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Introduction and MPC Requirements
The Municipalities Planning Code requires that local comprehensive plans address the following in relation to existing and future land uses:
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“A plan for land use, which may include provisions for the amount, intensity, character land use proposed for residence, industry, business, agriculture, major traffic and transit utilities, community facilities, public grounds, parks and recreation, preservation of lands, flood plains and other areas of special hazards and other similar uses.”
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“A statement indicating that the existing and proposed development of the municipality is compatible with the existing and proposed development and plans in contiguous portions of neighboring municipalities, or a statement indicating measures which have been taken to provide buffers or other transitional devices between disparate uses, and a statement indicating that the existing and proposed development of the municipality is generally consistent with the objectives and plans of the county comprehensive plan.”
Therefore, this plan will examine the amount and location of current land uses, their impact and relation to adjacent uses, and plan for future land uses consistent with the recommendations of this plan and surrounding uses in adjacent municipalities.
Existing Land Use
Existing land uses within the planning area are defined and evaluated as follows:
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Commercial - Commercial includes uses that typically retail or service oriented, including restaurants, shops, offices, etc. Commercial also includes personal care and nursing homes.
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Industrial – Industrial uses are inclusive of manufacturing, warehouse, and storage uses.
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Mixed Use- Mixed Uses include residential and commercial uses on the same lot, typically within the same structure.
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Multi-Family- Multi-Family, as an existing land use, includes all residential dwellings other than single family and duplex. Such dwellings include townhouses and apartment buildings.
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Public/Semi-Public- Such areas represent those owned by the local government, the county, or the school district. Also, such areas include “semi-public” uses consisting of tax-exempt utility companies (including railroad companies), private schools and non-profits, churches and religious uses, cemeteries, and non-profit parks/recreation areas.
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Single Family - Single Family detached homes.
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Two Family - Structures contained two distinct residential units, typically duplex units.
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Vacant - Parcels with no improvements or structures built upon them, excluding those publicly owned. Vacant parcel do not include those that may be “underdeveloped,” having the potential for greater utilization or redevelopment.
North Versailles
Map 1: North Versailles Existing Land Use
Table 1: North Versailles Existing Land Use
Land Use
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Acreage
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Percent
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Commercial
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651.3
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14%
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Industrial
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95.1
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2%
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Manufacturing and Office
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3.5
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0%
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Multi-Family
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64.7
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1%
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Public/Semi-Public
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721.3
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15%
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Single Family
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1,160.9
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24%
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Two Family
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16.4
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0%
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Vacant
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2,030.6
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43%
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Total
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4,743.7
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100%
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Summary of Existing Land Use
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The acreages listed in Table 1 were analyzed on a parcel-by-parcel basis. Therefore, each existing land use is comprised of the total acreage covered by all parcels classified within the respective category.
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In North Versailles, approximately one forth of the acreage is devoted to single-family residential usage. Two-Family and Multi-Family uses comprise a small amount of total acreage.
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The majority of commercial uses lie along Route 30, East Pittsburgh-McKeesport Boulevard, Fifth Avenue, and Mosside Boulevard. While dispersed throughout the Township, the majority of industrial uses are concentrated along Third Avenue and Crooked Run Road.
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Much of the land classified as “public/semi-public” is comprised of railroad rights-of-way, the CSX rail-line along the Monongahela River, and the Pennsylvania Railroad line that linking to the CSX line, traveling north and along Turtle Creek to an inter-modal terminal.
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The category “Vacant,” comprises forty percent of parcel land area within North Versailles. The future land use plan will detail the amount of vacant land area within each planned land use category.
East McKeesport
Map 2: East McKeesport Existing Land Use, 2005
Existing Land Use
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Acreage
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Percent
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Commercial
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10.78
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6%
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Industrial
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2.18
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1%
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Multi-Family
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6.58
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4%
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Public/Semi-Public
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10.52
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6%
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Single Family
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102.96
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57%
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Two-Family
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7.70
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4%
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Vacant
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39.06
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22%
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TOTAL
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179.77
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100%
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Summary of Existing Land Use
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Nearly two thirds of parcel land within the Borough is devoted to single family residential use, with small residential lots averaging 5,700 square feet in lot area.
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Two-family uses, noted in the housing chapter as a conversion from a single family structure into a duplex dwelling, are dispersed throughout single family neighborhoods in the Borough.
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Multi-family uses, typically apartment buildings as well as townhouses or rowhouses, are also dispersed throughout the Borough and are also concentrated along Fifth and Broadway Avenues.
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Vacant land accounts for approximately one fifth of Borough parcel land. Such land mainly consists of vacant lots in residential neighborhoods as well as environmentally constrained areas with predominately steep slopes, slopes over 25%.
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Commercial uses are concentrated along Route 30, Broadway, and Fifth Avenues.
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The Borough owns several parcels including two neighborhoods parks. The Borough, County, and School District own other parcels jointly. These parcels are typically hillsides as well as miscellaneous parcels throughout the Borough.
Wall Borough
Map 3: Wall Existing Land Use, 2005
Table 3: Wall Existing Land Use
Existing Land Use
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Acreage
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Percent
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Commercial
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5.71
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3%
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Industrial
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0.56
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0%
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Mixed Use
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0.76
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0%
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Multi-Family
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0.44
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0%
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Public/Semi-Public
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42.54
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19%
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Single Family
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44.50
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20%
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Two Family
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2.10
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1%
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Vacant
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129.18
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57%
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TOTAL
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225.78
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100%
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Summary of Existing Land Use
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One fifth of the parcel land in Wall Borough is devoted to single-family housing, with lots averaging 7,400 square feet in size. The majority of these lots lie within traditional neighborhoods on relatively small platted lots of record. Lots abutting Ross Street and other similar areas of Wall are typically larger in size, average eight tenths of an acre. Such lots lie within a “rural residential” areas of Wall, the development of which is constrained by wooded hillsides. Therefore, the average square footage of lots within the denser areas of Wall, excluding the rural, only average approximately 5,000 square feet.
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A similar percentage of land is also devoted to Public/Semi-Public Uses. The Borough, School District, and County jointly own several vacant parcels throughout Wall, including several contiguous parcels on and near Valley Avenue. The Borough also owns a tot lot adjacent to the Borough Building and a baseball field. Approximately 31 acres of those currently classified as Public/Semi-Public are owned by Cornerstone Television Incorporated, a non-profit television station which broadcasts from this site. The television station is exempt from local taxes.
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The remainder of uses is dispersed throughout the Wall and Grant Street corridors. The corridors represent varied concentrations of mixed-use neighborhoods with single family residential remaining as a stable backbone of the community.
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Sixty percent of the privately owned parcel area in Wall is completely vacant of improvements. Most of this land is heavily constrained by steep slopes.
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