pennsylvania- New York boundary. Settlers arrived and established family farms along the floodplains. Land speculators and development companies soon followed. The establishment of large holdings in western New York stimulated the construction of roads across the wilderness of northern Pennsylvania in order that settlers from southeastern Pennsylvania could pass safely to their new homes. In 1792, Charles Williamson began work on a 100-mile-long road from Northumberland to Painted Post, NY, following various waterways and paths northward. Just as the military established forts at intervals along the early roads across southern Pennsylvania, Williamson established depots along his road to facilitate the movement of supplies and workers to the head of the advancing road. One of these depots, known as Peter‟s Camp, eventually became Blossburg. Just north of Peter‟s Camp, the road was temporarily abandoned when winter weather set in. The work crew built canoes to retreat southward to Peter‟s Camp, and the location became known as Canoe Camp. While waiting the return of good weather, Williamson‟s guides, Robert and Benjamin Patterson, discovered coal deposits in the fall of 1792. The road was completed in 1796.

19th and 20th centuries: By 1800, many of the present towns and villages were also growing under the care of their founders. In 1804, the counties of Clearfield, Jefferson, McKean, Potter and Tioga were created from the extensive holdings of the Pine Creek Land Company along the North and West Branches of the Susquehanna River and its tributaries. Additional roads were soon planned and under construction, opening the county in all directions. The first European settler, Benjamin Corey, arrived in what would become the Borough of Mansfield in 1797. Corey stayed briefly, abandoning the site after the death of his wife. His cabin was reoccupied several times after 1802, with the first permanent settlement credited to the Kelts brothers, John, Peter, and Jacob. In 1824, Asa Mann bought 200 acres from the Kelts brothers. He immediately cleared about 30 acres which became known as Mann‟s Field. When he later divided his cleared land into lots for a town, the name Mansfield stuck. Throughout the mid- 19th century, industrial and commercial establishments grew, as did the population and transportation networks. The earliest industry recorded in the Mansfield area was a sawmill which opened in 1803. A Gristmill opened in 1805 to grind rye into flour to bake bread. Many other industries followed, such as a tannery, iron works, brick manufacturing, a planing mill, woolen mill and a chair

2 The following history notes were derived from An Outline History of Tioga and Bradford counties, Pennsylvania . . . (1885, Elmira, NY: Gazette Co, downloaded from Google Books, www.books.google.com) and History of Tioga County, Pennsylvania (1897, R. C. Brown, downloaded from Tri-county History, www.joycetice.com).

20 factory. The borough was incorporated in 1857 and the first official map was drawn. On March 27, 1857 the first borough officials were elected

Mansfield and higher education are intertwined. In 1854, local interest rallied in support of the Mansfield Classical Seminary. The seminary was housed in a new brick building, four stories high and 100 feet wide across the front. Organized under the East Genesee Conference of the Methodist Episcopal Church, the seminary was not established as a church or sectarian school. Six days after the opening of the second term in April 1857, the school burned to the ground. With the support of the community, the school was rebuilt and reopened in November 1859. In 1862, the seminary became the third State Normal School, later a State Teachers College, then a State College and is now Mansfield University (MU) with an enrollment of 3,569 students in the arts, sciences and professional programs, according to MU. North Hall is an iconic MU landmark that is eligible but not listed on the National Register. In 1996, a $9 million renovation of North Hall was completed. The six-story building, once housed the women's dormitories and a dining hall and today it holds three libraries and is considered one of the most progressive electronic libraries in the United States. Much care went into maintaining the building's integrity, including the restoration of such Victorian elements as the Doric columns and expansive porches and the five-story open well.

During the Civil War, the small county of Tioga sent more than 2,000 men off to fight. After the Civil War, Professor F. A. Allen directed the Soldiers‟ Orphans‟ School where the children of deceased and indigent veterans were given a “practical” education. According to the 1897 Tioga County History, the school opened in Mansfield in October 1867 and operated at least until 1889. The school was first kept in an old store building, but later larger and better buildings were secured, one later known as the Allen House. The attendance the first year was sixty-three pupils. Each year witnessed an increase, until there were over 200 pupils in the school. In 1872 a farm of 150 acres near the borough was purchased, in order to give employment and instruction to the boys. After Professor Allen's death in 1880, his widow carried on the school, assisted by Vine R. Pratt, who had been connected with it almost from the beginning. The 1877 State Financial report shows 26+ orphans schools in PA (Mansfield‟s 1877 budget was $29,584.63, 3rd highest among the schools).

21 Natural resources were the basis for Tioga County‟s 19th century industries. Coal mining and tanning companies had extensive landholdings and employed hundreds. The production of sole leather in Tioga County in 1885 required the bark of 180 million feet of hemlock timber.

Transportation improvements followed. Road networks were expanded into the coal fields and forests. An attempt was made to improve navigation on the Tioga River. Short line railroads connected to main lines in both New York and Pennsylvania by the 1840s.

Richmond Township was established in 1824. The Mansfield iron ore deposit lies here, which supplied the furnace at Mansfield in the mid-19th century. Covington Township was organized in 1815 and was primarily agricultural, its crops supporting several mills and distilleries. The Covington Glass Works, started in 1850, produced window glass through the turn of the century.

According to family tradition, Blossburg was first settled by Aaron Bloss in 1802. Originally known as “Peter‟s Camp” along the Williamson Road, Bloss changed the name to Blossburg in 1820. Local coal deposits were mined and shipped northward to New York State. In 1837, a group of investors from upstate New York and Lawrenceville, PA bought 240 acres and divided it into building lots. In 1840, the Corning and Blossburg Railroad opened and coal was shipped by rail. Sir Charles Lyell, the prominent English geologist, visited in 1841 and mapped the coal deposits.3

The coal business abandoned Blossburg about 1860 when Duncan S. Magee moved the mining operation to Fall Brook in nearby Ward Township. In 1862, the Tioga Railroad shops came to Blossburg and revived the local economy. Blossburg was incorporated as a borough in 1871. The commercial center of Blossburg was destroyed by fire in 1873. New industries arrived, including the Blossburg Petroleum Company, the Blossburg Beef Company, and the Cottage State Hospital.

3 He later published a detailed description and compared them to the coal of South Wales. In his work Principles of Geology (1830-33), Lyell argued that the Earth had been subjected to gradual processes over very long periods of time and that these processes continued to shape the Earth‟s surface. In contrast to the catastrophists of the time who saw evidence of sudden changes, such as divine creation and global flooding, Lyell saw evidence of slow, uniform change over millennia, and his principle became known as uniformitarianism. It was an essential building block for Charles Darwin and others as the theory of evolution was developed.

22 21st century: Agriculture continues to be an important component of the local economy, as does tourism, especially associated with nature, recreation and university events. Since 2005, the explosive growth of natural gas drilling in the Marcellus Shale has created a real estate and commercial boom.

Gas Well on Rt. 6 East (2010)

Cowanesque Lake Youth Hunters Education Challenge (YHEC 2010)

Ives Run Recreation Area Hammond Lake

23 Historical and Architecturally Significant Buildings, Sites and Themes

This subsection outlines existing and demolished structures and sites having some role in the heritage of Mansfield. The Study Area for this subsection includes the Borough of Mansfield, Blossburg, and portions of Richmond, Bloss, Covington, Sullivan, and Putnam Townships in Tioga County, Pennsylvania.

National Register Sites and Properties

The National Register of Historic Places was established by the National Historic Preservation Act of 1966 as the standard for preservation efforts (Section 101). It is the “hall of fame” of places that are important to the American people. To be eligible for listing on the National Register, a property must pass a rigorous review at the state and federal level. It is not easy to list a property on the National Register, so the properties that are listed are truly worthy of preservation. The National Register recognizes several categories of resources including single objects, structures, or buildings and groups of resources within a site or district. Regardless of category, the resource must possess integrity of location, design, setting, materials, workmanship, feeling, and association. The property must also be significant, as determined by these criteria:

 It must be associated with events that have made a significant contribution to the broad patterns of our history; or  It must be associated with the lives of persons significant in our past; or  It must embody distinctive characteristics of a type, period, or method of construction, or o Represent the work of a master, or o Possess high artistic values, or o Represent a significant and distinguishable entity whose components may lack individual distinction, or  It must have yielded, or be likely to yield, information important in prehistory or history (abstracted from 36 CFR Part 60.4).

In Pennsylvania, the Pennsylvania Historic and Museum Commission maintains an inventory of historic properties. It includes not only those that have been listed on the National Register but also those that have been determined to be eligible for listing. It also lists resources that have been reported by professional and amateur archaeologists and historians that have not been fully evaluated regarding the National Register criteria but which appear to meet those criteria or are important to a local community.

The Pennsylvania Historic and Museum Commission (PHMC) records identify one resource that has been listed on the National Register of Historic Places, the Mansfield Armory, built in 1938. In addition to this resource, four (4) properties have been determined eligible for listing on the National Register. These are summarized on Table 3.

24 TABLE 3 Properties Determined to be Eligible for Listing on the National Register of Historic Places

Description Municipality Location Resource Comments Category North Hall, Mansfield Mansfield Borough Swan Street Building Brick; built 1874 University Retan Center Mansfield Borough Building Belknap Hall Mansfield Borough Building Mansfield Free Public Mansfield Borough 71 N. Main St. Building Brick; built 1911 Library Mansfield Bridge Site Richmond Site Prehistoric (36Ti116) Township Source: PA Historic and Museum Commission CR GIS; accessed July 11, 2011.

The PHMC lists other properties in their database that have historical value. They were recorded but have not yet been evaluated or are ineligible for inclusion on the National Register of Historic Places. Also included are bridges which were submitted by PennDOT; near Mansfield, several bridges have been determined to be ineligible for listing on the National Register. Eighty-one (81) buildings, structures, and districts have been recorded in the study area.

Twenty-one (21) archaeological resources, both historic and prehistoric, have also been reported, including one prehistoric site that is eligible for the National Register (Mansfield Bridge Site – 36Ti116). All of the archaeological sites in the study area are located in the US 15/Tioga River corridor between Mansfield and Blossburg. A list of all known resources is provided in Table 4 and summarized in Table 5. The sites identified as “Before 1600” are sites that are sometimes noted as “pre-historic”, a term that is often misinterpreted.

25 TABLE 4 Known Historic Properties

Address Historic Name or Site Number National Resource Date Register Status Category Built Mansfield Borough First Methodist Episcopal Church Ineligible Building 1871 Greenhouse, Mansfield University Ineligible Building 1924 Recreation Hall Ineligible Building 1939 146 S Main St Holden-Van Ness House Undetermined Building 1824 Erie Railroad: Station & Freight House Undetermined Building 1870 Dorsett Dr Warren L. Miller Elementary School Undetermined Building 1965 Old Route 15 Undetermined Building Old Route 15 Undetermined Building Old Route 15 Undetermined Building 131 S Main St Crossroads Bed and Breakfast Undetermined Building 1926 49 S Main St Mark‟s Brother‟s Restaurant & Lounge Undetermined Building 51B S Main St Chamber of Commerce Undetermined Building Old Route 15 Mansfield Commercial District Undetermined District 18 N Main St North Forest Development LLC Realty Undetermined Building Co 35 N Main St Dr. Nicholas Spano, Chiropractor Undetermined Building 61 N Main St Grace Fellowship Orthodox Undetermined Building Presbyterian Church 17271 SR 287 P. Stone Company Undetermined Building PA 6 St. James Episcopal Church Undetermined Building Blossburg Borough 36Ti42 Undetermined Site After 1775 Old Route 15 Undetermined Building 1899 127 N Mountain Laurel Bed & Breakfast Undetermined Building Williamson Rd Old Route 15 Seventh Day Adventist Church Undetermined Building 133 N. Rakoski Homestead Undetermined Building Williamson Rd N Williamson Undetermined Building Rd 36Ti125 Undetermined Site After 1800 36Ti126 Undetermined Site After 1800 36Ti127 Undetermined Site After 1800 36Ti128 Undetermined Site After 1800 Covington Township Leonard Frost House Ineligible Building Edna Frost House Ineligible Building Wheatly Farm Ineligible Building Smith House Ineligible Building Brooks House Ineligible Building Wert Barn Ineligible Building State Street Harry L. Horvath Property Ineligible Building 1890 SR 2025 Bridge Ineligible Structure 1932 SR 2020 Bridge Ineligible Structure 1948 SR 2022 Bridge Ineligible Structure 1953 SR 7206 Bridge Ineligible Structure 1921 Lieby Rd Weeks Cemetery Ineligible Site 1859 Bridge Undetermined Structure 1929 Old Route 15 Undetermined Building Canada Rd Undetermined Building 770 Old Route Turner House Undetermined Building 15 Old Route 15 Undetermined Building 36Ti44 Considered not Site Before eligible by submitter 1600 36Ti45 Considered not Site Before eligible by submitter 1600 36Ti46 Considered not Site Before eligible by submitter 1600 36Ti77 Undetermined Site Before 1600

26 TABLE 4 (continued) Known Historic Properties

Address Historic Name or Site Number National Resource Date Register Status Category Built Covington Township (continued) 36Ti87 Undetermined Site Before 1600 Spencer Site (36Ti106) Undetermined Site Before 1600 36Ti113 Undetermined Site After 1800 Wert Barn Site (36Ti114) Considered not Site After eligible by submitter 1800 Edna Frost House Site (36Ti115) Considered not Site After eligible by submitter 1800 Covington Glass Works (36Ti123) Undetermined Site After 1800 Putnam Township SR 7222 Bridge Ineligible Structure 1880 SR 2022 Bridge Ineligible Structure 1954 Old Route 15 Undetermined Building Old Route 15 United Methodist Church Undetermined Building 2177 Old Undetermined Building Route 15 Old Route 15 Undetermined Building 2211 Old Undetermined Building Route 15 Old Route 15 Church of Christ Undetermined Building 1901 Old Route 15 Covington Commercial District Undetermined District Gardner Site (36Ti61) Undetermined Site After 1700 Richmond Township Benson Property Ineligible Building 1163 Kingsly Dunkleberger House Ineligible Building 1870 Rd 509 Kingsly Rd Gordon & Nan Wilcox Property Ineligible District 1900 SR 2027 Bridge Ineligible Structure 1955 SR 2027 Bridge Ineligible Structure 1954 SR 549 Bridge Ineligible Structure 1953 SR 549 Bridge Ineligible Structure 1953 SR 1002 Bridge Ineligible Structure 1917 Bridge No. 14 Ineligible Structure Bridge Undetermined Structure 1895 Bridge Undetermined Structure 1895 Old Route 15 Prough‟s Taxidermy Studio Undetermined Building Old Route 15 Canoe Camp Church Undetermined Building Old Route 15 Undetermined Building PA 6 Undetermined Unspecified PA 6 Undetermined Building 1880 36Ti43 Undetermined Site Before 1600 Wal-Mart or Canoe Camp Creek Site Undetermined Site Before (36Ti79) 1600 Benson Site (36Ti117) Considered not Site After eligible by submitter 1800 Route 6015 Southern Crossing Considered not Site Before (36Ti118) eligible by submitter 1600 36Ti133 Undetermined Site Before 1600 Sullivan Township Clifford J. Cross Farmstead Ineligible Building PA 6 Methodist Episcopal Church Undetermined Building 1875 PA 6 Undetermined Building PA 6 Undetermined Building 1880 Multiple (Armenia, Columbia & Troy Townships) Armenia Mt. Rural Historic District Ineligible District Source: PA Historic and Museum Commission CR GIS; accessed July 11, 2011.

27 TABLE 5 National Register Status Summary

Municipality Number of Category National Resources Register status Mansfield Borough 4 Building Eligible 3 Building Ineligible 14 Building Undetermined 1 District Undetermined

Blossburg 5 Building Undetermined 1 Site Undetermined

Bloss Township 4 Site Undetermined

Covington Township 7 Building Ineligible 4 Structure Ineligible 1 Site Ineligible 1 Structure Undetermined 4 Building Undetermined 10 Site Undetermined

Putnam Township 2 Structure Ineligible 6 Building Undetermined 1 District Undetermined 1 Site Undetermined

Richmond Township 1 Site Eligible 2 Building Ineligible 1 District Ineligible 6 Structure Ineligible 2 Structure Undetermined 4 Building Undetermined 5 Site Undetermined 1 Unspecified Undetermined

Sullivan Township 1 Building Ineligible 3 Building Undetermined

Multiple 1 District Ineligible municipalities

TOTAL 101

The four buildings in Mansfield that are identified as “eligible” for listing may be of local interest as far as listing on the National Register. These include, North Hall, Retan Center and Belknap Hall on the campus of Mansfield University and the Mansfield Free Public Library, which is celebrating its 100th anniversary.

28 Historic Markers

The iconic blue and yellow PHMC Historic Markers identify important historic sites, events and resources and are readily recognizable by heritage-tourists, residents and the casual traveler. There are 13 historical markers in Tioga County (PHMC website (phmc.state.pa.us; accessed January 7, 2011) as delineated on Table 6. The following aspects from the markers are of particular interest to unique qualities and themes associated with the Mansfield area:

 Williamson Road: Route 15 follows sections of the old road along the Tioga River valley. Construction on this road began in the late-18th Century and is indicative of the crossroads nature of the area.

 Corning and Blossburg Railroad and Blossburg Coal: This early example of American railroading triggered the mining of coal. It typifies the importance of being able to ship large quantities of coal in a cost-effective manner, much like the slightly earlier experience and relationship of mining/transportation in the Anthracite region to the east, which required an elaborate mining/rail/canal system from Carbondale through Waymart to Honesdale, thence to market. The mining/rail experience in Tioga County predated the mining and shipment of Bituminous coal in southwestern Pennsylvania by decades. Again, Mansfield in a critical crossroads, this time as a railroad center.

 Rural Electricity: Mansfield also has an energy heritage, including the coal connection noted above and the fact that an early rural electric cooperative developed there. The energy trend continues with the present day Marcellus Gas activities and nearby wind turbines to the east.

29

TABLE 6 Historical Markers – Tioga County

Marker Location Text

Coal Discovery North Williamson Road, While acting as scouts for the Williamson Road party in Blossburg (marker is 1792, Robert Benjamin Patterson discovered coal at missing) present-day Blossburg. The first drift to mine the coal was opened on Bear Creek by David Clemons about 1815. Williamson Road Intersection of Shaffer Hill At Liberty was located a storage depot known as the Road and Blockhouse Block House. It was built of logs, about 20x40 feet in Road (PA Route 414), size. Supplies were kept there and bread baked for the Liberty, PA road builders, 1792-96. Corning & Blossburg S Main St and Dorsett Dr, One of the early railroads in the Northeast was Railroad Mansfield, PA completed in 1840 from Corning, N.Y. to Blossburg. It was built by the Tioga Navigation Company to connect the Chemung Canal, and the Erie Railroad, with the local coal fields. Rural Electrification N Main St, Mansfield, PA In 1936 seventy-five percent of Pennsylvania farms had no electric service. During the next five years, with Federal support, 14 consumer-owned cooperatives were formed in the State. Tri-county Rural Electric Cooperative, serving much of north-central Pennsylvania from Mansfield, was incorporated October 24, 1936. Williamson Road US 15 and Spencer Rd, Here the road builders late in 1792 ended work. After near Mansfield, PA facing starvation, they were rescued by canoes and supplies from Painted Post. Canoe Camp derived its name from the incident. Blossburg Coal PA 287 and PA 3009 From 1840-90, "Bloss" coal from the mines of the nearby near Wellsboro, PA region was widely known and used as smithing and (missing) steam coal. Tioga in those years was a leading county in bituminous coal production in the U.S. Civilian Conservation Leonard Harrison State In March 1933, the federal government created the CCC Corps Park, near Wellsboro, PA to combat the massive unemployment of the Great Depression. Continuing until 1942, the CCC enrolled some three million youths nationwide. In Pennsylvania, 194,572 men were enrolled at 114 camps. The CCC planted billions of trees, built roads and dams, fought forest fires, and developed parks including Leonard Harrison and Colton Point State Parks here. Nessmuk Main and Charles Nessmuk was the pen name of pioneer conservationist Streets, Wellsboro, PA and woodsman George Washington Sears (1821-1890), a resident of Wellsboro. Noted chiefly as the author of first book on woodcraft, Sears was also a poet, adventurer, canoeist and outdoor writer. Nessmuk Leonard Harrison State The pen name of poet, woodsman, outdoor writer and Park, near Wellsboro, PA pioneer conservationist George Washington Sears (1821-1890), a resident of Wellsboro, Pa. From near this spot he wrote the first prose and verse descriptions of the Pine Creek Gorge. Pine Creek Path US 6 near PA 362, A Seneca trail from the Genesee to the Susquehanna at Wellsboro, PA Jersey Shore, forked one mile south of here. One branch ran through the gorge of Pine Creek; the other crossed the hills, following Darling Run and Babb Creek back to Pine Creek at Blackwell. Tioga County Tioga County Formed March 26, 1804 from Lycoming County. The Courthouse, Wellsboro, name, derived from an Indian word meaning "the forks of PA a stream," honors the Tioga River. Wellsboro, the county seat, was laid out in 1806; incorporated 1830. On Pine Creek is Pennsylvania's Grand Canyon. William A. Stone (two PA 660 and PA 287, Governor of Pennsylvania 1899-1903, Congressman in markers) Wellsboro, PA; PA 362 1891-1899; was born two and a half miles SW of here and Lewis Road, April 18, 1846. Graduate of Mansfield Normal. Began Wellsboro, PA Law practice in Wellsboro, 1870. Moved to Pittsburgh, 1877. Died March 1, 1920.

30 Regional Industrial Heritage

Tioga County is within the Lumber Heritage Area, one of Pennsylvania's twelve Heritage Areas. It is a grassroots effort to tell the great stories of the lumbering era; to share the vast wealth of natural, cultural and historic resources in the region that includes all of or parts of 15 counties in northcentral and central Pennsylvania; and to educate visitors and residents alike about the importance of the sustainable forest practices of today's lumber industry. The Lumber Heritage Region’s Interpretive Plan identifies a number of resources, stories and context within Tioga County and within or impacting the community of Mansfield. Table 8 summarizes resources and events in the general area identified in the Plan, while Tables 7 and 8 summarize proposed heritage related tours in and around Tioga County.

