Scope and Purpose

The Revitalization Plan and Market Study document targets viable development opportunities and identifies supporting actions designed to allow the Borough to realize the maximum impact from commercial enterprises and other development-oriented activities. The Revitalization Plan and Market Study document contains:

• Realistic revitalization goals and objectives
• Targeted development initiatives and supporting actions
• Realistic time-lines and implementation budget
• Future commercial revenue generation capacities
• Task and management responsibilities necessary to promote, guide and monitor revitalization activities

Approach to the Project

In formulating the Revitalization Plan and Market Study, the following tasks were completed:

• Acquiring public input through public meetings and survey research
• Conducting an inventory of commercial assets and other physical features and evaluating the impacts of existing assets and physical features on revitalization opportunities
• Analyzing demographic information and survey findings to determine the commercial viability of activities best meeting the needs of the community
• Evaluating the specific areas of economic development, transportation and infrastructure, public safety, and housing, and preparing recommendations for improvements in each area
• Identifying financing sources available to support the recommended actions
• Preparing an implementation plan and budget

Strategic Development Areas

The evaluation and planning process identified eight (8) strategic development areas to guide revitalization efforts:

• Adaptive reuse of vacant properties
• Increased investment in streetscape
• Improved shopping opportunities
• Improved traffic control
• Improved off-street parking venues
• Development of heritage tourism assets
• Increased use of special events and other community promotions
• Improved facilities for community use

Revitalization Issues

Public meetings were an integral part of preparing the revitalization strategy. Concerns were expressed about the heavy volume of vehicular traffic, inadequate parking accommodations, the high proportion of rental units, the flight of stores from the downtown, and the inventory of underutilized old buildings. From the public input process, two major concerns surfaced: (1) the impact of future commercial development on the Borough=s residential neighborhoods and small town environment and (2) that people tend to 'drive through' and 'not to' the Borough.

The revitalization strategy acknowledges the two major concerns by recommending the targeting of all commercial development efforts to the existing commercial areas and incorporating a development strategy designed to transform the CBD to a primary destination venue. Accordingly, the strategic actions contained in the Revitalization Plan are designed to limit commercial impacts and increase regional awareness of the CBD.

Revitalization Plan Strategic Actions

The following recommended actions support strategic initiatives in the specific areas of Economic Development, Transportation and Infrastructure, Public Safety, and Housing.

Economic Development

The Borough would greatly benefit from increased commercial development in the CBD. Great effort should be placed on actions to fill gaps in product/service areas which could enhance commercial activity within the CBD. The CBD should be targeted for all business recruitment and commercial development activities, limiting commercial development and subsequent impacts to the CBD area and protecting the remaining areas of the Borough as residential areas.

Recruitment of Commercial Development Opportunities - Based on the survey of stakeholders, the following commercial activities were identified as untapped recruitment opportunities for the CBD:

1. bakery
2. family restaurants
3. small specialty shops
4. farmers= market
5. discount stores
6. factory outlets
7. amusement and entertainment places

Other potential commercial development opportunities include upscale restaurants, a brew pub, food service/catering, specialty retail foods, business services, a Asecond run@ movie house, a bed and breakfast, commercial/professional offices, elderly housing, upscale condominiums, and heritage-oriented attractions.

Marketing of the CBD - Based on the research findings, the CBD is best defined as three contiguous sub-areas: two Gateway Areas (S. Main Street and Market Street) and a Core Area (bounded by portions of Main, Lincoln, Broad, and Market). The Core Area represents the sub-area with the largest number of vacant properties suitable for commercial development.

Promotion of the Adaptive Reuse of Vacant Properties - Vacant properties located in the CBD should be marketed and developed for new commercial-oriented uses.

Development of Heritage Tourism Opportunities - The development of heritage tourism venues should be targeted to capitalize on the Borough=s history associated with the railroad and Cowpath Road.

Transportation and Infrastructure

The Borough would benefit from investment in physical improvements designed to support commercial development opportunities. Specifically, investment is needed to create greater regional awareness and improve the overall attractiveness of the CBD.

Development of Off-street Surface Parking - In order to alleviate concerns about inadequate parking and accommodate planned future business development in the CBD, there is a need to create off-street parking areas within or adjacent to the CBD.

Investment in Streetscape Improvements - In order to remove the confusion on the part of both residents and non-residents with respect to the area constituting the Borough=s CBD, reduce vehicular traffic impacts, and project a strong local and regional identity for the CBD, streetscape improvements should: (1) improve the overall appearance through street lighting, sidewalk, and facade improvements; (2) create inviting sight lines to visually consolidate the Core Area with the Gateway areas; (3) create pedestrian and vehicular thoroughfares to improve customer access to the CBD and off-street parking areas; (4) employ designs effective in slowing traffic speeds and volume, and (5) provide directional signs to better define and highlight the CBD.

The streetscape improvements should be programmed in two phases. The Core Area (area defined by portions of Main, Lincoln, Broad, and Market) should be targeted for the first phase of streetscape and parking improvements. The Gateway Areas (S. Main and Market) should be targeted for second phase investment.

Public Safety

The only serious public safety concern identified involves traffic patterns - the heavy volume of commuters and large trucks, insufficient turning radius for trucks, and vehicles breaking the speed limit. The truck traffic generates a high number of large trucks (tractor trailers) traveling through the Borough on the narrow two-lane roads, creating adverse conditions through high rates of speed, noise and soot pollution, congestion, pedestrian hazards, and limited visibility at intersections.

For both safety and aesthetic reasons, business development opportunities in the CBD are constrained by the volume and type of vehicular traffic. Any re-routing of vehicular traffic using existing Borough roads would not alleviate the problem, but only shifting the traffic impact to more residential neighborhoods within the Borough. Unfortunately, the truck traffickers and other commuters are clearly within their rights to use the Borough=s main arteries since the roads are state roads. A connector road is seven or more years away from completion.

Institute Traffic Control Measures - To reduce the adverse impacts of vehicular traffic, the Borough should consider: (1) self-enforcement efforts involving the policing of violations for speeding, truck weight and non-functioning equipment, (2) working with PennDOT to discuss possible remedies (possibly another traffic light, it is unlikely the speed limit can be lowered below the current 25 miles-per-hour limit), and (3) streetscape improvements and pedestrian cross walks at key areas to slow traffic speeds and reduce pedestrian hazards associated with vehicular traffic. One other viable alternative is to complete a traffic Origin and Destination Study, using the findings to work with traffic generating entities to found alternative routes.

Housing

The Borough is predominately a residential community. For the most part, the Borough=s housing stock is well maintained and the Borough presents a clean, quaint atmosphere. Residents have expressed a concern about the number of rental units and renters living in the Borough. While most residents consider the Borough as a residential community, the stakeholder research indicates little interest in residential development initiatives as a development priority relative to more pressing development needs.

Commercial uses for vacant or underutilized properties are the most desirable outcomes, but the conversion of old commercial or industrial properties to elderly housing or upscale condominium units would represent viable uses.

Promotion of the Adaptive Reuse of Vacant Properties - While commercial reuse options should be the number one development priority, some of the Borough=s old, vacant properties could be converted to multi-tenant residential uses for elderly rental housing or upscale condominiums for ownership.

Promotion of Home Ownership Opportunities - Efforts to actively support existing programs and opportunities to promote home ownership and the de-conversion of multi-family units to single-family units should be continually pursued by the Borough.

Recommended Actions and Strategies

The strategic actions and development concepts outlined in the Revitalization Plan and Market Study document reflect initiatives required to capture revitalization opportunities while maintaining the delicate balance between the community=s small town ambience and the need for commercial growth.