7. Economic Development MMVR Comprehensive Plan

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1 A. Existing Conditions The project area functions within the Monongahela Valley business community. This region is part of the larger Washington County economy, which is an important component of the Southwestern Pennsylvania / Pittsburgh economic structure. The Southwestern / Pittsburgh economic region includes Beaver, Butler, Armstrong, Indiana, Westmoreland, Allegheny, Greene, Fayette and Washington counties. As the largest municipality, Pittsburgh is the cornerstone of the region and has remained so economically, socially, and culturally. From the city of Pittsburgh, economic development has moved westward along the Parkway West Corridor to the Pittsburgh International Airport; north along I-279 / I-79 to Cranberry Township, Butler county; and to areas such as Southpointe and Washington along I-79 in Washington County. The middle Monongahela Valley economic region includes portions of a three-county area situated along the Monongahela River. Beginning in Finleyville (Washington County) it follows the river to Brownsville (Fayette County). Within this area are the communities of California in Washington County, and the City of Monessen, North Belle Vernon Borough, and Rostraver and Washington Townships in Westmoreland County. This region was an industrial powerhouse beginning in the late 1800 s and included steamboat building, coalmines, glass factories and steel mills. By the mid 1970 s, the economic structure of the region stagnated; the glass factories were closed, steel mills idled and thousands of people were unemployed. The region experienced a significant population loss as many people moved to other states in search of work. However, within the last decade, Southwestern Pennsylvania, Washington County and portions of the Mid Mon region have begun to see an economic revitalization. Several industrial parks now surround the project area and the construction of the Mon Fayette Expressway is anticipated to bring additional economic benefits. The project area was hit hard due to the industrial decline of its primary employment centers the steel mills and coalmines. As of May 2002, Washington County s unemployment rate had hit a 6-year high of 6.0%, which was a full percentage over the 2001 unemployment rate of 5.0%. Southwestern Pennsylvania Commission (SPC) projects that only Elco and Stockdale will see a growth in total employment over the next ten to twenty years (2000). The rest of the project area is projected to have decreasing employment levels. Allenport is projected to have the most dramatic decrease with a 40% loss in total employment. In 1999, the Washington County Economic Development Strategy: 2000 to 2010 was prepared. This report summarized historical trends, existing conditions and developed an economic development strategy to outline the steps needed to strengthen the county economically. The report recognized the diversity of Washington County and identified seven sub-regions, of which, the Mon Valley area was clearly identified as having unique attributes contributing to its designation as a definable area with separate priorities for economic development (Urban Research and Development Corporation [URD], 1999). Adopted

2 Overall, the Washington County economic development report identified the following sub-regions and economic development strategies (URD, 1999, p vii): Route 22 Corridor Northern I-79 Corridor City of Washington Area Mon Valley Area Western I-70 Corridor Washington County Airport Area Rural Area Pursue new industrial development Maintain residential character with commercial and some light industrial development Pursue new commercial and light industrial development Develop greenfield and old industrial sites Pursue rural development potential and linkages to Wheeling and other western venues Pursue commercial and light industrial development gaining advantages from the airport Maintain rural landscape and agricultural character Among the conclusions contained in the Washington County Economic development Strategy are (URD, 1999):! Washington County s economy has shifted from the historically traditional base of mining and manufacturing to service-oriented businesses.! The service industry will grow creating lower paying jobs for semi-skilled workers! There will continue to be a need for high-skilled workers to fill technology-based positions! Business and industry clusters should be fostered, especially in the manufacturing sector and corresponding support services. The report identifies the following cluster development priorities (p xi): o Advanced materials and advanced manufacturing o Information technology and agribusiness o Biotechnology and environmental technologies! Strategies should be developed and action taken to accommodate business growth including (p xii): o Outreach programs to support site development o Infrastructure development o Workforce development o Recruitment o Technology transfer o An advocacy program o A strategic development fund The conclusions outlined in the Washington County report address many factors currently affecting the Mid Mon area. Chapter 3 - Population and Demographics, including a discussion of the income and poverty levels as well as the occupational Adopted