The Pennsylvania Wilds: This 12-county region within the northcentral part of Pennsylvania includes more than two million acres of public lands set aside for the public‟s enjoyment, including more than 1.6 million acres of state forest and game lands, 27 state parks, 8 wild areas, and 24 natural areas that cover about 150,000 acres, the largest elk herd in the Northeast, and hundreds of miles of backpacking trails, bike paths, trout fishing streams. PA Wilds emphasizes the natural setting and nature-tourism. The dominant PA Wilds features near Mansfield include the Tioga State Forest, three (3) State Parks and the Tioga-Hammond & Cowanesque Lakes. Together they offer great opportunities for recreation, including camping, boating, hiking, swimming, hunting, canoeing, fishing and watching wildlife.

31 TABLE 7 LUMBER HERITAGE REGION SIGNIFICANCE AND RESOURCES Mansfield Heritage Communities Program

Significance Description of Resource Location

Forests Northcentral Pennsylvania is one of the largest blocks of forest left on Tioga and the East Coast. The forest has been cut down twice and has grown all LHR back, indicating a great ecological resilience. Counties Mammal In 2003 Hills Creek State Park was designated an Important Mammal Tioga Area by the PA Biological Survey, for its beaver habitat. Geologic Pine Creek Gorge is called the Grand Canyon of the East, was Tioga declared a National Natural Landmark in 1968 and has been named one of National Geographic‟s Fifty Outstanding Destinations. Colton Point and Leonard Harrison State Parks are part of the Pine Creek landmark and have many 350 million-year-old Devonian fossils. Native Pine Creek Path was a major travel route for Native Americans Tioga American CCC The Civilian Conservation Corps (CCC) was responsible for the first Tioga big surge of development of the state park system in Pennsylvania. With the close of the CCC program, many of the camps were ceded to the state park system. Colton Point State Park was designated a Historic National Natural Landmark in 1988 because of CCC development and construction. Industry Long agricultural heritage in everything from working farms to Tioga Draper‟s Super Bee Apiaries. Industry Early coal industry in and around Blossburg where the first coal Tioga festival was held 201 years after the establishment of "Peter‟s Camp” People George Washington Sears, a poet with the pen name “Nessmuk”, Tioga adventurer, and outdoorsman lived and died in Wellsboro, who wrote extensively on the outdoors and lamented the damage done to Pine Creek by logging. Source: Lumber Heritage Region’s Interpretive Plan (September 2005), as reviewed and summarized by The EADS Group.

32 TABLE 8 LOCALIZED LUMBER HERITAGE AREA TOUR EXCERPTS - Mansfield Heritage Communities Program

Tour Storyline Mode Locational Connection Sub-Brand Gateways* Primary Sites (add-on sites) Pine Creek Conservation Hiking, biking, Mansfield & Leonard Harrison The Pine Creek Gorge is perhaps the most noteworthy symbol Valley WildsWaters & floating, walking, Lock Haven SP, Colton Point SP, of the success of conservation and resilience in the region. Pine Creek Valley Where once were great conflagrations, now it is a major forest- WildsWays driving, covered Lumber wagon rides Rail Trail, Babb blanketed attractions. Here, visitors can clearly see the triumph Museum Creek of the conservation movement an abundance of resources and their resilience in the region. (None) o These sites run from the Rail Trail trailheads in Wellsboro and Jersey Shore (portals to Pine Creek). o Gateways will interpret the storylines via exhibits. PA Lumber Driving PA Lumber PA Lumber Lumber is the defining industry of the LHR‟s forest life. Its rise Lumber WildsWoods Museum Museum, Westfield and fall underpins the character of the region and exemplify Tannery, Coats especially the resilience and resources of both the forests and Museum Mansfield Heritage House, the people who worked there. Robinson House o This museum and tannery tour focuses strongly on the role of the (Woodsman Show, tannery in lumber heritage (i.e. converted hemlock forests into Patterson Lumber, chemicals used to process Buffalo hide loads coming off the Bark Peeler's plains). o The tour begins at the PA Lumber Museum which tells about the Convention) role of tanneries, the wood chemical industry more broadly, in the lumber history of Pennsylvania. Civilian New Deal Driving PA Lumber Lumber Museum, This tour interprets the role of the CCC in conserving and Conserva- WildsWays Museum Wayside Memorial & developing the park system of the LHR. The CCC built much of Hyner Run, Leonard the infrastructure on public lands, especially the state park tion Corps Mansfield & Harrison, Cherry system. With their help, the abundance of resources in the Legacy Lock Haven Springs & Colton region and their resilience in the face of change become Point State Parks evident. The work of the CCC in the pre-forests exemplifies the (Mansfield [PA] character of the LHR. Welcome Center) Flavors of Arts Driving Mansfield Endless Mountains There are various non-timber forest crafts that produce sweet the Forest WildsWays None Cheesery, Patterson things, especially characteristic of the new forests that have Farms Maple grown back since the lumber era because of the greater Products, Miller's presence of sugar maple. This aspect of forest life in the LHR Purely Maple & indicates again the many resources and ways of living in the Draper's Super Bee region. Apiaries Source: Lumber Heritage Region‟s Interpretive Plan (2005), as reviewed and summarized by The EADS Group. *NOTE: Primary Gateway is identified in bold while secondary gateways are in regular font.

33

Community Inventories - Inventory of Community Events/Activities

Inventories of events are available for most activities in the Mansfield area and the larger region on the following websites.  www.mansfieldchamber.org/events.asp - the website of the Mansfield Area Chamber of Commerce  www.visittiogapa.com/ - the website of the Tioga County, PA Visitors Bureau and the Grand Canyon of Pennsylvania  http://cal.mansfield.edu/calendar/ - the website page of Mansfield University that lists campus wide events  www.pawilds.com/ - the website of the PA Wilds Region  www.wellsboropa.com/index.php - the website of the Wellsboro Area Chamber of Commerce

A review of information from the listings and input during Community Workshop #1 in June 2010 yields a varied assortment of events and activities for both the visitor and the resident. The events recognized as of tourism interest have been sorted by topic or provider and are summarized below:

Mansfield Community Events  Memorial Day Celebration - May  Farmers Market – May  Yard Sale - May th  4 of July Celebration/Parade – July  International Youth Hunters Education Challenge (biennially in July – even years)  Gardens Tour – July  1890‟s Weekend – September  Craft Fair – October  Home for the Holidays - December

Mansfield University Related Events  Odyssey of the Mind - March  Alumni Weekend - June  Joel Stevens Invitational Tournament - July  Parents Weekend – September  Homecoming -October

Wellsboro Area Events  Classic Car Cruise In - Last Saturday May, July, and August  Waste Management Susquehannock Trail Performance Rally - June  Family Day & Children's Health Fair –June  Laurel Festival 10K Foot Race & Two Mile Fun Run –June  Pennsylvania State Laurel Festival - June  Laurel Classic Mountain Bike Challenge – September  Community-wide Yard Sale - October  Dickens of a Christmas - December

34 Other Regional Events  Tioga County Fair - August  Endless Mountains Music Festival – August

"The Fabulous 1890's Weekend." is a signature event that occurs annually in late-September during the fall foliage season. It is co-sponsored by the Mansfield Chamber of Commerce and Mansfield University; this festive weekend revolves around the anniversary of the world's first night football game played under lights on September 28th, 1892. The match pitted Mansfield Seminary against Wyoming Seminary and was the highlight of the Great Mansfield Fair that year. The event features numerous family events in 1890's style and elegance, including what is billed as the world's only motorless parade that features handsome horses, priceless carriages and colorful marching bands. The balloon rally is a favorite with colorful hot air balloons making their ascent out of Smythe Park and over the flaming foliage of the Northern Tier mountains. There is an accurate re-enactment of the 1892 football game, rugged, fast-paced and often humorous. 19th Century crafts, costumes and demonstrations are a delight, capped off by a fantastic fireworks display creates one of the most colorful family weekends you'll ever experience.

Some of the above activities are functions of more local tourism interest especially for those with ties to Mansfield-Wellsboro area and the University. However, most are in fact the types of activities that can be destinations for travelers, regular and casual as well as those looking to visit relations at Mansfield University. Not all are publicized in one place or on one website, and some do not appear at all. The number and variety of events in Mansfield as well as those generated by the University are noteworthy, especially since it is likely that not every on Campus event is listed. A review of the timing of the activities reinforces a “May-September” schedule. The Mansfield University Parents Weekend and Homecoming take place in the Fall and one event, Home for the Holidays takes place in Mansfield in December but very few during January- March, suggesting where gaps exist for future programming ideas. Also it is clear that there is an opportunity for the Borough to coordinate with the University and vice versa so that each can mutually benefit from the events generated by the other.

35 Community Inventories – Regional Attractions and Resources

There is a considerable diversity of state recreation lands in Tioga County including 3 State Parks, 6 State Forest Picnic Areas and 3 State Game Land Tracts. In addition the Tioga State Forest comprises 160,000 acres in Bradford, Lycoming and Tioga Counties. The Forest is managed for multiple-use benefits including watersheds, wildlife, recreation and forestry uses. Within the Tioga State Forest there are several areas designated as Wild or Natural Areas.

Regional State Nature Tourism Resources - Pennsylvania Grand Canyon

The “Grand Canyon of Pennsylvania” begins just south of Ansonia, along US 6 and continues south for about 47 miles and covers some 300,000 acres. At its deepest point, Pine Creek Gorge is 1,450 feet deep and nearly one mile wide. Leonard Harrison and Colton Point state parks are on opposite sides of Pine Creek Gorge. The PA Grand Canyon has been a Registered National Natural Landmark since 1935.

Within the Leonard Harrison and Colton Point state parks are many scenic vistas offer spectacular views into the glacially-carved canyon. The scenery at these parks is superb in every season of the year and is especially stunning in late September through mid-October. The large abundance of deciduous hardwood trees display beautiful autumn shades of yellow, orange, red and purple. Pockets of evergreen trees provide a dash of green year-round.

Many recreational opportunities are available in the Canyon. Some of these activities are regulated by the Bureau of State Parks or by the Bureau of Forestry, which have slightly different rules and regulations. Visitors can hike, mountain bike, horseback ride, fish, seasonally whitewater boat, hunt, camp and birdwatching.

36 Regional State Nature Tourism Resources – Tioga State Forest

Tioga State Forest is located to the west and south of MANSFIELD Mansfield and covers 160,000 acres in Tioga and Bradford counties derive its name from the Seneca phrase “meeting of two rivers." The forest hosts the Pine Creek Gorge, also known as the "Grand Canyon of Pennsylvania." Tioga features awe- inspiring views and miles of clean, cool streams, like Cedar Run and Babbs Creek and is one of eight state forests located in the PA Wilds region. Major recreational opportunities in the Forest are summarized below:

 Hiking: Many miles of trails reveal some of the most beautiful scenery in Pennsylvania including: The West Rim Trail, a 30-mile hiking trail, is maintained along the western rim of Pennsylvania‟s Grand Canyon. The Barbour Rock Trail provides a one mile round trip from the parking area along Colton Road to Barbour Rock Vista which overlooks Owassee Rapids on Pine Creek. A handicapped accessible trail provides a leisurely trip to the vista. The Pine Creek Rail Trail is a 62-mail trail from Wellsboro Junction to Jersey Shore in the adjoining Tiadaghton State Forest.  Camping: Camping is permitted on most of the Tioga State Forest. Camping permits are required when camping in the Pine Creek Gorge, when motor vehicle camping, or for any type of camping when staying at one site for more than one night.  Fishing & Boating - Cold water fishing is available during the appropriate season in several creeks that wind through the Tioga State Forest. Pine Creek access areas are maintained at Ansonia, Blackwell, and Rattlesnake Rock. These areas offer a wide variety of recreational opportunities including fishing, canoeing, and picnicking.  Hunting - Hunting for deer, turkeys, grouse, squirrels, and black bear is a popular use of the forest during designated seasons. Other than a few safety zones around buildings and picnic areas, hunting is permitted throughout the state forest.  Sightseeing - A large portion of the visiting public drive the forest roads to enjoy the scenery. Among the most scenic vistas are the Cushman Vista along the Cushman Road in southwest Tioga County, two vistas along the Cedar Mountain

37 Road and the Pine Creek Vista on the West Rim Road. The Tioga is also home to several stunning waterfalls. A few of the more beautiful ones are located at Fallbrook in the southeast part of Tioga County; Sand Run Falls, northwest of Arnot; and at Campbells Run, north of Tiadaghton.  Picnicking - There are three state forest picnic areas: Asaph, County Bridge and Bradley Wales. There are restrooms, grills, and picnic tables at each location and there are also pavilions at Asaph and County Bridge.  Bicycling - Bicycling is very popular on the Pine Creek Rail Trail, which is 62 miles long from Wellsboro Junction to Jersey Shore. There are several places to rent bicycles along the trail. There are benches, bike racks, restrooms, and parking areas along the trail.  Mountain Biking - Mountain bikes may be used on most roads and trails.  Horseback Riding - Nine miles of designated horseback riding trail is adjacent to the Pine Creek Trail from Ansonia to Tiadaghton. A parking area for trailers is just north of Route 6 along Marsh Creek Road at Ansonia. Horses may be ridden on all state forest roads and trails except the Midstate Trail, West Rim Trail, and the Pine Creek Rail Trail south of Tiadaghton and in the natural areas.  Winter Activities - Tioga state forest offers approximately 177 miles of snowmobile trails as well as 29 miles of maintained cross-country ski trails including Bee Tree, Sand Run and Pine Creek Rail Trail. Some of these trails may have ski tracks set during favorable conditions. Many additional trails are available for cross-country skiing when snowfall is suitable.

Pennsylvania‟s state forest system includes special wild and natural areas set aside to protect unique or unusual biologic, geologic, scenic and historical features or to showcase outstanding examples of the state‟s major forest communities. Natural areas are “managed” by nature and direct human intervention is limited. They provide places for scenic observation, protect special plant and animal communities and conserve outstanding examples of natural beauty. Wild areas are generally extensive tracts managed to protect the forest‟s wild character and to provide back country recreational opportunities. Nearly 17,000 acres are set aside in the Tioga State Forest for three natural areas and one wild area that are relatively close to Mansfield:

 Pine Creek Gorge Natural Area - Known as the Grand Canyon of Pennsylvania, this gem is 12,163 acres in size and occupies both sides of Pine Creek from just south of Ansonia to Blackwell, a distance of 18 miles. Pine Creek Gorge was designated in 1968 as a registered National Natural Landmark with a monument located at Leonard Harrison State Park.  Black Ash Swamp Natural Area - This 308-acre natural area is located within the Asaph Wild Area at the headwaters of the Roberts Branch of Right Asaph Run.  Reynolds Spring Natural Area -This 1,302-acre natural area is located northwest of Cedar Run along the Reynolds Spring Road, just north of the Lycoming-Tioga County Line.  Asaph Wild Area - This 2,070 acres wild area is located in Shippen and Clymer Townships, Tioga County. Source: DCNR

38 Regional State Nature Tourism Resources – Hills Creek State Park - This 407- acre State Park is located due west of Mansfield and north of Route 6 between Mansfield and Wellsboro. Hills Creek State Park abounds in wildlife with osprey, loon and waterfowl visiting the lake that boasts a variety of warm-water fish species. Camping, cabins, swimming and picnicking make this an ideal spot for a family vacation. Major recreational opportunities in the Park are summarized below:

 Picnicking: There are two picnic areas and three reservable picnic pavilions. Picnic Area No. 1 is at the south end of the lake; Picnic Area No. 2 is just north of the swimming beach.  Boating: electric motors only - The Hills Creek Lake has three boat mooring areas with a total capacity of 30 boats. Two of these areas also double as boat launching areas with concrete launching ramps.  Swimming: A sand beach is open from late-May to mid-September.  Hills Creek Lake The focal point of the park is a 137-acre lake developed by impounding Hills Creek. The earth dam, built by the Commonwealth of Pennsylvania, is 34 feet high and 422 feet long. The basin of Hills Creek Lake is long and narrow ending in an irregular triangle at the north end. The elevation is 1,486 feet and the nearby mountains rise to an elevation of 2,200 feet.  Hunting: With the abundance of both large and small game in the area and the additional bonus of 13,000 acres of rugged State Game Land 37 within walking distance of the park, it is easy to understand why hunting and trapping are popular around the park. Hills Creek State Park is closed to hunting because of its small size, but there is an abundance of nearby public lands available for this popular sport.  Fishing: The warm waters of the Hills Creek Lake provide excellent fishing for warm-water species. Common fish are muskellunge, walleye, largemouth bass, carp, bullhead catfish, bluegill, crappie and yellow perch. The lake record for largemouth bass is just over eight pounds. A valid PA fishing license is required. All Pennsylvania Fish and Boat Commission laws apply.  Ice Fishing: Ice fishing success in the Hills Creek Lake is exceptional for yellow perch, bluegill and an occasional walleye. Be safety conscious when on the ice.  Hiking: 5.5 miles of trails including Lake Side Trail (3 miles), Tauschers Trail (1.5- miles), and Yellow Birch Trail (1-mile).  Camping: The 85-site camping area is at the north end of the park and can be reached by the main park road. The campsites range from grassy open areas to sites dominated by immense hemlock trees. The campground opens the second Friday in April and closes the third weekend in.  Cabins: Ten modern cabins can be rented year-round. Cabins are furnished and have a living area, kitchen/dining area, shower and two bedrooms. Hills Creek Lake.

39 Regional State Nature Tourism Resources – Leonard Harrison State Park - also known as the Pennsylvania Grand Canyon (see description above). Major recreational opportunities in the Park are summarized below:

 Camping: The campground is open from the second Friday in April until the third Sunday in October.  Fishing: Fishing is available to those visitors who wish to make the long, steep hike to the bottom of the canyon to Pine Creek. Species include trout, smallmouth bass and panfish. Nearby trout streams include Marsh Creek, Stoney Fork Creek, Asaph Run, Straight Run and Four-Mile Run, which is along the Turkey Path Trail. Pennsylvania Fish and Boat Commission regulations apply.  Hiking: Numerous trails that traverse very rugged terrain, passing close to many steep cliffs, and may have slippery surfaces o Turkey Path Trail: 2 miles down and back up the Pine Creek Gorge. o Overlook Trail: 0.6- mile loop accesses Otter View, a vista looking south. o Pine Creek Rail Trail: The 62-mile Pine Creek Trail is a multi-use trail for hiking, bicycling, and cross-country skiing. Located at the bottom of the Pennsylvania Grand Canyon, one mile of this trail is in Leonard Harrison and Colton Point state parks.  Picnicking: Nearly 100 picnic tables (seven of which are covered), charcoal grills, restrooms, drinking water and trash bins are available.  Hunting and Firearms: About 250 acres of Leonard Harrison and 100 acres of Colton Point are open to hunting, trapping and the training of dogs during established seasons. Common game species are deer, turkey, rabbit, pheasant and squirrel.

Regional State Nature Tourism Resources – Colton Point State Park On the west rim of Pine Creek Gorge, the Pennsylvania Grand Canyon, the 368- acre Colton Point State Park resonates with the rustic charm of the Civilian Conservation Corps era of the 1930s. The rugged overlooks offer great views of the canyon. On the other side of the canyon is Leonard Harrison State Park. Major recreational opportunities in the Park are summarized below:

 Camping: The non reservable campground is open from the end of April until the third Sunday in October.  Picnicking: About 100 picnic tables are available for year-round use. There are also five, reservable pavilions throughout the park.  Hiking: Numerous trails including o Turkey Path Trail: 3 miles down and back up the Pine Creek Gorge. o Rim Trail: 1-mile loop accesses Otter View, a vista looking south. o Pine Creek Trail: The 62-mile Pine Creek Trail is a multi-use trail for hiking, bicycling, and cross-country skiing. Located at the bottom of the Pennsylvania Grand Canyon, one mile of this trail is in Leonard Harrison and Colton Point state parks.  Sightseeing: The opportunities for sightseeing are endless. Trail users can view dramatic rock outcrops, waterfalls, and wildlife like, eagle, osprey, coyote, deer, wild turkey, heron, river otter, black bear and many others. Diverse plant life, scattered old-growth timber, historic pine and spruce plantations, and several foundations from the Civilian Conservation Corps era can be found along the trail.

40  Snowmobiling: Registered snowmobiles may use the trail network on state forest land daily after the close of the deer season in December.  Hunting and Firearms: About 250 acres of Leonard Harrison and 100 acres of Colton Point are open to hunting, trapping and the training of dogs during established seasons. Common game species are deer, turkey, rabbit, pheasant and squirrel.  Fishing: Species include trout, smallmouth bass and panfish. Nearby trout streams include Marsh Creek, Stoney Fork Creek, Asaph Run, Straight Run and Four-Mile Run, which is along the Turkey Path Trail. Pennsylvania Fish and Boat Commission regulations apply.

Regional State Nature Tourism Resources –State Gamelands

The Pennsylvania State Game Lands are lands managed by the Pennsylvania Game Commission (PGC) for hunting, trapping and fishing. Typically these lands are either acquired by or donated to the PGC. There are four identified State Gamelands in Tioga County encompassing a total of 24,280 acres, as summarized below:

SGL General Location Acreage 208 GAINES 8,862 268 DRAPER 2,394 Source: PGC website 313 WELLSBORO 140 37 HAMMOND 13,233 24,629 Regional State Nature Tourism Resources – Tioga-Hammond & Cowanesque Lakes and PA Welcome Center

These three lakes are US Army Corps of Engineers facilities and are located along Route 15 and 287 approximately 10 miles north of Mansfield. Hammond Lake is a 3,730 acre park with a 680-acre lake. Tioga Lake is a 2,965 acre park with a 470-acre lake and the Cowanesque Lake includes 1,085 surface acres of water. Together they offer recreation for the entire family including boating, fishing, hiking, hunting, camping and picnicking.

