Economic Revitalization Strategy Kittanning Borough
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- Economic Revitalization Strategy Kittanning Borough
- Page 1 Chapter 2 Kittanning’s Assets Page 3
- Chapter 4 Economic and Market Analysis Page 23 Chapter 5
- Potential for Main Street Designation Page 39 Chapter 7
- Potential for Neighborhood Revitalization Strategy Area Page 47
- Chapter 10 Implementation Plan Page 64 Appendix A RMP Opportunity Gap Data
- Armstrong County Courthouse decorated for the holiday season
- A commemorative plaque marking the completion of renovations to Riverfront Park
- A map of the Armstrong Trail which extends from Schenley on the southern end to Easy Brady on the northern end, a distance of 52 miles
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Economic Revitalization Strategy
Kittanning Borough
Prepared by
January 26, 2009 Revised April 29, 2009 Economic Revitalization Strategy Kittanning Borough
April 2009 Table of Contents Table of Contents
Chapter 1 Executive Summary Page 1 Chapter 2 Kittanning’s Assets Page 3 Chapter 3 Downtown Profile Page 7 Chapter 4 Economic and Market Analysis Page 23 Chapter 5 Zoning Recommendations Page 36 Chapter 6 Potential for Main Street Designation Page 39 Chapter 7 Potential for Elm Street Designation Page 42 Chapter 8 Potential for Neighborhood Revitalization Strategy Area Page 47 Chapter 9 Kittanning Site Analysis Page 49 Chapter 10 Implementation Plan Page 64 Appendix A RMP Opportunity Gap Data Page 66 Appendix B Conceptual Site Plan Page 67 Appendix C Market Street and N. Grant Street Site Plan Page 69 Appendix D Copy of Survey Page 71
Page 1 C HAPTER 1: E XECUTIVE S UMMARY Findings and Issues The Borough of Kittanning, located in Armstrong County and situated along the Allegheny River, is very similar to other small river towns in southwestern Pennsylvania. The base of the economy in Kittanning no longer relies on manufacturing, shipping, and production but instead on other industries such as social services, education, and government. Kittanning is the County Seat of Armstrong County and is home to the historic and beautiful County Courthouse as well as several county offices.
The business district in Kittanning has a healthy mix of businesses, including banks, restaurants, pharmacies and health stores, music shops, and salons. The main commercial draws are the banks, gasoline stations, health and personal stores, and miscellaneous store retailers (florists, office supplies, etc). The Kittanning business district continues to face the same challenges that many other smaller towns face, including storefront and upper floor vacancies, as well as the need for revitalization in the form of façade improvements, building rehabilitation, and streetscape enhancements.
Some of Kittanning’s assets and strengths include the beautiful Riverfront Park and the Armstrong Trail. In addition, the fact that Kittanning is the County Seat is a huge advantage as it generates traffic into Kittanning for those needing to conduct county business or serve jury duty. With the number of County and other related employees working in downtown, this provides a built-in market that has not yet been fully leveraged to enhance the existing business district.
Overall, most of the buildings in the core downtown area are in good condition. There are several properties that are in need of minor and/or substantial renovations, particularly along Market Street and adjacent streets including Jefferson, McKean, and Grant. The business district’s lackluster physical environment (deteriorated buildings and facades, lack of green space, storefront vacancies, etc.) imparts a negative impression on many downtown shoppers and visitors.
There are several key redevelopment opportunities in downtown Kittanning, including the former Pollock Manufacturing Building, the former Train and Freight Station site, and a vacant lot on the corner of Market and Grant Streets.
Demand for commercial space is weak in downtown Kittanning. Storefront and upper floor vacancies are commonplace and often of long duration, lasting several months to several years.
Kittanning and its surrounding area are experiencing a net retail sales leakage, indicating that residents are estimated to purchase most of their goods outside of the neighborhood. However, within Kittanning, health and personal care stores, gasoline stations, and miscellaneous store retailers appear to be destinations for residents of other areas.
Page 2 The neighborhood adjacent to the business district north of Vine Street is relatively stable, with a healthy mix of housing types including town homes, apartment buildings, and single-family detached homes. The majority of these homes are in good condition while others are in need of façade improvements and minor renovations.
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Façade improvements and minor renovations, combined with landscaping, lighting, parklets and streetscape improvements, should be encouraged to enhance the aesthetics and appearance of downtown Kittanning, making it more welcoming and attractive to shoppers and visitors.
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The Borough’s zoning ordinance, specifically for the B-2 zoning district, should be amended to change the permitted land uses. The current list of permitted land uses is antiquated. In addition, development standards should be added to the zoning ordinance, including standards on setbacks, minimum lot sizes, building height, building massing, building orientation, service and loading facilities, parking, sidewalks, landscaping and vacant lots.
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The site with the most significant development potential is the vacant lot located on the corner of Market and Grant Streets. This site is almost perfectly flat and is located midway between the County Courthouse and the core blocks of the retail district. The highest and best use for this site is a multi-story, mixed use retail and office building. This office building will house several county offices on the upper floors and retail at street level.