3 characteristics of the project area and educational attainment levels. Each of these factors contributes to the economic condition of the individuals who reside within the project area. As discussed in Chapter 3, the population area has a high rate of residents who live at or below the poverty level as well as a high percent of households that have a lower median household income than the county. The project area is comparable to the county for individuals that have acquired a high school diploma although the percent of persons that have attained a bachelor degree is lower. Workforce development and developing vacant brownfield sites should be the focus of the Mid Mon Valley region. A consideration of the analysis of the economic conditions for the project area should include existing employment centers - commercial and industrial. The six communities have existing industrial sites and commercial areas located centrally within the project area. Most of the commercial development has been established along Route 88, a state maintained roadway that travels north and south through the project area. Industrial development has occurred both along Route 88 and along the shores of the Monongahela River. Industrial and commercial employers located within the project area are included in Table 7-1 and 7-2. Table 7-3 displays major employers, excluding utility companies, located in Washington County. Table 7-1, Industrial Establishments Allenport Coal Center Dunlevy Roscoe Allenport Plant of Wheeling -Pittsburgh Steel Corp. 84 Lumber Campbell Transportation Company Interstate Paper Supply Co. AMROX Source: Mackin, 2002 Adopted

4 Table 7-2, Commercial Establishments within Project Area Allenport Coal Center Dunlevy Elco Roscoe Stockdale Kelly's Car Wash Justine's Personal Care Home Walker Landscaping Kelly Incorporated Mon Valley Community Credit Union Auto Repair Jay's Tavern California Boat Club Morgovich Signs Darby's Roscoe Ledger Furniture Restoration Lagerheads Garret Insurance Agency CMM Associates Storage Building White Barn Restaurant Adult Assisted Living Highway Appliance Route 88 Auto Sales Braun's Bakery Outlet J & J Transmissions Spee-D Mart & Sunoco Gas Station Trisha's Paws & Claws Johnny's Market Uptown Saloon Kim T's Ball Busters R & R Builders Rotheram Plumbing, Heating, and Cooling Flo's Personal Care Home Loskos Auto Fox's Pizza Creative Designs & Expressions Melenyzer Funeral Homes Inc. Hardhat Saloon Patricia Roberts Hair Salon Roscoe Laundry C.L. Electronics Charlie Roberts Auto Repair Central Apts Bradish s Marina Dunlevy Diving Center Cadillac Joes McIntosh Masonry / Excavating Mariner's Hall Dentist Office Stile Investments & Tax Professionals Bonn Paralegal and Tax Service Zanardini Water Service Rosko's Bar Union Cleaners D & S Variety Source: Mackin Engineering, 2002 Caul's Garage Annette's Beauty Salon Cupari Home Improvement Adopted

5 Table 7-3 Major Employers, Washington County Company Municipality # of Employees Washington Hospital Washington City 1,800 Pennsylvania State Government County-wide 1,124 Monongahela Valley Hospital Monongahela 1,100 Washington County Government Washington City 1,000 United States Government County-wide 700 Consol Energy Somerset Twp. 625 Canon-McMillan School District Canonsburg 600 California University of Pennsylvania California Borough 550 Black Box Corp. Cecil Twp. 500 Maple Creek Mining Fallowfield Twp. 470 Allegheny Ludlum Steel Canton Twp. 400 World Kitchen Charleroi Boro 400 Eighty Four Lumber Co. Somerset Township 379 Ansys, Inc. Cecil Twp. 350 Crown Castle USA Inc. Cecil Twp. 350 Wheeling Pittsburgh Steel Corp. Allenport Boro 350 Pennsylvania Transformer Technology, Inc. Canonsburg Boro 327 Coca-Cola Enterprises North Strabane Twp. 300 Ferro Corporation Canton Twp. 300 Ross International Washington City 300 Sarris Candies Canonsburg Boro 300 All-Clad Metalcrafters LLC Cecil Twp. 292 Washington Penn Plastic Co. South Strabane Twp 264 DBT America Chartiers Twp 250 Gutman Oil Co Speers Boro 250 Observer Publishing Co Washington City 245 Allegheny Ludlum Steel Chartiers Twp. 220 Sherwood Chartiers Twp. 213 Dynamet, Inc. Chartiers Twp. 200 H.B.C. Service Company North Strabane Twp. 200 Millcraft SMS, LLC South Strabane Twp. 200 National City Home Loan Services North Strabane Twp. 200 OSI Cecil Twp. 200 Source: Washington Co. Redevelopment Authority, , Washington Chamber of Commerce, 2002 Adopted