41 Major recreational opportunities at the Tioga- Hammond & Cowanesque Lake are summarized below:

 Swimming: On the east side of the day use area there is a grass beach with a concrete base swimming area.  Boating: Tioga-Hammond Lakes, along with Cowanesque Lake, together provide 2,268 acres of water with 32 miles of shoreline. There are no limits on boat size or horsepower and five boat launching ramps available.  Picnicking: There are picnic facilities in various forms with nearby field sport facilities readily available to both day users and campers.  Hiking Trail: The 3.5 mile Hike & Bike Trail connects Mansfield to the Lambs Creek Recreation Area. There are five other trails can be accessed from these recreation areas: o The 1-mile long Archery Trail loop near the Visitor Information Center passes through rolling woodlands and overlooks a verdant wetland. o The 2.6-mile long Railroad Grade Trail follows an old Penn Central rail bed adjacent to sinuous Crooked Creek. o The C. Lynn Keller Trail's 9 miles lifts the hiker into a realm of upland game in the forests, overlooking Hammond Lake. o The 1.3 mile Stephenhouse Trail loop, along the run of a small mountain stream, boasts a variety of northern hardwood trees. o The 4-mile Moccasin Trail lies next to Cowanesque Lake and allows the hiker to trek through undulating terrain of reclaimed farm fields and wood lots inhabited by a variety of watchable wildlife o In addition to the Cowanesque and Hammond Lake's trails, there is also the Mid State Trail (see page 45) linking the trails at Cowanesque and Hammond Lakes  Hunting: The fields and forests around Tioga-Hammond Lakes are popular destinations for local hunters as well as for hunters visiting the area from elsewhere in Pennsylvania or from out-of-state. This area abounds with both large and small game species native to the United States' Eastern Hardwood Forests. Hunting is permitted on project lands except in posted public use areas. A Pennsylvania hunting license is required and hunters are subject to game laws. In addition to the public lands at Cowanesque Lake and nearby Tioga-Hammond Lakes, Pennsylvania Game land 37 is located between and adjacent to Tioga- Hammond Lakes.  Fishing: There are plenty of fishing opportunities including shallow bays, quiet coves, and deep rocky points and species include crappie to giant musky, striped, largemouth and smallmouth bass, walleye, and channel catfish. A Pennsylvania fishing license is required.  Camping: There are shoreline sites, fairly open sites or wooded sites. Overnight facilities are available daily, April 20 through October 31, and are located at the Ives Run Area, on the south shore of Hammond Lake.

42 In addition to the facilities at these three lakes, a PA Welcome Center is located on Rt. 15 South near the Lakes. The Welcome Center provides the following resources to residents and visitors:  Brochures and Information  Rest Area/Comfort Facilities  Lumber Heritage Display in foyer  Scenic Overlook

Regional State Nature Tourism Resources – Mill Cove Environmental Center

The Mill Cove Environmental Area is located on the Mill Creek arm of the Tioga Lake near U.S. Route 15 between Tioga and Mansfield. The 250- acre Environmental Center showcases North Central Pennsylvania‟s beautiful landscape. The Mill Cove Environmental Area is owned by the Army Corps of Engineers and leased by Mill Cove, Inc., who with its many partners, which include MU, the Chamber, PA Game Commission, DCNR, Tioga County, local governments, numerous area businesses and others, are aimed at keeping Mill Cove a natural treasure, sharing the outdoor experience, encouraging outdoor education and generating economic benefits for the surrounding region. Presently, the largest activity is the Youth Hunter Education Challenge (YHEC), a biennial event that attracted 420 12-18 yr olds in July 2010, which drew multi-state participation with numerous Arkansas and North Carolina license plates spotted, as well as many others, in addition to New York and Pennsylvania. Future plans call for the addition of an Environmental Education Center along with restrooms, campsites, improved driveway and parking facilities, trails, shooting ranges, wetlands habitat exhibits and canoe and boating facilities.

43 Community Inventories – Recreation Related Resources

Mansfield is within the Pennsylvania Wilds Region as identified by the PA Department of Community and Economic Development (www.visitpa.com) the Pennsylvania Wilds are characterized by outdoor thrills, incredible mountain scenery, and charming villages rich in history and culture. The general area in and around Mansfield reflects this branding.

Local Recreation Parks

Mansfield is home to Smythe Park which is famous as reportedly the world‟s first night football game was played by Mansfield University in Smythe Park on September 28, 1892. The Fabulous 1890‟s Weekend revolves around this event and strives to create a historically accurate, family-oriented weekend celebrating the last and most colorful decade of the 19th century. The weekend culminates with the re-enactment football game and fireworks. Currently Smythe Park features several baseball field and soccer fields for high school and youth athletics. The Mansfield University also maintains several on-campus fields for football, soccer, field hockey and softball activities.

Bicycle/Hiking Trails

PennDOT has established a network of cross-state bicycle routes including two Routes G and Y which are located near Mansfield. US Route 6 is Route Y through Mansfield and Route G accesses the PA Grand Canyon as it follows north-south along PA Rt. 287 just to the west of Mansfield. Route Y and G intersect north of Wellsboro. In addition, there are number of trails in proximity to Mansfield. The trails include:

 Lambs Creek Bike and Hike Trail - Approximately 4-miles in length this ADA accessible trail starts in Mansfield near Rt 6 mile post 234 and travels along the eastern edge of the Tioga River. The trail reaches its eastern terminus at the boat launch in the Lambs Creek Recreation Area. Hiking, Biking and Cross-Country Skiing are permitted on the trail.

 Pine Creek Rail Trail - The 62-mile Pine Creek Trail is located approximately 22- miles to the east of Mansfield at the bottom of the Pennsylvania Grand Canyon and is a multi-use trail for hiking, bicycling, and cross-country skiing. The trail has been voted by USA Today as one of the "10 great places to take a bike tour."

44

 The West Rim Trail - a 30-mile hiking trail, is maintained along the western rim of Pennsylvania‟s Grand Canyon in the Tioga State Forest.

 The Mid State Trail System (MST) - is a long distance hiking trail that crosses Rt 6 between Mansfield and Wellsboro. The current northern end is near Blackwell and the southern end is just south of the Mason-Dixon Line in Maryland. The complete MST system north of Blackwell is in development however two segments are open and available for backpacking including from Blackwell north to Route 287 between Morris and Wellsboro and from Hills Creek State Park to Cowanesque Lake. The complete MST system in the Tioga County area is projected to link Tioga State Forest; State Game Lands No. 268 and No. 37; Hills Creek State Park; Tioga- Hammond Lakes and Cowanesque Lake.

In addition to the trails described above, there are number of shorter trails located in the Tioga State Forest and State Parks as well as the Tioga-Hammond and Cowanesque Lake area as discussed earlier and briefly summarized here for completeness:

 The Barbour Rock Trail – a 1-mile round trip through the Tioga State Forest;  Turkey Path Trail – a 2.3 mile trail with trail heads in both the Leonard Harris and Colton Point State Parks;  Overlook/Rim Trail – a loop trail with trail heads in both the Leonard Harris and Colton Point State Parks;  Lake Side Trail – a 3-mile trail in Hills Creek State Park:  Tauschers Trail – a 1.5-mile trail in Hills Creek State Park;  Yellow Birch Trail – a 1-mile trail starts in Hills Creek State Park through a diversity of forest habitats from stands of hardwoods to hemlock swamps and marsh areas;  Archery Trail loop – a 1-mile long trail in the Tioga-Hammond and Cowanesque Lake area near the PA Welcome Center;  Railroad Grade Trail – a 2.6-mile long trail in the Tioga-Hammond and Cowanesque Lake area that is known as a bird-watchers delight;  C. Lynn Keller Trail – a 9-mile trail in the Tioga-Hammond and Cowanesque Lake area overlooking Hammond Lake;  Stephenhouse Trail – a 1.3 mile trail loop in the Tioga-Hammond and Cowanesque Lake area; and  Moccasin Trail - The 4-mile trail next to Cowanesque Lake.

Tioga County Branch of the River Valley Regional YMCA

The Borough guided the successful reuse of the centrally located and historic former Mansfield Armory into a YMCA, offering a varied assortment of indoor recreational opportunities for teams and individuals seven days a week. Funding from the Department of Conservation and Natural Resources' Community Conservation Partnerships Program was matched by Borough funds to carry out various internal renovations and enhancements.

45 Community Inventories - Inventory and Survey of Businesses

The Mansfield Borough area “business district” identified by the EADs Group actually consists of three general areas that together sustain approximately 130 businesses. The following summarizes the types of businesses in these areas as identified in a windshield survey in July 2010:

 The “downtown” pedestrian-oriented business district is roughly centered on along and at the intersections of US Routes 6 (Wellsboro Street) and Business 15 (Main Street). This area consists of just over 50 businesses, in addition to the Mansfield School District Complex and the Mansfield University (MU) Campus. This area includes a number of specialty retail, eating/drinking establishments, financial services, health care services and personal services. A major movie theatre/entertainment complex is being planned by a partnership involving MU and local development officials/agencies.

 There are “fringe” business areas along Routes 6 and Business 15 as well, near to the downtown but probably not conveniently “walkable”. There are approximately 20 businesses in these areas including some franchise fast food establishments, motels, a chain pharmacy, sit-down restaurants and various retailers and service establishments. A “mixed use” area divides a small strip-commercial shopping area from downtown on North Main Street (pictured to right) and a major regional convenience store chain is also developing a facility in the fringe area along Route 6 at the time of this writing.

 A major regional highway-commercial district, consisting of approximately 60 establishments, is located just south of downtown along Business Route 15. This area includes a number of “big box” retail establishments, fast food establishments, convenience stores, vehicle parts/service centers, bank branch, car/truck dealers and a few service establishments. Highway access appears to be the major consideration here, especially in relation to US Route 15 (future I-99 Corridor).

Taken together, the Mansfield business areas offer retailing opportunities for residents of a geographically large area, as well as for travelers.

46 Business Survey

A survey of businesses was conducted during late-2010. The questionnaire was developed in consultation with the local Stakeholders Committee. The stakeholders helped develop a listing of commercial and services businesses most closely associated with tourism and addresses and personally dropped off questionnaires, with completed questionnaires returned to the Consultant.

Overview of Responses: Stakeholder Group members distributed the questionnaires personally, focusing on those businesses particularly serving visitors and vacationers. A total of nineteen (19) responses were received representing an overall return of 36%, which exceeded our internal target. The detailed returns are as follows, with a good response from retailers, eating and drinking establishments, lodging and food services.

TYPE Mansfield Borough # % Lodging: Motel, hotel, B&B, etc. 3 15.8

Retailing: Gifts, convenience goods, 4 21.1 hardware, etc. Eating/Drinking Establishments: 7 36.8 Restaurants, taverns, etc. Food Products/Services: Food products, 0 0 snacks, groceries, etc. Recreation services: Guide, outfitter, 1 5.3 sporting equipment, etc. Attraction: Amusement, museum, 0 0.0 entertainment establishment, etc. Medical/Dental Goods/Services 0 0.0 Other Professional Services: Legal, 0 0.0 accounting, etc. Automotive Goods/Services: Fuel, service, 1 5.3 automobile parts, sales, etc. Financial Services: Banking, real estate, 0 0.0 insurance, etc. Personal/Household Services: Plumbing, 0 0.0 contracting, hairstyling, repair, etc. Rental 0 0.0 Business Services: Data processing, 0 0.0 copying, etc. Storage/Wholesaling 1 5.3 Non-profit agency/organization 0 0.0 Other 2 10.5 No Response 0 0.0 TOTAL 19 100%

47 Business Operations: Overall, the responses are generally from middle to long- term (11 to 20+ years) with 32% in business over 20 years and 37% 11-20 years full-time operations together employing 233 persons, with most being part-time employees.

a. Number of operational years for responding businesses: Long-term orientation with an interesting mix of 32% in business for more than 20 years and another 37% from 11-20 years, but approximately 21% in business under 5 years.

RANGE Mansfield Borough # % 1 year or less 2 10.5 2-5 years 2 10.5 6-10 years 2 10.5 11-20 years 7 36.8 More than 20 years 6 31.6 No Response 0 0.0 TOTAL 19 100%

b. Full-time/part-time operation: Full-time orientation for 100% of the businesses responding.

TYPE Mansfield Borough # % Full Time 19 100 Part-time 0 0.0 No Response 0 0.0 TOTAL 19 100%

c. Number of people employed in businesses: Part-time employment is important for local businesses as reflected in the fact that nearly two-thirds of employees were part-time .

TYPE Mansfield Borough # % Full Time employees 89 38.2 Part-time employees 144 61.8 TOTAL 233 100%

48 d. Business hours varied greatly among the respondents. The “typical business day” is difficult to generalize, due to the special needs and markets of the businesses. As an illustration, businesses generally open before 8:00 AM and noon, with 10:00 AM being the most common. While a number close between 4:00 PM and 8:00 PM, a number of business stay open after 8:00 PM. The later closing times are generally found at eating/drinking establishments which suggest that these businesses may be serving the visiting public along with local residents and Mansfield University Students, perhaps differing Mansfield Borough from some other comparably sized Route 6 communities not as associated with visitors and seasonal residents. Over 90% of the responding businesses note Saturday hours and just over half note Sunday hours as well, again differing the community from other Route 6 communities.

Mansfield Business Hours Summary

Weekdays Open Close Before 8:00 AM 3 Before 4:00 PM 1 8:00 AM 3 4:00 PM 2 9:00 AM 1 5:00 PM 4 10:00 AM 6 6:00 PM 3 After 10:00 AM 3 7:00 & 8:00 PM 5 After 8:00 PM 6 Hours may vary with some later weekday openings noted on Friday evening Saturday Open Close Before 8:00 AM 2 Before 4:00 PM 2 8:00 AM 3 4:00 PM 2 9:00 AM 1 5:00 PM 3 10:00 AM 6 6:00 PM 0 After 10:00 AM 2 7:00 & 8:00 PM 2 After 8:00 PM 5 Sunday Open Close Before 8:00 AM 1 Before 4:00 PM 0 8:00 AM 0 4:00 PM 1 9:00 AM 0 5:00 PM 2 10:00 AM 4 6:00 PM 0 After 10:00 AM 3 7:00 & 8:00 PM 0 After 8:00 PM 4 NOTE: Three (3) respondents noted 24 hour operations/seven days a week

49 Perceived Busy Days/Seasons:

A number of businesses designated Fridays and Saturdays as the “busiest day”. No difference also received a number of responses (multiple responses)

DAY Mansfield Borough # % Monday 1 5.3 Tuesday 0 0.0 Wednesday 0 0.0 Thursday 0 0.0 Friday 6 31.6 Saturday 6 31.6 Sunday 0 0.0 No Difference 8 42.1

Summer (36.8%) and Christmas Season (26.3%) are by far busiest for businesses, although nearly 32% see no difference among seasons. The large percentage noting Summer as the busy season appears to minimize impacts of MU student spending as a major factor in the responding businesses. Autumn and Spring were also indicated to a lesser extent. Multiple Answers were allowed per respondent explaining percentage totals exceeding 100%, with percentages reflecting percent of 19 respondents answering this item.

SEASON Mansfield Borough # % Summer (Memorial Day to Labor Day) 7 36.8 Autumn (September through November) 4 21.1 Christmas Season (Thanksgiving through 5 26.3 New Year‟s Day) Winter (January through March) 0 0.0 Spring (April through May) 4 21.1 Other 1 5.3 None; all seasons are generally the same 6 31.6

50 Ownership: Local and regional orientation with ownership mainly within community.

LOCATION Mansfield Borough # % A year-round resident of Mansfield Borough 9 47.4 A part-time resident of Mansfield Borough 1 5.3 A year-round resident of another Tioga 6 31.6 County Community A part-time resident of another Tioga 0 0.0 County Community A resident of an adjacent County 1 5.3 Other; none of the above applies 1 5.3 No Answer 1 5.3 TOTAL 19 100%

Route 6 Location: The relative importance of US Route 6 for business at the present time is strong as approximately 90% rate it as either very or somewhat important while only 10% indicated that it is minimally or not important to their business.

IMPORTANCE Mansfield Borough # % Very Important 6 31.6 Somewhat Important 11 57.9 Minimally Important 1 5.3 Not Important 1 5.3 Other 0 0.0 No Answer 0 0.0 TOTAL 19 100.0%

51 Sales and Trends: Overall positive characteristics and trends among the communities

a. The estimate of business‟ annual gross sales or revenues volume suggests a predominance of businesses doing a considerable volume in the community. A relatively high number of businesses (74%) reported sales/revenues earning in excess of $100,000, and in fact 58% of respondents indicated a high volume (+$250,000) of business. On the other hand, only 21% of the businesses reported sales or revenues less than $100,000 with 16% reporting sales/revenues between $25,000- $50,000/year.

RANGE Mansfield Borough # % Under $25,000 per year 0 0 $25,000 - $50,000 per year 3 15.8 $50,001 - $100,000 per year 1 5.3 $100,001 - $250,000 per year 3 15.8 Over $250,000 per year 11 57.9 No Answer 1 5.3 TOTAL 19 100.0%

b. Sales/revenue volume trends in the prior 12 months are positive, perhaps reflecting recessionary impacts in the larger economy are not impacting the local market as 47% experienced increases, 26% experienced stability and 0% having decreases.

TREND Mansfield Borough # % Increased 9 47.4 Decreased 0 0.0 Stayed about the Same 5 26.3 No Answer 5 26.3 TOTAL 19 100.0%

52 Customer Base/Characteristics

a. There is somewhat of a variation in the “typical” daily customer/client base, with about 47% reported having over 100 customers/clients per day while about 26% reported having 50 or less customers/clients per day, suggesting a mix of large and small businesses.

RANGE - # of customers/clients per day Mansfield Borough # % Under 5 0 0 5-10 0 0.0 11-25 4 21.1 26-50 1 5.3 51-75 2 10.5 76-100 2 10.5 101-200 6 31.6 Over 200 3 15.8 Clients/Customers do not come to business 0 0 No response 1 5.3 TOTAL 19 100.0%

b. Percentage of customer/client base that is comprised of “local” residents (i.e. people who live in and around Mansfield Borough). There is a variation among the respondents although few appear to be overwhelmingly dependent on local residents only. Roughly 26% of those offering a response suggest that locals account for more than 70% of their customer base. However, close to 32% report that locals account for less than 30% of their business.

RANGE – estimated customer “Local” “Regular” “Casual” base # % # % # % 91 – 100% 0 0.0 0 0.0 0 0.0 81 – 90% 2 10.5 0 0.0 1 5.3 71 – 80% 3 15.8 2 10.5 0 0.0 61 – 70% 3 15.8 1 5.3 0 0.0 51 – 60% 0 0.0 0 0.0 0 0.0 41 – 50% 3 15.8 0 0.0 0 0.0 31 – 40% 1 5.3 2 10.5 1 5.3 21 – 30% 1 5.3 3 15.8 2 10.5 10 - 20% 3 15.8 7 36.8 9 47.4 Under 10% 2 10.5 3 15.8 5 26.3 No Answer 1 5.3 1 5.3 1 5.3 TOTAL 19 100% 19 100% 19 100%

53 c. Percentage of customer/client base that is comprised of “regular” visitors and tourists (i.e. people visiting local families, students, hunters/fishermen, seasonal residents, etc. who you may be seen a number of times over the years): The “regular” visitors appear to be important to a moderate percentage of businesses as 26% of those offering a response indicated that regular visitors account for anywhere between under 21% to 40% of their business, and another 37% note they account for 10%-20% of their business.

d. Percentage of customer/client base that is comprised of “casual” visitors and tourists (i.e. people “passing through” who you see only once): These visitors appear to comprise relatively low percentages of the customer base among the businesses, with 74% of those offering a response suggesting they account for under 20% of their base.

e. Overall summary: Moderate dependence on local residents and regular visitors with a relatively low dependence on casual visitors.

Tourism and Business in General:

a. Overall, businesses have either seen a continuity in tourism traffic (42%) or sustained an increase in tourism traffic (32%) in their business in recent years. Only 16% reported a decrease in tourism traffic during this period.

TYPE Mansfield Borough # % Tourist traffic has increased 6 31.6 Tourist traffic has decreased 3 15.8 No change in tourist traffic 8 42.1 No tourist traffic in this business 2 10.5 No Answer 0 0.0 TOTAL 19 100.0%

54 b. Factors that describe present business planning, (multiple responses with percentages reflecting percent of responding businesses). Planned expansions are encouraging as 37% reported they were considering physical expansions and 37% are considering hiring new employees. There were no responses indicating closing or selling and 53% were not considering any changes presently.

CURRENT PLANNING Mansfield Borough # % Considering a physical expansion of my business‟ physical 7 36.8 plant Considering expanding my offering of goods or services 2 10.5 Considering hiring new employees 7 36.8 Considering selling or closing my business 0 0.0 Not considering any changes at the present time 10 52.6 No response 0 0.0

Future Enhancements: Respondents were asked to identify no more than the three (3) top improvements they think would improve the community as a business or tourism destination. Multiple responses were encouraged with percentages reflecting percent of the total respondents favoring each type of improvement.

a. Results suggest a mix of structural and non-structural improvements. The most popular improvements that are seen as enhancing the community as a business or tourist destination are:  37% of the respondents identified seeing new types of businesses among the top improvements;  32% of the respondents identified rerouting truck traffic among the top improvements;  26% of the respondents identified seeing better signage to businesses/destinations among the top improvements;  21% of the respondents identified the following as among the top improvements; o Streetscape Enhancements o Streamlining Ordinances o Traffic Calming o Parking Improvements

55 TYPE Mansfield Borough # % New types of businesses 7 36.8 Rerouting Truck Traffic 6 31.6 Better signage to businesses/destinations 5 26.3 Other (open end) 5 26.3 Storefront/façade improvements 4 21.1 Streetscape (i.e. benches, landscaping) 4 21.1 Streamlining ordinances/regulations 4 21.1 Traffic Calming 4 21.1 Parking improvements 4 21.1 Improved property maintenance 3 15.8 More events and festivals 3 15.8 Coordinated advertising/promotion 2 10.5 Additional Tourist destinations/activities 2 10.5 More Entertainment Venues 2 10.5 A local visitors information/discovery center 1 5.3 Information Kiosks 1 5.3 More bike/pedestrian friendly 1 5.3 More motels 1 5.3 More bars 1 5.3 More attractive ”gateways” 1 5.3 Helpful/cooperative code enforcement 1 5.3 Rehabilitating and maintaining the large older homes 0 0.0 Hospitality training for business employees 0 0.0 b. New business development is a popular enhancement as noted above. The following types of new businesses were noted as being needed and could be sustained in the community (NOTE: due to multiple answers; percentages reflect the percentage of total respondents for each item): There is a eating and drinking and small specialty retail orientation prevalent among respondents, with notable need for recreation and entertainment service establishments and personal services.

