Economic Revitalization Strategy Kittanning Borough
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- Table 9. Opportunity Gap – Retail Stores: 0 - .99 Mile Radius
- Table 10. Opportunity Gap – Retail Stores: 1 - 4.99 Mile Radius
- Table 11. Opportunity Gap – Retail Stores: 5 – 10 Mile Radius
- Table 12. Opportunity Gap – Retail Stores: 0 - 10 Mile Radius
- Table 13 Summary of Retail Data, Kittanning Borough and Armstrong County Average Consumer Expenditure, 2008 Summary Kittanning Armstrong
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160 Finance, insuran ce, real estate 8 30 70 14 4 10 4 145 Professional, man agement, adm inistrative services 55 45 55 30 20 20 10 235 Ed ucational, health and social services 45 120 125 70 20 30 4 410 En tertain ment, accommodations, food services 50 65 30 0 4 0 0 150 Other services (except public) 75 55 45 45 0 4 10 230 Pu blic adm inistration 20 55 65 40 25 0 4 210 Armed forces 0 0 0 0 0 0 0 0 In dustry Total 380 570 565 320 90 80 35 2,045 In dustry Total Employees <$10,000 $75,000+ Else
Sources: U. S. Census Bureau; The University of Wisconsin-Milwaukee Employment and Training Institute Page 30 Estimates of Economic Opportunity: Retail Store Opportunity Gap To better understand the market potential within Kittanning for retail, personal services, food, and entertainment establishments, Mullin & Lonergan Associates, Inc. (M&L) analyzed comprehensive market data developed by Claritas, Inc., an economic research firm. Data on consumer spending patterns was analyzed for three geographic areas surrounding Kittanning: (See Market Area Map below.) •
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1 - 4.99 miles from Kittanning •
5 - 10 miles from Kittanning
Source: DemographicsNow
This method best captures the market dynamics within each of the specific geographic areas and the region as a whole. The data based on these three concentric “rings” reveals a challenging environment for certain types of retail stores given the market dynamics in the region. Retail Store Opportunity Gap The data for the geographic area within Kittanning, represented by the 0 - .99 mile ring, revealed a market that overall has more retail supply (retail sales) than demand (consumer expenditures). This would indicate that local retailers are attracting residents of other areas into their stores. However, this is not applicable to every retail category. The data on “general merchandise”
Page 31 shows a large surplus, possibly indicating that local consumers are meeting their shopping needs by going outside of the immediate Kittanning area. This might be due to the presence of the Wal-Mart store located just about a mile from the core central business district of Kittanning. This is also true of “food and beverage stores.” There are three categories where it appears that local retailers are attracting residents of other areas into Kittanning to shop: health and personal care stores, gasoline stations, and miscellaneous store retailers (florists, office supplies, etc).
Retail Stores Demand (Consumer Expenditures) Supply
(Retail Sales) Opportunity: Gap/Surplus Furniture and Home Furnishings Stores $2,035,757 $113,991
$1,921,766 Electronics and Appliance Stores $1,950,931 $440,755
$1,510,176 Building Material, Garden Equip Stores $9,120,281 $6,959,006 $2,161,275 Food and Beverage Stores $13,020,301 $7,057,078 $5,963,223 Health and Personal Care Stores $5,094,257 $15,540,792 -$10,446,535 Gasoline Stations $10,882,887 $28,102,277 -$17,219,390 Clothing and Clothing Accessories Stores $3,636,631 $2,219,288 $1,417,343 Sporting Goods, Hobby, Book, Music Stores $1,480,613 $306,125
$1,174,488 General Merchandise Stores $11,153,595 $5,085,555 $6,068,040 Miscellaneous Store Retailers (florists, office supplies) $2,399,093 $3,024,926 -$625,833 Foodservice and Drinking Places $8,788,449 $8,288,876 $499,573
General Merchandise, Apparel, Furniture and Other goods found in department stores $21,189,143 $9,718,748 $11,470,395 Non-store Retailers (mail order, Internet shopping, etc.) $7,077,239 $1,563,926 $5,513,313 Total Retail Sales Including Eating and Drinking Places
$94,106,178 $109,792,813 -$15,686,635 *Note that this category is not included in the total retail sales numbers Source: Claritas, Inc., U.S. Bureau of Labor Statistics, Consumer Expenditure Survey, Census of Retail Trade
Page 32 When analyzing the next ring, from 1 – 4.99 miles, the pattern is greatly reversed, with more overall demand than supply. This is in great part due to the lack of retail shopping within the 1 – 4.99 mile radius from Kittanning, where most of the area is residential or rural with a few small, limited convenience shopping areas. The exception to this would be Ford City, where some of the retail shopping needs are being met. Table 10. Opportunity Gap – Retail Stores: 1 - 4.99 Mile Radius Retail Stores Demand (Consumer Expenditures) Supply
