Municipality of Murrysville Comprehensive Plan 2002

The Municipality of Murrysville Comprehensive Plan
Prepared for: Municipality of Murrysville, PA

Prepared by: Environmental Planning and Design, LLC Pittsburgh, PA
February 2002
Acknowledgements
Preparation of this Plan would not have been possible without the active involvement contribution and cooperation of the following groups and individuals:
The Planning Commission Members Gerald Bruck Robert F. Mitall Theo van de Venne Barry Van Gemert William P. Yant, Jr. Steering Committee Members David Adams Fred Baldassare John Bohinc Roberta Cook Jim Dunbar Nancy Gearhard Lynn Gurrentz Don Harrison Margot Ingersoll Bruce Knepper Ray Meehan Roseann B. Nyiri Solveig Peters Jim Rumbaugh Michael Ruane Mary Jane Seipler Edward Straub Shirley Turnage
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Community Development Staff Fred Wilder, Planning Director Kathleen Eastley (former Planning Director) Scott Dellett, Planning Technician Council Liaisons John Cardwell (in part) Ted Mallick (in part) Joan C. Kearns (in part) Andy Yourish (in part) Mayor Ruth K. Fowler (in part) Joyce K. Somers (in part) Chief Administrator Donald Pepe Michael Hoy (former) Key Person Interview and Focus Group Participants General Public Herbert, Rowland & Grubic, Inc.
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Table of Contents
Introduction ...................................................................................................................... i Acknowledgements ..........................................................................................................ii Contents..........................................................................................................................iv References.....................................................................................................................xii
Part One: Vision for the Future

Overview ...................................................................................................................... 1-1 Community Vision ........................................................................................................ 1-2 Community Objectives ................................................................................................. 1-3 Local Government................................................................................................... 1-3 Housing................................................................................................................... 1-4 Economic Development .......................................................................................... 1-5 Transportation......................................................................................................... 1-5 Environmental ......................................................................................................... 1-6 Recreation and Open Space................................................................................... 1-7 Land Use ................................................................................................................ 1-8 Plan Components......................................................................................................... 1-9 Comprehensive Plan (Figure 1) ............................................................................ 1-11 Land Use and Infrastructure Plan (Figure 2)......................................................... 1-12 Land Use and Infrastructure Plan ......................................................................... 1-13 Land Use .............................................................................................................. 1-14 Infrastructure......................................................................................................... 1-23 Thoroughfare Plan (Figure 3)................................................................................ 1-26 Thoroughfare Plan ................................................................................................ 1-27 Public Facilities Plan (Figure 4)............................................................................. 1-30 Public Facilities Plan ............................................................................................. 1-31 Natural Resources Plan (Figure 5)........................................................................ 1-35 Natural Resources Plan ........................................................................................ 1-36 Regional Relationships............................................................................................... 1-40 Adjacent Land Uses.............................................................................................. 1-41 Traffic Improvements ............................................................................................ 1-41
Part Two: Policies and Actions

Policies and Actions ..................................................................................................... 2-1 Local Government................................................................................................... 2-2 Housing................................................................................................................... 2-4 Economic Development .......................................................................................... 2-5 Transportation......................................................................................................... 2-6 Environmental ......................................................................................................... 2-8
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Recreation and Open Space................................................................................... 2-9 Land Use .............................................................................................................. 2-10 Implementation Schedule........................................................................................... 2-12
Appendices
Overview Appendix A - Land Patterns, Demographics and Trends Land Patterns .........................................................................................................A-1 Existing Land Use..............................................................................................A-1 Existing Land Use (Figure 6) .............................................................................A-3 Residential.........................................................................................................A-4 General Commercial and Industrial ...................................................................A-4 Public and Semi Public......................................................................................A-5 Agricultural Lands..............................................................................................A-5 Recreation and Conservation ............................................................................A-6 Vacant ...............................................................................................................A-6 Zoning.....................................................................................................................A-7 Existing Zoning (Figure 7) ...............................................................................A-10 Infrastructure.........................................................................................................A-11 Public Water ....................................................................................................A-12 Sanitary Services.............................................................................................A-15 Infrastructure Analysis Potable Water (Figure 8) .............................................A-18 Infrastructure Analysis Sanitary Sewer (Figure 9) ...........................................A-19 Demographics.......................................................................................................A-20 Population........................................................................................................A-20 Age ..................................................................................................................A-24 Education ........................................................................................................A-28 Economic and Employment Analysis ....................................................................A-29 Place of Work ..................................................................................................A-33 Local Tax Information ......................................................................................A-34 Housing Profile......................................................................................................A-35 Appendix B - Community Facilities Community Facilities...............................................................................................B-1 Parks, Recreation and Open Space........................................................................B-1 Parks, Recreation, and Open Space Analysis (Figure 10) ................................B-7 Community Services and Facilities .........................................................................B-8 Emergency Services..........................................................................................B-8 Public Services Analysis (Figure11) ................................................................B-11 Municipal Services...........................................................................................B-12 Community Services........................................................................................B-12
Community Facilities (Figure12) ......................................................................B-17 Land Dedication and Fee in Lieu Ordinance.........................................................B-18 Appendix C Natural Resource Analysis Natural Resource Analysis..................................................................................... C-1 Landform................................................................................................................ C-1 Landform (Figure 13)........................................................................................ C-2 Prime Agricultural Soils.......................................................................................... C-3 Prime Agricultural Soils and Agricultural Security Area (Figure 14).................. C-5 Natural Reserves and Bio-Diversity Areas............................................................. C-6 Woodlands ............................................................................................................. C-6 Watercourses......................................................................................................... C-7 Environmental Constraints to Development........................................................... C-7 Poor Soils ......................................................................................................... C-7 Flood Prone Areas............................................................................................ C-8 Appendix D Transportation Existing Roadway System ..................................................................................... D-1 Transportation Analysis ......................................................................................... D-3 Transportation Zones and Counts .................................................................... D-3 Existing Traffic Network (Figure 15) ................................................................. D-4 Roadway Improvements................................................................................... D-6 Appendix E Build-out Analysis Build-out Analysis ...................................................................................................E-1 Future Land Use Scenario Evaluation ....................................................................E-1 Step 1: Study Area Definition and Slope Analysis ............................................E-1 4,600 Acre Study Area Slope Analysis (Figure 16)............................................E-3 Step 2: Detailed Land Use Study......................................................................E-4 Step 3: Implications Evaluation.........................................................................E-5 11,500 Acre Developable Area Slope Analysis (Figure 17) ...............................E-7 Transportation Analysis ..........................................................................................E-8 Analysis Demand...............................................................................................E-9 Buildout Impact Summary: Future Land Use Scenario 3 (Figure 18) .............E-11 General Real Estate Market Principals............................................................E-12 Appendix F Traffic Analysis (Technical Report) Introduction ............................................................................................................. F-3 Traffic Analysis Zones (TAZ) .................................................................................. F-3 Land Uses............................................................................................................... F-3 Methodology for Trip Generation ............................................................................ F-3 Trip Generation Projected Land Uses.................................................................. F-4 Study Roadways ..................................................................................................... F-4 vi
Traffic Analysis........................................................................................................ F-4 Conclusions ............................................................................................................ F-7 Tables ..................................................................................................................... F-8 Figures.................................................................................................................. F-27 Traffic Analysis Zones (TAZ) (Figure 19)......................................................... F-28 ATR Locations (Figure 20) .............................................................................. F-29 2001 Existing Average Daily Traffic Volumes (ADT) (Figure 21) ..................... F-30 2001 Existing Conditions Levels of Service A.M. Peak Hour (Figure 22) ........ F-31 2001 Existing Conditions Levels of Service P.M. Peak Hour (Figure 23) ........ F-32 2021 Base Conditions Average Daily Traffic Volumes (ADT) (Figure 24) ....... F-33 2021 Base Conditions Levels of Service A.M. Peak Hour (Figure 25)............. F-34 2021 Base Conditions Levels of Service P.M. Peak Hour (Figure 26)............. F-35 Trip Distribution (Figure 27) ............................................................................. F-36 2021 Combined Conditions Average Daily Traffic Volumes (ADT) (Figure 28)F-37 2021 Combined Conditions Levels of Service A.M. Peak Hour (Figure 29) .... F-38 2021 Combined Conditions Levels of Service P.M. Peak Hour (Figure 30) .... F-39
Appendix G - Community Involvement Community Involvement ........................................................................................ G-1 Planning Commission Meetings and Workshops ................................................... G-1 Records of Community Involvement ...................................................................... G-3
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List of Figures
Figure 1 Figure 2 Figure 3 Figure 4 Figure 5 Figure 6 Figure 7 Figure 8 Figure 9 Figure 10 Figure 11 Figure 12 Figure 13 Figure 14 Figure 15 Figure 16 Figure 17 Figure 18 Figure 19 Figure 20 Figure 21 Figure 22 Comprehensive Plan............................................................................. 1-11 Land Use and Infrastructure Plan ......................................................... 1-12 Thoroughfare Plan ................................................................................ 1-26 Public Facilities Plan ............................................................................. 1-30 Natural Resource Plan.......................................................................... 1-35 Existing Land Use ...................................................................................A-3 Existing Zoning .....................................................................................A-10 Infrastructure Analysis Potable Water...................................................A-18 Infrastructure Analysis Sanitary Sewer .................................................A-19 Parks, Recreation, and Open Space ......................................................B-7 Public Services Analysis .......................................................................B-11 Community Facilities.............................................................................B-17 Landform................................................................................................ C-2 Prime Agricultural Soils and Agricultural Security Area.......................... C-5 Existing Traffic Network ......................................................................... D-4 4,600 Acre Study Area Slope Analysis ...................................................E-3 11,500 Acre Developable Area Slope Analysis.......................................E-7 Buildout Impact Summary: Future Land Use Scenario 3 .....................E-11 Traffic Analysis Zones (TAZ) ................................................................ F-28 ATR Locations ...................................................................................... F-29 2001 Existing Average Daily Traffic Volumes (ADT)............................. F-30 2001 Existing Conditions Levels of Service A.M. Peak Hour ................ F-31
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Figure 23 Figure 24 Figure 25 Figure 26 Figure 27 Figure 28
2001 Existing Conditions Levels of Service P.M. Peak Hour ................ F-32 2021 Base Conditions Average Daily Traffic Volumes (ADT) ............... F-33 2021 Base Conditions Levels of Service A.M. Peak Hour .................... F-34 2021 Base Conditions Levels of Service P.M. Peak Hour .................... F-35 Trip Distribution..................................................................................... F-36 Scenario 3 2021 Combined Conditions Average Daily Traffic Volumes (ADT) .................................................................................................... F-37
Figure 29
Scenario 3 2021 Combined Conditions Levels of Service A.M. Peak Hour ......................................................................................................F-38
Figure 30
Scenario 3 2021 Combined Conditions Levels of Service A.M. Peak Hour ......................................................................................................F-39
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List of Tables
Table 1 Table 2 Table 3 Table 4 Table 5 Table 6 Table 7 Table 8 Table 9 Table 10 Table 11 Table 12 Table 13 Table 14 Table 15 Table 16 Table 17 Table 18 Table 19 Table 20 Table 21 Table 22 Comprehensive Plan Implementation Schedule ................................... 2-12 Land Use Classifications.........................................................................A-1 Existing Zoning Classifications ...............................................................A-7 Existing Zoning Districts..........................................................................A-9 Pump Systems in Murrysville................................................................A-16 Murrysville Population Change (1930-2000).........................................A-20 Regional Population Trends (1950-2000) .............................................A-22 Relative Population Change (1980-2000) .............................................A-23 Age of Population (2000) ......................................................................A-25 Age Distribution of Total Population......................................................A-27 Level of Education (1990) .....................................................................A-28 Household Income (1990).....................................................................A-30 Employment by Occupational Type (1990) ...........................................A-32 Major Murrysville Employers in 2002 ....................................................A-33 Housing Summary (1990) .....................................................................A-36 Housing Units Built ...............................................................................A-36 Household Characteristics (1970-2000)................................................A-37 Parks, Nature Reserves, Trails and Green Areas...................................B-2 Other Recreational Areas .......................................................................B-4 Westmoreland Conservancy Nature Reserves .......................................B-5 Summary of Fire Fighting Equipment and Facilities................................B-9 Westmoreland County Prime Farmland Soils ........................................ C-3
Table 23
Primary Roadway Classifications........................................................... D-2
List of Charts
Chart 1 Chart 2 Chart 3 Chart 4 Chart 5 Chart 6 Chart 7 Chart 8 Chart 9 Land Use Classifications.........................................................................A-2 Murrysville Population Change (1930-2000).........................................A-21 Regional Population Trends (1950-2000) .............................................A-22 Relative Population Change (1980-2000) .............................................A-24 Age of Population Comparison (2000) ..................................................A-25 Change in Murrysville Age Distribution .................................................A-27 Level of Education (1990) .....................................................................A-29 Household Income (1990).....................................................................A-31 Employment by Occupational Type (1990) ...........................................A-32
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References
Herbert, Rowland & Grubic, Inc. Municipality of Murrysville - Comprehensive Plan. Cranberry Township, Pennsylvania. September 29, 1999. Pashek Associates. Municipality of Murrysville - Comprehensive Recreation, Park and Open Space Plan (Volume 1). Pittsburgh, Pennsylvania, 2000. Strategic Plan, Franklin Regional School District. Murrysville, Pennsylvania. KLH Engineers, Inc. The Municipality of Murrysville, Act 537 Sewage Facilities Planning Study. Pittsburgh, Pennsylvania, June 1997. David E. Wooster and Associates, Inc. Comprehensive Transportation Plan, Municipality of Murrysville, Pennsylvania. September 13, 1990. Beckman Associates, Community Planners Wexford. Comprehensive Development Plan. Murrysville, Pennsylvania. Wexford, Pennsylvania, October 1990. ULI - the Urban Land Institute. Development Impact Assessment Handbook. Washington D.C.: ULI the Urban Land Institute, 1997. Environmental Planning and Design, LLC. Parks Horizons A Comprehensive Park, Recreation and Open Space Plan for Westmoreland County, Pennsylvania. Pittsburgh, Pennsylvania. Westmoreland Conservation District. Westmoreland County Natural Heritage Inventory. Pittsburgh, Pennsylvania, 1998. Westmoreland County Information Systems Data, 1999.
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Vision for the Future
Overview
The Murrysville Comprehensive Plan attempts to develop a conceptual framework for responsible growth. To achieve such growth, the Plan seeks to balance the factors that impact quality of life such as the capacity of land development, public services and facilities, natural resources and community character. The Plan considers the tradeoffs between the type and amount of future development and the need for responsible fiscal, environmental and infrastructure management. In doing so, the Murrysville Comprehensive Plan provides a basis for a decision-making framework for the issues involved in the Municipalitys future development. It establishes objectives and plans to serve as strategic land use planning guidelines and forges a vision of the communitys future build-out. Part One, Vision for the Future, opens with a description of Murrysvilles community vision and its objectives regarding future development. The next section details the Comprehensive Plan and its four major components: Land Use & Infrastructure, Thoroughfares, Public Facilities and Natural Resources. The major components are, essentially, the forces and systems that play the largest role in influencing municipal form. The conclusion of Part One summarizes Murrysvilles future and discusses the implications for neighboring municipalities.
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Community Vision
Over the past several decades, Murrysville, like other places in the Commonwealth, has undergone a transformation from a primarily rural area to an area with a more suburban character. Such suburbanization can bring new challenges and problems such as increased traffic congestion, loss of farmland, woodlands and open space, groundwater contamination, overburdened schools and public services, increased costs for public services and a loss of community and cultural values. Because trends indicate that the population of Murrysville will continue to grow, it is extremely important that future growth be directed in a way that preserves the qualities that make Murrysville a desirable place to live. At the same time, future development presents an opportunity to improve community shortcomings. To this end, the Murrysville Planning Commission and Steering Committee have worked to prepare a Comprehensive Plan built upon a foundation of consensus and shared vision. This shared vision describes the fiscal, environmental and social responsibility that Murrysville will practice as it manages issues such as infrastructure, sensitive natural areas, development patterns and housing. The essence of the Comprehensive Plan, and the community vision that it details, is a responsible future for Murrysville. Goals and objectives for the Murrysville community focus on seven main themes: Local Government Housing Economic Development Transportation
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Environmental Values Recreation and Open Space Land Use
Within each of these themes, the Murrysville Planning Commission and Steering Committee have identified a series of objectives. Objectives are statements of directives concerning Murrysvilles future development as it relates to each of the identified themes. Murrysvilles objectives describe how the community wishes to grow, develop and define itself in the future.
Community Objectives
Local Government
1. Plan for change in Murrysville in a manner that will protect, preserve, enhance and balance the environmental, economic, social, cultural and aesthetic values desirable in a predominately rural atmosphere.
2.
Ensure that public services and facilities necessary to enhance public health, safety and welfare meet the needs of a growing community.
3.
Promote meaningful citizen participation in all aspects of local government.
4.
Promote greater inter-municipal cooperation in planning for the future of the region.
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5.
Promote realistic opportunities for inter-municipal cooperation in providing public services.
6.
Diligently seek outside funding for full or partial support of necessary programs.
Housing
7. Provide suitable areas for a variety of housing choices in type, affordability, scale and size (single-family dwellings, double dwellings, multi-family, townhouses and senior citizen housing, both assisted and independent living).
8.
Provide and encourage areas for higher densities only where appropriate.
9.
Provide low-density housing where appropriate.
10. Establish rural housing densities that promote preservation, where appropriate.
11. Preserve historical properties by either private or public means.
12. Promote cooperation with other municipalities, school districts and agencies in the region, whenever possible, to address major issues related to housing.
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Economic Development
13. Limit the number of light-industrial uses to the areas that are capable of providing the sufficient infrastructure to support these uses.
14. Promote and support commercial development in areas that are capable of providing sufficient infrastructure to support these uses.
15. Promote the economic viability of the existing and newly identified commercial and industrial districts.
16. Promote municipal support of sustainable economic development proposals.
17. Establish means and methods to mitigate negative financial impacts on public services or facilities, which might be caused by new development.
Transportation
18. Encourage and promote cooperation with surrounding municipalities and the Commonwealth in the development of transportation planning for the Murrysville Area.
19. Along all major thoroughfares, require any new development in the Murrysville Area to provide a buffer of open space or screening between the thoroughfare and the development.
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20. Establish means and methods to mitigate through traffic in residential areas.
21. Encourage the Commonwealth to undertake a regional traffic systems study to identify any necessary improvements to hazardous intersections and the congestion created on Routes 22, 286 and 380
22. Examine on-street parking designs and uncoordinated traffic signals, which may hinder traffic flow.
23. Encourage a circulation system designed to permit ease and safety of pedestrian and bicycle movement.
24. At a minimum, ensure that roads and highways comply with the Pennsylvania Department of Transportations standards.
25. Ensure that all transportation projects are not detrimental to the environment.
Environmental
26. Preserve the present character of Murrysville by continuing to concentrate commercial, industrial and residential development in areas where they already exist and in those areas where the land meets the specific use requirements.
27. Discourage development on environmentally sensitive lands including, but not limited to, areas of steep slope, aquifer recharge areas, former mining areas, woodlands, agricultural lands, wetlands and floodplains.
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28. Provide for compatible uses in floodplain areas (open space, parks and recreation, etc.).
29. Review storm water management control and erosion and sedimentation control practices for adequacies.
30. Continue to support and improve current recycling efforts to a minimum of 25 percent of gross refuse tonnage.
31. Establish means and methods to mitigate potential negative environmental impacts on new development.
Recreation and Open Space