56

TYPE Mansfield Borough # % Eating and drinking establishments 7 38.9 Larger retail stores (i.e. appliance, auto, etc) 1 5.6 Smaller specialty stores (i.e. boutique stores, etc.) 6 33.3 Professional services (i.e. cab) 0 0.0 Personal services 3 16.7 Convenience stores 2 11.1 Recreation and entertainment services 3 16.7 Other 6 33.3 - Additional Supermarket - Florist - Dry Cleaner - Bakery - Sheetz - Gander Mountain

Major Comments

Respondents were afforded the opportunity to provide any comments or suggestions they have relevant to the business community, tourism issues, etc. There were relatively few comments made in the space provided although some common themes noted are summarized below:

 Truck Traffic is seen as a major issue related to car and pedestrian flow in Mansfield.  Parking is seen as an issue, especially “convenient spaces” for customers.  Impacts of gas drilling were noted, and while there are economic benefits there are also costs, especially impacts on tourism.

57 Community Inventories - Physical and Non-Physical Conditions

This subsection provides an overview of various physical characteristics, facilities and services available in the Mansfield Area, with attention emphasized on those most affecting the traveling public. The source of the information is the Tioga County Comprehensive Plan Update (2005), PAMunicipalities.com and local input.

Public Safety Services

 Fire Protection & Ambulance Service – The Mansfield Borough Volunteer Fire Department (Mansfield Hose Co) provides fire protection, rescue and ambulance service in the Borough and surround areas. The Fire/Ambulance Station is located at 381 South Main Street in Mansfield

 Police Service – Mansfield Borough operates its own police department which serves Borough residents. The Police Station is located on South Main Street. The Mansfield Station of the Pennsylvania State Police (PSP) provides primary coverage to those portions of the County not served by a local police department including surrounding Richmond Township. The local PSP station is located on Route 6 just west of the Borough.

 Mansfield University has 24-hour-a-day police protection via a Campus Police Department. Mansfield University is also connected to a network of police and other emergency support via a County Emergency Communications Center that allows police and other emergency personnel to coordinate their response across agencies.

Educational/Cultural

 Mansfield University – Located in the Borough, the University provides a scenic backdrop to the Borough of Mansfield due to its stately hillside location overlooking the Tioga River valley. Mansfield is one of the smallest state-owned universities in Pennsylvania with just over 3,500 students and 180 professors. The University offers a number of men‟s and women‟s athletic teams and supports a number of events, activities, programs, clubs and organizations.

 Southern Tioga School District – The 485 Square Mile District serves three main attendance areas along the major Route 15 corridor including the Mansfield, Liberty and Blossburg Areas. The Mansfield area schools draw from Mansfield and Roseville Boroughs along with Richmond Township, Rutland and Sullivan Townships. Overall the District operates three high schools and three elementary schools with the Mansfield High School located on W. Wellsboro Street and the Warren L. Miller Elementary School located on Dorsett Drive both located within the Borough. The District enrolls around 2,000 students with enrollment at the Mansfield High School being just over 400 and at the

58 Elementary enrollment is around 460. The Pennsylvania Department of Education projects the District enrollment to fluctuate slightly in the next ten years with decreases closer to 1,900 by 2014-15 and back up closer to 2,000 by 2019-20. Because the Department of Education does not account for immigration in its projections, these numbers may be low.

 Residents of Mansfield have access to the resources of the Potter-Tioga Library System which is the largest library system in Pennsylvania. The System‟s eleven member libraries serves the residents of Potter and Tioga counties in an area of 2,215 square miles and serves a population of over 60,000. Six System Libraries are located in Tioga County including: o Mansfield Free Public Library o Blossburg Memorial Library o Bostwick Library (Lawrenceville) o Elkland Area Community Library o Green Free Library (Wellsboro) o Knoxville Public Library

The Mansfield Free Public Library is located at 71 North Main Street in Mansfield. The current library is located in an original Carnegie-built Library and the corner stone was laid in 1911. The Library celebrated its 100th anniversary in April 2011. The library maintains approximately 17,000 books in their collection. The library also offers audio books and CD's, movies in DVD formats, daily newspapers and magazines. The library has a special room with PA state and local histories as well as early cemetery records for public use. The library offers a newly remodeled children's area with new shelving, wonderful books, a children's play area with puzzles, toys, manipulative toys, puppets and a parenting section. The mission of the Mansfield Free Public Library is to provide a modern library education and reference system to area residents through printed materials, films, educational programs and computer and internet access.

 Mansfield University - North Hall Library The Library is located within historic North Hall, an iconic MU building. The multi-floor library comprises several private listening rooms, Music and Education Libraries, periodical and newspaper collections, private study rooms and classrooms in additional to volumes of books and reference materials.

59 Water Systems

 The Mansfield Borough Municipal Authority provides water to approximately 4,100 residents in Mansfield Borough and a portion of Richmond Township. The system relies on 3 wells, two springs and a surface source in the Lamb‟s Creek watershed.  The remainder of Richmond Township not served by the Mansfield System receives water from private wells.  Mansfield University distributes potable water to all university buildings and serves a total of 5,000 students, faculty and staff. The source of water for the University is one surface water intake located on Corey Creek in Richmond Township.

Sewer Services

 The Mansfield Borough Municipal Authority provides public sewerage collection and treatment for all of Mansfield Borough and for points south in the Route 15 corridor including the Canoe Camp area of Richmond Township and from a small portion of Putnam Township through a permitted Combined Sewer Overflow System (CSO).  The remainder of Richmond Township is served by on-lot septic systems.

60 Transportation System

Mansfield Borough sits at the crossroads of Route 6, US Route 15 and Business Route 15. Together, these highways carry a significant amount of traffic and provide key north/south and east/west connections. The major roads in the Mansfield Area are narratively described and all are described on Table 9 in terms of traffic volumes by segment.

Pennsylvania U.S. Route 6 Route 6 is a major east/west arterial highway in the County and region and carries some of the highest traffic volumes as noted on Table 9. It is an important transportation corridor for Pennsylvania as it is for Tioga County. Economic development, tourism, connectivity, and local and regional heritage are all impacted by Route 6. From the east, Route 6 enters the county at Mile Marker 201 between Galeton (Potter County) and Gaines and continues through Wellsboro and Mansfield before it exits the County at Mile Marker 245, a distance of approximately 44 miles. The route is hardly “straight” winding itself through the County, intersecting with US Route 15 and Business Rt 15 in Mansfield.

Traffic volumes are approximately 7,000 vehicles (16% truck) each day to the west of Mansfield and approximately 6,000 (7%) just east of Mansfield. In Mansfield Borough volumes range between approximately 6,500-9,000 vehicles each day (5-13% truck) with the highest volumes (9,091) and lowest truck traffic (5%) experienced between Lambs Creek Rd (SR 1001) and US Business 15. Bicycle Route Y, one of six long-distance bicycle touring routes in the state, follows Route 6 through Mansfield Borough.

US Route 15 This arterial north/south highway extends from I-86 near Corning, NY through Pennsylvania and into Maryland, and is part of the Future I-99 Corridor. US Route 15 connects Mansfield with Corning, NY to the north and Williamsport, Harrisburg and Gettysburg areas to the south. Volumes on US Route 15 exceed 10,000 vehicles (north/south combined) with 27-28% being truck traffic near the US Route 15/Business Route 15 junction south of Mansfield and volumes are slightly under 10,000 vehicles (north/south combined) with 26-27% being truck traffic near the US Route 15/Business Route 15 junction north of Mansfield. Between these two junctions US Route 15 carries approximately 8,200 vehicles a day (north/south combined) with a significant amount of that (31-32%) being trucks around Mansfield.

US Business Route 15 As noted above, Business 15 diverts off of PA Route 15 to the north and south of Mansfield and carries traffic directly through the Borough where it intersects with

61 Rt 6 near the center of Mansfield. Prior to the reconstruction of US Route 15 as a limited access highway, this was Route 15. As can be seen on the table, the traffic on Business Route 15 to the north and south of Rt 6 varies greatly with traffic volumes to the south of Rt 6 ranging between 6,200-8,200 vehicles a day and only 3% being trucks and to the north of Rt 6 with the exception of a short section up to Newtown Hill Rd (SR 1002) where volumes are approximately 6,200 (3% truck), volumes are less than 2,000 vehicle a day with 5% being truck traffic.

PA 660 PA 660 connects Rt 6 west of Mansfield to the US 15/Business 15 junction area south of Mansfield. Volumes along this Collector Route are approximately 1,800 vehicles a day nearer to Rt 6 and increase to approximately 6,500 nearer to the US 15/Business 15 junction south of Mansfield. Track traffic is anywhere from 9- 17% thus indicating this is an important route for trucks accessing US Rt 15 and looking to avoid the Mansfield Borough area.

PA 549 PA 549 connects with Rt 6 in Richmond Township to the east of Mansfield Borough and extends northward. Near Rt 6 this Collector Route carries approximately 2,252 vehicles a day (4% truck).

62 SR 1001 - Lambs Creek Run Road Although this State Road strategically intersects with Rt 6 between US Rt. 15 and US Business Rt. 15 in Mansfield Borough, it carries less than a thousand vehicles a day (4% truck) as it extends into Richmond Township.

SR 1003 – Pickle Hill Rd This State Road connects with Business Rt. 15 north of Rt 6 in Mansfield Borough and extends into Richmond Township. Volumes on this road are approximately 550 vehicles a day (4% truck)

SR 1002 – E Elmira St/Newtown Hill Rd This State Road also connects with Business Rt. 15 in Mansfield Borough but closer to the Rt 6 intersection than SR 1003. Within the Borough, volumes are slightly under 1,800 vehicles a day (10% truck) and as it extends into Richmond Township volumes drop to under 500 vehicles a day however the percentage of truck traffic remains at 10%.

SR 1006 - Coles St This short State Road provides a key connection for approximately 1,250 vehicles a day (5% truck) between Rt 6 and SR 1002 - Newtown Hill Rd and ultimately Bus. Rt 15 north of the Rt 6/Bus 15 intersection in the center of Mansfield.

Public Safety

Concerns were expressed during planning sessions over perceived pedestrian safety issues in Mansfield. Truck traffic is seen as having increased dramatically within the past few years due to the Marcellus Shale drilling boom.

An extreme measure is the number of fatalities involving vehicles and pedestrians. A national data base (Transportation for America - http://t4america.org) traces reported fatalities during 2000-09, at which time 47,700 pedestrians were killed in the United States, Three of those fatalities occurred in the general larger area but none within the immediate Mansfield area. The data shows that one person was killed just off of Route 6 in the Charlestown area northeast of Wellsboro (3/16/2005), another in Blossburg (4/1/2006) and another further south in Liberty (12/22/2004).

63 TABLE 9 Major Highway Profile/Traffic Volumes Mansfield Heritage Communities Program

Route Location Segment AADT Truck Volume US Rt 6 Richmond Township West of Mansfield/US 15 7,108 16% West US 15 - SR 1001 - Lambs Creek Mansfield Borough 6,680 8% Run Road US Rt 6 SR 1001 - Lambs Creek Run Road Central Mansfield Borough 9,091 5% – Bus. 15 Mansfield Borough Bus. 15 – SR 1006 Coles St 6,505 13% Mansfield Borough/ US Rt 6 East of Mansfield to PA 549 6,119 7% Richmond Township East Richmond Township PA 549 Eastward 5,094 18% US Rt 15 North of Rt 15/Bus. Northbound 4,864 27% North 15 Junction Southbound 4,995 26% Northbound 4,431 31% North of Rt 6 US Rt 15 Southbound 3,888 32% Central Northbound 4,462 31% South of Rt 6 Southbound 3,643 32% US Rt 15 South of Rt 15/Bus. Northbound 5,375 27% South 15 Junction Southbound 5,168 28% Bus. 15 Mansfield Borough/ North of SR 1002 E Elmira St 1,959 5% North Richmond Township Bus. 15 Mansfield Borough RT 6 - SR 1002 E Elmira St 6,203 3% Central Bus. 15 Mansfield Borough/ Rt 6 – Canoe Camp Creek Rd 8,222 3% South Richmond Township Bus. 15/Rt 15 junction 6,817 3% PA 660 Richmond Township East of Rt 6 junction 1,854 17% West PA 660 Richmond Township 3,958 9% Central PA 660 Richmond Township West of RT 15/Bus. 15 junction 6,523 13% East PA 549 Richmond Township Roseville Rd 2,252 4% Mansfield Borough/ SR 1001 Lambs Creek Rd 821 4% Richmond Township Mansfield Borough/ SR 1003 Pickle Hill Rd 549 4% Richmond Township Mansfield Borough E Elmira St 1,773 10% SR 1002 Mansfield Borough/ Newtown Hill Rd 426 10% Richmond Township SR 1006 Mansfield Borough Coles St 1,259 5% Source: PennDOT, (counts from 2007-10) NOTE: AADT= Annual Average Daily Traffic

64 TIOGA TWP Average Daily Volume SR 1004

10,000 plus RUTLAND TWP

PA 15 North - 4,991

6,000 - 10,000 S PA 15 South - 5,267 15 R

1

0

0 3,000 - 6,000 3

S R 1 MIDDLEBURY 0 0 TWP 1,000 - 3,000 1

S S R Less than 1,000 R 2 1 0 0 8 0 0 1 7 0 R 0 S 3

PA 15 North - 4,544 PA 15 South - 4,751 Bus. 15

8 0 RICHMOND TWP 0 1 R S SR

8 mp235 549 S 0 mp234! R 0 X X 2 4 0 3 Mansfield 7 mp233 X mp236 X 6 3 0 1 R mp232 S X SULLIVAN TWP mp237 X mp240 X mp238 mp231 X mp230 X PA 15 North - 4,462 6 X 6 PA 15 South - 3,643 15 mp239 CHARLESTOWN ! X TWP Bus. 15 Mainesburg mp229 RICHMOND TWP X S

R

S

8 1 R 00 0 1 1 8 SR S 1 0

R mp228 660 1 S R 1 S 2 SR X 2 4002 PA 15 North - 5,301 R 0 0 2 2 3

0 9 1 PA 15 South - 5,097 2 7 X mp227 SR 2022

20 SR 20 15
Mansfield Borough Region 0 2.5 5 Traffic Volumes Miles Rt 6 Corridor HCP Air

Mansfield Area residents rely on the Williamsport Regional Airport, a public towered airport located 4 miles east of Williamsport, PA about an hour and fifteen minutes south of Mansfield and the Elmira-Corning Regional Airport located approximately 45-minutes north of Mansfield to provide commuter services to larger metropolitan facilities. The Williamsport Regional Airport offers daily flights to and from Philadelphia and Saturday and Sunday via US Airways. The Elmira Corning Regional Airport offers business and leisure traveler‟s convenient access to most major domestic and international destinations through the following hubs: Detroit (Delta Air Lines); Philadelphia (US Airways) and twice-weekly service by Allegiant Air direct to Orlando-Sanford - and Ft Lauderdale.

There are also two general aviation airports that serve the Northern Tier region including the Bradford County Airport at Towanda and the Grand Canyon Airport at Wellsboro. The Bradford County facility is classified by PennDOT as a business airport and the Grand Canyon Airport is classified as general service airport.

Public Transportation

The Endless Mountains Transportation Authority (EMTA) provides fixed route and “door-to-door” Senior Shared ride services and also People with Disabilities, Medical Assistance, Access to Work and Human Service Transportation Programs throughout Tioga and neighboring Bradford and Sullivan Counties. Mansfield area residents and students of Mansfield University have morning, afternoon and evening access to a local shuttle service provided by the EMTA called the „Mountie Express‟ which stops at multiple locations in the Borough and on Campus. Residents also have access multiple regional routes provided by the EMTA including:

 Route 30 - Wellsboro/Mansfield/Blossburg  Route 45 - Mansfield - Lawrenceville - Elkland  Route 70 - Wellsboro/Mansfield to Arnot Mall  Route 90 - Mansfield - Troy – Towanda

Rail

Railroad freight service is available in nearby Wellsboro via the Wellsboro & Corning Railroad which provides freight service from the Norfolk Southern and Canadian Pacific tracks in the Southern Tier of New York State to the Wellsboro vicinity. The Tioga Central Railroad of Wellsboro operates various types of excursion and charter trains, including Dinner

66 Trains, Ice Cream Express, Happy Hour Express and the Santa Express on a thirty-four mile railroad extending north from Wellsboro to a location about three miles south of Corning, New York.

There is no Intercity Passenger Rail service to Mansfield. Amtrak‟s Pennsylvanian provides daily service between New York City and Pittsburgh. The closest stations to Mansfield are in Harrisburg, PA and Lewiston, PA which are both about a two and a half hour drive south from Mansfield. Amtrak‟s Empire Service provides daily service between New York City and Niagara Falls and the Lake Shore Limited serves the Boston-New York-Chicago route. The closest stations for these latter two routes are in Syracuse and Rochester to the north, a two+ hour to two and a half hour drive.

Bicycle PA Routes

PennDOT has established a network of cross-state bicycle routes including two Routes G and Y which traverse near Mansfield. The routes use existing public roads and rail-trails and are intended for long distance bicycle touring. For the most part, Route Y is Rt. 6 across northern Pennsylvania and thus travels east- west through Mansfield. Route G extends north-south from along PA Rt. 287 just to the west of Mansfield.

Transportation Issues

The Northern Tier Regional Planning & Development Commission is responsible for regional transportation planning for Tioga County and they are responsible for developing state capital improvement highway projects for the region in conjunction with PennDOT.

Mansfield-Richmond-Covington Revitalization Strategy & Mobility Analysis (2007)

Mansfield Borough, Covington Township, Putnam Township, Richmond Township and in cooperation with Mansfield University and the Northern Tier Regional Planning and Development Commission, undertook a study in 2007 to study transportation, land use and economic development along Business Route 15 from Mansfield to Covington. The study is aimed at guiding the area‟s growth while preserving the area‟s best qualities and making it an even better place to live, work, and play. The following highlights the results of a public survey conducted during the Study:

 Maintain the area‟s quality of life and rural & character. This was the highest- scoring issue, with over two-thirds rating it as a high priority.  Bring jobs to the area and manage sprawl along Business 15. The public rated these two topic areas as high priorities. They were the only two rated as high priorities by more than 50 percent of respondents.

67  Congestion is not a major issue at this time. Nearly half of survey respondents said congestion is a “low priority.” Safety concerns also scored low (65 percent said there were minor to no safety issues), which is atypical for a study of this type.  Maintain a proper balance of development and town/gown issues, coupled with the development of needed recreation and cultural facilities and the preservation of agricultural and open space, all point to the need for a sustainable and planned development pattern.  Address flooding - Although it was not a formal part of the study, flooding from the Tioga River and stormwater run-off were two of the most commonly cited issues. The following highlights a survey of MU Students conducted during the Study:

 Needed transportation improvements o Marked bicycle lanes on the main streets o Bicycle rentals, storage units, and racks o Expanded EMTA “Mountie” bus service o Shelter at the (inter-city) bus stop o Improved student parking  Desired services and attractions o Bicycle rentals o More retail such as book stores, hardware, individual storage sheds, quick copy places, etc. o Entertainment: movie theatres, 24-hour restaurants, ice skating, roller skating, miniature golf, and updated bowling facilities. o Chain restaurants (i.e. Chili‟s, Cracker Barrel, Olive Garden, Applebee‟s, etc.)  Aesthetics o Remove above-ground power lines and improve the area‟s entrances to enhance attractiveness. o A general lack of streetscaping between Wal-Mart and downtown Mansfield was noted as detracting from the area.

The following summarizes specific Recommendations made in the Study:  Address flooding problems in the southern portion of the study area.  Develop a greenway from behind Greco's Market in Mansfield to Covington.  Develop a greenway along the Corey Creek conduit from MU to Greco's.  Re-develop the armory for recreation purposes.  Make streetscape improvements along Business Route 15.  Develop an attractive gateway to Mansfield at the Canoe Camp interchange by adding a welcome sign and making streetscape improvements.  Install overhead lighting at the Canoe Camp interchange to improve safety.  Encourage the school district to reduce cut-thru traffic at Smythe Park by introducing traffic calming measures such as speed bumps and speed tables.  Install pedestrian signal heads at US 6/Business Route15 and at the Wal-Mart intersection.  Improve shoulder maintenance on Business Route 15 for bicycle traffic.  Adopt access management ordinances that consolidate driveways and parking areas along Business Route 15.

68  Address the dog-leg intersection of Business Route 15 and Spencer Road near Wal-Mart.  Extend the of school zone along Business Route 15 for the elementary school.  Examine need for safety treatments at the intersection of US 6 and Lambs Creek Road.  Lower speed limits along US 6 between downtown Mansfield and US 15.  Adjust setbacks, encourage side and rear parking for properties along Business Route 15.  Explore the feasibility of a Transportation Development District (TDD) to leverage private funding for transportation improvement projects in a targeted area.

Parking

During the Planning Charrette in July 2010, a cursory inventory of parking spaces in the Central Business District (CBD) was carried out, partly in response to discussion during several charrette discussion sessions. Overall, nearly 120 on- street parking spaces were identified, all unmetered but a two-hour limit is posted. The on-street spaces are evenly split east and west of Business Route 15/Main Street. Most spaces are along Main Street and are of the pull-in/back-out angle variety.

Location/segment # West of Bus. 15 # East of Bus. 15 N. Main/ Center-Elmira 7 7 N. Main/ North of Wellsboro 17 13 S. Main/ South of Wellsboro 14 17 S. Main/ South of College 6 5_____ Main St Subtotal 44 42 = 86

Wellsboro East of Main NA 17 Wellsboro West of Main 16 NA _ CBD TOTAL 60 59=119

Off-street parking is typically reserved for specific businesses and is fairly scattered. The largest private lot is owned by First Citizens National Bank, with an upper lot with 12 spaces reserved for customers and a lower lot with 63 spaces reserved for employees. During field investigations the latter lot was approximately 33%-40% occupied. There is another lot behind and beside the Borough Building with 26 spaces. Thus, when combined with the on-street spaces there are approximately 220 centrally located parking spaces in the CBD. Another 50-60 spaces are located within nearby Smythe Park behind the Junior/Senior High School or South Main Street businesses.