(Retail Sales) Opportunity: Gap/Surplus Furniture and Home Furnishings Stores $5,875,176 $3,121,560 $2,753,616 Electronics and Appliance Stores $5,274,633 $2,043,103 $3,231,530 Building Material, Garden Equip Stores $28,692,280 $17,911,206 $10,781,074 Food and Beverage Stores $34,335,075 $39,708,709 -$5,373,634 Health and Personal Care Stores $13,454,928 $1,298,199 $12,156,729 Gasoline Stations $30,560,832 $37,097,702 -$6,536,870 Clothing and Clothing Accessories Stores $9,769,976 $3,965,136 $5,804,840 Sporting Goods, Hobby, Book, Music Stores $3,877,203 $204,550
$3,672,653 General Merchandise Stores $30,182,065 $37,589,331 -$7,407,266 Miscellaneous Store Retailers (florists, office supplies) $6,602,311 $2,706,149 $3,896,162 Foodservice and Drinking Places $22,741,075 $9,215,436 $13,525,639 General Merchandise, Apparel, Furniture and Other goods found in department stores $57,512,315 $48,158,179 $9,354,136 Non-store Retailers (mail order, Internet shopping, etc.) $18,877,433 $7,372,015 $11,505,418 Total Retail Sales Including Eating and Drinking Places
$259,757,388 $187,972,870 $71,784,518 *Note that this category is not included in the total retail sales numbers Source: Claritas, Inc., U.S. Bureau of Labor Statistics, Consumer Expenditure Survey, Census of Retail Trade
Page 33 The outer ring, from 5–10.00 miles, shows a greater imbalance of demand and supply than those areas closer to the central business district of Kittanning. This may be due to the rural nature of the areas and the lack of shopping alternatives. Consumers in the 5-10 mile radius are meeting their shopping needs by traveling to other shopping areas, including the business district in Kittanning, the Wal-Mart outside of Kittanning, as well as Ford City and Pittsburgh Mills Mall on Route 28.
Retail Stores Demand (Consumer Expenditures) Supply
(Retail Sales) Opportunity: Gap/Surplus Furniture and Home Furnishings Stores $5,865,820 $404,376
$5,461,444 Electronics and Appliance Stores $5,275,498 $666,718
$4,608,780 Building Material, Garden Equip Stores $29,542,173 $6,334,517 $23,207,656 Food and Beverage Stores $33,319,809 $4,595,239 $28,724,570 Health and Personal Care Stores $12,324,334 $102,597
$12,221,737 Gasoline Stations $32,362,052 $17,734,653 $14,627,399 Clothing and Clothing Accessories Stores $10,132,633 $1,195,462 $8,937,171 Sporting Goods, Hobby, Book, Music Stores $3,938,638 $282,219 $3,656,419 General Merchandise Stores $30,029,726 $2,372,724 $27,657,002 Miscellaneous Store Retailers (florists, office supplies) $6,642,497 $1,471,120 $5,171,377 Foodservice and Drinking Places $22,076,885 $4,938,601 $17,138,284 General Merchandise, Apparel, Furniture and Other goods found in department stores $57,742,961 $5,424,455 $52,318,506 Non-store Retailers (mail order, Internet shopping, etc.) $18,462,872 $2,511,558 $15,951,314 Total Retail Sales Including Eating and Drinking Places $262,869,860 $51,417,876 $211,451,984 *Note that this category is not included in the total retail sales numbers Source: Claritas, Inc., U.S. Bureau of Labor Statistics, Consumer Expenditure Survey, Census of Retail Trade Page 34 The following table reflects a summary of the entire market opportunity gap from 0-10 miles. In every category except gasoline stations, it shows that consumers are meeting their retail shopping needs by going outside of the 0-10 mile radius. This may show that the market is underserved. More detailed information and specific market features can be found in Appendix A.
Retail Stores Demand (Consumer Expenditures) Supply
(Retail Sales) Opportunity: Gap/Surplus Furniture and Home Furnishings Stores $13,776,753 $3,639,927 $10,136,826 Electronics and Appliance Stores $12,501,062 $3,150,576 $9,350,486 Building Material, Garden Equip Stores $67,354,734 $31,204,729 $36,150,005 Food and Beverage Stores $80,675,185 $51,361,026 $29,314,159 Health and Personal Care Stores $30,873,519 $16,941,588 $13,931,931 Gasoline Stations $73,805,771 $82,934,632 -$9,128,861 Clothing and Clothing Accessories Stores $23,539,240 $7,379,886 $16,159,354 Sporting Goods, Hobby, Book, Music Stores $9,296,454 $792,894
$8,503,560 General Merchandise Stores $71,365,386 $45,047,610 $26,317,776 Foodservice and Drinking Places $53,606,409 $22,442,913 $31,163,496 General Merchandise, Apparel, Furniture and Other goods found in department stores* $136,444,419 $63,301,382 $73,143,037 Non-store Retailers (mail order, Internet shopping, etc.) $44,417,544 $11,447,499 $32,970,045 Total Retail Sales Including Eating and Drinking Places $616,733,426 $349,183,559 $267,549,867 *Note that this category is not included in the total retail sales numbers Source: Claritas, Inc., U.S. Bureau of Labor Statistics, Consumer Expenditure Survey, Census of Retail Trade
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indicating that residents are estimated to purchase more of their goods outside the neighborhood than estimated sales within the neighborhood. The total is $267,549,867. •
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Within Kittanning Borough (0-.99 mile radius), health and personal care stores, gasoline stations, and miscellaneous store retailers (florists, office supplies, etc.) appear to be attracting residents of other areas into Kittanning to shop. •
merchandise stores appear to be attracting residents of other areas to shop.