32. Provide an adequate amount of convenient recreational, open space and natural areas for the residents of the Municipality of Murrysville.
33. Recognize the needs of both active and passive recreation in the design and maintenance of recreational and open space areas.
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Land Use
34. Establish Growth Management Areas within the Municipality that designate areas where development is encouraged to occur and areas where development is discouraged.
35. Ensure that development is consistent with the preservation of sensitive uses and areas within the Municipality through landuse controls.
36. Clarify, review and update existing zoning and subdivision ordinances, as needed, in order to assure that the users can understand and comply with them.
37. Create incentives for developers to locate new development in designated growth areas.
38. Revise land use ordinances in a manner that implements the plans and policies established by the Comprehensive Plan.
39. Revise land use regulations in a manner that makes them more easily understood by users.
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Plan Components
The Municipality of Murrysville, due to its increasing population and land development, has concerns about its community character shifting from a primarily rural community to a suburban extension of Pittsburgh and Greensburg. In addition to the changes these shifts make on the communitys sense of place, the citizens of Murrysville are concerned about a range of growth problems, such as increased traffic congestion, costs and quality of public services, public education and loss of farmland, which results from development.
In order to address the impacts of development, the Comprehensive Plan examines Murrysville under its build-out conditions. Build-out occurs when all of Murrysvilles currently vacant undeveloped and underutilized land is fully developed. In order to plan for a responsible future, the build-out condition described in this Plan carefully optimizes future land use patterns, public costs, municipal revenues, natural resource protection, civic amenities, infrastructure improvements and community character in relation to one another. The balance of these resources is based on a thorough understanding of the communitys capacity to support future development.
Murrysvilles quality of life is dependent upon a balance between all components of the Comprehensive Plan. The first two major components, Land Use and Infrastructure and Thoroughfares, define the physical structure of the community. These components, essentially the roadways, land uses, water and sewer systems,
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establish the communitys organization and efficiency and in a large measure also affect the cost of government.
The final two components of the Comprehensive Plan, Public Facilities and Natural Resources, are aspects that add amenities and richness to Murrysville. These components distinguish Murrysville from other communities of similar populations or land use activities. They help to add a unique identity to life in Murrysville that cannot be easily replicated in any other location.
Murrysvilles Comprehensive Plan aggregates these four major components and the supporting inventory and analysis material that is presented in the appendices. Each of these major components impact the Comprehensive Plan and influence one another. For instance, a communitys quality of life is dependent upon the mix and placement of land uses, such as residential, commercial and industrial areas. However, land use decisions are highly dependent upon the traffic network, community services and natural features of any given location.
The Comprehensive Plan provides a long-term picture that organizes and optimizes the issues of all the components and their impacts on each other. The Comprehensive Plan Map (see Figure 1) is a representation of aspects of the major components including general land use character, roads, community gateways, parks, open space and the proposed trail corridor. This map helps to illustrate the reality that the Comprehensive Plan is based upon a combination of factors. Together these factors form an integral Plan that balances community needs and available resources.
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UPPER BURRELL TOWNSHIP

380
LEGEND
Roads Existing Parks, Reserves, Open Space, Golf Courses, Hunting/ Sportsmen's Clubs and Greenspace
L GO
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ILE
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66 " !
Major Gateway Minor Gateway
TO MONROEVILLE
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R LOGAN FERRY OAD
General Land Use Character

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286
Agriculture and Woodland Areas Non-Residential/ Mixed Use Areas Residential Areas
SA IS RD RD
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Y RD HILT
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COMPREHENSIVE PLAN
Figure 1
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LEGEND
Roads Future Public Sanitary Sewer Service Area

380
1
EN LD GO L MI E HW Y
8
66 " !
Land Use District Number
Predominate Land Use Characteristics

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2
4 SR
Agriculture Low Density Residential

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Moderate Density Residential Non-Residential/Mixed Use
033
LOGAN FERRY R OAD
SAL TSBU RG
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286
Land Use Districts