6 There are several industrial parks located near the project area. Closest to the project area are the California Technology Park and the Greater Charleroi Industrial Park (both located in Washington County). The California Technology Park is located in California Borough and was developed at a cost of $10.7 million. Five private companies are located in the business park and the Pennsylvania Bureau of Mines building is presently under construction. Currently there are approximately 200 individuals employed by the following businesses in the California Technology Park: Timberline Packaging Inc., Cal-Ed Federal Credit Union, DLC America, Inc., Rose Plastics, and Pennatronics. California Technology Park (Mackin, 2002) The Greater Charleroi Industrial Park is located in Speers Borough off of Interstate 70. This industrial park has been built out to its maximum capacity and no space remains for new construction. Among the businesses located in Charleroi industrial park are American Air Duct, Columbia Gas, Comspect Controls, 88 Transit, GEC Althsom, General Industries, National Polymers, RAS Industries, and Valley Retreading. There are no efforts presently being made to market this site because it has reached capacity. Approximately 500 individuals are employed at this industrial park. Approximately 15 miles from these Mid Mon communities a new industrial park, Alta Vista, is being constructed along I-70 in Fallowfield Township, Washington County. This industrial park contains a total of 256 acres, although only 70 of these acres are under development at the present time. Future development for the site will include light industrial and warehouse distribution. There are many economic and business development groups serving the project area including: The Mon Valley Regional Chamber of Commerce that follows this mission statement: The mission of the Mon Valley Regional Chamber of Commerce is to provide the leadership forum to ensure a positive economic climate for members and the region by facilitating proactive political action, providing support and resources to businesses and marketing the region in partnership with government, communities and other business advocates. The Middle Monongahela Industrial Development Association, Inc. (MIDA) was formed in 1966 and has operated with the goal of assisting industrial and business expansion in the Mon Valley. MIDA is located in Donora and owns the industrial park located in Speers and the industrial park under construction in Bentleyville ( ). Adopted

7 The Washington County Chamber of Commerce was formed to support the business community in Washington County. The Chamber has formed a partnership between public and private sectors to coordinate economic development activities from a countywide approach. The Washington County Council on Economic Development is a private non-profit located in Washington, PA, the county seat. This organization offers technical assistance, financing and education to businesses located in Washington, Greene, Fayette and Westmoreland Counties. The Mon Valley Progress Council is located in Monessen, Westmoreland County that has the goal to revitalize the economy of the Mid Monongahela Valley through industrial development. The Mon Valley Progress Council has been a leader in supporting the development and construction of the Mon Fayette Expressway. Adopted

8 B. Analysis of Existing Conditions Route 88 is a heavily traveled roadway in the Mid Mon Valley region and has the potential to become a major commercial corridor due to the many sites available for both new and infill development. The areas adjacent to this route should be the focus of commercial and mixed-use development efforts. Zoning districts should incorporate regulations to allow appropriate mixed-use development and encourage commercial establishments. Thematic improvements to the corridor would foster a community appeal and encourage individuals to shop in this area. Pedestrian amenities should be addressed including crosswalks, sidewalks, and street furniture. Industrial development should be directed in the corridor between Route 88 and the Monongahela River in Dunlevy and Allenport as well as at the existing industrial sites. These two municipalities currently have the most appropriate land for industrial development and the zoning districts created should reflect more intensive uses in these locations. With the completion of a zoning ordinance, local officials will have one of the tools in place to direct development to appropriate locations to encourage economic growth. It has been proven that haphazard development can do more harm than good and will often have a negative impact on existing businesses. Along with creation of a zoning ordinance, a well-planned economic development strategy should be initiated with the assistance of the local economic development organizations in the region. Attention must be given to attracting businesses that compliment the existing economic structure in the Mid Mon Valley region. Any economic strategy should at a minimum address the following elements: Identifying sites needing improved infrastructure and access; Identifying opportunities and developing recommendations for retrofitting buildings and sites to current standards, Conducting an analysis of vacant space with strategies on how to market the space to progressive, but complimentary firms, Suggesting standards for lighting, signage and streetscape improvements that will create a unified visual appeal for new development, Defining the obstacles that are located in this central business district, which might hinder business growth (i.e. zoning, lack of infrastructure), Identifying traffic and parking issues, Determining what types of public investment are needed to assist in this process, Identifying the issues that could be of concern to local business owners such as public safety, lack of space, lack of a business organization, perceptions, community identity and proper mix of business types. To fully achieve a successful economic development strategy, the Mid Mon Region must be able to utilize the available workforce of the region to effectively support economic growth and respond to the economic and social changes of the region that have occurred Adopted