69 Community Inventories - Community Visual Conditions and Design Analysis

During the preparation of the Pennsylvania Route 6 Tourism Infrastructure Plan (PA Rt. 6 Heritage Corporation; 2008), nineteen (19) Route 6 communities underwent a visitor readiness study that was carried out by the Pennsylvania Downtown Center (PDC) staff, rating and ranking each community in terms of 28 facilities or characteristics especially important to likely tourists, embracing appearance, wayfinding, public space, safety and parking. Mansfield was one of the communities visited by PDC and was found to have 20 of the 28 characteristics or features inventoried, lacking only restrooms, public phones, pedestrian signals, off- street parking, RV/tour bus parking and bicycle racks. In fact, Mansfield was among the communities having the most features or characteristics associated with visitor readiness. Specifically, PDC found:

Appearance:  Sidewalks appear clean and safe  Visible welcome sign  Wayfinding signage outside of town and to tourist destinations

Public Space:  Visible public spaces/grassy patches  Visible benches  No visible public restrooms  No visible public phones  Visible public areas to have a picnic  Visible public areas to walk a dog  Well-maintained sidewalks throughout the business district and the rest of town  Crosswalks marked, but in need of repainting; no pedestrian signals  Reasonable posted speed limit, but heavy traffic  Well-marked bicycle routes, reasonably wide shoulders for a bicycle  No visible bicycle racks  Well-marked street signs  Additional street lighting  Easy to find parking: diagonal metered parking, free for the first 2 hours; some parking lots behind businesses; easily accessible  No visible parking for tour buses or RV‟s; parking may be available on side streets

Visitor Impression: When entering Mansfield from the west on Route 6, the bridge becomes the gateway to town and Mansfield University is the gateway when traveling from the east on Route 6. Visitors are greeted with a welcome sign and attractive tree-lined streets and flowers planted in the tree wells. Trash

70 receptacles are distributed through the business district, but are in need of updating and maintaining. The business district is inviting to travelers, but major streets are fairly wide and difficult for the pedestrian to cross at times. Traffic is heavy but manageable due to the reasonable speed limit. Perhaps one of Mansfield‟s distinguishing characteristics other than being a “college town” is the diagonal parking in the business district on Business Route 15 (Main Street).

Overview

Visual quality and general streetscape conditions vary greatly in Mansfield ranging from pleasant tree-lined residential areas and landscaped/pedestrian-friendly areas in the CBD, to generic appearances in the Business Route 15 highway-commercial business area and segment of the CBD (latter being addressed during planning activities). Sidewalks within the CBD are fairly wide and crosswalks are delineated, even though traffic volumes are heavy. Streetscape along Route 6 itself is less pedestrian-oriented than that along Main Street.

Residential areas are largely confined east of Business Route 15 and along this route as well. Most streets have the “side street” feel, far different that Wellsboro (US Rt. 6) and Main (Business Rt. 15) Streets. MU projects a pleasant setting as well and is probably the most visible local landmark for most traffic entering, leaving or bypassing the community.

There are small green spaces in the community including the small parklet on Route 6 pictured to the left, near the northwest quadrant of the Main Street/Wellsboro Street intersection. Historic Smythe Park pictured below is a large recreational and open space area, not particularly visible from Route 6 but certainly from Business Route 15 adjacent to the CBD.

71 Gateways

Mansfield has historically been a crossroads community, literally and figuratively. Literally since two US Routes intersect here and figuratively since the university and other economic forces (i.e. now perhaps Marcellus Shale development) place the community in a key position. Mansfield is centrally located in relation to nearby nature-tourism resources and attractions, such as Hills Creek State Park and Tioga-Hammond and Cowanesque Lakes. Also, today Mansfield is the destination for residents of a large segment of northcentral Pennsylvania residents shopping at large chain retailers, such as Wal-Mart, Lowes, Tractor Supply and others. This strategic role as a crossroads reinforces the need to consider the quality of gateways to the community. Fairly attractive signage presently greats the visitor, although some signage shows the effects of weatherization and there is an absence of landscaping.

Signage

There are examples of good, acceptable and inappropriate signage among businesses in Mansfield. While signage is an intensely personal matter to most businesses they have a role in the overall visual attractiveness of the business district and the general shopping experience, factors which should temper the “individual” concept. Several key factors should be kept in mind when discussing signage.

 Past studies and theory has shown that on-site signage is the most cost-effective means of advertising, costing as low as $0.06 per thousand readers (and potential customers), when compared to other media;

 Perpendicular signage (i.e. projecting signs over a sidewalk) attract both vehicular and pedestrian traffic, while front wall signage is more difficult to see by both;

 Signage should promote the product or experience offered rather than just the name of the establishment or organization for maximum curb appeal. In other words, signage should answer the question “why stop” and must do it in approximately four seconds to attract motorists. Obviously, pedestrians have a longer time to study signage; and

 Attractive, informative and professionally done signage says something about a business, as does hand written, uninformative, temporary and/or unattractive signage.

72 Some communities have separate signage regulations apart from zoning, while others address them in zoning. There are arguments on both sides, but many communities like the enforcement flexibility offered by a freestanding ordinance, while others like the coordination afforded via addressing signage in zoning. Mansfield Borough and Richmond Township have signage regulations in their respective zoning ordinances. Sign regulations, whether in a zoning or other ordinance, generally addresses the following:

 Type of signage permitted: wall, perpendicular, free standing, awning, window, etc.;  Number of signs permitted and/or maximum square footage of signs;  Location of signs – on buildings, setbacks, etc.; and  Special requirements – flashing, neon, sandwich boards, etc.

The zoning overview below will summarize relevant signage regulations, comments and/or issues; however, it is worth noting that the Borough‟s regulations do not directly deal with “attraction signs” and the Township‟s only peripherally. Attraction signage is critical especially in areas with numerous tourism and attractions such as in most Tioga County communities. Present tourism signage regulations are found in PennDOT Traffic Engineering Manual (Pub. 46; October 2010), Chapter 2 Tourist Oriented Directional Sign (TODS) Policy. Attractions that qualify for TODS that meet other PennDOT operational, distance (5 miles), access, parking and other general requirements include:  Airport  Amusement park  Arena (with a seating capacity of at least 5,000)  Business district (area within a city/borough officially designated as a business district by local officials)  Campground (area reserved for at least 20 tents/ RV‟s with permit from DEP and open at least 6 months/year.  College or university  Commerce Park (at least 25 acres and recognized/signed as a commerce park by local authorities)  Cultural center (a minimum occupancy capacity of 250 people)  Facility, tour location (plant, factory or institution conducting daily or weekly public tours on a regularly scheduled basis year-round)  Fairground  Farmer‟s Market (open at least 2 days per week throughout year or harvest season)  Golf course  Historical site (as recognized by the Pennsylvania Historical and Museum Commission)  Hospital or Institution  Library  Military base  Municipal buildings  Museum  Off-track betting facility (as authorized by Act 1988-127)  Park

73  Religious site (i.e. shrine, grotto, or similar type facility)  Resort (minimum of 75 rooms and recreational/vacation amenities  Roadside farm market (open at least 2 days/ week for year or harvest season)  School  Shopping center (30 or stores with parking facilities)  Ski area  State and National park, recreation area, forest or cemetery (mileage requirement may be extended a reasonable distance)  Transportation terminal (i.e. bus or railroad passenger).  Visitor information (i.e. approved by the Commonwealth and is open at least 6 months each year including 10 hours each day between Memorial Day and Labor day and 8 hours each day during the balance of the open season, with attendant on duty and provide free access to travel literature, rest rooms and drinking water)  Winery (licensed site which produces a maximum of 200,000 gallons of wine per year; maintain a minimum of 3,000 vines or 5 acres of vineyard in Commonwealth; be open for public for tours, tasting and sales a minimum of 1,500 hours per year and provide an educational format for informing visitors)

PennDOT regulations limit TODS to roads having an average daily volume of at least 2,000 vehicles and note that TODS shall not be installed when prohibited by local ordinance. The Mansfield Borough ordinance makes no mention of this signage while the Township has a few requirements related to “directional signs” (Chapter 27, subsection 1135), Consideration of these signs or even a citation to the PennDOT regulations is suggested in future updates of these ordinances.

Zoning

Mansfield Borough consists of ten (10) zoning districts (see map on following page), of which sections of seven (7) abut some part of the Route 6 corridor. The largest stretches include frontage within the B-3 (Highway Business – western side of town), B-2 (Community Business – CBD) and P-1 (Public – MU and Mansfield Jr/Sr High), were this review is confined.

1. B-2 Community Business District:  Overall, the B-2 District conforms to the concept of a pedestrian-friendly downtown, specifically prescribing most specialty retail/service establishments that would be likely to locate with the notable exception of antique, gift and craft shops. Given the fact that these types of stores are located in this District, the lack of a specific prescription does not seem to be an issue, perhaps due to a liberal interpretation of “Variety Stores”, which are specifically permitted but undefined in the Ordinance.  “Hotels/Motels” have the same definition and are also permitted uses even though motels are more commonly associated with direct vehicular access and highway-commercial areas  There is some confusion over “automobile service stations” (permitted use) and “Auto Service stations” (requires Special Exception), with only the former defined.  Setbacks and other dimensional requirements reflect the urbanized higher density character of a pedestrian scale district.

74

2. B-3 Highway Business District:  Overall, the B-3 District conforms to the concept of a highway-oriented commercial area, specifically prescribing most highway-dependent establishments that would be likely to require access and visibility in relation to US Routes 6 and Business 15. The notable exception is a shopping center, which is neither noted as permitted or defined. The Ordinance allows “Large scale development” as a Conditional Use (approval by Borough Council), although the term is undefined.  Dimensional requires are moderate-density in nature, with setbacks and minimum lot requirements that are still more appropriate for compact settlement rather than that associated with a typical lower-density highway commercial district. While this reflects a “borough orientation”, the 25 foot minimum front yard setback may be too narrow to permit a front parking area with appropriate maneuvering room for safe traffic access/egress.

3. P-1 Public Land, Schools:  The P-1 District conforms to current land usage in most cases, encompassing colleges/universities and schools, logical in the local context, but does not directly permit public or private recreation, even though Smythe Park and a part of Corey Creek Golf Club are within this District. While this may be a minor technicality it may be worth revisiting in any updates to keep things tidy in land use terms.  Dimensional requirements appear to be appropriate for most current or likely uses in this District.

4. Signage:  Signage requirements are fairly basic dealing with size, location, types and height of signs.  Projecting signs are permitted in all of the commercial districts.  Free-standing and wall signs are subject to a context in terms of a percent (10%) of wall area for wall signs and relationship between building frontage and sign square footage (1 sf/1foot of frontage) for free-standing signs.  Signage illumination is vaguely covered, apparently allowing internally and externally illuminated signs.  Billboards are prohibited within the Borough.

5. Parking:  Off-street/free parking is required for “… every manufacturing, business, institutional or recreational use,…”, apparently with no waiver for businesses in the B-2 CBD. Some communities with adequate on-street spaces provide this.  Required spaces for retail uses are somewhat stringent, requiring nearly double the spaces typically required for certain uses as in comparably sized communities.

76 6. Adult Entertainment:  Section 504 of the Ordinance incorporates a popular version of regulations adopted by many communities in Pennsylvania.  Relevant definitions, signage and spacing requirements are detailed.  Zoning districts are not identified for regulated establishments, thus they may occur in any district where the spacing requirements are met (i.e. prohibited within 1,000 feet of any other adult entertainment use or within 500 feet of residentially zoned district, church, school, playground or public building.

The Richmond Township Zoning Ordinance divides the township into three (3) districts, A-R (Agricultural Residential), C-1 (Commercial) and I-1 (Industrial). Most of the Township not identified as in C-1 or I-1 Districts is in A-R District, which essentially allows single-family homes, agricultural uses and certain public uses. The Ordinance designates C-1 uses in rather linear swaths along a number of major roadways including US Route 6. The I-1 District includes pockets of land essentially south of the Borough. Since 500 feet on either side of US Route 6 is within the C-1 District, the review is confined to this District.

 Uses: The District permits most types of commercial uses, including retail, vehicle service, office and services.  Dimensional Requirements: Dimensional requirements appear to favor encourage moderate density development requiring a minimum of 100- foot wide lots but a minimum lot size 1 acre, a 50-foot front and a 10-foot side setback.  Signage: Various types (i.e. free-standing, wall, projecting, roof, illuminated, etc.) of signs are permitted, with a limitation of four (4) signs per premises, 25 feet in height and a maximum surface area of 288 square feet per face for freestanding and wall signs, with larger freestanding signs reviewable as a Special Exception. Directional (attraction) signage is permitted along “major roadways” pending review by the Township Planning Commission, subject to a ten (10) square foot maximum per sign face.  Parking Requirements: Required spaces are moderately stringent, generally requiring fewer spaces per square foot for retail uses than in the Borough.  Adult Entertainment: Although undefined, adult entertainment establishments are permitted in the I-1 District.

77 SYNTHESIS OF INFORMATION

Information from various sources was gathered and reviewed, summaries of which appear in the inventories. The interpretation, application and use of this information is critical in this localized heritage tourism planning effort. This phase starts with a review at public comments at various Community Workshops and a planning charrette, then proceeds to the determination of issues and opportunities.

First Workshop – The “Wish List”

Representatives from the community actively participated in a workshop designed to solicit ideas on how to improve the community as tourist destination. The Workshop was held on June 7, 2010 focused on both activities and resources available for residents and visitors presently and the types of attractions, improvements and events that would enhance the area as a tourist destination. The existing attractions and things valued about the Study Area were reviewed earlier in this report while the following represents a summary of popular destination needs that represent actual votes by attendees that address the question “What is needed to make Mansfield a more attractive destination?”

A total of fourteen (14) persons signed attendance sheet. As a part of the discussion highlighting “wish list” items that followed group deliberations. Attendees “voted” on the items that are aggregated by general category followed by the number of “votes” each received.

Popular Activities  Heritage/Energy Education/Cultural Center – 12  Mill Cove Project completion/utilization – 10  Travel Show – 6 (January)  Garden Show/Educational Extension added to Growers Market – 6 (May)  Mill Cove YHEC Expansion – 5 (July)  Arts & Crafts Fair – 3 (Oct)  Mountain Bike, Hiking and Motorcycle Show – 3 th  July 4 Expansion – 2  Closer Town/MU coordination on Alumni Weekend - 2

Popular dining  Applebee's/Sports-bar type – 4  Deli – 4  Donut Shop – 2

Popular Retail  Book store w/ MU connection – 4  Grocery Store - 3

78 Second Workshop and Planning Charrette

A second set of Community Workshops was held in conjunction with a three-day planning charrette during July 27th – 29th 2010 for the purpose of reviewing the planning process and findings to date, interactive field work, key person/focus group meetings and receive local input on preliminary recommendations. A total of 47 people participated in the Charrette. The following summarizes each of these sessions.

Stakeholders Group Review 7/27/10 Attendees: 8 Presentation: Overview of mapping and six overall localized themes

Discussion: Review of significant happenings around Mansfield  There is plenty to do/eat outside in the summer  Micro-Brewery locating on North Main Street in very near future  Perception that relocation or burying of electric lines on Main Street is needed o Many businesses have electric service via rear o Lines are major transmission type  The “after 5:00 issue” o Proposed theatre/community center will help fill this gap . A heritage center can be part of this complex . Reuse or move the Ross House rather than demolition o An outdoor amphitheatre is needed for community events/concerts o North Hall is a good gallery perhaps a draw for MU alumni o Ross House requires a reuse in keeping with theatre project and MU “student-oriented” goals o Perceived parking problem solution for events should consider “after hours” use of bank, health center and other private off-street lots . Non-locals may have some problems with the pull-in/pull-out angle parking on Main Street  The building next to the bicycle shop is reportedly the oldest brick building in Tioga County  Public transportation is perceived as being underutilized o Can relieve parking pressures during special events  Identification of several downtown issues – business hours, lack of trees, facades and streetscape  Mansfield is known as a “college town” but the year-round residents are characterized more as being “county fair people”; thus, needs of locals cannot be forgotten in the WorkPlan  Coles Pharmacy is rumored to be on the market; next use may not be a pharmacy  A “family” restaurant (i.e. Farmer in the Dell) is seen as being needed, if not in town then near the Rt. 15/6 interchange area

79 Public Session #1 7/27/10 Attendees: 10 Presentation: Rt. 6 and HCP Overview; Tourism Primer, “Uniqueness” description and localization, Connection of resources, physical & non-physical elements under consideration and potential markets

Linking heritage and stories yields the following central concepts:  Natural Opportunities and especially Outdoor Enthusiasts Paradise resources are in evidence o Tioga-Hammond and Cowanesque Lakes/Recreation Areas o Three State Parks in the region o Local recreation at Smythe Park o Proposed Mill Cove Environmental Area o Agricultural production areas and County fairgrounds o Energy production – gas and wind (presently) and coal (historic)  Mansfield University o Closely tied with community/local heritage o Reflecting Visionaries, Achievers and Social Entrepreneurs  Mansfield community as a classic “crossroads” commercially serving a large region

 Public Input:  Answer to rhetorical question – why visit Mansfield?  Unique architecture of houses reflecting New England settlers  Underground Railroad resources  Corning and Blossburg Railroad is one of the oldest in the country, dating from 1840‟s  Mansfield s been and is a “convenient stop”  MU noted as a “draw” but somewhat disconnected with the larger community o Perceived recruiting issues (i.e. not as many NE PA residents) o Historic town/gown issues o Theatre/Community Center is a good connection o 1890‟s Weekend is a successful example of community/MU cooperation . Noted as jointly developed between Borough & MU . However, MU Homecoming may be too close (2 weeks apart) to 1890‟s Weekend; may affect both  Downtown resurgence noted especially north of traffic light (N. Main) o Additional specialty retail needed for a better mix o Retail space shortage in downtown forces development to south and near 15/6 Interchange o Mansfield can become a better “college town” with things like a bookstores, later meals, movies (future theatre) and evening store hours o Family-friendly attractions should be part of the mix

80  Visual Quality “curb appeal” issues noted, including gateways (faded signs), facades and general property maintenance  Specialty tourism events are needed such as more YHEC-type events, a travel show and venue for local musicians  Perception that not all residents accept the idea of tourism  A Storytelling Festival at MU had some notable success o Input noted that MU theatre professor retired o Post-Charrette research yielded a Northern Appalachian Storytelling Festival had its 20th and final rum at MU in 2000  Community Bulletin Board may be needed o Chamber website has tab on major events with descriptive information, schedules, etc. and lists events on a monthly Chamber Calendar (i.e. meetings, bingo, major school calendar events, etc.); NOTE: The Community/MU Calendar was blank when checked in 8/10 o Bulletin Board may attract the many drive-by/drive-through visitors

Government/Heritage Focus Group 7/28/10 Attendees: 7

Discussion:  Considerable discussion on energy impacts on tourism o Gas drilling is expected to be active for decades; truck traffic, congestion and drilling may affect attractiveness, travel, accommodations, etc. o Wind energy facilities may encourage some tourism o Wind/gas as potential tourism resources o New gas wealth is hoped to encourage donations, bequests and other gifts to the community  MU heritage in the community, from Seminary, through Normal School, through MSTC, through MSC to MU o Draw for students, parents and alumni  Tax base issues for borough due to high percentage of tax exempts  Revitalization concepts include: o Theatre/Community Center o Energy Heritage Center; perhaps with MU . wood and coal in early years . early rural electric area (PHMC Marker on North Main) . gas and wind area now o Streetscape enhancements (presently on “back-burner”; past planning noted) o Dealing with the lack of developable commercial land in/near downtown  I-99 Commerce Park may help tax base issue  Parking issues noted o New regulations may be required but there are enforcement constraints (NOTE: No mention of parking meters)

81 o Addressing employees using best on-street spaces o Creative dual use of private and MU lots for certain non-conflicting events  Things needed – a family restaurant, a delicatessen and a book store

Youth Focus Group 7/28/10 Attendees: 5

Recreational needs noted:  A “lifelong sporting” environment for the community o Tennis Courts (none presently) o Additional soccer fields o Trail extension to Covington and better directional signage/marketing for existing trail o Mountain biking enhancements noted to include a bike shop, a bike club and better mapping/promotions/marketing of area o Snowmobile trails – better mapping/promotions/marketing o Fitness Center . MU allows use of facilities for a fee . Zoomba . YMCA will help fill gap in indoor facilities o Skate Park o Family fun nights o Recreational reuse for former Greco‟s Market  MU as a community resource o Planetarium is available for appropriate activities o Faculty in varied specialized disciplines  Smythe Park enhancements: o Bandstand/Bandshell o Additional shows – car show, such as “tin can tour” types o Better directional signage and promotions o Develop a community entertainment series (NOTE: Comments on movies and other entertainment may compete with proposed theatre)  Demand for additional accommodations  Marketing - Sentiment noted that there may be a lot of good things going on but the word doesn‟t get out  Food and related needs o Under-21 food – coffee shop/chess – non-drinking hangout o Bakery o Hot-Dog and “portable” food

82 Business Group 7/28/10 Attendees: 3

Concepts and Reaction Ideas growing out of discussions:  Specialty retail opportunities o Book store o Music store o Delicatessen o Donut Shop/Bakery o Teacher‟s services/goods o Clothing store o Locally manufactured goods store  . . .”critical mass” issues understood  Mansfield is a regional chain shopping hub for tri-county area – Tractor Supply, Wal-Mart and Lowes; regional shoppers need to be targeted for downtown shopping/dining/entertainment  Parking issues vary with time of day; less pronounced for after-5:00 businesses  Store hours are irregular  “Mountie Dollars” are usable for non-alcoholic beverages and food  Post-5:00 offerings have been improving o Turning lane project proposed to resolve turning movement conflicts but will remove several parking places  Limited commercial space downtown; reexamine zoning allowing more mixed uses on Main Street  I-99 Commerce Park can sustain mixed uses o Highway commercial, chain-type family restaurant and additional accommodations seem likely o Some form of residential also possible o Positive tax base impacts on borough  . . . linking with downtown via sidewalk/lighting noted as a possibility  Planned Sheetz development is expected to trigger other development along corridor  Richmond Township generally allows a 500-foot commercial zone along major highways o Water system improvements noted as being required if development extends into Richmond Township  Events – Antique Fest would be a fit; tied in with 1890‟s weekend perhaps o Coordinate with auctioneers  Turning lanes o Town needs a restaurant/dining experience on the River o Access between River/Riverside Park and town a problem

83 Stakeholder Group Session 7/29/10 Attendees: 4

Recommendations  Heritage – proving to be a challenge of sorts o Outdoors activities have been, are and are expected to continue to be a strength . Lakes and Parks . Mill Cove project o Energy heritage – early wood/coal/rural electric to present-day Marcellus Shale gas and wind power o MU/Town intertwined . Education . Night Football o . . . Discovery Center telling the above stories  Recreation o Trail segment connecting existing trail with MU and Covington o YMCA project will fill a number of indoor recreational gaps o Consideration of a bandstand/Bandshell in Smythe Park  Activities o Development of an Antique Fest (Smythe) o Coordination of 1890‟s and Homecoming into one large event  Maintain a downtown “crossroads” focus o After-hours (post-5:00) activities and store openings o Engaging and keeping people busy o Traffic safety and traffic calming o Specialty retail – books/music/deli/dining o Maintain and expand community/MU partnership o Theatre/Community Center . Post-5:00 entertainment/activities . Energy Heritage Interpretation/Education . Visitors Center in partnership with MU and Tioga County Visitors Bureau o Commercial expansion options . Expansion – North & South Main Street . Build-up/Redevelop in town . Reuse of Greco‟s Market o Streetscape enhancements . Lighting/sidewalks/electric transmission line relocation . Gateway enhancements  Regional Marketing o Target shoppers who come to Mansfield‟s chain/big-box retailers o Route 6//287/15 Loop – Lakes and Outdoors

84 Public Session #2 7/2910

Attendees: 10 Brief recap of charrette process and its role was carried out. Discussion then focused on recommendations noted above, especially as they may have changed or become refocused during the charrette.