District 1: Northern Tier District Golden Mile Highway District Townsend Park District Central District Ashbaugh Hills District Farms and Meadows District Eastern District Route 22 Corridor District South School Road District District 2:
SA DI R S RD
WI ESTE
6
EV AN S RD
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District 3: District 4:
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District 5: District 6: District 7: District 8:
RD
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District 9:
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District 10: Pleasant Valley District District 11: Trafford Road Distsrict
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LAND USE AND INFRASTRUCTURE PLAN

Figure 2
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Land Use and Infrastructure Plan

The Land Use and Infrastructure Plan directs future land uses and infrastructure expansion into areas that complement existing development. In addition, the land use recommendations made in this Plan recognize the physical and natural limitations to the land, access to transportation and other infrastructure and real estate market-based factors. The currently vacant, undeveloped and underutilized land within the Municipality was evaluated to gain an understanding of each parcels physical limitations to support future development. Attention was given to expanding the current mix of residential and non-residential uses in order to provide a greater diversity of land uses and strengthen the communitys fiscal base. In addition, efforts were made to cluster complementary uses in order to minimize the need for automobile trips. The Land Use and Infrastructure Plan addresses the character and intensity of each land use. The general location of each land use element is also described.
The Land Use and Infrastructure component has been developed in conjunction with, and is dependent upon, the other components of the Comprehensive Plan. To best describe the variety of land uses and the infrastructure implications, the Land Use and Infrastructure Plan separates Murrysville into eleven districts. Each district is composed of a combination of existing development and vacant, undeveloped land. District boundaries were determined based on internal similarities in the type and intensity of land use and character and the prominent natural features such as valleys and streams. The Land Use and Infrastructure Plan (see Figure 2) shows land use districts, predominant land use characteristics of
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the eleven land use districts and the future service area of the public sanitary sewer system.
Land Use
Following a general overview of the Municipalitys residential and non-residential uses, a description of the land uses proposed in each of the Land Use Districts under build-out conditions is detailed.
Residential
Currently housing, specifically single-family housing, is the dominant land use in Murrysville. The communitys strengths, including an excellent school district, responsive local government, lower tax rates than neighboring Allegheny County and natural beauty, have made the area very attractive to residents. The existing housing stock in Murrysville can be generally characterized as diverse, well-maintained and having high resale values. Most homes are owner-occupied, single-family residences.
The Comprehensive Plan seeks to draw from these residential strengths while broadening the diversity of housing types and protecting agricultural and woodland areas. Housing options, particularly for seniors, young people and starter families, are currently limited. This is due to the communitys lack of rental units, condominiums, townhouses, and moderately-priced (approximately $150,000 in 2001 dollars) single-family homes.
Future residential development and/or redevelopment should respect Murrysvilles existing character. The combination of both
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existing and future residential areas should provide a greater diversity of housing options and ownership/rental opportunities.
The residential land uses in the Comprehensive Plan are designed to help protect the existing agricultural and woodland areas by allowing reduced development intensity in these areas. In combination with other factors, this is intended to promote the continued use of active agricultural areas and privately-owned woodland open space. In addition, the Comprehensive Plan encourages a variety of other low-density districts including very low, rural residential districts and a low-density residential district.
In coordination with the range of low density, residential districts, Murrysville has recognized that it can benefit socially, fiscally and environmentally from having moderate and high density, residential districts. These more intense residential land uses allow for a range of housing options including single-family homes, duplexes, townhouses, condominiums and apartments.
Non-Residential
Currently only a small proportion of Murrysvilles land use is comprised of non-residential development. As a result there are limited employment opportunities within the Municipality. Residents are typically required to commute to other communities for their jobs.
The Murrysville Comprehensive Plan attempts to broaden the communitys economic base by increasing the amount and variety of non-residential uses. Additional non-residential development within the community can employ Murrysville residents and may,
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therefore, meet the community objective of minimizing dependency on vehicular travel by dramatically decreasing commuting distances.
Murrysvilles future non-residential development will include a diversity of land uses such as light industrial, office parks, highway commercial, neighborhood commercial/office and areas that mix multiple uses. These proposed mixed-use developments will blend commercial, office and residential space into a unified development so that visitors and residents are likely to utilize several of the developments offerings. One of the many benefits of this type of development is that the need for multiple car trips is minimized.
The Comprehensive Plan expands the quantity and variety of nonresidential uses. Placement of these uses is generally clustered in areas of current non-residential development, i.e. along Golden Mile Highway and Route 22 corridors. These locations benefit from neighboring non-residential uses, accessibility and/or visibility from highways and infrastructure services.
Land Use Districts
District 1: Northern Tier District
The Northern Tier District, a small area at Murrysvilles northernmost point, currently contains wooded, rugged terrain with numerous undeveloped parcels. In addition to the vacant land, the District has some active agriculture, low-density residential lots and a golf course. Due to the Districts variable, often steep, topography and its limited access to infrastructure, very few changes to the existing character are proposed. Designation of the
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land as woodland with very low-density housing allowances will help to preserve the pristine woodland and scenic vistas this District has to offer.
District 2: Golden Mile Highway District
The Golden Mile Highway District includes land between and adjacent to Routes 380 and 286 to the west of their intersection in the Municipality. To the east of this intersection, the District contains land bounded by Routes 380 and 286 (see Figure 2). The Golden Mile Highway District has a long history as one of the original settlement areas in the Municipality. Today it contains busy intersections of several major roads: Route 286, Route 380, Logan Ferry and Sardis Roads. Current land uses include the Murry Ridge Corporate Center, a few small commercial uses and many vacant or large residential lots.
Future development in this District should take advantage of the access and visibility of the major roadways. Extension of existing potable water and sanitary sewer lines to service the entire District will allow for non-residential and higher density residential development. Additional light industrial uses in the vicinity of the Murry Ridge Corporate Center, as well as a major mixed use development north of Sardis Road, are recommended. In addition, the ease of access to transportation and nearby non-residential amenities make this District an excellent setting for high density residential housing. This high density housing, featuring a mixture of single-family, duplex and townhomes or apartments, can also provide some affordable housing for Murrysville.
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District 3: Townsend Park District
Although just south of the Golden Mile Highway District, the Townsend Park District has a very different character. This district currently consists primarily of low-density neighborhoods, preserved open space and active agriculture. Future development should preserve the existing character of the District through use of the currently vacant parcels as agricultural and rural residential areas. The addition of a neighborhood park between Logan Ferry and Sardis Roads in the northern vicinity of the District as proposed in the Municipality of Murrysville Comprehensive Recreation, Park and Open Space Plan (2000) will provide a recreational focal point for future, very low density housing in the District. All of these new uses will minimize the additional traffic demand on the Municipalitys major north-south roadways, Sardis and Bulltown Roads.
District 4: Central District The Central District encompasses a large percentage of Murrysvilles existing development and a small proportion of the communitys vacant land. The vacant land, primarily in the Districts eastern section, will be used for rural, low density and moderate density residential development. The locations of specific developments complement the existing neighborhoods, topography and roadways. The moderate density residential housing, a mixture of single-family and duplex homes, should be considered along the southern portion of Hills Church Road. This location provides convenient transportation access and is currently serviced by or is directly adjacent to an existing public sewerage service area. In addition, this location is within one half mile from
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Old William Penn Highway and the non-residential services the road provides.
Amenities in this District, such as the Sloan Elementary School, the Municipal Building, places of worship and several small to midsized parks and recreation areas, will provide attractive features for new residential growth. New neighborhoods should be built to reflect the scale and density of their adjacent, established neighborhoods. As this residential infill occurs, the Municipality should exercise care to ensure that adequate space for recreation, cultural and civic amenities remain. For example, the addition of the three new neighborhood parks proposed for this District within the Municipality of Murrysville Comprehensive Recreation, Park and Open Space Plan (2000) will provide additional recreational opportunities for new and existing residents. In addition, the Franklin Regional School District has indicated that future school expansion projects are likely to be concentrated in the vicinity of the Sloan Elementary School.
District 5: Ashbaugh Hills District
The Ashbaugh Hills District, located in the north-central portion of the Municipality, is designated woodland to preserve the forested, rolling hills and scattered single-family residential homes. This District has natural beauty, but limited access and capacity for transportation, sewer and water infrastructure.
District 6: Farms and Meadows District
Although less steeply sloped, the large Farms and Meadows District shares a similar character to its Ashbaugh Hills District
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neighbor. The Districts large areas of vacant land should be designated for agricultural land use. Agricultural use complements the existing areas of active agriculture, wooded lands and recreation space and protects the Agricultural Security Area parcels in this District. The addition of the three new neighborhood parks and the new community park proposed by the Municipality of Murrysville Comprehensive Recreation, Park and Open Space Plan (2000) for this District will serve the residents within this District and those in its more densely developed Central District and Route 22 Corridor District neighbors. Murrysville currently has a purchase agreement to acquire 305 acres along Wiestertown Road to be used for the new community park for the Municipality. This park is referred to as the Proposed Municipal Park within this document.
District 7: Eastern District
The Eastern District, currently sparsely populated, will be predominately woodland in character. Maintenance of the Districts current character will conserve its existing woodlands and natural beauty and will not require costly expansion of services to the District.
District 8: Route 22 Corridor District
This large District spans from the western to the eastern boundaries of the community along Route 22 and Old William Penn Highway. The Route 22 Corridor District provides the most suitable location within Murrysville for both regional-scale and neighborhood-scale non-residential uses.
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The western end of the District contains Murrysvilles primary commercial area. The area has a mixture of small commercial, industrial, institutional and residential uses. This area is largely built-out but will benefit from the recommendations of the Murrysville Streetscape Plan (1999). Improving pedestrian access and the relationships between buildings as well as redeveloping underutilized parcels will improve this areas appearance and function.
The central and eastern sections of the Route 22 Corridor District currently contain large vacant areas, some active, low intensity agricultural areas, small commercial uses and industrial parcels including the Murrysville Business Park/Corporate Center and the White Valley Industrial Park. In addition, some small lot, residential parcels are currently located along Old William Penn Highway and the eastern Municipal border.
Proposed build-out development includes some residential uses, but primarily consists of non-residential development in the currently vacant areas. Non-residential development, both regional- and neighborhood-scale, is clustered along South School Road (approximately the first mile), at the intersection of Route 22/Harrison City Road and along the north side of Route 22 between Export and Delmont. Office park and neighborhood office/commercial uses are proposed along both sides of South School Road within the area designated as part of District 8 (see Figure 2) to complement and service the surrounding residential areas. Targeting currently vacant land towards low density and moderate density residential development will expand the existing residential areas that can benefit from the non-residential uses in this area. The addition of the two new neighborhood parks
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proposed in the Municipality of Murrysville Comprehensive Recreation, Park and Open Space Plan (2000) for this District will provide additional benefits to the new housing proposed for the District.
Highway commercial development proposed along Route 22 in the vicinity of Harrison City Road will be able to take advantage of the roads regional traffic patterns. Meanwhile, neighborhood-scale office/commercial and mixed use development to the east of Export along Route 22 will serve both Murrysville and Export residents. New, moderate density, residential development is proposed for the south side of Route 22 in this vicinity to accommodate employees and patrons of the adjacent non-residential development. The final non-residential development proposal, an office park area to the north of Route 22 near the Municipal border with Delmont, can add additional employment opportunities for the community.
These development proposals complement the Districts existing diverse character and best utilize the established infrastructure and the visibility provided by Route 22. The character of this build-out condition will both preserve and enhance the portions of the two original Murrysville settlement areas that are a part of this District, Murrysville Village and White Valley.
District 9: South School Road District
The South School Road District will remain largely residential in nature. Rural and low density residential development should be encouraged on the currently vacant parcels in this District. The Districts established neighborhoods will buffer new development
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from the more intense residential development in neighboring District 8.
District 10: Pleasant Valley District
The Pleasant Valley District currently consists of vacant lands, parks (both existing and under construction) and active agriculture with some small clusters and scattered parcels of large lot singlefamily homes. The currently vacant land should be developed as rural residential and agriculture in build-out. These new residential areas will benefit from the services provided within the District and within the neighboring Route 22 Corridor District.
District 11: Trafford Road District
Existing development in the Trafford Road District is primarily residential, consisting of a mixture of older, established and recently constructed neighborhoods. New, rural residential development should be placed on vacant land near the Pleasant Valley District border. This will serve as a favorable, physical and visual transition between Pleasant Valleys rural nature and that of the Trafford Road Districts higher density character.
Infrastructure
In addition to land use, the Land Use and Infrastructure Plan also indicates future infrastructure in terms of major roads and the extent of public water and sewer service areas. Murrysville households are served with public water from the Municipal Authority of Westmoreland County (MAWC) and with public sewage from the Franklin Township Municipal Sewage Authority (FTMSA).
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The majority of Murrysville homes are connected to the potable water and sanitary sewage systems. Both the MAWC and FTMSA currently have additional capacity that could be used to serve future development. The FTMSA recently renovated the Meadowbrook Road Wastewater Treatment Plant and has planned additional improvements to the Plant.
Although approximately 80 percent of Murrysville homes receive public sewer service from the FTMSA, less than 30 percent of Murrysvilles land area is currently serviced by the FTMSA. Generally speaking, homes with public sewer service are concentrated within the western portion of Murrysville and along the Old William Penn and Route 22 corridors. The remaining 20 percent of existing Murrysville homes rely on on-site septic systems for their sanitary waste and approximately 20 percent of Murrysville homes use private wells for their potable water supplies.
On-site septic systems will also be used under build-out conditions in some areas of Murrysville. Public sanitary sewer expansion is not economically feasible in areas of very steep terrain and/or very low density development. Septic systems are a practical and reasonable alternative for treating sanitary wastes in these areas. However, the Municipality should adopt and enforce standards to prevent groundwater contamination.
Within the lowest density residential developments, those areas designated as agriculture, woodland and rural residential, the extension of sanitary sewer lines should be constrained. Without public sewer service, lots in these districts will need to be very large to accommodate septic tanks and fields. The Municipality will want
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to carefully evaluate whether public water should be expanded to these low density developments based on the number of potential users and, therefore, the economic feasibility. Additional enforcement of large lot sizes in these districts helps to support land use objectives of promoting existing agricultural use and preserving sensitive lands.
In keeping with this strategy, the extension/expansion of public sanitary sewer service is not recommended for the lowest density Land Use Districts: 1, 5, 6 and 7. In addition, as shown on the Land Use and Infrastructure Plan (see Figure 2), sewer lines should not be extended into the lowest density portions of Land Use Districts 3, 9 and 10. The Municipality, on a case-by-case basis, should determine the feasibility of extending public water service in these areas.
The remaining Land Use Districts consist of higher density residential areas and/or non-residential development. Extensions of the public water and sewer systems to serve these areas are more economically feasible and practical. These extensions are in keeping with the vision of the Comprehensive Plan and should occur concurrently with development.
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380
LEGEND
Municipal Boundary 2 Lanes 4 Lanes
L GO
N DE
ILE
HW
66 " !
TO MONROEVILLE
TO INDIANA
3 403 SR
R LOGAN FERRY OAD
SAL TSBU RG R D
286
SA IS RD RD
RE MAL RD
EY
WIES TE RTOW N RD
PLUM BOROUGH
CHRISTY RD
Y RD HILT
W LTO BUL D N R
EV AN S
WASHINGTON TOWNSHIP
HI CK OR Y HILL RD
RD
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NORTH
0 2000 4000 Feet
TR AFF
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(W ILLIA
MP ENN
HW
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DELMONT
66 " !
( /
22
TO IRWIN TO MANOR
TO BLAIRSVILLE
PENN TOWNSHIP
TO GREENSBURG
THOROUGHFARE PLAN
Figure 3
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Thoroughfare Plan
The Thoroughfare Plan is a graphic representation of the communitys plan for movement. The Thoroughfare Plan (see Figure 3) defines Murrysvilles primary road network and establishes the maximum desired capacity, in terms of the number of travel lanes, for each of the primary roads. The desired maximum number of travel lanes reflects the communitys anticipated build-out potential of approximately 30,000 residents. The number of travel lanes also describes, in a general manner, the preferred physical and visual character for each particular roadway segment. In general, the community seeks to minimize the need for additional roads and traffic lanes as reflected on the Thoroughfare Plan. Specific objectives and policies give additional guidance on the design and visual appearance of Murrysvilles roadways.
Currently all of the primary roadways in Murrysville are two lane roads (one lane in each direction) with the exception of Golden Mile Highway (Route 380) north of Saltsburg Road and Route 22. North of Saltsburg Road, Golden Mile Highway is a four-lane roadway with a barrier separating the directions of traffic. Route 22 (William Penn Highway) changes in character over the length of Murrysville, but is primarily a three lane roadway including a center turning lane.
The Pennsylvania Department of Transportation (PennDOT) has undertaken two projects impacting Murrysville that will be completed within the next few years. Golden Mile Highway (Route 286) between Route 22 and the Route 286/Route 380 interchange will be widened to four lanes with the possibility of a fifth (turning)
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lane or median. PennDOT will also be widening Route 22 within Murrysville to four lanes separated by either a curb or median. This latter project anticipates intersection improvements at Route 22 and School Road South. These future PennDOT changes are reflected on the Thoroughfare Plan.
In addition, as part of the comprehensive planning process, Murrysville has anticipated widening the upper section of School Road South between Route 22 and the hill to four lanes as shown on the Thoroughfare Plan. These future roadway improvements maintain the general integrity of the current roadway network while providing allowances for increases and enhancements to traffic flow in the future.
The Land Use and Infrastructure Plan was designed in concert with the Thoroughfare Plan in order to balance the build-out condition with infrastructure limitations. Developments were strategically located in vacant areas where the roads are capable of handling more traffic than they currently carry. The amount and intensity of the new development was balanced to minimize overburdening the adjacent roads and reducing their Level of Service to unacceptable ratings. The common threshold of acceptability is a Level of Service rating of D on an A-F scale. In general, acceptable to excellent Level of Service ratings are maintained on most of the roadways of the Thoroughfare Plan during build-out.
However, several roads including Saltsburg Road west of the Route 286/Route 380 interchange, Sardis Road, North School Road, Trafford Road, Route 22 and Old William Penn Highway will likely experience increased congestion as development in these areas approaches build-out. Such increased congestion may produce
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traffic delays that the community is unwilling to accept. As a result, the Comprehensive Plan recommends that community-wide transportation analysis and traffic mitigation plans be required for all rezoning applications and as a part of the development approval process for developments located on these critical roadways. Analysis and mitigation plans can assure that the Thoroughfare Plan will continue to provide for an acceptable plan for movement.
As with other infrastructure, roadway improvements should be coordinated with land use decisions. The Thoroughfare Plan establishes the plan for the primary roadways in Murrysville. In addition to these changes, Murrysville can implement roadway improvements through measures such as widening roadway land and shoulder widths to current PennDOT standards throughout the Municipality and making light signalization improvements as needed. These changes, assumed in the computer-based build-out traffic modeling, are likely to provide modest improvements to traffic flows for the overall traffic network at considerable cost to the communitys appearance.
In addition to improving flow over the traffic network, a study should be carried out to identify appropriate locations and means of calming traffic. Traffic calming consists of intentionally slowing traffic flow, such as in the vicinity of a school or area of heavy pedestrian travel, due to concerns such as safety and noise. Methods of calming traffic include narrowing streets or intersections via on-street parking, planting street trees or constructing barriers. A coordinated system of traffic calming measures can be coupled with efforts to improve pedestrian and bike travel as well as fixedschedule public transit within the Municipality.
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LEGEND
Municipal Boundary Roads
West Saltsburg Gateway

