A shared Vision for East Allegheny July 1, 2007

Compatibility of Future Development

The following land use policies, reflected in revised land use ordinances, shall serve to ensure the compatibility of adjacent land uses within the planning area and surrounding communities.

1. 
   Consider and protect wooded steep slopes within the planning area, especially considering those acting as natural buffers between communities, through low-density zoning, revised grading ordinances, and lot standards that recognize such areas in subdivision design.
   

2. 
   Utilize mixed-use districts of a neighborhood scale along minor arterials and Route 30 in the area of East McKeesport.
   

3. 
   Utilize and encourage planned residential and planned mixed-use districts on vacant tracts of land that include setback and buffering standards, encouraging the preservation of open space and wooded hillsides.
   

Conclusions and Findings of Fact

1. 
   North Versailles Township adopted a Comprehensive Park, Recreation, and Open Space Plan in 2003. This plan is a prerequisite to and recommends the development of a mandatory land dedication or fee-in-lieu thereof, for future residential land developments within the Township. The plan notes the need for a community park. A revised subdivision ordinance should include the aforementioned provisions, per Article V of the Municipalities Planning Code. The Boroughs could also consider similar provisions on a lesser scale, pending the adoption of a similar plan based, in part, on the findings of the North Versailles plan.
   

2. 
   An Official Map, based on the provisions of Article IV of the Municipalities Planning Code, may designate private lands for public uses, including planned streets, trails, parks, and designated open spaces such as lots within steep slope or wooded areas.
   

3. 
   Opportunities for infill development exist throughout the planning area and are evidenced by moderate housing construction of this character within North Versailles and East McKeesport. Similar opportunities exist within Wall Borough, namely through redevelopment of blighted neighborhoods.
   

4. 
   Significant mixed use and retail opportunities exist on currently vacant land in North Versailles in close proximity to existing and planned thoroughfares and interchanges.
   

5. 
   As evidenced within the Housing Plan, multi-family housing in the form of townhouse or condominium arrangements is in continued demand.
   

6. 
   Office uses, as cited in the Economic Development Plan, represent emerging growth sectors while retail represents an existing strength or base industry. Residential care also represents a growing need. Therefore, mixed-use plans considering such a mixture of uses may provide a sustainable form of future for the development and redevelopment of the planning area.
   

Goals, Objectives, and Action Steps

The following goals, objectives, and action step reference the “findings of fact” number that are most closely addressed by or form the basis of a particular objective or action step.
Goal 1: Encourage the reuse and revitalization of existing land uses where the sustenance and future development of similar uses is encouraged on the Future Land Use Map

• 
  Objective 1: Encourage infill housing at a scale and manner appropriate to surrounding and predominately single-family neighborhoods.
  

• 
  Action Step 1: Include provisions for Traditional Neighborhood Development, permitted with a relatively low threshold in terms of acreage or number of units required.
  

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  Action Step 2: Implement land development standards including sidewalk and lighting requirements consistent with the character of the surrounding neighborhood.
  

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  Objective 2: Preserve and enhance the integrity and character of traditional mixed-use corridors in East McKeesport and Wall Borough.
  

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  Action Step 1: Include provisions for Traditional Neighborhood Development, permitted with a relatively low threshold in terms of acreage or number of units required.
  

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  Action Step 2: Implement land development standards including sidewalk and lighting requirements consistent with the character of the surrounding neighborhood.
  

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  Action Step 3: Implement Business and Neighborhood Improvement Districts as cited in the Housing and Economic Development Plans.
  

Goal 2: Encourage the Preservation of Open Space throughout the Planning Area.

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  Objective 1: Preserve Wooded Slopes and Hillsides.
  

• 
  Action Step 1: Revise Grading Ordinances to protect areas of steep slope.
  
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  Action Step 2: Adopt Subdivision Ordinance to include reforestation standards and landscaping requirements.
  

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  Action Step 3: Adopt Joint Zoning Ordinance to include a Rural Residential District in areas of steep slope, having a relatively lower density. Include general standards for construction in steep slope areas.
  

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  Objective 2: Reserve, Develop, and Maintain areas of Open Space.
  

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  Action Step 1: Include Land Dedication Standards in Subdivision Ordinance along with provisions for the fee-in-lieu thereof. Such funds may be used to purchase or enhance open space throughout the Planning Area.
  

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  Action Step 2: Draft and Adopt an Official Map that designates parcels reserved for open space.
  

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  Action Step 3: Include open space provisions in Traditional Neighborhood Development and Planned Residential Development Standards.
  

Goal 3 : Encourage Large Scale Development and Redevelopment of Blighted and Vacant Land near main arterials.

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  Objective 1: Encourage Mixed Use Districts with appropriate buffering.
  

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  Action Step 1: Include Mixed Use Districts as conditional uses within the zoning ordinance. Such Districts should encourage a true mix of uses to meet projected demands and provide a sustainable form of development. Such Districts will also provide open space and buffering from adjacent uses.
  

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  Action Step 2: Create “Overlay Zones” to encourage Traditional Neighborhood Development of a mixed use nature that is either integrated with or buffered from adjacent development, where appropriate.