 One commenter noted that we do not adequately emphasize the agricultural heritage. (NOTE: Conceptual mapping does show agricultural areas)  One commenter felt that the focus on downtown was antiquated. It was pointed out to him that (1) a focus on downtowns is intrinsic in the Heritage Communities Program, and (2) entertainment/dining/retailing in a pedestrian oriented business district is THE tourist attraction worldwide.  Potential negative impacts of gas drilling were discussed including o The need for a bypass o Truck rerouting signage (only benefits Business Rt. 15 south of Rt. 6 given traffic patterns) o Turning lanes as planned at the intersection of Main/Wellsboro Streets (Rts. 6/Bus 15)  Approaching gas industry as tourism opportunity o Visual/Interactive opportunities such as organizing tours o Will likely trigger additional accommodations development and critical mass for conference/convention center o Additional regional shopping opportunities o was a public comment that the Right-in/Right-out concept for Riverside Park access is good but would require an at-grade railroad crossing. This may create an issue for the Railroad based on the past experience with the at-grade crossing on the trail near the West Street Tunnel, which he Reading and Northern apparently fought.

Recommendations noted in Stakeholders group were unchanged.

A total of 47 people participated in the Charrette

85 Third Workshop – Context, Recommendations and Feedback A total of 8 attendees actively participated in a final workshop designed to provide a background and context for the planning efforts and to present a recommendations overview. The Workshop was held in the Mansfield Borough Office - Council Chambers on May 23, 2011

A summary/recap PowerPoint Presentation provided the following information:  Heritage Communities Background  Tourism – Factoids & Overview  Theme Overview  Business Survey Overview  Recommendations  Comments/Input  Future Steps

A summary of public comments is as follows:  Parking issue – not extreme  New signature events  Potter County website promoted – signage planning on-going  Bicycle issues w/Rt 6 east  Geocaching tie-in with Loop Tour area  Retail development/redevelopment  Multi-phased Theatre/Entertainment Complex

86 Issues and Opportunities Statement Overview

The matrix below summarizes discussion items encountered during the Heritage Communities planning process. Based on the inventories, the review of input, the discussions involving the Stakeholders, a succinct statement of issues (i.e. challenges) and opportunities (i.e. strengths to build on) is difficult to do and subject to being general. Nonetheless, the following summarizes these: Issues Opportunities

No central location for visitor welcoming Strategic transportation location - A and heritage interpretation commercial “crossroads” – literally & figuratively Some disconnect between full-time & Mansfield as a social crossroads with part-time residents and long-term & new some sense of diversity residents Gaps – retail, entertainment, events & Long heritage in education, commerce, after-5:00 agriculture & recreation Traffic safety, circulation & wayfinding Numerous regional tourism, trails & issues recreational destinations Coordination and interrelationship among Mansfield as a hospitality center – better resources & events connections, guidance and contact with numerous area resources Some feeling that University may be less Wide recognition of community due to community-oriented than a generation Mansfield University ago Much recent retail development has Varied commercial base including occurred south of the Borough, reinforcing convenience goods, specialty retail and the limited amount of centrally located “big-box” retail retail space Marcellus Shale impacts – truck traffic Marcellus Shale impacts – employment, disrupts pedestrian scale of CBD and royalty payments to landowners and drilling creates visual quality issues in spendable income countryside Post -5:00 PM activities/opportunities Completed YMCA project and proposed have been improving in recent years but Theatre Project fill a number of indoor there still are gaps that affect community recreational/entertainment gaps become a better destination Limited access US Route 15 has made it Mansfield is in a key location on the Future easy for regional traffic to bypass I-99 Corridor that will ultimately connect Mansfield the Twin Tiers with improved access with I-86, I-80, I-76 and other regional highways Traffic/truck congestion in downtown Mansfield has a fairly intact traditional discourages the casual stop-over visitor pedestrian-oriented downtown

87 Synthesis

The elements of a local heritage effort are premised on an approach that provides understandable and interesting linkages with the community‟s rich social, cultural and economic past and the present, embracing such disparate elements as a cross-roads commercial and hospitality center with a long connection with education, agriculture and nature tourism opportunities. This requires:

 In-town development and redevelopment that meets the needs for entertainment and additional retail choice in a pedestrian-friendly downtown, compatible with the natural resource, cultural heritage, academic and recreational assets of the community;

 Physical improvements to streetscape is recognized as critical and in fact a streetscape project began during the Heritage Communities Program planning, with continued gateway and visual quality enhancements that greet the traveler. Longer-term enhancements should consider benches, bike racks, period lighting and above-ground utility relocation;

 Connectivity among existing State, Federal, local and private environmental/outdoors resources including improved linkages with the varied outdoor resources including three State Parks, sporting areas, Tioga-Hammond and Cowanesque Lakes and associated recreation areas, the Hiking and Biking Trail and Smythe Park;

 Enhanced appreciation of the agriculture heritage of the area via interpretive opportunities, the loop tour and closer identification with the various agri-tourism resources;

 Non-physical improvements to the downtowns including later and common hours, better utilization of on- and off-street parking, traffic calming and maintenance of visual quality;

 Focus on tourism resources that reinforce the natural resource and arts strengths of the area, including the development and utilization of the Mill Cove Environmental Area and hosting of travel, garden and arts and crafts shows

 Development of a localized marketing and promotion effort, keyed to a coordinated and coherent message, linking Mansfield, Tioga County and the larger region; and

 Interpretation of the past at a visitor‟s center that interprets the community‟s educational, agricultural, energy and cultural heritage, and wayfinding guidance to visitors.

88 IMPLEMENTATION

The planning process has identified a number of localized implementation measures aimed to enhancing the Mansfield Area as a better tourism destination and as a community. It is often easy to overlook the latter, but one major goal of heritage-tourism is to stabilize and enhance the community’s economy.

Heritage Route 6 Economic Impacts

Heritage PA sponsored a study of the economic impact of State Heritage Areas (SHA) in Pennsylvania. The study analyzed the economic impact of heritage areas and in Pennsylvania six SHA’s including PA Route 6 participated. Surveys were conducted at several sites in August through October 2008. Survey data was paired with visitation statistics for specific sites within each heritage area and fed into an economic impact model developed by the National Park Service called Money Generation Model (MGM2). The results released in 2010 revealed that visitors to participating SHA’s in Pennsylvania spent a total of $300.9 million in 2008, generating an estimated $255.8 million in direct sales, which supported over $95 million in salary and wages for Pennsylvania residents. Approximately 56% of the spending ($168 million) was generated by overnight visitors staying in hotels, motels, B&B’s, inns and other lodging, 29% ($88 million) by those either staying with friends/family or in campgrounds and 15% ($45 million) by out-of- town day visitors.

According to the Route 6 SHA portion, released by the PA Route 6 Alliance, Route 6 attracts 3.5 million travelers a year, who spend approximately $91.1 million dollars, supporting over 2,000 jobs. The study also revealed the following:  55% of the visitors to Route 6 were first-time visitors to the SHA;  Over 67% of the 407 respondents, or 274 persons, were staying overnight with the following major characteristics: o 118 (43.1%) in hotels, motels, bed & breakfasts or inns o 95 (34.7%) in campgrounds o 40 (14.6%) with family/friends in area o 21 (7.7%) staying overnight outside the area.  The average stay along Route 6 was 2.9 nights.  The typical Route 6 travel party is one to four adults traveling without children, in fact 84% of the travel parties are without children under 18 years of age.  Approximately 32% of the visitors reside in a different state, 17% reside in a county within the Route 6 SHA and 51% in a county outside of the SHA.  The average number of facilities or attractions visited along Route 6 is 2.8.

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Tourism and Economics

A recognized source for economic/tourism thought and strategies is The 25 Immutable Rules of Successful Tourism (Roger A. Brooks and Maury Forman; Kendall/Hunt Publishing Co., 2003), which coincides very well with the Pennsylvania Route 6 Heritage Communities Program. This referenced work begins with a simple statement that earning money in a given town and spending it elsewhere is ―leakage‖. Tourism as a part of an economic development strategy that seeks to avoid leakage, since it should accomplish the following:

 Diversifies local economy helping avoid over dependence on a few businesses;  Creates multipliers on all local businesses;  Brings in ―new money‖ to the community;  Helps tax base that in turn pays for community services and facilities;  Creates jobs and opportunities at the entry level;  Promotes business development especially when a visitor becomes an investor or future business person; and  Enhances community aesthetics.

Successful tourism is premised on getting visitors to stop and keep them in town longer, especially overnight. ―Visitors‖ may include tourist and business travelers. A few ―rules of thumb‖ help understand the tourist-visitor a little better:

 State estimates suggest that 44% of all visitors stay with relatives, thus a large part of tourism occurs literally at the ―kitchen table‖ (earlier Rt. 6 SHA data suggest this percentage is much lower within the SHA);

 The visitor experience is shaped by destinations or ―lures‖ that in turn create a potential visitor market for attractions or ―diversions‖ (i.e. those amenities that may depend on the lure);

 There are a number of shifts occurring in the tourism industry due in large part to the maturization of the ―baby boomer‖ generation: o the prime season is expanding from the June-August period to a longer April – October period (something already recognized in Mansfield); o ―boomers‖ generally do not prefer motor coach/packaged tours but prefer to be in greater control; and o High gasoline prices notwithstanding, the RV industry appears to be healthy (RV’s are premised on ―control‖ not necessarily costs)

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 Visitors spend only a portion of their time at ―typical‖ tourist lures: o nationally, people spend 20-40 minutes in a museum o the typical lure captures people for no more than 4-6 hours per day, leaving 8-10 hours for other attractions and diversions, and 80% of tourist spending occurs at these attractions and diversions o the ―scenic vista‖ experience usually lasts no more than 15 minutes

Brooks and Forman often cite the ―4-Times Rule‖ in their discussion on tourism, in that travelers subconsciously must be kept busy at a destination for a period 4 times the travel time to get there. Simply stated, one would probably not travel to Europe or Hawaii for a weekend stay, due to the travel time involved. To localize this to Mansfield, driving time suggests that a visitor from nearby Williamsport could justify a trip to Mansfield with approximately 3.5 hours of activities; while the visitor from the State College area would require 8 hours of activities and a visitor from Philadelphia would need 16 hours of activities (and lodging).

Obviously, experiences from an area larger than the Mansfield area (i.e., the twin-tiers) can be ―bundled‖ into the visitor experiences. Finally, this latter bundling issue is reflected in the fact that people generally travel for experiences and not geography. An edited summary of their following 25 rules help assure success and are critical in the Route 6 tourism effort (with local relevant notations in parenthesis): o A good plan that takes into account local resources and likely visitors who may be attracted by various features, such as natural resources [i.e. forests, recreation, etc.], cultural resources [i.e. history, ethnic heritage, etc.], human resources [i.e. performing arts, crafts, etc.] and capital resources [transportation, hotels, etc.]. (These are the foundation of this Heritage Community Planning effort.)

 Partnerships among visitor, development, business and other organizations, representing the private and public sectors, much like the Mansfield Stakeholders Group;

 Billboards and signage that ―tease‖ and tempt or give a reason for visitors to stop, avoiding overused words and phrases [i.e. gateway, something for everyone, etc.]. Signage should use the right words, be brief, have a simple design and be maintained. (Mansfield’s gateway signs are good examples of decent signage.)

 Adequate, clean and conveniently located comfort facilities that may include a visitor information kiosk. On the commercial side, national chains have found that restrooms actually attract customers, with approximately one-half of those purchasing something there doing it out of convenience and the other half out of guilt. In short, since everybody ―has to go‖ why not take advantage of it as business decision?

 Take community design into account especially at entranceways focused on places that will make the best first impressions, keeping signage uncluttered and professionally done. (Again, Mansfield’s gateway signs are good examples of an appropriate welcoming linked to the community’s academic heritage).

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 As a corollary, communities need adequate and user-friendly wayfinding signage. (Some examples in Mansfield for major attractions only.)

 Consider perpendicular signage with appropriate sized letter fonts for ease of reading by drivers and pedestrians, advertising the type of store not just the name that may be unfamiliar and meaningless for visitors. (Permitted with numerous examples locally.)

 Address parking issues with special ―forgiveness‖ for parkers/shoppers, providing facilities with signage for RV parking and other local incentives. (Enforcement has been noted as an issue in Mansfield, as well as competition for conveniently located on-street spaces and use of on-street spaces by employees.) By the way, studies show that most visitors need up to 4 hours of parking at a given location.

 Make the ―frontline‖ employees such as retail clerks, waiters/waitresses, etc. part of the sales and attraction effort. This requires hospitality training, ―adoption‖ of resources [―while you’re in town you need to see ….], cross-promotions or other local efforts.

 Visitor information availability 24-hours a day, 7 days a week, with informational kiosks augmenting staffed visitor centers, all of which should be conveniently located and well maintained. (Presently not available in Mansfield but recommended).

 Create a conveniently located cluster of visitor oriented retail shopping opportunities that in turn attract a critical mass of shoppers that benefit the clustered businesses. (Presently there are some but much retail is not clustered and more oriented to the convenience shopper ―just passing by‖ or the regional resident shopping at national chain stores).

 Creatively convert any negative characteristics into positives, [i.e. pointing out parking and walking to avoid periodic congestion].

 Develop a unique idea or concept that sets the community apart and becomes intrinsic in its theme (This is a basic component of the Heritage Communities Program). This may be one of the most critical and difficult elements, since many communities can claim to be a friendly small town that is close to outdoor recreation.

 Gather third-party endorsements that reinforce the local pitch to visitors. This can be as simple as welcoming comments at visitor’s register at a Visitor’s Center.

 Pursue business attraction and retention that complements the local tourism resources and helps attract visitors and keep them longer. Simply stated, focus on businesses that fit in with community image, goals and context and avoid those that may disrupt the setting or context.

 The most successful museums and the ones most remembered tell stories and give a context and do not merely show artifacts (There is no museum locally presently).

 Keep people interested and occupied so that they are busy four times longer than it took them to get there as noted earlier, so that they can say that ―… it was worth the

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drive‖. This requires an understanding of the potential visitor market, the concept of bundling and the relationship between accommodations and other hospitality resources. (Mansfield is relatively isolated from major population centers).

 Understand the importance of ―product development‖ not just marketing in terms of the local economic impacts of tourism. This may require a community to address certain issues such as attractions, business development, visual quality and the development of other diversions. Visitors need ―something to do‖, especially after 5:00.

 Promote activities not just the place, perhaps in an ―activities guide‖ where the experience is addressed. This can be on the State tourism website, local websites, niche markets, etc. (Tioga County Visitors Bureau [TCVB] website visually focuses on the PA Grand Canyon, Pine Creek Rail Trail and the Lakes, and also identifies and maps attractions and restaurants, lists events and a number of outdoor attractions).

 Promote the community in terms of what is that sets it apart or is unique. Again, the uniqueness sells the community. When one hears of Salem, MA or Williamsburg, VA one has an image. While these communities may be the extreme, they do illustrate the need to have a recognizable theme or perception.

 Photographs should show the activities not just the resources or attractions. Again, sell the experience and not the location. (TCVB website does this very well).

 Promotional items should create a positive image and provide a simple way to respond or call for more information.

 Carry out a public relations effort in various types of media, since it is usually more effective than advertising alone.

 Use the Internet to attract visitors with a quality and user-friendly website [i.e. coordinated and recognizes the value of search engine optimization]; and

 Advertising should be frequent and consistent. (Part of recommendations)

Taken together the above reinforce two critical components of any local heritage community effort, simply stated what is unique about the Mansfield area and how does the community setting (i.e. visual quality, retailing, attractions, diversions, etc.) interface with the area as a destination.

Tourism Factoids

The following factors have been identified by Destination Development International and premise this Heritage Community planning effort:  #1 tourism activity worldwide – shopping, dining and entertainment in pedestrian- friendly setting having a critical mass of food, specialty retail and stores open after 6:00 (when 70% of spending occurs)  Tourists are active 14 hrs/day – 6 hours in the primary activity that brought them to a place and 8 hours in secondary/diversionary activities

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 Secondary or diversionary activities account for 80% of visitor spending  Curb appeal accounts for 70% of most recreation and accommodations and food services sales  Overnight visitors spend three times more per day than day-trippers

Building on the above the keys for success include getting visitors and passersby to stop and create and maintain ways to keep them here longer. In other words, the community needs to enhance its role as an overnight destination. Thus, the WorkPlan should:  Develop, revitalize and maintain – things to do and keeping people busy  Inform and direct – personal contact not just signs, websites and brochures  Become a destination - Sell the experience not just the place  A good first impression – aesthetics and community design

Implementation Matrix

The various recommendations are interrelated and all oriented towards addressing and reinforcing those two critical elements underlying this planning effort, namely focusing on unique qualities and enhancing the community setting. The matrix on pages 102-105 describes and relates the recommendations, and places them into a suggested implementation timeframe.

Central to the implementation is a local responsible and coordinating party assuming the role initiated by the Mansfield Stakeholders Group that spearheaded the process. Pragmatics should rule here, in that as is the case with smaller communities, there are only so many people to go around. At the same time there are several organizations in Mansfield that play critical civic roles and carry out important betterment projects. A local decision, and a critical one at that, is if this role is to be by a separate individual body or a part of another.

The implementation process is complex and interrelated, and depends on applying for and receiving a certain amount of public and private funding. The final plan will be placed before a State Oversight Committee in an effort to see that this occurs. Central themes are carried forward as an attempt to reinforce Mansfield in relation to Route 6 and other regional themes.

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Administrative - Framework/Institutional Issues

A central recommendation critical for follow-up and implementation of the Heritage Communities Program concept is the institutionalization of a steering committee or task force that will be the central focal point for localized tourism activities recommended in this Plan. This group can bring together various elements of a small but diverse community, and in bringing together a potential funding mechanism. The steering committee or task force is recommended to meet the following:  It should be representative and focused, embracing the community, area tourism resources and focused on furthering the recommendations of this Plan;  It may include various existing groups and committees;  It may also include County and regional planning and development agencies; and  It should be officially sanctioned by municipal governing body as in charge of Plan implementation.

The steering committee or task force is seen as a facilitator and coordinator focused on the implementation of WorkPlan recommendations. The steering committee or task force essentially ―keeps things moving‖, carries out activities and monitors the community agenda and encourages actions. In either case, the steering committee or task force also has annual reporting responsibilities to the Pennsylvania Route 6 Alliance, so that the Alliance is kept abreast of progress towards carrying out the WorkPlan.

Administrative – Regulatory Issues

The Pennsylvania Municipalities Planning Code (MPC) is the framework for local- level land use and land development plans and ordinances within the Commonwealth, and clearly recognizes municipal governments as the land use/land development regulator. Simply stated, MPC allows communities to exert as much or as little of a regulatory framework, within some rather general guidelines. Both Mansfield Borough and Richmond Township have enacted and enforce individual land use regulations. Pages 74-77 of this WorkPlan review present zoning and land use regulations, as well as comments on these regulations especially as they relate to recognized and localized Route 6 heritage resources in relation to Route 6 themes. The steering committee/task force or other variation of a Heritage Community Program implementation vehicle, while having no formal role in such regulations, may serve as a point of coordination and advocacy with Mansfield Borough, and Richmond Township in a coordinated approach to revisit and revise land use, land development and signage regulations in the interest of tourism considerations. There are a number of specific recommendations in relation to the local regulatory framework:

Consistency in requirements along Route 6: As the review of ordinances noted, existing zoning allows a number of types of land uses along the Route 6 corridor, varying dimensional requirements within the Districts and an assortment of review and approval procedures. While each municipality no doubt enforces

95 regulations it feels is in its best interest and reflecting the difference between borough and township development, there may be little in the way of a regional perspective. There are ways to inject this into the process.  MPC affords the option for Joint Municipal Zoning by two or more municipalities, and includes procedures and requirements if this option is followed. MPC also allows for joint administration and enforcement. The Mansfield-Richmond-Covington Revitalization Strategy and Mobility Analysis (2007) recommended multi-municipal planning but did not specifically mention zoning.  Short of outright joint zoning, municipalities may craft individual ordinances that have commonalities with those in adjacent communities, and further regional planning, land use, development and design goals. It may be ―selfish‖ but this is seen as beneficial for the concept of a consistent and compatible Route 6 corridor as a destination and as a contributor to the regional economic base.