4 SR
6 6
N DE OL
E IL
HW
North Golden Mile Gateway
3 8 0
Railroads
" !
TO INDIANA
Major Gateway Minor Gateway
TO MONROEVILLE
m
2 8 6
SALT SBU RG R D
Public Facility
Place of Worship
033
LOGAN FERRY R OAD
South Golden Mile Gateway PLUM BOROUGH

East Saltsburg Gateway
Cemetery
SA S DI R RD
CHRISTY RD
REMAL EY RD
RTOW N RD
WASHINGTON TOWNSHIP
Municipal Building School Library Police Fire EMS Future EMS Service Future Fire Service
Y RD HILT

RD HICKORY HILL
W IN R VE DO RD
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RD
West William Penn Gateway
286
SR 4 053
WIESTE
40 49
US 22 (W ILLIA M P ENN HW Y)
. ,
76
TR AF FO RD RD
S CH
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R RE ME KE
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SR
6 6
LTO BUL WN RD SR 1 404
ITA LY
RD
RD
EXPORT Old William Penn Gateway

TO BLAIRSVILLE
OLD WILLIAM
PENN HWY
m
)
NORTH
0 2000 4000 Feet
US 2 2
(W ILLIA
MP
EN NH WY
East William Penn Gateway DELMONT
Trafford Gateway
TO IRWIN
" !
South School Road Gateway
TO MANOR
Harrison City Gateway PENN TOWNSHIP
( /
TO BLAIRSVILLE
TO GREENSBURG
PUBLIC FACILITIES PLAN

Figure 4
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2 2
Public Facilities Plan

