Table of Contents – Part II

1. Slide 1 – Introduction Slide 2 – Suggestions from Independent Study Slide 3 - Suggestions from residents Slide 4 – ‘En Route to the Future’ Slide 5 – Study Results Slide 6 – Implementation of Study Findings Slide 7 – Mt. Lebanon Comprehensive Plan – I Slide 8 – Mt. Lebanon Comprehensive Plan – II Slide 9 – Public Information Officer Interview I Slide 10 – Public Information Officer Interview II Slide 11 – Public Information Officer Interview III Slide 12 – Municipal Planner Interview Slide 13 – Current Status of Commercial District Slide 14 – Recent Development Projects Slide 15 – Practical Amenities Slide 16 – List of Businesses Slide 17 – Community Events Slide 18 – Census Statistics Slide 19 - Conclusion Table of Contents – Part II

2. Introduction – Part II • Mount Lebanon was my community of choice for my Community Portraits project. Following on that project, I have chosen to take a more indepth look at the development of what is now known as the central business district or commercial district on Washington Road in Mt. Lebanon, PA. • I initially chose to write on Mt. Lebanon because of its emphasis on community life within its town limits. The area around Washington Road was developed, and continues to be maintained, in an effort to enhance the community feel of the area. • While Washington Road has been considered at least somewhat ‘commercial’ since the creation of Mt. Lebanon in 1912, the present establishment was first introduced as a possible suggestion for development in the late 1980s. As is typical of Mount Lebanon, extensive research and resident input was gleaned before any decisions were made. • The most influential study on the development project was carried out by a nationally acclaimed consulting firm from Massachusetts named Chan Krieger & Associates. The firm was commissioned. The extensive study carried out and released. And the development begun. This project tracks the key issues – both positive and negative – of the endeavor by means of several printed records and the oral account of events according to two very pertinent municipal employees.

3. Suggestions from independent study by university students in the area, Spring Semester, 1991 • Strengthen two main points of entry at either end of district • No commercial activities off of Washington Road • Ground floors devoted to only commercial – no residential • Make Washington Rd. visible from LRT station • Washington Road must remain four lane, two way road • Consider widening street, sidewalk or adding median • Increase commercial activity with unique shops/cafes • Replace old benches, create cluster parks and integrate bus stops at cluster points • Pedestrian connection to LRT station and North Parking Garage • Facilitate pedestrian crossing, possible tunnel • Aesthetically pleasing lighting • Make sidewalks handicap accessible

4. Suggestions from residents at time of initial planning phase of commercial district (Carnegie Mellon University, 1991).Proposal for the Revitalization of Mt. Lebanon, Spring Semester, 1991.

5. En Route to the Future: Birth of the Washington Rd. Corporate District • The original planning conference, entitled “En Route to the Future” was held in July of 1994 and, with typical Mt. Lebanon transparency, consisted of “public workshop session [which] were the community’s fist steps in making a community strategic plan for Washington Road, under the auspices of the Municipality of Mt. Lebanon , and the municipality’s urban design consultants, Chan Krieger & Associates” (Chan Krieger, 1995). • Many topics were covered at that original meeting including parking, traffic, corporate atmosphere, types of patrons that would be attracted including how to market area to families and senior citizens, community ambiance, and treatment of individual buildings in the area. • A study entitled the “Mt. Lebanon Washington Road Study” was commissioned at this conference. It was to look at all aspects pertaining to possible development both on a local and broader scale.

6. Washington Rd. Study Results - 1994

7. Implementation of Study Findings • Based on the findings of the Chan Krieger study, along with the input of area residents and independent observers, the official municipal planning committee had the arduous task of sorting through the relevant data. • At that time, they were faced with many decisions: • Which suggestions from the study should be given the highest priority? • What would costs be and how would the municipality restructure its budget accordingly? • How to attract new businesses to the fledgling district? • Were all the study’s suggestions necessary?