Consideration of design standards and/or guidance in land use and other local regulations: Simply stated, design standards are defined procedures, dimensions, materials, or other components that directly affect the design of a facility. In essence in land development they deal with layout and appearance. The existing local developmental regulations tend to outline specific design standards in terms of landscaping and buffering requirements or general appearance, certainly prudent considerations in defining and retaining the community’s sense of place. There are other forms of design standards that may be incorporated into local zoning ordinances. For example, new development on vacant land or in-fill development in the Borough or between developed parcels may be guided by architectural design standard illustrations, as conceptually depicted above, in an attempt encourage buildings to relate in scale and design features to other surrounding buildings, showing respect for local context.

A number of communities provide guidance on the other design considerations, such as the City of Sparks, Nevada, which outlines guidance on everything from building site layout to light standards as depicted on the following page.

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 Alternative Highway Commercial Layout – 15% of total building frontage at/near front setback line, reinforcing streetscape and screening parking.

 Parking and circulation standards that illustrate written requirements, depicting a hierarchy for driveways, landscaping and other site planning considerations,

 Illustration of design and site amenities for entry driveways.

 Alternative methods of achieving the screening of parking areas via perimeter buffering

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 Addressing the often overlooked concept of screening utility and mechanical equipment.

Such standards are in fact written in narrative form with the graphic depictions as a means of providing examples that transcend some of the more subjective design statements found in numerous local ordinances.

Other Regulatory Considerations: A review of the existing regulatory framework as it affects the tourism orientation of this WorkPlan is as follows:

 Attraction Signage Consistency: There is no real consistency in signing for attractions between the two municipal ordinances reviewed. The Mansfield Borough ordinance makes no mention of this signage while the Township has a few requirements related to ―directional signs‖ (Chapter 27, subsection 1135), Consideration of these signs or even a citation to the PennDOT regulations is suggested in future updates of these ordinances. This is an area where a regional approach may benefit the communities and the attractions that help define the region, in the form of common language, requirements, etc.

 Borough Dimensional Requirements: Within Mansfield Borough, dimensional requirements (i.e. setbacks, lot sizes, lot widths, etc.) essentially reflect what may be expected in an older and earlier-developed borough with an urban core, but may not relate them to certain contextual factors such as adjacent setbacks, massing, etc. This is critical for in-fill development (between two or more existing structures) and in physically expanding buildings. Specifically, the Borough may want to consider the following when revising its zoning regulations: o Consider the potential for a ―floating‖ front setback for new construction (i.e. buildings, additions, etc.) in the Commercial Districts whereby the existing front setback may be set by adjoining existing buildings or average setback of the block (i.e. helps preserve historic appearance) o Consideration of a maximum setback especially in the B-2 District to avoid the break-up of urban design with parking areas and out of character large front open space.

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 Borough Business Districts: There are several areas where some attention is encouraged, specifically: o Consider adding certain types of specialty retail as specified permitted uses, in the B-2 District such as antique, book and gift shops. o Consider differentiating motels and hotels by definition permitting hotels in the B-2 and motels in the B-3 Districts, with some suggested definitions as follows: . Hotel: A multi-level commercial establishment offering transient lodging accommodations on a daily rate to the general public and often having restaurants, meeting rooms and stores that are available to the general public. . Motel: A roadside building or group of detached or connected buildings designed or used primarily for providing sleeping accommodations for automobile and truck travelers and having a parking space adjacent to a sleeping room. o Consider adding and defining shopping centers as a permitted use in the B-3 District. o Consider a wider/deeper front setback in the B-3 District (presently 25 feet) that would foster the development of frontal parking in a manner that provides for adequate maneuvering room (i.e. 35-50 feet) for safe traffic access/egress without backing into roadway. o Consider permitting only externally illuminated signs in the B-2 District as a means of reinforcing the pedestrian and historic scale of the District, confining internally lit and changeable electronic variable message (digital) signs to the B-3 District, more in keeping with the highway commercial character.

 Township Commercial District: By its very nature the C-1 District encourages linear development, which may seem to be appropriate for the township but may actually create long term access, safety and development issues. As constituted, this District (1) encourages sprawl, (2) will result in many driveways in a relatively short distance and result in traffic safety and circulation issues, (3) will result in high sewer and water system costs if/when extensions occur, and (4) will encourage only the development of a narrow strip of land abutting the highway (i.e. ―low-hanging fruit‖) without encouraging creative site planning that would use the land deeper in the respective lots. Many communities facing development pressures like Richmond Township have adopted ―Smart Planning‖ and ―Smart Transportation‖ techniques that concentrate development in areas that take advantage of depth not just frontage and deal with access management issues as well.

 Adult Entertainment Businesses: The Township and Borough deal with these potentially controversial uses rather differently. Mention is made here since it can affect visual quality and tourism. o Richmond Township allows ―Adult Entertainment‖ as a permitted use in the I- 1 District, except that no signage visible from the highway or adjacent property is allowed. While this may affect US and Business Routes 15 more than 6, several points are worth noting. The Ordinance does not specifically define the term Adult Entertainment, even though the township may assume that everyone knows what it is. A specified definition is neater in case litigation and appeals arise. In addition, a number of communities allow this use in industrial districts but as a Special Exception (Zoning Hearing Board review/approval) rather than a Permitted Use (by right).

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o Mansfield Borough defines the term and delineates certain spacing requirements from certain specified sensitive adjacent uses but does not relegate it to a certain Zoning District(s). Perhaps the spacing requirements alone are seen as adequate protection by the Borough, but establishing which districts it may or may not be allowed, perhaps again as a Special Exception, may be neater.

 Parking Requirements: A review of off-street parking requirements for retail uses in the Borough and Township zoning ordinances suggests that they may be comparatively stringent. o The Borough requires 2 spaces per 300 square feet while the Township requires 2 for every 200 square feet of retail space, while some communities have found that 1 space per 300 square feet meets the typical retail parking need. o Some urban cities and boroughs with on-street parking exempt all or at least a portion of off-street parking requirements (i.e. no required spaces for stores up to 5,000 square feet) in traditional downtown areas as a means of recognizing/encouraging multiple shopping destinations for parkers and discouraging parking consuming the frontage of a store in an urban area. Mansfield’s ordinance does not partially or fully provide exemptions for retail businesses in the B-2 District. o The Borough and Township both require supermarkets to provide 1 space per 100 square feet while some communities have found that 1 space per 200 square feet meets the typical supermarket parking need. It is suggested that Mansfield Borough consider revisiting parking space needs per square foot of retail and supermarket area, and the Borough consider at least some level of off-street exemption for retail and related businesses in the B-2 District.

 Overlay Zoning Districts: Within their zoning ordinances, communities may use overlay zones to protect particular natural or cultural features, such as historic districts, steep slopes, scenic views, agricultural areas, aquifer recharge area, wetlands, watersheds, or other natural resource areas, or to guide development to certain area via density bonuses. In practice, overlay districts build on the underlying zoning, by establishing additional or stricter standards and criteria; the standards of the overlay zone apply in addition to those of the underlying zoning district. Overlay zoning can be an effective tool for communities to use in protecting specific resources from development pressures. o For example, an overlay zone can be instituted for a specific area to preserve its character and design by encouraging new construction, and additions to existing buildings, that are compatible with the neighborhood's building types and character. An overlay zone can also be designated in areas to promote mixed-use development, such as near community centers. o In the case of this WorkPlan recommendations, Mansfield Borough and Richmond Township, are encouraged to consider of overlays for Route 6 and Business Route 15 and the interchange areas with Route 15 that may include uses, design standards and signage, and use protection along the proposed Greenway/Trail.

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In summary, a combined and coordinated review and revision of the municipal regulatory framework is suggested, in the interest of maintaining the special qualities of the Mansfield area. Obviously, the perspective of the WorkPlan coincides with a tourism orientation and does not attempt to inject other conditions or community needs that may also be served by such a coordinated and cooperative process. Up to the budget year that began on July 1, 2010, the Commonwealth provided matching funding for land use/land development planning via the Land Use Planning and Technical Assistance Program (LUPTAP). The Commonwealth is expected to unveil its Municipal Assistance Program (MAP) in 2011, which replaces LUPTAP and will provide 50/50 funding for results-oriented planning. MAP may then be a source for assistance in ordinance revisions.

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Short-term (first 12 months after adoption)

Recommendation/Action Implementation Description Comments Category Determination of proper implementation vehicle and Building on the Stakeholders Group membership, the framework expanded group needs to decide the form and format of the Continuation/Transformation Administrative  Creation of new steering committee or task force implementation vehicle. The possibility of forming a new of Mansfield Heritage  Expansion of role of existing steering committee or task steering committee/task force or adapting an existing Community Program (HCP) force committee or agency for a new purpose must be determined. The chosen vehicle reviews the Stakeholders and other  Other new agency/committee recommendations, suggested priorities and involved Early-Action Activities  Expansion of role of existing agency agencies, organizations and individuals and makes An expanded formal group building on the activities of necessary revisions and refinements. Suggested invited the Stakeholders Group charged with the review, agencies may include (subject to local decision):  Betterment Organization of Mansfield revisions and refinement of recommendations  Mansfield Borough  Will also convene and coordinate various agencies  Mansfield Chamber of Commerce  Establish/maintain a Facebook page focusing on local  Mansfield Downtown Development Corporation HCP activities  Mansfield Free Public Library  Institutionalize connections among area resources,  Mansfield University attractions  Mill Cove, Inc.  Encourage business owners in Mansfield to adopt and  Northern Tier Regional Planning and Development maintain consistent operational hours and at least one Commission common day for late-openings  PA DCNR  Residents at-large with an interest in heritage and tourism  Confirm/refine priorities among projects suggested in  Richmond Township Supervisors WorkPlan  Tioga County Commissioners  Identify possible future events, festivals and shows of  Tioga County Development Corporation interest to members  Tioga County Historical Society  Review of proposed (pending regulations in July 2011)  Tioga County Visitors Bureau Keystone Communities Program (i.e. merging Main  U.S. Army Corps of Engineers Street and other State programs) with local interest with Will improve coordination among local groups/committees follow-up application if consensus warrants and formulate a direction

Stakeholders develop and maintain or participate on an existing Facebook page on Mansfield focusing on local resources, feedback and a call for volunteers

Business hours as an early-action response to comments

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Short-term (first 12 months after adoption) - continued

Recommendation/Action Implementation Description Comments Category Short-term Visual Quality Physical Carry out litter indexing with teams focused on 8 Low/no-cost items that are carried out quickly that (1) Enhancements Enhancements identified areas (see Litter Indexing Map, see page enhance visible areas and community gateways, and (2) Marketing 111) and coordinate plantings, landscaping and show public that ―something is being done‖. These are welcoming signage restoration as needed at gateways annual or more frequent events throughout ten-year period. Continuation of the implementation of the downtown The Borough initiated began an enhancement project with Continuation of Streetscape Physical streetscape enhancement project. tree plantings. Steering Committee/Task Force decides on Project Enhancements  Planning focusing on approximately 1,200 square feet the concept of the proposed streetscape project and Heritage Resource of public walkways along Main Street explores availability of Keystones Community Program, Development  Components include trees, landscaping, period lighting, Transportation Enhancements, future rounds of Pennsylvania Community Transportation Initiative (PCTI) benches and bike racks funding and availability of other funding and partnerships. Costs likely in the $125,000 - $175,000 range, pending scope/length. Steering Committee/Task Force dealing with Two major websites are of interest to Mansfield, those of the administrative and marketing components central to Mansfield Chamber of Commerce and Tioga County Visitors the WorkPlan keyed to building on central concepts: Bureau (TCVB).  ―Mansfield‖ is a common name - Internet searches yield Coordination, Identity and Marketing  Mansfield as a Crossroads numerous ―Mansfields‖ Clear Message Administrative  Mansfield as a Hospitality Center for travelers  The Visitors Bureau website gives an excellent overview  Mansfield’s long heritage in education, agriculture, of attractions and resources throughout Tioga County, energy and nature-tourism although presently there are no links to local websites. Mansfield attractions/resources should be included in the Mansfield’s identity as this cross roads and hospitality Tioga County App smart-phone accessible via this site and heritage center must get out more forcefully.  The Mansfield Chamber’s website provides local Localized cultural- and nature-heritage information information, lists events, provides a link with the TCVB must be added to local websites. but provides no localized tourism information

Downtown Enhancements Physical Encourage development of movie theatre complex in Monitor and assist the Mansfield Downtown Development Enhancements Downtown as a priority project with two-fold purpose Corporation and Mansfield University in this major project. Heritage Resource of enhancing off-hour activity mix and making more Funding via Redevelopment Assistance Capital Program Development activities available for MU students (RACP), MU and local fundraising.

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Mid-term (1-5 years)

Recommendation/Action Implementation Description Comments Category

Nature Tourism “Hub” Heritage Resource Focus on signature projects that reinforce Mansfield Mansfield is uniquely located and positioned to be a true Enhancements Development as a ―hub‖ for regional nature tourism resources: ―hub of scenic trails‖, a moniker that some ―old-timers‖ Marketing  Loop Tour (Rts. 6/15/287) signage & interpretation remember attributed to the community. Mansfield maintains that also links State Parks and Lakes its role as a hospitality and commerce center for varied visiting lakes, State Parks, trails, environmental areas, etc.  Initiation Greenway/Trail Extensions – Covington &  Loop tour identification and wayfinding signage costs may MU range from $2,500 - $25,000 depending on number and level  Smythe Park Utilization – additional event, festival, of interpretation. Partnering opportunities with state, federal and/or concert identified as having local consensus and local resources linked.  Mill Cove Environmental Area – additional  Agri-tourism component conforms with/implements the Flavors utilization of the Forest tour (Lumber Heritage Region)  Coordinate with Mill Cove, Inc. in marketing of sporting/nature-  Agri-tourism component focused on existing tourism events/uses operational resources that connect with natural  Smythe Park utilization discussion brought up perceived need resource base of the region for bandshell/bandstand  Major funding sources for trails include DCNR C2P2 Programs (Recreation & Conservation, Pennsylvania Recreational Trails, Rails-to-Trails); most require 50% match. A multi-faceted downtown enhancement effort A wide-ranging downtown effort that together enhance Downtown Enhancements Physical comprised of various components: downtown Mansfield as pedestrian-oriented downtown Enhancements  Completion of movie theatre complex offering specialty retail, dining and entertainment for the area residents, the traveler, the student and family of Heritage Resource  Reuse planning/coordination for use of the Ross Development House to reinforce tourism and downtown students. Potential funding sources include:  RCAP revitalization  st PCTI and other transportation enhancement funding  Planning for additional 1 floor retail and multi-level  Rural Business Enterprise Grants (RBEG) Program parking with local financial institution as a partner  Rural Development Housing & Community Facilities Programs  Finalization of streetscape enhancements  Keystone Communities Program  Local private/public partners Regulatory Revisions Administrative Encourage Borough and Township to update and WorkPlan suggests incorporating design standards, overlay Heritage Resource refine local zoning regulations to reflect suggested zoning, parking, adult entertainment and attraction signage Development changes in the WorkPlan revisions into ordinances. Joint effort may create coordinated approach and, enhance State funding via proposed MAP. Revisions estimated cost $5,000-$7,500.

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Long- term (6-10 years)

Recommendation/Action Implementation Description Comments Category Nature Tourism “Hub” Heritage Resource Complete signature projects that reinforce Mansfield Mansfield maintains and enhances its role as a hospitality Enhancements Development as a ―hub‖ for regional nature tourism resources: and commerce center for varied visiting lakes, State Parks, Marketing  Loop Tour (Rts. 6/15/287) wayfinding, signage & trails, environmental areas, etc. interpretation  Loop tour identification and wayfinding signage costs may range from $2,500 - $25,000 depending on number  Greenway/Trail Extensions – Covington & MU and level of interpretation. Partnering opportunities with  Programming new events/festivals at Smythe Park state, federal and local resources linked. and Mill Cove Environmental Areas  Coordinate with Mill Cove, Inc. in marketing of  Maintain Agri-tourism component focused on sporting/nature-tourism events/uses existing operational resources that connect with  Major funding sources for trails include DCNR C2P2 natural resource base of the region Programs (Recreation & Conservation, Pennsylvania Recreational Trails, Rails-to-Trails and/or successor programs Complete multi-faceted downtown enhancement effort Completion of a wide-ranging downtown effort that together Downtown Enhancements Physical comprised of various components: enhance downtown Mansfield as pedestrian-oriented  downtown Enhancements Reuse of the Ross House to reinforce tourism and nd Heritage Resource preserve interesting structure Ross House reuse as 2 Phase of theatre complex:  Identified need for climate-controlled gallery Development  Provision of centralized welcome/discovery center  Identified need for central welcome/heritage center  Implementation of redevelopment project adding  Identified need for retail incubator st 1 floor retail and multi-level parking within historic  Opportunity for partnering with MU programs urban scale Retail/Parking structure  Meets need for additional/central retail space  Meets need for additional central parking Potential funding sources include:  RCAP  Rural Business Enterprise Grants (RBEG) Program  Rural Development Housing & Community Facilities Programs  Keystone Communities Program  Local private/public partners Streetscape/Visual Quality Physical Extension of streetscape enhancements westward on Past planning has recommended streetscape and visual Enhancements Enhancements Route 6 and south along Business Rt. 15, addressing quality enhancements along Business Route 15 and Heritage Resource visual quality and pedestrian safety pedestrian access enhancements along Route 6 especially Development near the Junior/Senior High School. Costs TBD/Potential funding via PCTI and other transportation enhancement funding 105

Summary of Recommendations

The graphics in this subsection help depict the recommendations that are appropriately graphically illustrated, cutting across the categories included in the Implementation Matrix on the previous pages. In addition, a number of recommendations reflect the recommendations of the Mansfield-Richmond- Covington Revitalization Strategy and Mobility Analysis, including regional greenway/trail, Main Street-type improvements, retail incubator, expanded streetscape and regional planning.

Regional Resources Map

The graphic on the following page summarizes existing tourism resources as well as suggested resources, including Tioga-Hammond and Cowanesque Lakes, Tioga State Forest, Hills Creek, Colton Point and Leonard Harrison State Parks, the Tioga Central Railroad, County Fairgrounds, agricultural areas, Mill Cove Environmental Area, alternative energy production areas and Mansfield itself, a popular crossroads and commerce center in its own right, as well as Route 6 and various other community or tourism resources, The existing and proposed resources are mentioned or alluded to in the recommendations matrix.

The types of visitors the planning process feels that may be attracted cuts across interest and age groups, embracing travellers with interest in active and passive recreational amenities in the region, MU students and their families, regional traffic on US Route 15 (future I-99 Corridor) as well as on Route 6 and residents/shopppers from a large rural region shopping in certain big-box retailers in the area. This is potentially a large and diverse mix of people with varying interests.

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Revitalization recommendations on the following page are premised on enhancing Mansfield as a crossroads and a hospitality center, providing specialty and comparative goods shopping, dining and entertainment for these varied travellers and vistors. Key among them are the following:

 Continuation and expansion of downtown enhancements, building on the proposed theatre complex and streetscape enhancements with additional retail and parking space, and the productive and compatible preservation and reuse of the Ross House ;

 Provide for a welcome center that also serves as a central visitor’s and heritage discovery center as a central focus for agricultural, educational, energy and natural heritage resources; and

 Linkages among existing and developing natural resource/nature tourism resources in the form of trail and tour connections, wayfinding and interpretive signage and greater utilization of existing nature-based resources.

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Mansfield Borough - Town Resources 0 0.5 1 Miles Rt 6 Corridor HCP Litter Indexing

As part of the effort to enhance Mansfield’s appearance as a Route 6 Heritage Community, it and other Heritage Communities have incorporated Litter Indexing as a part of the implementation effort. The Litter Index is a measurement tool researched and designed by Keep America Beautiful that measures the amount of visible litter in a community. Litter indexing is an early-action, inexpensive but effective way of maintaining attractive gateways and other critical areas in Heritage Communities. Clean and attractive neighborhoods are safer, healthier and more vibrant neighborhoods. Keep Pennsylvania Beautiful and many neighborhoods, organizations and governments use the results to guide litter prevention, education and cleanup efforts. The Litter Index is a great activity for families, small groups, individuals, and students. Groups may volunteer as a team building exercise or service activity, and students may receive service hours.

The concept was reviewed with the Mansfield Stakeholders Group at a meeting in May 2011, at which time the program was explained and eight (8) areas were chosen to be monitored by the Stakeholders. The eight areas area identified on the map on the following page and summarized below, 1 - Southern Gateway (Business Rt. 15 South) 2 - Trail Head and Shopping Center Parking Area 3 - Flume Area (enclosed Corey Creek Conduit) 4 - Downtown (N/S Main Street centered on Wellsboro Street) 5 - US 15/6 Interchange Area 6 - MU Parking Area (eastern gateway) 7 - Smythe Park 8 - Central MU Area

The areas are to be regularly surveyed by designated teams, and observations of litter recorded, using a scale of 1-4 1 = clean area 2 = needs one or two people to pick up trash 3 = needs an organized effort to pick up trash and beautify 4 = areas of blight. Needs organized efforts and funding to beautify

Follow-up may be in the form of reporting back to steering committee or task force, apprising code enforcement officials and/or periodic volunteer pick-up. This can be family and group events, and hopefully involve MU students/staff especially for locations on campus.

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Mansfield Borough - Litter Indexing Map 0 0.5 1 Miles Rt 6 Corridor HCP Interpretive Planning Statement – What Makes Mansfield Unique?

The final step of the Heritage Communities Planning effort is the development of Planning Statements that (1) embody the local heritage tourism effort and (2) relate this heritage to the identified six themes of the Pennsylvania Route 6 Corridor, which include The Warrior’s Road, Natural Opportunities, The Engineer’s Challenge, New Beginnings and Safe Havens, Visionaries, Achievers and Social Entrepreneurs and Outdoor Enthusiast’s Paradise. Popular engagement and discussions during the planning process included all of the Route 6 themes:

 A Warrior’s Road: Among the resources associated with this theme, the Mansfield Soldier Orphans School is an important reminder of the many area residents who fought in defense of the Union during the Civil War, especially timely during the 150th anniversary period of that war. There are many human interest connections such as Captain Alfred Sofield of Wellsboro, Company A of the 149th Pennsylvania Regiment (part of the Bucktail Brigade) who was killed in Gettysburg and whose two sons (Benjamin and James) were in the 1870 Census of the School.