The Public Facilities Plan, in combination with the Natural Resources Plan described in the following section, are the components of the Comprehensive Plan that add a rich uniqueness to life in Murrysville. Public facilities enhance the communitys character and quality of life by adding vitality to its matrix of land uses.
The Public Facilities Plan (Figure 4) details current places of worship, cemeteries, schools, municipal buildings, the library, police, fire and emergency medical service (EMS) stations and potential future service areas for both fire and EMS coverage. The quantity, location and service areas of all of these Public Facilities are highly dependent upon the population and the patterns of land use. As the population increases or the land use patterns shift, it becomes necessary to re-evaluate the services that are provided and the means of funding such civic improvements or enhancements.
Fire and EMS Protection As denoted on the Public Facilities Plan, there are developing areas of the Municipality that will need faster response times than can be provided by the current locations of the fire and EMS stations. To meet fire insurance standards, service must be expanded in the sections of the northern, eastern and southern areas of the Municipality shown with dots on Figure 4. EMS service must expand in sections of the northern, southern and eastern borders of Murrysville as illustrated by the yellow area on Figure 4. This extension of services is likely to require both a new fire station
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and at least one additional EMS station or relocation of the current stations to address the deficiencies. Although not warranted at this time, awareness of future needs can help Murrysville plan proactively, perhaps through designating locations for the stations on a future Official Map or working to cooperatively plan with neighboring municipalities.
Schools The condition, quality and costs of public schools are a major concern to residents of Murrysville. Increasing population has the potential to bring increasing school taxes and the over-crowding of existing schools. Within the last five years the Franklin Regional School District has undertaken several major capital improvement projects including the Newlonsburg Elementary School and the Senior High School. The capital expenditures needed for these projects, as well as more routine technology upgrade and capital improvement projects were factored into the Build-out Analysis evaluated for each of the Future Land Use Scenarios (see Appendix E for more explanation).
The Land Use and Infrastructure Plan contains a mix of residential and non-residential uses that yields optimized school revenues at Murrysvilles build-out. The land use mix and intensity has been conceptually balanced to assure that the schools will be able to maintain their current level of service, including the student to faculty ratio. However, in order to take fiscally responsible actions, the Municipality and Franklin Regional School District will need to work together to ensure that periodic major capital expenditures do not overburden tax revenues.
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As school expansions or additions are needed, they should be located in the vicinity of existing school facilities. Because the developable land within the Franklin Regional School Complex has been nearly expended, the Franklin Regional School District has indicated that new development will be concentrated in the area of the Sloan Elementary School unless additional land is acquired. Locating additional facilities in the Sloan Elementary School area will allow for increased efficiency and a reduction of operating costs for factors such as transportation (busing) and other services that can be shared among the schools. However, because the primary traffic access for school expansion in the Sloan Elementary School area will be along Sardis Road, careful studies and planning will need to occur in conjunction with development in order to minimize the traffic impacts on Sardis and School Roads. In order to promote non-automobile travel to the area, future schools or expansions should be linked to the surrounding neighborhoods with sidewalks and trails whenever practical.
Community Gateways The Public Facility Plan also indicates community gateways. The creation of recognizable community entrances or portals through details such as signage, landscaping, lighting or specific architectural design standards, can be integrated into the design of the Municipalitys peripheral primary road interchanges and intersections. The inclusion of such measures has the capability of introducing the Municipality to visitors and instilling a sense of pride in Murrysville residents and employees.
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Potential major gateways, indicating the communitys main portals, are:
1.
South Golden Mile Highway(Route 286 at the western Municipal boundary);
2. 3. 4.
West William Penn Highway; East William Penn Highway; and North Golden Mile Highway.
In addition, minor gateways may occur along less traveled roads and intersections. Potential minor gateways are:
1. 2. 3. 4. 5. 6.
West Saltsburg Road; Trafford Road; School Road South; Harrison City Road; Old William Penn Highway; and East Saltsburg Road.
Major and minor gateways would establish a unique identity for the community and would also provide visible landmarks. Gateway designs should complement the character and quality of Murrysvilles other amenities.
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380
LEGEND
Municipal Boundary Roads
GO
EN LD
LE MI
HW
Natural Resource
66 " !
Existing Parks and Reserves Existing Open Space, Golf Courses, Hunting/Sportsmen's Clubs and Greenspace
TO INDIANA
TO MONROEVILLE
Proposed Neighborhood Park Proposed Community Park Trail Corridor Stream Riparian Buffer
3 403 SR
R LOGAN FERRY O AD
SALT SBU RG R D
286
S DI R SA RD
WI ES TE
RTOW N RD
PLUM BOROUGH
CHR ISTY RD
REMAL EY RD
Y RD HILT
WN L TO BU L RD
EV AN
WASHINGTON TOWNSHIP
RD
RD
HICKORY HILL
IN
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RD
SR
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SR 4 05 3
US 22 (W ILLIA
M PENN
HWY)
. ,
76
OR DR D
S CH OOL
R RE ME KE
OW LL HO
RD
SR
RD
40 4
1 4 04
ITA LY
RD
EXPORT
TO BLAIRSVILLE
NORTH
0 2000 4000 Feet
TR AFF
US 2 2
(W ILLIA
MP
EN NH
WY
DELMONT
66 " !
( /
22
TO IRWIN TO MANOR
TO BLAIRSVILLE
PENN TOWNSHIP
TO GREENSBURG
NATURAL RESOURCE PLAN

Figure 5
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Natural Resources Plan

The final component of the Comprehensive Plan, the Natural Resources Plan, is illustrated on Figure 5. This Figure shows the locations of existing parks, open space and trails and proposed neighborhood and community parks, riparian buffers and trail corridors. These are features that are very important to Murrysville residents and visitors. Murrysville residents take pride in the preservation of green space. They enjoy their parks and beautiful, natural vistas and they want them preserved for future generations because they believe these things add value to their quality of life.
Parks and Open Space Parks and open space areas provide opportunities for active and passive recreation, conserve existing woodlands, define scenic vistas and improve groundwater recharge and stormwater management through decreased surface run-off. The Natural Resources Plan details existing parks and open spaces, neighborhood and community parks and trails that were proposed in the Municipality of Murrysville Comprehensive Recreation, Park and Open Space Plan (2000). The proposed new parks were designated, based on spatial analysis, to evaluate the service areas of the existing facilities and the residential land use patterns. Placement of the proposed parks was coordinated with plans for a Municipal-wide greenway and open space plan (see the Comprehensive Recreation, Park and Open Space Plan (2000) for greater detail). The locations of the new neighborhood parks were planned to correct current deficiencies in established residential areas and to serve new residential developments. The designation of new parks and trail corridors allows the Municipality to maintain its current high levels of per capita open space and also plan for its
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future needs. Murrysville should continue to surpass the national average by maintaining its current park land to resident ratio, in accordance with the Comprehensive Recreation, Park and Open Space Plan.
In general, the neighborhood and community parks proposed in the Comprehensive Recreation, Park and Open Space Plan (2000) and detailed on the Natural Resources Plan are consistent with the Land Use and Infrastructure Plan. The nine neighborhood parks and one community park proposed in the Comprehensive Recreation, Park and Open Space Plan (2000) are located within Land Use Districts 3, 4, 6 and 8 and were discussed within the individual Land Use District descriptions. Murrysville currently has a purchase agreement to acquire 305 acres in the eastern part of community along Wiestertown Road to be used as the proposed community park. The purchase is expected to be completed by the Summer of 2002. As a result, this land has been designated as park space known as the Proposed Municipal Park on maps, charts and text in this Comprehensive Plan document.
Trails and Riparian Buffers Murrysville will benefit from the system of interconnecting trails and the riparian buffers proposed in the Comprehensive Recreation, Park and Open Space Plan (2000) and incorporated into the Natural Resources Plan. Trails, for pedestrians, bicyclers and roller-bladers, will help to connect the communitys parks, public open space areas, public schools, residential neighborhoods and employment centers. Moreover, the proposed trail corridors will connect Murrysville to regional amenities located in adjacent municipalities. As the trail system expands, Murrysville should provide strategically located parking/trailhead facilities.
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There are several beautiful watercourses in Murrysville including Turtle Creek, Lyons Run and Haymaker Run. As denoted on the Natural Resources Plan, the Comprehensive Plan recommends placing a protective buffer around several of the watercourses.
Flood Prone and Wetland Areas To minimize private property damage, maximize public safety and educational opportunities and to prevent the loss of ecological assets, future development within flood prone and/or wetland areas should be discouraged. Whenever possible, these lands should be secured and used as passive recreational and/or open space in keeping with the Comprehensive Recreation, Park and Open Space Plan (2000).
Prime Agricultural Land Prime agricultural soils make up approximately 10% of the soil cover in Murrysville and are scattered throughout the community (see Figure 14). Murrysville seeks to act responsibly by encouraging active agriculture within the community and, therefore, has several parcels designated as part of Murrysvilles Agricultural Security Area. In balancing the various issues to create the Land Use and Infrastructure Plan, the majority of the Agricultural Security Area parcels were incorporated into Land Use Districts with an agricultural focus. This strategy preserves these prime areas for continued active agricultural use.
Steep Slopes Murrysvilles beautiful rolling, wooded hills also create steep slope areas. Development on gradients of over 25% is generally not considered practical or sustainable and even construction on
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slopes of over 15% often require special development considerations. In addition, the Upshur and Vandergrift Soil Series present on steep slopes in the northern and eastern portions of Murrysville are particularly susceptible to landslides. These soils are typical of the red beds in the Pittsburgh region; the heavy clay deposits of red bed outcrops are structurally altered by water saturation and may slide or slump. As a result, the Municipalitys future development should minimize the extent of development on these poor, unstable soil areas. The strategy of the Land Use and Infrastructure Plan was to concentrate development on gently sloping or level terrain. The remaining steep slopes and their mature woodlands can be preserved through designation as very low density, residential districts or as parks, open space or trails in accordance with the Comprehensive Recreation, Park and Open Space Plan (2000).
Mining Areas Abandoned mines are scattered throughout Murrysville, particularly in Districts 7, 8 and 9. These mine areas can create issues that impact safety, health and welfare because of such things as vertical openings, open shafts, dangerous embankments and/or walls and refuse piles. As a result, applicants for development projects that are situated in previously mined areas shall provide geo-technical analysis of undermined areas as based on Bureau of Mines mapping and local information or site inspection. These development projects should be carefully reviewed to assure that public safety is not compromised and damage to adjoining private property is minimized.
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Regional Relationships
Murrysvilles future is an exciting one that boasts of a sustainable continuation of many of the Municipalitys current strengths, such as attractive neighborhoods, a strong school system, a responsive public government and its rural character. In addition, Murrysville will responsibly enhance the existing character of the community with the preservation of active agriculture and woodland areas, a greater diversity of non-residential development, a larger mixture of housing options and a more extensive park and trail system. Under these build-out conditions, Murrysvilles land use, infrastructure, facilities and services are carefully optimized to create a positive balance between taxes and public operating costs.
The implications of this Vision for the Future for Murrysville are discussed throughout this document and are perhaps best captured in the Policies and Actions detailed in the following section. Worthy of mention, however, are also the implications that Murrysvilles Plan will have on its surrounding municipalities, Westmoreland County and neighboring Allegheny County.
The Murrysville Comprehensive Plan has defined a practical strategy with which to develop a responsible community. This vision requires that the Comprehensive Plans objectives, components and policies be carefully formulated to balance one another. This balance is based not only on internal, or municipal, factors but also considers external, or regional, factors. The principal regional factors include adjacent land uses and traffic improvements.
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Adjacent Land Uses

The future land uses defined by the Comprehensive Plan reflect the regions market realities and are compatible with the existing land use patterns of the Municipalitys immediate neighbors. Residential uses adjoin the majority of the boundaries with Plum Borough, Monroeville, Penn Township, Export, Delmont, Washington Township and Upper Burrell Township. Non-residential uses have been concentrated into the corridors and areas where similar uses currently exist. These areas abut Plum Borough and Upper Burrell Township along Golden Mile Highway and Saltsburg Road and Monroeville, Export and Delmont along Route 22 and Old William Penn Highway.
Traffic Improvements
The traffic improvements needed to support Murrysvilles build-out are dependent upon PennDOT (Routes 286 and 22) improvements. Given these planned improvements, the Comprehensive Plan designates land uses that optimize road capacity and traffic flow within Murrysville. However, these transportation corridors also travel to adjacent communities. As a result, Murrysville needs to coordinate with its neighbors to assure that corridor development within the adjacent municipalities wont negatively impact the optimized traffic flow within Murrysvilles municipal borders. At the same time, a coordinated regional transportation planning process can alleviate the traffic implications of Murrysvilles build-out plans on its neighbors.
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Adjacent Land Uses

The future land uses defined by the Comprehensive Plan reflect the regions market realities and are compatible with the existing land use patterns of the Municipalitys immediate neighbors. Residential uses adjoin the majority of the boundaries with Plum Borough, Monroeville, Penn Township, Export, Delmont, Washington Township and Upper Burrell Township. Non-residential uses have been concentrated into the corridors and areas where similar uses currently exist. These areas abut Plum Borough and Upper Burrell Township along Golden Mile Highway and Saltsburg Road and Monroeville, Export and Delmont along Route 22 and Old William Penn Highway.
Traffic Improvements
The traffic improvements needed to support Murrysvilles build-out are dependent upon PennDOT (Routes 286 and 22) improvements. Given these planned improvements, the Comprehensive Plan designates land uses that optimize road capacity and traffic flow within Murrysville. However, these transportation corridors also travel to adjacent communities. As a result, Murrysville needs to coordinate with its neighbors to assure that corridor development within the adjacent municipalities wont negatively impact the optimized traffic flow within Murrysvilles municipal borders. At the same time, a coordinated regional transportation planning process can alleviate the traffic implications of Murrysvilles build-out plans on its neighbors.
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Policies and Actions

