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BUSINESS DISTRICT REVITALIZATION PLAN TABLE OF CONTENTS Acknowledgements ............................................................................................................................. 1 Executive Summary ............................................................................................................................. 3 Consensus Plan .................................................................................................................................... 7 Introduction .......................................................................................................................................................... 7 Vision ..................................................................................................................................................................... 7 Priorities, Phasing, and Generalized Costs ............................................................................................................ 8 Goals, Critical Success Factors, and Actions ........................................................................................................ 17 Key Action Items & Strategies ............................................................................................................................. 26 Administration and Annual Update .................................................................................................................... 26 Background and Purpose ................................................................................................................... 27 Public Participation and Outreach ...................................................................................................... 29 Visioning .............................................................................................................................................................. 29 Collaboration ....................................................................................................................................................... 30 Design Charrette ................................................................................................................................................. 30 Strengths, Weaknesses, Opportunities, and Threats .......................................................................................... 34 Survey.................................................................................................................................................................. 36 Findings ............................................................................................................................................. 41 The Study Area .................................................................................................................................................... 41 Property Database .............................................................................................................................................. 41 Study Area Overview ......................................................................................................................... 43 Land Use and Occupancy .................................................................................................................................... 43 Building Condition and Occupancy ..................................................................................................................... 45 Land Use Zone Analysis ....................................................................................................................................... 47 Opportunities and Constraints ............................................................................................................................ 60 Context & Competition ....................................................................................................................................... 61 Business District Market Assessment ................................................................................................. 63 The Business District Retail Market .................................................................................................................... 63 Market Attractiveness Factors ............................................................................................................................ 68 General Economic Trends ................................................................................................................................... 70 WILKINSBURG, PENNSYLVANIA i BUSINESS DISTRICT REVITALIZATION PLAN Market Opportunities ......................................................................................................................................... 74 Key Market Considerations ................................................................................................................................. 74 Key Planning Implications ................................................................................................................................... 75 Building the Plan ................................................................................................................................ 77 Land Use Budget Analysis ................................................................................................................................... 77 Alternatives ......................................................................................................................................................... 83 Integration .......................................................................................................................................................... 96 Appendix A – Socioeconomic Characteristics and Trends .................................................................... 97 Map 1 ‐ Final Consensus Plan ....................................................................................................................... 5 Map 2 – Business District Consensus Plan .................................................................................................. 10 Map 3 – Land Use and Occupancy .............................................................................................................. 44 Map 4 – Building Condition and Occupancy ............................................................................................... 46 Map 5 – Land Use Zones ............................................................................................................................. 48 Map 6 – Business District Regional Context ............................................................................................... 61 Map 7 – Wilkinsburg Market Potential ....................................................................................................... 65 Map 8 – Location of Existing Retail Establishments.................................................................................... 65 Map 9 – Town Center Alternative ............................................................................................................... 85 Map 10 – Town Center Image ..................................................................................................................... 86 Map 11 – Town Center Image ..................................................................................................................... 87 Map 12 – Center City Alternative ............................................................................................................... 89 Map 13 – Center City Image ....................................................................................................................... 90 Map 14 – Center City Image ....................................................................................................................... 91 Map 15 – Shovel‐Ready Alternative............................................................................................................ 93 Map 16 – Shovel‐Ready Image .................................................................................................................... 94 Map 17 – Shovel‐Ready Image .................................................................................................................... 95 Map 18 – Median Household Income and Population Density (2000) ..................................................... 110 Table 1 – Consensus Plan: Program, Phasing, and Costs .............................................................................. 9 Table 2 – West Zone Building Use, Square Footage and Occupancy .......................................................... 50 Table 3 – West Zone Parking Analysis ......................................................................................................... 50 Table 4 – North Central Zone Building Use, Square Footage and Occupancy ............................................ 52 Table 5 – North Central Zone Parking Analysis ........................................................................................... 53 Table 6 – South Central Zone Building Use, Square Footage and Occupancy ............................................ 55 Table 7 – South Central Zone Parking Analysis ........................................................................................... 56 Table 8 – East Central Zone Building Use, Square Footage and Occupancy ..............................................