 Natural Opportunities: Mansfield has a long association with agriculture, with much land in surrounding townships remaining in this use. Lumbering, sawmills, wood products and iron works were also examples of early nature based industries, while present day examples include Marcellus Shale gas wells and wind turbines to the east.

 The Engineers Challenge: Mansfield a short distance from the extensive Tioga- Hammond and Cowanesque Lakes/Dams, part of an extensive system engineered as a flood control and water quality system by the US Army Corps of Engineers. These lakes and dams provide these environmental enhancements while being recreational resources as well. Mansfield was also an early railroad town, being directly on a branch line that was recognized as being needed to extract coal from nearby Blossburg, Fall Brook and Arnot.

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 New Beginnings and Safe Havens: The Mansfield Soldier Orphans School also reflects this theme, serving as that new beginning and safe haven for the children orphaned by the Civil War until the late-1880’s.

 Visionaries, Achievers and Social Entrepreneurs: Mansfield’s connection with this theme is in the long shared heritage with higher education, beginning with the Mansfield Classical Seminary and continuing through the State Normal School, State Teachers College and State College eras, up to the present Mansfield University. It is noteworthy that the Borough and University note the same beginning year.

 Outdoor Enthusiasts Paradise: The area around Mansfield has numerous attractions and resources that reflect this theme, including State Parks, a State Forest, the Tioga-Hammond and Cowanesque Lakes, State Gamelands, historic Smythe Park, streams and rivers,

In relating the Mansfield area to these Route 6 themes and/or in general promotions as a whole, Destination Development International, Inc. has developed a listing of ―phrases to avoid‖, and includes such words as ―explore‖, ―discover‖, ―unlike anywhere else‖, ―so much to see and do‖, ―best kept secret‖, ―gateway‖ (to somewhere), ―close to everywhere/everything‖, ―purely natural‖ (or other play on the word natural), ―fun for the whole family‖, ―retire here‖, and the apparent grand-daddy of them all - ―a great place to live, work and play‖ (reportedly used by 3,500 +/- communities). The message here is simple, stay away from the generic and focus on what makes Mansfield special and answer the question ―… what can I get in Mansfield that I can’t get somewhere else?‖

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Marketing and Hospitality Planning Statement

The Mansfield community should focus its respective uniqueness to attract the traveling public and strengthen itself as a destination. While the location among various natural and environmental features, the cultural heritage and the small town quaintness are all realities, the question still begs, “What can a traveler get in Mansfield that they cannot find in their own backyard?” This WorkPlan identifies these unique qualities and Mansfield’s attractions and resources should be on the tips of every townsperson’s tongue. Identified early on in the planning process was the need to provide information on local and regional attractions in a consistent location. Information should be easily available on how to get to a given attraction or activity, the best way to experience it, and the history or story related to the attraction.

Wayfinding signage should be incorporated into the plan and be part of the informational system; it should be easy to read and congruent throughout community.

The theme and its coordinated message should be center to a localized marketing and promotion effort that is at the same time coordinated with other regional efforts. In this case, it includes the Tioga County Visitors Bureau, as well as the PA Route 6 Alliance. Cross promotion of events and attractions should be both community-wide and regionally based.

Recognizing the relationship between Mansfield and the larger region is important in marketing. Mansfield is a part of a region rich in outdoor opportunities and a critical crossroads where people can shop, dine and relax. The matrix includes a number of recommendations on getting these messages out. Identified in the planning project was the need to provide information on local and regional attractions in consistent and convenient locations. Throughout the implementation periods, the WorkPlan identifies the need for participate in local and regional marketing and promotional efforts.

Regional and Local Promotions

The WorkPlan suggests a combined effort that both ties in with those of the suggested tourism promotion partners and further develops local promotional efforts. Websites continue to grow in importance in tourism promotions, and the recommendations in the Implementation Matrix reflect this.

A quick Google search yielded at least nine (9) Mansfield town/cities in the country, including in the states of Texas, Ohio, Massachusetts, Connecticut, Missouri, Georgia, Arkansas, Washington and Louisiana, Many of these “Mansfields” also have economic development and promotion agencies that turn up in the search
There is a Mansfield Township in New Jersey and a Mansfield Village in Indiana;
A Mansfield in Nottinghamshire in the United Kingdom, near the border of famous Sherwood Forest; rd
Mansfield University was 3 in order when “Mansfield” was searched;

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 A Mansfield Hotel in New York City and a Mansfield Plumbing Products manufacturer in Ohio (the latter was 1st in order when ―Mansfield‖ was searched); and  The Ohio State Reformatory/Mansfield Preservation Society.

The local Chamber of Commerce’s website was 14th in order when ―Mansfield‖ was searched, but 1st when ―Mansfield, PA‖ was searched. In the day of the Internet and ―Search Engine Optimization‖, Mansfield, PA still may need to differentiate itself.

 Mansfield events, attractions and other tourism resources appear on at least two (2) area websites, the Tioga County Visitors Bureau (TCVB), which promotes events in Mansfield, Wellsboro as well as and/or the larger region, and the Mansfield Chamber of Commerce website that promotes five (5) major events in the immediate Mansfield area. Closer consistency and coordination in identifying events between these websites is suggested.  Mansfield should be active in the efforts of the TCVB, affording the community the opportunity to participate in other state, regional and local efforts and yield the benefits of cross-promotion.  Create a multi-day itinerary option using the Loop Tour as one unifying force for activities and visits to the area as well as the Flavors of the Forest. These tours focus on the experience – nature, recreation and agriculture.  In all cases, the experience not necessarily the locations/towns should be emphasized. The itinerary options can be posted on a central website, and as apps, and provided to all local and regional marketing affiliates. The website of the Mansfield Chamber of Commerce has a ―Tourism‖ tab but presently no content. The resources, itineraries, experiences, etc. would seem to be appropriate here.  Incorporate National Tourism Week (1st full week of May) into the school curriculum by inviting business owners, TCVB staff, Chamber representatives and other local tourism officials to speak about the importance of tourism to high school students.  Develop and maintain curriculum for a local history course with the Southern Tioga School District in the development of.  Maintain presence on Tioga County App of TCVB for area resources, tours and other attractions that focus on Mansfield.  Highlight successful businesses through an awards and recognition program.  Maintain participation in the Litter Index in the Keep America Beautiful Program.

Cross Promotions

Businesses should be encouraged to cross promote their products, services and offerings.  Local accommodations and attractions are recommended to agree on joint packaging, even cooperatively advertising their product. Attractions should not be limited to physical places. For example, guide services, artisans and other specialists can offer their services or learning experiences to lodging guests.  Promotions are recommended to reflect the themes noted in the Implementation Matrix.  Certain signature events and attractions (i.e. 1890’s Weekend, MU Homecoming, etc.) draw sizable crowds, giving the opportunity to connect to those events and attractions and offer something downtown to attract the visitor. Special sales and activities coinciding with these signature events already exist and are recommended

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to continue. Remember, the shopping experience and the signature events help define Mansfield’s uniqueness.

Web Presence

Mansfield area businesses and attractions appear to have a varied web presence, with some having exceptionally well planned and user-friendly sites but perhaps many more having no presence at all. A number of Chamber members are linked via the Chamber site including particularly arts and accommodations, although not all retail, dining and service businesses potentially of interest to the travelling public are linked. The recent PA Route 6 Tourism Infrastructure Plan identified the following within Tioga County (Mansfield Area in parenthesis)  144 accommodations/food services (25)  14 arts, entertainment and recreation providers (3)  126 tourism-oriented retail establishments (37

Wayfinding Planning Statement

Planning by the Pennsylvania Tourism Office’s notes the importance of installing tourist-friendly signage as part of a tourism development and promotion effort. A relatively new approach has been developed that replaces the Tourism-Oriented Directional Signage on State highways. The State signage can let people know where they are (i.e. identify regions, local communities and attractions). Wayfinding signing at a local level is a way to provide a systematic network of directional signs to guide the traveling public from major highway gateways to key civic, cultural, regional and commercial destinations using the minimum number of signs. It is designed to coincide with regional tourism marketing. A common approach to signage regulation for the multi-municipal region is discussed in this WorkPlan. A few guiding principles for wayfinding are summarized below:  Wayfinding needs are best resolved during initial planning stages through a collaborative effort by all design professionals, architects, designers and sign makers, to address a project's total environmental communication.  Graphics, such as signs, color-coding, maps, banners, brochures and Websites, provide orientation, direction, identification and regulatory information.  Provide standardized "you are here" maps of the project that include an overall map of the complex and more detailed maps of specific areas.  Local tourism resources should be designated by directional signage that includes a common logo, directional arrow and distance.

The challenges to current resource signing in general include lack of uniformity, message overload, sign redundancy, poor image for tourists, lack of effectiveness/prioritization, lack of background context and lack of maintenance.

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Signage System

Color/symbol coded resource signage is suggested for resources, keyed to the following groups:  Natural/Environmental resources– public and private sites  Sporting resources – fishing, cycling, ATV, hiking, swimming, boating, etc.  Community Life resources – churches, library, etc.  Industrial/Commercial resources – past/present businesses and sites  Historic Sites – museums, architecturally significant buildings, etc.  Tourism Services resources – visitors centers, accommodations and food services, tourism-oriented retail/services, etc.

Locally eligible attractions typically included in wayfinding efforts are summarized as follows, some of which are already signed locally  commercial attractions such as local signature downtown businesses, eating/drinking establishments, the highway commercial district and other signature shopping;  cultural/historical attractions such as the Mansfield Free Public Library, North Hall Library, MU resources such as Straughn Auditorium, Steadman Theatre and the Planetarium, etc.  historical/architectural resources such as the YMCA (former Armory), North Hall, Retan Center and Belknap Hall on the MU Campus, Mansfield Free Public Library, local houses of worship and especially significant homes/structures within the Borough, etc.  recreational attractions such as State Parks, trails, boat launch areas, YMCA, Smythe Park, COE recreation areas, campgrounds, and MU resources such as Shaute Field, Decker Gymnasium and Van Norman Football Field; and  transportation facilities such as the right-of-way of the former Corning and Blossburg Railroad historic bridges, etc.

Typically, signed attractions shall be open to all persons regardless of race, color, religion, ancestry, sex, age or handicap; be clean and pleasing in appearance, maintained in good repair; and comply with all applicable code regulations and statutes for public accommodations; be open to the general public a minimum of 30 days per calendar year; and provide sufficient parking and an on-premise sign readily visible from the highway. Signage efforts should consider a signage partnership with attractions benefiting to meet installation, design and maintenance costs. The types of attractions eligible for signing under PennDOT regulations are identified on pages 73-74 of this WorkPlan.

Welcoming signage at the gateways is attractive and no major changes are suggested other than the addition of some landscaping and refinishing and maintenance of weathered signage.

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Tours

This WorkPlan recommends two tours that together link various nature and agricultural heritage sites and resources, traverse especially scenic areas and assume Mansfield as the hub. The inventories of this WorkPlan describe the resources within these tours.

 The loop tour involving US Route 6, US Business Rt. 15, US Rt. 15 and PA Rt. 287 is approximately forty-two (42) miles in length, traversing scenic stretches of Tioga County, including the Tioga-Hammond and Cowanesque Lake region, near three State Parks, scenic and historic Wellsboro, the Tioga Central Railroad and other nature- and agricultural resources and Tioga County communities. This Loop Tour is delineated on the Regional Resources Map on page 108.

 Several of the Flavors of the Forest resources are also accessible or nearby, and may include: o Endless Mountains Cheesery (west of Wellsboro just off of Rt. 6) o Patterson Farms Maple Products (western Tioga Co north of Gaines) o Miller's Purely Maple (west of Mansfield near Hills Creek State Park between Rts. 6 and 287) o Tioga County Fair (seasonal - west of Mansfield in Whitneyville just off of Rt. 6) o Draper's Super Bee Apiaries, Inc. (northeast of Mansfield near Jackson Summit) o Mansfield Cider Mill (seasonal - just west of Mansfield on Rt. 6) o Brookfield Maple Products (northwest corner of Brookfield Township near Westfield) These resources bring together the community and an experiential interface with the area’s agricultural and forest resources.

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Heritage Resource Development/Physical Enhancement Planning Statement

Physical improvements alone will not assure success in the Mansfield area becoming an even better destination as a crossroads community and a hub for nature-tourism; however their role in establishing and reinforcing the community context should not be underestimated. Input gained from community workshops, the charrette, the Business Survey and the Stakeholder Group meetings all suggested that Mansfield’s appearance varies considerably, including areas exuding ―small town charm‖ mixed in with a little college town eclecticism, and other areas that are rather generic. Building on strengths and resolving weaknesses underlie the enhancements noted in this WorkPlan, which proposes a number of downtown, community and developmental initiatives that not only reinforce Mansfield as a place to visit but a place in which to live. These strategic enhancements attempt to improve the visual quality and ―lure concept‖ by concentrating activities that reinforce the unique qualities of the community. Based on the review of input, discussion and field conditions, the development and community recommendations focus on the following:

Streetscape Enhancements: Streetscape enhancement efforts that continues the streetscape enhancements in the downtown area along North and South Main and portions of East and West Wellsboro Streets, including trees, period lighting, benches and waste cans (see inset concept) along approximately 1,200 lineal feet. Expanded streetscape enhancements are suggested southward along Business Route 15 (as recommended in the Mansfield-Richmond-Covington Revitalization Strategy and Mobility Analysis), embracing defined walkways/driveways, intersection cross-walks, lighting, tree placement, beautification, etc. Both segments of streetscape improvements create a good first impression for businesses, travelers and students, and reinforce community pride and identification for residents.

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Downtown Redevelopment: A number of ―Main Street Program‖ types of activities in the Downtown that reinforce it as a pedestrian-oriented commercial crossroads. Specifically, the WorkPlan suggests the following:

 Implementation of Phase I of the planned entertainment complex involving a partnership among the University and the Mansfield Downtown Development Corporation, utilizing funding from the RCAP, MU, the MU Student Government Association and a local funding drive, resulting in a multi-screen movie theatre with space for indoor concerts/plays and snacks.

 Phase II of the entertainment complex reusing the historic portion of the Ross House for one or more tourism uses such as o a welcome/visitor’s center providing information, itineraries and comfort facilities to travelers o a heritage center emphasizing and interpreting the nature, energy, education and agriculture heritage of the Mansfield o a climate-controlled gallery as per comments on the lack of such a facility in this portion of the Northern Tier o a retail incubator, similar to that suggested in the Mansfield-Richmond-Covington Revitalization Strategy and Mobility Analysis

It is likely that reused Ross House can actually provide several or even all of the above functions to some degree. Public input during the planning process suggested some type of operational partnership with MU with the opportunity for student internships in various allied disciplines, including Art, History and Business and Economics Departments, including the Travel and Tourism Program in the case of the latter.

 A long-term downtown redevelopment meeting two needs identified during the charrette, including the need for additional centralized retail space in the downtown and additional conveniently located off-street parking. This would require a partnership among the Borough, First Citizens National Bank, the Mansfield Downtown Development

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Corporation and/or other allied developmental agencies and officials in a public/private funding scheme. The concept floated during the planning for this WorkPlan focused on a portion of the parking lot presently devoted to employee parking for the Bank, essentially converting the first floor space to retail with parking on two or more upper floors, with at least one replacing the surface spaces of the Bank. As mentioned, this is seen as a long-range project, one that meets certain identified need in a downtown-friendly approach. It is an approach that requires careful planning, commitments for some or all of the retail space and the availability of downtown/redevelopment funding. For planning purposes, the following very rough construction cost estimates relate to the development of this 27,000 square foot site: . 1st Floor Retail - $2.0 M - $2.4M . Upper floor parking - $1.3M - $1.4M per level (60+ cars/level) Again, these are rough conceptual costs for planning purposes, subject to refinement as a project would proceed, and excluding any consideration of land acquisition costs.

Nature Tourism “Hub”: In addition to the nature and agriculture based tours noted on page 118, a number of other initiatives premised on reinforcing Mansfield as the hub were developed during planning for the WorkPlan including greater utilization of Smythe Park, implementation of the Mill Cove planning.

 Discussions during the planning process focused on additional utilization of historic Smythe Park, with events such as antique, travel and arts and crafts shows prominent among interests noted as a potential tourism draw to this visually attractive nature tourism resource. Among other potential uses and enhancements noted for travelers and residents include a bandstand or bandshell since the lack of such a facility was noted as was a community-oriented entertainment series and additional types of vehicle-related events such as a car show and ―tin can tour‖ types of tours involving classic trailers and motor coaches. Directional signage for Smythe Park and promotions for events were also noted as a need.

 Mill Cove Environmental Area has the potential for serving as a critical Nature Tourism component and is near Mansfield. Full implementation of Mill Cove’s ambitious master and strategic plans should be fully supported and is recommended in this WorkPlan, along with even greater utilization for events such as YHEC, group camping retreats and

other active and passive nature tourism activities.

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 A number of Route 6 Heritage Communities are adopting the Trail Town concept within their heritage and nature tourism planning. Trails provide the connections and trail towns provide the goods and services demanded by trail users. Mansfield has made some headway in this regard, such as in the proximity of the Hiking and Biking Trail and being on Bicycle Trail Y (US Rt.6) and near Bicycle Route G (PA Rt. 287), all generally conforming to the Loop Tour noted on page 120. Additional trail components are recommended as well:

o Extension of the Biking and Hiking Trail as a Greenway/Trail south to Covington, a distance of approximately 26,000 feet. This is a recommendation of the Mansfield- Richmond-Covington Revitalization Strategy and Mobility Analysis as well. Current construction costs for this segment would be expected to be in the $208,000-$260,000 range, with costs at the lower end anticipated if all of and both segments were done concurrently;

o Extension of the Greenway/Trail above the Corey Creek enclosure to MU, a distance of approximately 2,100 feet. This segment also is a recommendation of the Mansfield-Richmond-Covington Revitalization Strategy and Mobility Analysis. Current construction costs for this segment would be expected to be in the $17,000-$21,000 range, with costs at the lower end anticipated if all of and both segments were done concurrently and

o Focusing business recruitment efforts on the businesses critical for Mansfield to be a noted Trail Town, including directly supportive businesses such as cycle shops, seasonal rentals and outfitters, as well as additional dining and specialty retail.

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Context - The Main Street Approach

In retrospect, most of the recommendations of this WorkPlan are consistent with a Main Street Approach”, with the emphasis on ―approach‖ rather than ―funding‖ since (1) the Commonwealth did not encourage new planning or designation Main Street applications for a number of years, and (2) is on the verge of altering the requirements and funding for this program at the time of this writing. This WorkPlan will conclude with a brief summary of the approach as well as an idea of the program being formulated.

The Approach

According to the National Trust for Historic Preservation Main Street Center, the Main Street approach includes the following:  Organization involves getting everyone working toward the same goal and assembling the appropriate human and financial resources to implement a Main Street revitalization program. A governing board and standing committees make up the fundamental organizational structure of the volunteer-driven program.  Promotion sells a positive image of the commercial district and encourages consumers and investors to live, work, shop, play and invest in the Main Street district. By marketing a district's unique characteristics to residents, investors, business owners, and visitors, an effective promotional strategy forges a positive image through advertising, retail promotional activity, special events, and marketing campaigns carried out by local volunteers.  Design means getting Main Street into top physical shape. Capitalizing on its best assets — such as historic buildings and pedestrian-oriented streets — is just part of the story. An inviting atmosphere, created through attractive window displays, parking areas, building improvements, street furniture, signs, sidewalks, street lights, and landscaping, conveys a positive visual message about the commercial district and what it has to offer.  Economic Restructuring strengthens a community's existing economic assets while expanding and diversifying its economic base. The Main Street program helps sharpen the competitiveness of existing business owners and converting unused or underused commercial space into economically productive property also helps boost the profitability of the district.

Many communities focus on the design phase, which is understandable (and important) but there is more to the process. The Main Street Approach is predicated on the following:  Emphasis on Multi-Functional Uses: Downtowns have always housed a wide variety of functions, such as shopping, services, professional offices, hotels, churches, housing, entertainment, the arts, libraries, dining, government offices, and more. Different functions bring different types of people downtown at different times of the day and week, thereby increasing the volume and distribution of downtown activity levels.  Enhancement of Sense of Place: Most downtown development efforts now recognize the value of possessing a strong sense of place. A sense of place serves to create an inviting downtown that encourages people to linger and is distinctive from other

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settings that suffer from generic environments (i.e., shopping malls, big box retailers, strip malls).  Use of Private/Public Partnerships: The partnering of private and public interests and resources has become a dominant feature of successful downtown development. An active and well-organized downtown association can help downtown businesses and property owners work together towards their mutual benefit, serve as a unified voice representing downtown interests, and engage in marketing, promotions, business recruitment, and event coordination.  Attention to Promotional Activities: The promotion of downtown attractions, businesses, and events has become a major dimension of downtown development today. Promotions are usually spearheaded by the downtown organization.

The Program

In the past, the Main Street Program in Pennsylvania typically funded activities such as Façade Improvement Grants (design and construction), Anchor Building Grants (renovations to a significant downtown building) and Downtown Reinvestment Grants (various activities including acquisition/rehabilitation of commercial structures, improving public sites in a commercial target area, streetscape projects, and other construction costs determined to be a part of a larger project necessary for the revitalization of a downtown area). A companion Elm Street Program funded similar types of activities in more residential and mixed use areas. Regulations are anticipated shortly on the Keystone Communities Program that would consolidate several programs, tentatively funded at $12.5 million statewide, under the following:

 Designated Keystone Communities (Main Street, Elm Street and blends/alternatives) o Requires upfront plan for sustainability (not 5-year operational) o Funds Start-Up costs  Core Communities Development Projects (Housing and Redevelopment Assistance, Anchor Bldg, Residential Reinvestment, Downtown Reinvestment, etc.) o Must demonstrate Performance Metrics o Must show Return on Investment

Conditions, keywords, focal points and even funding levels vary over time but the Main Street Approach seems to retain a certain sense of popularity, given its focus on existing assets in a downtown area. In addition, the Mansfield- Richmond-Covington Revitalization Strategy and Mobility Analysis also recommended the Main Street program/approach as well.

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Community WorkPlan Pennsylvania Route 6 Alliance 2011