To implement the Comprehensive Plans vision, the Municipality needs to adopt a set of planning policies and actions. Part Two, Policies and Actions, details a specific series of steps or projects that Murrysvilles leadership, administrative staff and citizens should complete in order to realize the communitys Vision for the Future. These policies were written by the Comprehensive Plan Steering Committee and the Planning Commission in conjunction with Murrysvilles Planning Staff.
The policies and actions are listed with their associated objectives as identified in Part One. An implementation schedule for the policies has also been included. Effective implementation of the Plan is directly related to the strategic integration of the policies. In order to ensure timely and rational implementation, the Planning Commission and Planning Staff should evaluate and reprioritize the implementation schedule on an annual basis.
2-1
Local Government
Objectives 1. Plan for change in Murrysville in a manner that will protect, preserve, enhance and balance the environmental, economic, social, cultural and aesthetic values desirable in a predominately rural atmosphere. Policies 1.A. The Municipal Comprehensive Plan should contain policy recommendations and an implementation schedule for the Municipality of Murrysville to follow in these areas: ! ! ! ! ! Community Facilities and Services. Regional Planning and Inter-municipal Cooperation. Affordable Housing. Municipal Involvement in Economic Development Activities. Long-Range Transportation Improvements.
The Planning Commission should annually review the progress in implementing the policies. 2. Ensure that public services and facilities necessary to enhance public health, safety and welfare meet the needs of a growing community. 2.A. The Municipal Act 537 Sewage Facilities Plan should designate the limits of extending public water and sewer facilities consistent with the Comprehensive Plan. Adopt storm water management and erosion and sedimentation control regulations that protect and enhance water quality. Assess public safety services, facilities and resources and plan for future improvements, if needed, in accordance with the Comprehensive Plan. Promote the expansion of public transportation by increasing the number of scheduled routes. Undertake an ongoing citizen participation process to increase the level and quality of public participation in government activities.
2.B.
2.C.
2.D. 3. Promote meaningful citizen participation in all aspects of local government. 3.A.
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4. Promote greater intermunicipal cooperation in planning for the future of the region. 4.A. Support greater cooperation with Westmoreland County government. Support greater cooperation with the Franklin Regional School District. Support greater cooperation with neighboring municipalities. Support the formation of a Council of Governments among neighboring municipalities.
4.B.
4.C.
5. Promote realistic opportunities for intermunicipal cooperation in providing public services. 6. Diligently seek outside funding for full or partial support of necessary programs.
5.A.
6.A.
Evaluate, prioritize and document municipal projects that may be eligible for state funding; review periodically and update as required. Develop a strategy aimed at attracting private funding for municipal projects.
6.B.
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Housing
Objectives 7. Provide suitable areas for a variety of housing choices in type, affordability, scale and size (single-family dwellings, double dwellings, multifamily, townhouses and senior citizen housing, both assisted and independent living). Policies 7.A. Consider providing regulatory incentives for private developers to provide affordable housing. (Affordable housing is housing which is affordable to families at 80 percent of the median household income of the community). Housing density and design should reflect the character of the neighborhood in which it will be located. Provide regulatory incentives to promote high-density development in the appropriate zoning districts. Provide incentives to establish usable open space in conjunction with higher-density development. Consider a variety of low-density housing zoning districts.
7.B.
8. Provide and encourage areas for higher densities only where appropriate.
8.A.
8.B.
9. Provide low-density housing where appropriate. 10.Establish housing densities that promote preservation, where appropriate. 11. Preserve historical properties by either private or public means. 12. Promote cooperation with other municipalities, school districts and agencies in the region whenever possible to address major issues related to housing.
9.A.
10.A. Increase minimum lot size in resource protection areas.
11.A. Undertake a historical preservation plan.
12.A. Directly participate in regional housing plans and programs whenever participation supports the goals of the Comprehensive Plan.
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Objectives 13. Limit the number of lightindustrial uses to the areas that contain sufficient infrastructure to support these uses. 14. Promote and support commercial development in areas that are capable of providing sufficient infrastructure to support these uses. 15. Promote the economic viability of the existing and newly identified designated commercial and industrial districts. 16. Promote municipal support of sustainable economic development proposals. Policies 13.A. New industrial uses should locate mainly along Routes 286/380 and near the Route 66 corridor.
14.A. New commercial uses should locate mainly along the Route 22 corridor.
15.A. Some existing, non-residential zoning regulations should be changed in order to promote adaptive reuse of underutilized lands or buildings.
16.A. Adopt proactive economic development philosophies based upon principles of sustainability. The principles of sustainable economic development promote development that meets the needs of the present without compromising future generations. 17.A. Municipal land use regulations should include provisions for transportation impact fees.
17. Establish means and methods to mitigate negative financial impacts on public services or facilities caused by new development.
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Transportation
Objectives 18. Encourage and promote cooperation with surrounding municipalities and the Commonwealth in the development of transportation planning for the Murrysville Area. 19. Along all major thoroughfares, encourage any new development in the Murrysville Area to provide a buffer of open space or screening between the thoroughfare and the development. 20. Establish means and methods to mitigate through traffic in residential areas. 21. Encourage the Commonwealth to undertake a regional traffic systems study to identify any necessary improvements to hazardous intersections and the congestion created on Routes 22, 286 and 380. 22. Examine on-street parking designs and uncoordinated traffic signals, which may hinder traffic flow. 23. Encourage a circulation system designed to permit ease and safety of pedestrian and bicycle movement. Policies 18.A. Take the initiative to form a regional transportation planning process with neighboring municipalities.
19.A. Municipal land use regulations should provide for visual screening along roadways.
20.A. Municipal land use regulations should include provisions for traffic calming.
21.A. Actively encourage the Commonwealth to do a regional traffic systems study.
22.A. Participate financially in improving traffic flow only on municipal roads.
23.A. Participate in providing pedestrian ways and bikeways within the municipality when financially possible.
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24. At a minimum, ensure that roads and highways comply with the Pennsylvania Department of Transportations standards. 25. Ensure that all transportation projects are not detrimental to the environment. 24.A. Adopt road design and construction standards that meet or exceed PennDOT standards.
25.A. Adopt policies that require environmental impact mitigation for municipal road improvement projects.
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Environmental
Objectives 26. Preserve the present character of Murrysville by continuing to concentrate commercial, industrial and residential development in the areas where they already exist and in those areas where the land meets these specific use requirements. 27. Discourage development on environmentally sensitive lands including, but not limited to, areas of steep slope, aquifer recharge areas, former mining areas, woodlands, agricultural lands, wetlands and floodplains. 28. Provide for compatible uses in floodplain areas (open space, parks and recreation, etc.). 29. Review storm water management control and erosion and sedimentation control practices for adequacies. 30. Continue to support and improve current recycling efforts to a minimum of 25 percent of gross refuse tonnage. Policies 26.A. Incentives should be developed to promote new development in designated areas in order to preserve important rural areas of the community.
27.A. Environmentally sensitive lands should be identified and protected through locally adopted and administered resource protection programs.
28.A. Incompatible land uses in flood plain areas should be prohibited.
29.A. Municipal storm water management control and erosion and sedimentation control regulations should be evaluated in order to promote best management practices.
30.A. Consider cooperating with neighboring municipalities to expand recycling programs and practices. 30.B. Establish means and methods to evaluate the effectiveness of the existing municipal recycling program. 31.A. Municipal land use regulations should require mitigation of impacts on important environmental, historic, cultural and scenic resources to the maximum extent practical.
31. Establish means and methods to mitigate the potential negative environmental impacts on new development.
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Objectives 32. Provide an adequate amount of convenient recreational, open space and natural areas for the residents of the Municipality of Murrysville. Policies 32.A. Municipal land use regulations should mandate that new developments provide open space in conformance with the Comprehensive Recreation and Open Space Plan. 32. B. Municipal land use regulations should require that fee-in-lieu provisions contained in Municipal land use regulations be based on the market value of land. 32.C. Consider, in cooperation with the County and School District, establishing a purchase of development rights program. 33. Recognize the needs of both active and passive recreation in the design and maintenance of recreational and open space areas. 33.A. Adopt policies to assure that environmentally sensitive designs are incorporated into their municipal recreation facilities.
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Land Use
Objectives 34. Establish Growth Management Areas within the Municipality that designate where development is encouraged to occur and areas where development is discouraged. Policies 34.A. Establish a target number of 3,500 new dwelling units and 5.2 million square feet of new non-residential development at buildout. 34.B. Establish Urban, Suburban and Rural Growth areas using principles of density and intensity-based zoning. 35.A. Establish Resource Protection Areas to protect valuable environmental, historic and cultural resources through land use regulations. 35.B. Establish an Environmental Management System. 35.C. Adopt an Official Map that incorporates future road, utility and recreation facilities. 35.D. Require a community-wide network analysis and traffic mitigation plan on all rezoning applications and as part of the development approval process for development located on critical roadways. 35.E. Require geo-technical analysis on projects located on steep slopes or in previously mined areas as part of the development approval process.
35. Ensure development is consistent with the preservation of sensitive uses and areas within the Municipality through land-use controls.
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36. Clarify, review and update existing zoning and subdivision ordinances, as needed, to assure the users can understand and comply with them 37. Create incentives for developers to locate new development in designated growth areas. 36.A. Substantially revise land use regulations to reflect the policies adopted in the Comprehensive Plan. 36.B. Incorporate all land use regulations into a Unified Development Code consistent with the states Municipalities Planning Code. 37.A. Utilize Transfer of Development Rights programs to protect valuable agricultural and woodland areas and be consistent with traffic projections in the Comprehensive Plan. 38.A. Assure that zoning district designations at municipal boundaries are compatible where possible with the Comprehensive Plan.
38. Revise land use ordinances in a manner that implements the plans and policies established by the Comprehensive Plan. 39. Revise land use regulations in a manner that makes these regulations more easily understood by users.
39.A. Photographs and drawings should be added to the revised land use regulations to more clearly illustrate certain provisions of the ordinances. 39.B. Incorporate the Comprehensive Plan, the Comprehensive Recreation, Parks and Open Space Plan and all land use ordinances into a Visual Interactive Code or equivalent product.
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The following table lists the current implementation schedule, developed by the Murrysville Planning Staff, for the Policies and Actions detailed on the previous pages. Table 1: Comprehensive Plan Implementation Schedule Local Government
Policies 1.A. The Municipal Comprehensive Plan should contain policy recommendations and an implementation schedule for the Municipality of Murrysville to follow in these areas: ! ! ! ! ! Community Facilities and Services. Regional Planning and Inter-municipal Cooperation. Affordable Housing. Municipal Involvement in Economic Development Activities. Long-Range Transportation Improvements. Description Implementing Entity Priority Implementing Target Date
Capital Budgeting for Implementing Comprehensive Plan
Administration/ Council
Short Term
2003
The Planning Commission should annually review the progress in implementing the policies. 2.A. The Municipal Act 537 Sewage Facilities Plan should designate the limits of extending public water and sewer facilities consistent with the Comprehensive Plan. 2.B. Adopt storm water management and erosion and sedimentation control regulations that protect and enhance water quality.
Act 537 Plan Update
Engineering Department
Immediate
2002
Revise Land Use Regulations
Planning Commission
Immediate
2002
2-12

Local Government (continued)
Implementing Entity Police Department, Emergency Management Service and Fire Companies Implementing Target Date
Policies 2.C. Assess public safety services, facilities and resources and, if necessary, plan for future improvements. 2.D. Promote the expansion of public transportation by increasing the number of scheduled routes. 3.A. Undertake an ongoing citizen participation process to increase the level and quality of public participation in government activities. 4.A. Support greater cooperation with Westmoreland County government. 4.B. Support greater cooperation with the Franklin Regional School District. 4.C. Support greater cooperation with neighboring municipalities. 5.A. Support the formation of a Council of Governments among neighboring municipalities.
Description
Priority
Public Safety Services Assessment
Short Term
2005
Regional Transportation Planning
Administration
Short Term
2005
Promote Greater Citizen Involvement
Administration, Other Community Resources
Immediate
2002
Develop Partnerships on Specific Issues Develop Partnerships on Specific Issues Develop Partnerships on Specific Issues Participate in Council of Governments
Administration
Ongoing
2002-2012
Administration
Ongoing
2002-2012
Administration
Ongoing
2002-2012
Administration and Council
Short Term
2004
2-13