Page 35 The following table provides a summary of retail data for Kittanning Borough and Armstrong County for 2008 (estimates). This information provides benchmark data to determine the level of household and retail expenditures in the area. Overall, Kittanning is estimated to have a lower level of consumer expenditures compared to Armstrong County. Retail growth is projected to increase by 1.01% between 2008 and 2013 in Kittanning Borough, with an increase of 1.08% projected in Armstrong County.
Total Household Expenditure $39,682 $43,042
Total Non-Retail Expenditure $22,525
$24,581 Total Retail Expenditure $17,157 $18,461
Retail Exp Growth 1.01%
1.08% Index: Total Household Expenditure 74 80
73 79 Index: Total Retail Expenditure 75 81 S ource: Census of Retail Trade, DemographicsNOW The index indicates the level of expenditures compared to a baseline of 100 (for the U.S. overall). If the index falls below 100, this indicates that the expenditures are below the national average. For both Kittanning Borough and Armstrong County, the indices are below 100, though more significantly for Kittanning.
Page 36 C HAPTER 5: Z ONING R ECOMMENDATIONS The presence of a large vacant lot at a major intersection in the central business district of Kittanning presents the borough with an opportunity to implement design and development standards that will facilitate new infill development that is architecturally compatible with the existing older structures at the same intersection. These standards would be appropriate for the entire zoning district as well. The following zoning standards are recommended for incorporation into the city’s zoning ordinance as amendments to the B-2 zoning district (i.e., the central business district). •
This designation clearly establishes the area as the premier commercial urban area in Kittanning. •
business district in Kittanning from surrounding neighborhoods and other commercial areas. This district promotes a pedestrian friendly environment and acknowledges a development pattern established prior to the influence of the automobile on land use patterns. Specifically, the standards established in this district are intended to: •
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Maximize existing investments in municipal services and civic amenities •
Improve the municipal tax base by developing vacant land and/or under- utilized parcels •
Visually enhance the gateway entrance leading to the county courthouse. •
The current list of permitted land uses includes many antiquated land uses and some that are no longer appropriate for a central business district. The list of land uses permitted in this district should be revised to include: •
Professional service establishments •
Personal service establishments •
Retail establishments •
High density multi-family residential •
Government offices •
Hotels and motels •
Places of worship •
Accessory parking areas.
• The following development standards are recommended.
Setbacks •
The setbacks for new structures should be aligned with the setbacks of existing structures on the same block, or if applicable, with the setbacks of existing structures at the same intersection. •
to lines. Page 37
Minimum Lot Size •
None. The parking, landscaping and other required development standards should drive the minimum lot size needed to develop a parcel in accordance with all zoning and land development regulations. •
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Minimum lot depth should be 100 feet. Building Height
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Minimum height shall be three stories. •
Maximum height shall be five stories •
Architectural elements such as eaves, etc. that are common to surrounding structures should not be counted toward the maximum permitted height. Building Massing
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The fenestration ratio should be similar to surrounding buildings fronting on the same street. •
The roof lines should be similar to surrounding buildings fronting the same street. Building Orientation •
primary street. Secondary entrances may be located on other sides of the building. •
intersection of two streets. Service and Loading Facilities •
the building. •
All service and loading facilities should be screened with architectural elements rather than landscaping. The architectural elements should be comparable to those of the primary structure on the same lot. Parking •
All parking should be located behind the building. •
No parking spaces should be permitted between the front façade of a structure and any public right-of-way. •
hedges at a height of no less than four feet and no more than five feet. This demarcation should be established at the sidewalk to reinforce the street edge of the parking lot. •
If a brick or stone wall is constructed, linear landscaping areas should be placed adjacent to the wall (i.e., between the wall and the public right-of-way). •
A minimum ratio of 1 shade tree to 10 parking spaces should be provided with the majority of shade trees placed within the parking lot rather than along the periphery of the parking lot.
Page 38 •
Any land not covered by buildings or pavement should be suitably landscaped and maintained. Landscaping •
Plant selections should be tolerant of urban conditions and with minimum maintenance. •
their height, form, color and visual interest. •
Plant materials should visually complement the building facades and public improvements. •
road and sidewalk pavement. Vacant Lots •
seeded or landscaped to help mitigate standing water or erosion and shall be maintained by the owner. The lots should be completely cleared, graded, and seeded within 90 days of the time of demolition. •
gaps in the street wall. •
If the site is to be landscaped, a continuous evergreen shrub and/or tree screen should be planted with an installed minimum height of 3 feet. Sidewalks •
existing sidewalks already exist in the near vicinity. New sidewalks should be required where appropriate to encourage pedestrian traffic.
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