8. Businesses of the Washington Road district can join the Mt. Lebanon Chamber of Commerce: “chamber is a partnership of people working together for better business, personal opportunities, economic development and community enrichment.” Economic Development Council was formed in 1996 in answer to Washington Rd. study to implement their ideas and liaison with all businesses districts. Elaborated on need for offices, cultural district, variety in commercial development. Stressed need to maintain unified, attractive look to storefronts in pedestrian friendly areas and need to sponsor community events for exposure of area. Pennsylvania Downtown Program: “community development program that promotes economic growth and revitalized communities” (Comprehensive Plan, 2000). “If it is to remain a progressive community, Mt. Lebanon must promote economic growth. Mt. Lebanon must strive to remain viable in the local and regional economy, while preserving the character and charm of its various business districts. Mt. Lebanon is among the regional leaders in recreational facilities, community services, and public education. This has helped to attract and retain residents which in turn has helped sustain local businesses. The business districts also need to reflect the outstanding character and evolution of the rest of the community. Currently, the central business district on Washington Road is faced with challenges including vacancies, congestion caused by thru-traffic and a perceived lack of parking” (Comprehensive Plan, 2000). Mt. Lebanon Comprehensive Plan – Adopted Dec. 2000 (Comprehensive Plan, 2000)

9. Objective: “promote the utilization of the existing vacant commercial space for economic development opportunities consistent with the character of Mt. Lebanon.” Action: identify and attract businesses that generate high amounts of pedestrian traffic at strategic locations to serve as anchors to increase activity throughout the commercial corridor. Action: Continue to encourage small specialty shops to locate within the central core areas of the business districts. Action: Continue to market locations available for commercial development. Action: Develop the Clearview Commons Site as identified in the Chan Krieger Plan. Action: Recreate commercial tenants that attract young consumers. Action: Adopt new sign requirement to allow for more creative/attractive advertising opportunities. Mt. Lebanon Comprehensive Plan – Adopted Dec. 2000 – II (Comprehensive Plan, 2000).

10. Personal Interview with the Mt. Lebanon Public Information Officer: Susan Morgans – I. • How does the commercial district affect Mt. Lebanon now? • We feel that it really distinguishes us from some other suburbs that we might consider competition in terms of attracting new residents because a lot of suburban communities no longer have a town center. The fact that people can walk to a restaurant and it’s probably an independent restaurant do and not a chain and sto off at a library, or stop off at the municipal building and pay their taxes, go to their dentist, their doctor – ample parking but easy for most people to walk to business district. For a certain kind of person who is looking for more of a small town traditional feeling, that nucleus of a business district is very attractive. No one moves just because of our commercial district but if they are looking for a great school district and an interesting neighborhood and house and they look at Mt. Lebanon and then perhaps others – the business district seems to sway a lot of people.

11. Personal Interview with the Mt. Lebanon Public Information Officer: Susan Morgans – II. • Major challenges of development: • Mt. Lebanon is so hilly that it is much more expensive per square foot to develop. • Perception of a “convenient parking” problem • Competition from shopping malls • Solutions: • Tax increment financing to provide incentive for development • A new garage was just built recently that will hold up to 120 cars and a new signage system is being implemented • Working on creating a ‘niche market’

12. Personal Interview with the Mt. Lebanon Public Information Officer: Susan Morgans – III. Transit Oriented Development: We are working with the state of Pennsylvania on development of the transit revitalization district. We will get funding if we develop multi-use facilities around our T station. We would have to come up with a concept – in the air above our T station we would attract a developer who would develop retail, residential and commercial components and that would be viewed favorably by the state. We are in the middle of a study and conducting public meetings on the issue. Main St. Community: As a Main St. Community we qualify for grants administered through the Pennsylvania department of economic development. Our business district can get matching improvement ‘façade grants’ (e.g. new signage for an independent business, new brickwork for the entire district) Experience Lebo: Group of young professionals who are trying to make the community more attractive to young people in their age group. Sponsor events – last year sponsored a block party in the commercial district that raised thousands of dollars for the Autism Center of Pittsburgh. Mt. Lebanon Partnerships: A lot of people with various backgrounds who work to bring appropriate businesses to storefronts when they are vacant. There is a true grassroots effort to promote the business district. 15 volunteer boards and authorities.

13. In terms of using the 1994 Chan Krieger study, “that is a good baseline for us but it was done 12 years ago and obviously market conditions change so we need to make sure that it is a good starting point and some good carries forward, e.g. to make sure that we maintain pedestrian conditions, try to improve visibility of the T station, but in terms of the actual development, we need to look at it in terms of today’s economy and market.” Biggest hurdles: infrastructure costs Commercial district is largely built out at this point – need to identify need opportunities Future Plans: Transit oriented development Personal Interview with the Mt. Lebanon Municipal Planner: Keith McGill