9 over the last several decades. A workforce development strategy must be created that addresses what types of industries / businesses are needed to support the region in the future. Public policies must then be implemented that will support the development strategy and work to bring about economic growth. Once such goal of the economic development strategy should be to establish industry / business clusters within the Mid Mon Valley Region. The objective of an industry cluster is to support local business and increase the economic vitality of the region. Often industry cluster strategies are created to solve crises such as high unemployment, recession, stagnant economy, real estate collapse, or loss of a key industry. An industry cluster is an interconnected group of firms and industries within a region that conduct business with one another and / or share a common need for talent, technology, and infrastructure. The firms and industries may be competitive with other members in the cluster and / or they may cooperate with other members. Considerable work has been completed by Washington County to address economic growth across the county and within the Mon Valley region. The Mid Mon Valley Planning and Zoning Commission and local elected officials should initiate networking efforts and planning sessions; ensuring economic development is undertaken through a regional approach. Steps should be taken to open communication and foster relationships with existing business and industry leaders, California University of Pennsylvania, Mon Valley Regional Chamber of Commerce, Washington County Chamber of Commerce and other local chambers or economic development organizations. Sustainable development is an important issue where businesses and elected officials must consider their relationship and obligation to the community or region in which they are located. These officials should take into consideration the economic, environmental, and social sustainability of their development efforts. Businesses in the region today will need to focus on minimizing the wasteful use of their resources, along with equity and community well being. A strong regional approach to economic development will be essential and a well thought out zoning ordinance can achieve land use goals to foster and support economic growth. Adopted

10 C. Implementation Strategy GOAL: To attract new businesses that will compliment the existing economic structure within the Mid Mon Valley region OBJECTIVE: Plan regionally to strengthen the existing economic structure including workforce, industry and business pursuits Strategy / Policy: Work with the Mon Valley Progress Council to address economic development issues in the Mid Mon Valley Region. Strategy / Policy: Complete an Economic Development Plan for the Mid Mon Valley Region. The plan should evaluate the current economic structure of the six communities and surrounding area to identify business and industry that would create a cohesive economic structure of mutually supporting and complimentary efforts Responsible Agencies: Borough Councils Potential Partners: Mon Valley Regional Chamber of Commerce, Washington County Chamber of Commerce, Washington County Council on Economic Development real estate and tourist agencies, developers, local business and industry leaders, California University of Pennsylvania Estimated Costs: Costs to establish a economic group could be minimal to $1,000 for meeting costs, etc. Costs to complete economic development study: $25,000 - $35,000 Funding Sources / Technical Assistance: PA DCED, local business owners, local chambers of commerce, business oriented foundations Priority Ranking / Time Frame: Strategy 1: High (1 3 years) Strategy 2: Low (7-10 Years) Responsible Agencies: Borough Councils Adopted

11 OBJECTIVE: Provide local control over and input into economic development Strategy / Policy: Adopt a regional zoning ordinance for the Mid Mon Valley Communities, ensuring that: 1. More intensive uses (i.e. Manufacturing) are located near other industrial facilities instead of in commercial or residential areas. 2. A commercial corridor should be established along Route 88 and within certain locations in the municipalities so that prime residential areas are protected from increased vehicular traffic and noise. Responsible Agencies: Mid Mon Valley Regional Planning & Zoning Commission, Borough Councils Potential Partners: Washington County Redevelopment Authority, Washington County Planning Commission, DCED Estimated Costs: To be incorporated into the Mid Mon Valley Regional Zoning Ordinance Funding Sources / Technical Assistance: PA DCED, municipal budgets Priority Ranking / Time Frame: High (1 3 years) Adopted