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Infill development and/or redevelopment of vacant or underutilized properties should be encouraged.
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The economic development potential of the Riverfront Park and the Armstrong Trail should be promoted. This includes Movie Nights hosted by Downtown Kittanning, Inc., the summer concert series hosted by Arts on the Allegheny, and other events held at the park.
Page 3 C HAPTER 2: K ITTANNING ’ S A SSETS Kittanning Borough’s role as the county seat can serve as an important factor in maintaining the borough’s economic position and base of employment. Over the last 10 years, the borough has also worked actively to improve conditions at Riverfront Park to take advantage of its location along the Allegheny River. In addition, a recreational trail has been developed along the former railroad right-of-way, known as the Armstrong Trail that draws in not only local residents but visitors from other regions. There is also a local group of business owners and operators, known as Downtown Kittanning Inc. (DKI), committed to enhancing downtown revitalization efforts through its 65 members.
Over 500 employees are employed in the county courthouse administrative building complex. County departments include the magisterial district judges, probation, jury commissioners, the district attorney, public works, public defender, and a number of other key government functions. The county courthouse and departments provide a strong employment base and generate traffic into Kittanning for people serving jury duty or conducting county business. The perception is that relatively few county employees actively patronize businesses in the central business district, with the exceptions of banking services and gas stations. County employees are a built- in market that has yet to be fully leveraged to enhance the business district.
Page 4 The paved riverfront sidewalk used by walkers and joggers Riverfront Park The Kittanning Riverfront Park was redeveloped 10 years ago to create a gateway for Kittanning and to take advantage of its location along the Allegheny River. The park features walkways, pavilions, benches, scenic river views, docks and boat launches, and the 1,000-seat Murtha Amphitheatre for entertainment events and shows. The newly installed docks and boat launches provide excellent access to the river. Other projects completed during the reconfiguration of the park included the removal of mature trees to enhance the river views and improvements to the storm sewer system to channel the runoff under the park rather than through it.
completion of renovations to Riverfront Park
The park has experienced increased utilization and has become a community gathering point. The Arts on the Allegheny program hosted three well- attended concerts at the Riverfront Park in the summer of 2008. Organizers are planning another concert series in the summer of 2009. In addition, the gazebos are often used for family picnics and parties, the amphitheatre for other concerts, and the end-to-end sidewalks by local joggers and walkers as part of their routine exercise regimen.
Page 5 Armstrong Trail In 1992, the Allegheny Valley Land Trust (AVLT) began the process of converting 52 miles of former Conrail right-of-way into a recreational rail-trail. With AVLT acting as owner-developer, and the Armstrong Rails-to-Trails Association providing support, the trail is being constructed under Intermodal Surface Transportation Efficiency Act (ISTEA) funding. The long-term goal is to eventually link the trail with the wider network of trails in the region to allow trail users to travel unimpeded throughout the network. The trail begins in Schenley, Gilpin Township, Armstrong County, PA, and follows what is predominantly the eastern shore of the Allegheny River northward, finally reaching East Brady in southern Clarion County. A 1.2-mile asphalt- topped section was completed in the town of Ford City in October of 1997. This was the beginning of the trail’s development. It was augmented by an 1,100-foot-long section of limestone-topped trail to the south. A 1.1-mile limestone-topped section between the boroughs of Manorville and Kittanning was finished in September of 1998. These segments connect to the Kittanning section, a two mile asphalt-topped section completed in the fall of 2003. At the northern terminus of Kittanning, the trail turns to a two-mile section of crushed limestone that connects to the Canfield-Holmes Sanctuary. In addition, a one-mile section of crushed limestone in the northern part of Templeton was completed in 2002. It is possible to easily cycle or walk on the completed trail from Canfield-Holmes to just south of Ford City with only a couple of short detours off of the trail. This segment spans approximately seven miles. The northern terminus connects to a completed trail of crushed limestone that is approximately two miles long and connects to the Canfield-Holmes Sanctuary. In addition, the 1.27 mile Cowanshannock Trail, completed in November of 2006, is a spur off of the Armstrong Trail that leads to a popular swimming hole, Buttermilk Falls. The southern terminus connects with the completed trail of crushed limestone that extends to Manorville. The map below shows the entire length of the Armstrong Trail.
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Downtown Kittanning Inc. (DKI), formerly known as the Kittanning Business Association, has a total of 65 members. Active members include representatives from F&M Bank and Citizens Bank as well as smaller local businesses. DKI hosts the Movies in the Park program at the Riverfront Amphitheater during the summertime. DKI recently received a grant from Pittsburgh 250 to purchase a new movie screen and projection system. The movies have been well attended by area residents and families, with 450 people attending the last movie. The movie nights have been an income generator for DKI, which was unexpected when the program first began. Other programs organized by DKI include the annual Light Up Night event, usually held the Friday before Thanksgiving. DKI is also responsible for the flags placed along Market Street from Memorial Day until Veteran’s Day. DKI’s predecessor, the Kittanning Business Association, had begun efforts in the past to start a state funded Main Street program but was unsuccessful due to a lack of the requisite matching funds.