14. Current Status of the Washington Road Commercial District – Mt. Lebanon, PA • The Washington Road of today is immensely improved since the initial days of planning that began in the 1990’s. There is a high level of variance in the commercial and healthcare services offered in the district. Yet, even with a lot of variety, there is still a unified and community aspect to the area. • Throughout all, the planners and developers have managed to maintain a very pedestrian friendly atmosphere that caters to both young and old as a community center. • Regularly scheduled community events take place in different venues around the district throughout winter and summer. These events, again, serve to both foster community and stimulate business for the area vendors. • Residential development has been incorporated on the streets that proceed off of Washington Road, increasing foot traffic and local commuters. • The overall ‘street-scape’ appearance of the area is pristinely maintained throughout the year while allowing the natural features of each unique season to exhibit its beauty. • The access to the T station has been improved and now aesthetically and practically draws people to both use the T and to exit and enjoy the facilities accessed via the Mt. Lebanon station.

15. Recent Washington Rd. Development Projects • Clearview Common which transformed an inadequate parking lot into a scenic, outdoor lounge area to serve as a public center for the business district. • In keeping with the Mt. Lebanon tradition of high municipal standards, the $5 million renovation project of the historic municipal building. • Proposals are under consideration in the area for: - an $11 million hotel development project - renovation of the current public transportation system which includes both bus routes and a T station for convenient access to surrounding areas including downtown Pittsburgh. - a $41 million condominium development on the outskirts of the business district that would provide affordable living within walking distance of the many amenities and transportation opportunities of the area.

16. Practical Amenities of the Washington Rd. District • 72 storefronts that house approximately 182 businesses • Substantial amounts of well-maintained and safe parking opportunities in multiple locations. • A summer Farmers’ Market every week and several seasonal outdoor festivals hosted on the main street.

17. Aladdin’s Eatery ALFA in Dentistry Angie’s Antique Center The Art Loft Gallery Bernie’s Flowers Bill Badarno’s Hair Styling Studio Bistro 19 Bucey & Junker Attorneys CC’s Homemade Food The Celtic Cross Children’s Community Care Citizen’s Bank DiNardo’s Candy EJB Holdings Company Eye Gallery Family heirlooms Henderson Brothers Insurance John R. Couy Insurance Agency Kingsbury Fragrances Kool Kat Designs L’Enfant Elegant La Piana Chiropractic Ladies Fitness of Mt. Lebanon Langston Interior Design Little Tokyo L.J. Marks Jewelers Martial Arts America Massery Photography, Inc. Milan Liptak, Architect Molly Brannigan’s Monte’s Barber Shop More Than Words Fine Paper Mt. Lebanon Shoe Repair Outreach Teen & Family Services, Inc. Resonance Violins Rollier’s Hardware Example of Businesses Located on Washington Rd.

18. Community Events of the Washington Rd. Corporate District of Mt. Lebanon, PA

19. Agriculture, forestry, fishing and hunting, and mining - 46 Construction - 488 Manufacturing - 1,170 Wholesale trade - 566 Retail trade - 1,620 Transportation and warehousing, and utilities . . . . 523 Information - 633 Finance, insurance, real estate, and rental and leasing - 1,813 Professional, scientific, management, administrative, and waste management services - 2,758 Educational, health and social services - 3,867 Arts, entertainment, recreation, accommodation and food services - 995 Other services (except public administration) - 803 Public administration - 443 Agriculture, forestry, and fisheries-65 Mining – 114 Construction – 624 Manufacturing, nondurable goods - 609 Manufacturing, durable goods -1088 Transportation – 489 Communications and other public utilities - 356 Wholesale trade – 758 Retail trade – 2282 Finance, insurance, and real estate – 1838 Business and repair services - 860 Personal services – 333 Entertainment and recreation services – 195 Professional and related services:  Health services - 1861 Educational services – 1789 Other professional and related services – 2382 Public administration - 439 Census Statistics – Local Industry 1990 2000

20. Conclusion • In conclusion, it is clear to see why the development of the Washington Road project has been a successful venture up to the present time. The planners have been meticulously careful to seek professional advice where necessary and to always allow the residents a platform to voice their opinions. Options have been carefully weighed and considered and the good of the whole community has been kept in proper perspective. • Significant emphasis has been placed on the necessity of maintaining the key characteristics of the town of Mt. Lebanon – even in a commercial district. Community atmosphere, customer service, cleanliness, orderliness and pride in one’s area are all focal points of the district. • As the residents and municipal powers work to further the Washington Road district in the future, one can certainly look forward to an area that continues to reflect the town motto: “Mt. Lebanon: A Town with Character”