Local Government (continued)
Implementing Entity Implementing Target Date
Policies 6.A. Evaluate, prioritize and document municipal projects that may be eligible for private or state funding; review periodically and update as required
Description
Priority
Capital Budgeting for Implementing Comprehensive Plan
Administration/ Council
Short Term
2003
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Housing
Policies 7.A. Consider providing regulatory incentives for private developers to provide affordable housing. (Affordable housing is housing which is affordable to families at 80 percent of the median household income of the community). 7.B. Housing density and design should reflect the character of the neighborhood in which it will be located. 8.A. Provide regulatory incentives to promote high-density development in the appropriate zoning districts. 8.B. Provide incentives to establish usable open space in conjunction with higher-density development. 9.A. Consider a variety of low-density housing zoning districts. 10.A. Increase minimum lot size in resource protection areas. 11.A. Undertake a historical preservation plan. 12.A. Directly participate in regional housing plans and programs whenever participation supports the goals of the Comprehensive Plan. Description Implementing Entity Priority Implementing Target Date
Promote Affordable Housing
Planning Commission
Immediate
2003
Planning Commission
Immediate
2002
Planning Commission
Immediate
2002
Revise Land Use Regulations Revise Land Use Regulations Revise Land Use Regulations Historic Resource Survey
Planning Commission
Immediate
2002
Planning Commission Planning Commission Planning Commission
Immediate
2002
Immediate
2002
Short Term
2004
MultiMunicipal Planning
Planning Commission
Short Term
2004
2-15

Policies 13.A. New industrial uses should locate mainly along the Routes 286/380 and near the Route 66 corridor. 14.A. New commercial uses should locate mainly along the Route 22 corridor. 15.A. Some existing, nonresidential zoning regulations should be changed in order to promote adaptive reuse of underutilized lands or buildings. 16.A. Adopt proactive economic development philosophies based upon principles of sustainability. The principles of sustainable economic development promote development that meets the needs of the present without compromising future generations. 17.A. Municipal land use regulations should include provisions for transportation impact fees. Description Economic Development Plan Implementation Economic Development Plan Implementation Implementing Entity Priority Implementing Target Date
CEDC
Immediate/ Short Term
2002-2005
CEDC
Immediate/ Short Term
2002-2005
Planning Commission
Immediate
2002
NonResidential Land Use Studies
Planning Commission
Immediate
2002
Transportation Impact Fee Ordinance
Planning Commission
Immediate
2002
2-16

Transportation
Policies 18.A. Take the initiative to form a regional transportation planning process with neighboring municipalities. 19.A. Municipal land use regulations should provide for visual screening along roadways. 20.A. Municipal land use regulations should include provisions for traffic calming. 21.A. Actively encourage the Commonwealth to do a regional traffic systems study. 22.A. Participate financially in improving traffic flow only on Municipal roads. 23.A. Participate in providing pedestrian ways and bikeways within the Municipality when financially possible. 24.A. Adopt road design and construction standards that meet or exceed PennDOT standards. 25.A. Adopt policies that require environmental impact mitigation for Municipal road improvement projects. Description Implementing Entity Priority Implementing Target Date
Regional Transportation Planning
Administration
Short Term
2005
Revise Land Use Regulations Revise Land Use Regulations Regional Transportation Planning Comprehensive Traffic Study
Planning Commission
Immediate
2002
Planning Commission
Immediate
2002
Administration
Short Term
2005
Engineering
Short Term
2004
Construct Pedestrian and Bikeways
Park and Recreation Commission
Long Term
2010
Comprehensive Traffic Study
Engineering
Short Term
2004
Comprehensive Traffic Study
Engineering
Short Term
2004
2-17

Environmental
Policies 26.A. Incentives should be developed to promote new development in designated areas in order to preserve important rural areas of the community. 27.A. Environmentally sensitive lands should be identified and protected through locally adopted and administered resource protection programs. 28.A. Incompatible land uses in flood plain areas should be prohibited. 29.A. Municipal storm water management control and erosion and sedimentation control regulations should be evaluated in order to promote best management practices. 30.A. Consider cooperating with neighboring municipalities to expand recycling programs and practices. 30.B. Establish means and methods to evaluate the effectiveness of the existing municipal recycling program. 31.A. Municipal land use regulations should require mitigation of impacts on important environmental, historic, cultural and scenic resources to the maximum extent practical. Description Implementing Entity Priority Implementing Target Date
Designate Growth Management Areas
Planning Commission
Immediate
2003
Environmental Management System
EAC
Immediate
2003
Planning Commission
Immediate
2002
Environmental Management System
EAC
Immediate
2003
Expand Recycling Programs
Administration
Long Term
2006
Expand Recycling Program
Administration
Long Term
2006
Planning Commission
Immediate
2002
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Policies 32.A. Municipal land use regulations should mandate that new developments provide open space in conformance with the Comprehensive Recreation and Open Space Plan. 32.B. Municipal land use regulations should require that fee-inlieu provisions contained in municipal land use regulations be based on the market value of land. 32.C. Consider, in cooperation with the County and School District, establishing a purchase of development rights program. 33.A. Adopt policies to assure that environmentally sensitive designs are incorporated into any Municipal recreation facilities. Description Implementing Entity Priority Implementing Target Date
Open Space and Parks Plan Implementation
Parks and Recreation Commission
Ongoing
2002-2012
Planning Commission
Immediate
2002
Purchase of Development Rights Program
Planning Commission
Short Term
2004
Municipal Facilities Study
Administration
Short Term
2003
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Land Use
Policies 34.A. Establish a target number of 3,500 new dwelling units and 5.2 million square feet of new non-residential development at buildout. 34.B. Establish Urban, Suburban and Rural Growth areas using principles of density and intensity-based zoning. 35.A. Establish Resource Protection Areas to protect valuable environmental, historic and cultural resources through land use regulations. 35.B. Establish an Environmental Management System. 35.C Adopt an Official Map that incorporates future road, utility and recreation facilities. 35.D. Require a communitywide network analysis and traffic mitigation plans on all rezoning applications as part of the development approval process for development located along critical roadways. 35.E. Require geo-technical analysis on projects located on steep slopes or in previously mined areas as a part of the development approval process. Description Implementing Entity Priority Implementing Target Date
Planning Commission
Immediate
2002
Designate Growth Management Areas
Planning Commission
Immediate
2002
Designate Resource Protection Areas Environmental Management System
EAC
Short Term
2004
EAC
Immediate
2003
Official Map
Planning Commission
Immediate
2002
Planning Commission
Immediate
2002
Planning Commission
Immediate
2002
2-20

Land Use (Continued)
Policies 36.A. Substantially revise land use regulations to reflect the policies adopted in the Comprehensive Plan. 36.B. Incorporate all land use regulations into a Unified Development Code consistent with the states Municipalities Planning Code. 37.A. Consider Transfer of Development Rights programs to protect valuable agricultural and woodland areas and to be consistent with traffic projections in the Comprehensive Plan. 38.A. Assure that zoning district designations at municipal boundaries are compatible where possible with the Comprehensive Plan. 39.A. Photographs and drawings should be added to the revised land use regulations to more clearly illustrate certain provisions of the ordinances. 39.B. Incorporate the Comprehensive Plan, the Comprehensive Recreation, Parks and Open Space Plan and all land use ordinances into a Visual Interactive Code or an equivalent product. Description Revise Land Use Regulations Implementing Entity Planning Commission Priority Implementing Target Date
Immediate
2002
Update the Municipal Code
Administration and Council
Immediate
2002-2003
Transfer of Development Rights Program
Planning Commission
Short Term
2004
Planning Commission
Immediate
2002
Planning Commission
Immediate
2002
Visual Interactive Code
Planning Commission
Immediate
2002
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Overview
Following is a series of appendices that provide a summary of the natural and man-made influences that have shaped the direction of Murrysvilles Comprehensive Plan. These influences include demographic trends, community facilities and services, municipal operations, natural systems and community impressions. Conclusions drawn from these analyses provide the basis for preparing the Plans key components, objectives and policies. The appendices categories include:
Appendix A Appendix B Appendix C Appendix D Appendix E Appendix F Appendix G
Land Patterns, Demographics and Trends Community Facilities Natural Resource Network Transportation Build-out Analysis Traffic Analysis (Technical Report) Community Involvement
Land Patterns
Located along Westmoreland Countys western border and 20 miles east of Pittsburgh, Pennsylvania, the Municipality of Murrysville is a community with a rich history and a challenging future. This section provides an overview of Murrysvilles existing land use, zoning and infrastructure. By examining these components, the community can develop an understanding of its development patterns and the relationship these factors have with one another.
Existing Land Use

As part of the comprehensive planning process, the communitys land uses were inventoried in the year 2000. Murrysvilles landscape is defined by ten (10) types of general land use activities. Table 2: Land Use Classifications summarizes the quantity and percent total of each land use category. Table 2: Land Use Classifications Classification Acreage Low Density Single-Family Residential 3,878 Medium Density SingleFamily Residential 6,691 Multi-Family Residential 82 General Commercial 289 Industrial, Warehouse and Storage 390 Public and Semi-Public 406 Agricultural 2,655 Recreation and Conservation 2,472 Roads and R.O.W. 1,448 Vacant 5,269 Total 23,580 Percent 16.4% 28.4% 0.3% 1.2% 1.7% 1.7% 11.3% 10.5% 6.1% 22.3% 100.0% A-1
Land Patterns, Demographics and Trends

Chart 1: Land Use Classifications
Low Density Single-Family Residential Medium Density SingleFamily Residential Multi-Family Residential General Commercial Industrial, Warehouse and Storage Public and Semi-Public Agricultural Recreation and Conservation Roads and R.O.W. Vacant
Source: Geographic Information Systems, Municipality of Murrysville, 2000, with 2001 and 2002 updates
Figure 6: Existing Land Use illustrates the existing land use patterns in the Municipality. The most intensive development occurs along the Municipalitys western border with Allegheny County and to the immediate north and south of Route 22. Agricultural and vacant lands are the predominate land use patterns in Murrysvilles eastern and northern quadrants.
A-2

380
LEGEND
Municipal Boundary Lot Lines Roads
GO
EN LD
IL E M
HW
66 " !
Land Use
Low Density Single Family Residential Medium Density Single Family Residential
TO INDIANA
3 403 SR
TO MONROEVILLE
Multi-Family Residential General Commercial
LOGAN FERRY R OAD
SAL TSBU RG R D
286
Industrial, Warehouse, and Storage Public & Semi-Public
SA S DI R RD
WIES TE RTO WN RD
PLUM BOROUGH
CHRISTY RD
REMAL EY RD
Agricultural
Y RD HILT
Recreation & Conservation Vacant
WN LTO BUL RD
EV AN
WASHINGTON TOWNSHIP
RD
RD
HICKORY HILL
IN
R VE DO
RD
SR
286
SR 4 053
40 49
US 22 (W ILLIA M PENN H WY)
. ,
76
TR AF FO RD RD
S CH OOL
R RE ME KE
OW LL HO
RD
SR
1 404
IT A LY
RD
RD
EXPORT
TO BLAIRSVILLE
NORTH
0 2000 4000 Feet
US 2 2
(W ILLIA
MP
ENN HW Y
DELMONT
66 " !
( /
22
TO IRWIN TO MANOR
TO BLAIRSVILLE
PENN TOWNSHIP
TO GREENSBURG
EXISTING LAND USE