Arts on the Allegheny is a 501 (c)(3) nonprofit organization that was initiated by Kittanning Borough Council in 2007. The mission of Arts on the Allegheny is to entertain, educate, and enrich the cultural life of Western Pennsylvania by presenting quality performers and artists at the Kittanning Riverfront Park and other venues. In the summer of 2008, Arts on the Allegheny sponsored several performances and concerts at Kittanning’s John P. Murtha Amphitheatre located along the Kittanning riverfront. Artists that performed include Gaelic Storm, the River City Brass Band, and the well-known local rock group, The Clarks. Over 13,000 people attended the three concerts held during the 2008 concert series. The concert series offers an entertaining menu of events to attract residents and visitors to Kittanning’s beautiful riverfront park. Members of Arts on the Allegheny are currently planning the 2009 concert series. They hope to sponsor four performances in 2009. The concerts at the Kittanning Riverfront Amphitheatre are a great way for not only local Kittanning residents but also residents of the Western Pennsylvania region to enjoy the scenic, beautiful riverfront in Kittanning on a warm summer evening. Page 7 C HAPTER 3: D OWNTOWN P ROFILE Existing Land Use and Building Conditions By examining existing land uses and building conditions in downtown Kittanning, Borough and County planning and development officials can gain a better understanding of the existing conditions in the business district and also develop strategies for updating the Borough’s land uses outlined in its current zoning ordinance. Additionally, officials can determine which existing buildings and vacant lots can be targeted for future development projects, including rehabilitation, demolition, and new construction.
Mullin & Lonergan Associates, Inc. conducted several days of field work on foot and by vehicle through the streets of downtown Kittanning to acquire data on the existing land uses and building conditions. Each parcel in the core area was coded with a number relating to its land use and another number identifying its current condition.
For the purposes of the survey, building conditions were classified as good, fair or in need of minor rehabilitation, poor or in need of major rehabilitation, and/or economically infeasible or in need of demolition. Overall, there are 197 parcels located in the downtown Kittanning core area. Of these parcels, 139, or more than 70%, are in good condition. Of the remaining parcels, 16 (8%) are in fair condition or in need of minor rehabilitation while another 17 (8.6%) are in poor condition or in need of major rehabilitation. In addition, there are 16 parking lots and nine vacant lots in the core area. There were no buildings determined to be economically infeasible for rehabilitation.
Existing land uses were classified into one of the following categories: •
Residential •
Commercial •
Public (buildings owned by the Borough, County, or another municipal entity) •
Semi public (area churches and other non-profits) •
Light industrial •
Industrial •
Mixed use (usually commercial on the first floor with apartments on the upper floors) •
Parks (area parks and playgrounds) •
Vacant land •
Parking, and •
Warehouse Overall, 96 parcels (49%) are currently commercial. Another 53 properties, or 27%, in the core area are residential. There are 12 publicly owned parcels and seven parcels classified as semi- public. Additionally, there is one industrial building, the former Pollock Manufacturing building, as well as three parcels that are classified as mixed use. Rounding out the remaining land uses, there are 16 parking lots and nine vacant lots in the core area.
The Existing Land Use and Building Condition maps for downtown Kittanning are presented on the following pages. Page 8 Page 9 Page 10 Photographic Essay: Downtown Kittanning Downtown Kittanning is a study in contrasts. While there are pockets of vitality, many of the businesses appear to be marginal. Since Kittanning is the County Seat, the downtown is home to the beautiful Armstrong County Courthouse and several County offices as well as tax and accounting offices and attorneys’ offices. In addition, Kittanning is home to several small businesses, local banks, and area restaurants, as well as the Rosebud Mining Company, one of the county’s largest employers. Many storefronts along Market Street and other adjoining streets are vacant while existing buildings are in need of a range of rehabilitation from minor renovations such as façade improvements to full fledged, total rehabilitation. While several storefront spaces have gone without commercial tenants for several months to several years, other businesses in downtown Kittanning continue to thrive and expand, such as the Rosebud Mining Co. and F&M Bank. Other businesses remain successful due to the niche markets they serve, including Adam’s Jewelers and Creative Dreams. The photographic essay that begins on the following page highlights the streets in the core business district area of downtown Kittanning, including Water Street, Market Street, Jefferson Street, McKean Street, and Grant Street. These photographic collages provide views of the streetscapes as well as the types of businesses and variety of land uses on the streets. In addition, the overall condition of the existing buildings as well as the aesthetics and appearance of the streets are graphically presented in the photographic essay. In regard to Market Street, the walkable and main street of the commercial district, the photographic essay is organized by block, as each block is different in regard to building condition, land use, business variety, and overall appearance. For the remaining photographic essays on Water, Jefferson, McKean, and Grant Streets, the essays are organized by direction, North (on the left side of Market Street if looking toward Market from the Riverfront) and South (the right side of Market Street). Page 11 Page 12 Page 13 Page 14 Page 15 Page 16 Page 17 Page 18 Page 19 Page 20 Page 21 Page 22 Page 23 Download 0.59 Mb. Do'stlaringiz bilan baham: 
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