Figure 6
A-3

Residential The majority of the Municipalitys developed parcels are singlefamily residential in nature. Lower density, single-family residential parcels are located further to the communitys northern and southern areas; medium-density, single- and multi-family residential neighborhoods are clustered mainly around the Route 22 corridor. Land development related to residential use has grown over 60 percent in the last decade - from approximately 6,600 to approximately 10,650 acres. Since 1990, more than 500 acres of the new residential land has been converted from former agricultural land. The remaining new residential development was previously open or vacant land.
General Commercial and Industrial Non-residential land uses are a minimal part of Murrysvilles existing land use pattern. In this bedroom community, general commercial and industrial uses compose 2.9 percent of the Municipalitys entire land area. General commercial uses are made up of a combination of retail-office establishments, whereas industrial uses are comprised of warehouses, storage and office complexes. The communitys commercial and industrial uses are strategically located to take advantage of highway visibility and direct vehicular access to regional transportation routes such as Route 22 and Golden Mile Highway. The central portion of Murrysville is generally void of commercial and industrial activity. While 1.9 percent of Murrysville is zoned for local and community commercial, only 1.2 percent of the land is actually used for these activities. Three percent of Murrysville is zoned for industrial-
A-4

related uses; 1.7 percent of the Municipalitys acreage is actually used for these purposes. Thus, Murrysvilles current commercial and industrial development is just over one-half the capacity of what its zoning ordinances presently permit. Moreover, minimal opportunity exists for employment within the Municipality. Most residents who are employed are required to travel outside the community for work. This trend also limits Murrysvilles potential to be a place that can offer a balanced mix of services and facilities where its residents can live, work and play. The quality and quantity of non-residential development that the community chooses to construct in the future will affect the Municipalitys physical, economic and character qualities.
Public and Semi Public Public and semi-public parcels are used for local government departments and services, places of worship, utility services and health-oriented facilities. Public and semi-public lands are primarily located near the communitys existing residential neighborhoods. The uses generally occur along Route 22, Sardis Road, Saltsburg Road and Golden Mile Highway.
Agricultural Lands Agricultural land constitutes a significant portion (11.3 percent) of Murrysvilles total land area. Located predominantly on the ridges and valleys in the Municipalitys eastern and northern landscape, this land is generally used for low intensity farming, horse stables and rural residential activity.
A-5

Recreation and Conservation Recreation and conservation areas consist of parks and open space, nature reserves, other public or private green space, golf courses and private clubs. Recreation and conservation areas are distributed throughout the Municipality. The majority of this land use is located north of Route 22 and, in some cases, is surrounded by existing residential neighborhoods. Approximately one-tenth (10.5 percent) of the communitys total land area is currently committed to recreation and conservation; these parcels are an important part of the Municipalitys character. The 2000 Comprehensive Parks, Recreation and Open Space Plan suggests that trails connect these areas to one another and to the communitys residential neighborhoods.
Vacant Vacant areas are defined as undeveloped parcels with no habitable or usable buildings/structures on them. Today, about 22.3 percent of Murrysvilles land is vacant. This figure is a dramatic decrease from a decade ago when almost 50 percent of the Municipalitys land was considered vacant or undeveloped. Future development, conservation and preservation of the land will shape the communitys future character.
A-6
Zoning
The Municipality of Murrysvilles current zoning ordinance defines nine (9) zoning classifications. Figure 7: Existing Zoning delineates the zoning district locations. Table 3: Existing Zoning Classifications outlines the zoning district code, the districts general use, each districts total acreage and the percent of the total Municipalitys acreage. Table 3: Existing Zoning Classifications Area Code General Use (acres) R-R Rural Residential 12,240 R-1 Low Density Residential 3,253 R-2 Medium Density Residential 3,275 R-3 High Density Residential 1,729 B-1 Local Business 124 B-2 Community Business 329 T-1 Transition 59 M-1 Industrial 710 S-1 Special Conservation 1,861 Total 23,580
Percent 51.9% 13.8% 13.9% 7.3% 0.5% 1.4% 0.3% 3.0% 7.9% 100.0%
Source: Geographic Information Systems, Municipality of Murrysville (2000)
To encourage low-density residential growth and to preserve the Municipalitys rural character, 65.7 percent of Murrysville land is zoned R-R (rural residential) and R-1 (low density residential). R-R is the largest percentage (51.9percent) of acreage dedicated to any one district. Just over 21.2 percent of the communitys acreage is zoned for medium- and high-density residential development. Special conservation accounts for 7.9 percent of the Municipalitys land area. Special conservation is intended for agriculture uses, municipal parks and playgrounds as well as public or semi-public uses. Three percent of its land is allocated to industrial zoning; A-7

commercial zoning occupies 1.9 percent of the available area. Table 4 identifies permitted uses and applicable densities for each zoning district as noted in the Municipalitys September 1996 Zoning Code.
A-8

Table 4: Existing Zoning Districts
District Code
Permitted Uses Retail - no drive-thru; Business and Personnel Services; Professional Activities Local B-1 offices, banks and financial enterprises; Business Parks and Playgrounds; Public/Semi-public Uses Retail with drive-thru; Business and Personnel Services; Professional Activities Community B-2 offices, banks and financial enterprises; Business Parks and Playgrounds; Public/Semi-public Uses Agriculture; Parks and Playgrounds; Special S-1 Public/Semi-public Uses; Single-family Conservation Residential (common, conditional) Single-family Residential; Duplexes; SingleRural family Manufactured Housing; Agriculture; R-R Residential Parks and Playgrounds; Public/Semi-public Uses Low Density Single-family Residential; Parks and R-1 Residential Playgrounds; Public/Semi-public Uses Medium Single-family Residential; Parks and R-2 Density Playgrounds; Public/Semi-public Uses Residential Medium Density R-2 (S) Residential As permitted in R-2 without Public Sewer Single-family Residential; Duplexes; MultiHigh Density family Residential; Single-family R-3 Residential Manufactured Housing; Parks and Playgrounds; Public/Semi-public Uses High Density Residential R-3 (S) As permitted in R-3 without Public Sewer Industrial District Manufacturing; Offices; Transport Terminals; Transportation Dispatch Office; Warehousing; Sale or Storage of Building Materials; Restaurants; Parks and Playgrounds; Public/Semi-public Uses
Name
DU/ac
NA
NA
0.67
0.67
1.00 2.18
1.00
18.00
1.00
M-1
NA
A-9
LEGEND
6 6
OL G
N DE
MI
LE
HW
3 8 0
" !
TO INDIANA
Zoning
R-R - Rural Residential R-1 - Low Density Residential
4 SR
TO MONROEVILLE
R-2 - Medium Density Residential R-3 - High Density Residential

2 8 6
SALT SBU RG R D
033
R LOGAN FERRY OAD
B-1 - Local Business B-2 - Community Business
SA I RD S RD
RTOW N RD
PLUM BOROUGH
CHRISTY RD
RE MALE Y RD
T-1 - Transition
Y RD HIL T
M-1 - Industrial S-1 - Special Conservation
WI ES TE
WN L TO BU L RD
EV AN S
WASHINGTON TOWNSHIP
L RD
RD
HICKO RY HIL
IN
R VE DO
RD
1 404 SR
286
SR 40 53
IT A LY
49
US 22 (W ILLIAM P EN
N HW Y)
. ,
76
OR D RD
S CH
OOL RD
R RE ME KE
OW LL HO
SR
RD
40
EXPORT
RD
TO BLAIRSVILLE
OLD WILLIAM PEN N HWY
NORTH
0 2000 4000 Feet
TR AFF
US 2 2
(W ILLIA
MP
ENN H
WY
DELMONT
" !
6 6
( /
TO BLAIRSVILLE
2 2
TO IRWIN
TO MANOR
PENN TOWNSHIP
TO GREENSBURG
EXISTING ZONING
Figure 7
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Infrastructure
The Municipal Authority of Westmoreland County (MAWC) manages Murrysvilles water supply system. The Franklin Township Municipal Sanitary Authority (FTMSA) manages the Municipalitys sanitary sewer (solid waste disposal) services. Allegheny Power and Dominion Peoples are Murrysvilles primary electricity and natural gas providers, respectively. Adelphia offers the communitys cable service and ALLTEL provides telephone service. Infrastructure Analysis Potable Water and Infrastructure Analysis Sanitary Sewer (Figures 8 and 9) illustrate the availability of public water and sewer systems within the Municipality. The maps show that public water and sewer service is provided in the western, southern and central areas of the municipality. The information presented in this section is an overview of the following data: a) 1997 Sewage Facilities Planning Study by KLH Engineers, Inc. b) 1990 Draft Comprehensive Development Plan provided by the Murrysville Planning Commission c) Municipal Authority of Westmoreland County, October 2001
d) Supplementary information on the Franklin Township Municipal Sanitary Authority as provided by the Municipality of Murrysville, February 2002
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Public Water Mineral extraction may impact water supply sources and is governed by statutes regulating replacement and restoration of water supplies; commercial agriculture production may also impact water supply sources. Detailed information from the MAWC regarding Murrysvilles water supply system follows:
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Land Patterns, Demographics and Trends MUNICIPAL AUTHORITY OF WESTMORELAND COUNTY (MAWC)
RE: MUNICIPALITY OF MURRYSVILLE PREPARED BY: M.C. Fontaine, P.E. 10/18/01 1. Current water usage per year: Residential Commercial Industrial 2. Primary water source: The primary water source for water distributed within the Municipality of Murrysville is the MAWCs Beaver Run reservoir, which has a capacity of 11 billion gallons. 3. Water treatment plant that serves Murrysville: Water distributed within the Municipality of Murrysville is primarily produced at the MAWCs George R. Sweeney water treatment plant located in Bell Township, Westmoreland County. The Sweeney Plant, built in 1993, has a maximum treatment capacity of 24 MGD. On average, 18 MGD of this capacity was utilized during calendar year 2000. 4. Total number of customers served by the system: Residential Commercial Industrial 7,500 230 6 450 Million gallons per year (MGY) 65 MGY 4 MGY
5. Major (>1000 FT) water line extension projects from 1993 to present: Casta-Lina Ct, Casta-Line Estates Lakeridge Plan, Phase II Roundtop Road, Walters Court, etc. Heider Lane Bulltown Road Ashbaugh Road West Pike Street, Kistler Road, etc. Spring View Estates Heritage Estates Plan Lakeridge Plan, Phase I Bush Farm Estates, Phase II Twin Oaks Plan Hickory Road, etc. Dargate Plan 1,770 FT 2,930 FT 13,725 FT 1,150 FT 8,900 FT 5,875 FT 4,115 FT 3,100 FT 3,900 FT 4,350 FT 1,500 FT 1,000 FT 5,200 FT 1,360 FT A-13

Woodland Estates Plan Fair Oaks Manor Plan Hunt Club Estates Plan Addition No. 4 Les Chateaux Plan Logan Ferry Road Lavelle Plan Lyons Run Estates Addition No. 3 Les Chateaux Plan Franklin Estates Plan 6. Proposed water line extensions: Sardis Road Cline Hollow Road 7. Length of water mains servicing Murrysville: The Municipal Authority of Westmoreland County owns and operates approximately 114 miles of water mains that service the Municipality of Murrysville. 8. Number of MAWC fire hydrants, storage tanks and pump stations located in the Municipality of Murrysville: Fire Hydrants Storage Tanks (2) Pump Station (1) 429 Hankey Farm Murrysville Bulltown 2 Million Gallons 5 Million Gallons 1,000 FT 3,900 FT 1,215 FT 1,400 FT 1,550 FT 2,915 FT 3,760 FT 1,540 FT 4,140 FT 1,500 FT 2,880 FT
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Sanitary Services1 The sanitary services in the Municipality of Murrysville consist of combined public sewer system and private on-lot systems. Over the years, several extensions have been made to the system; it currently has enough capacity to service the existing demand. However, it is important to recognize and plan for anticipated future residential, commercial and industrial development. The FTMSA operates a sewage treatment plant on Meadowbrook Road located in the southwestern corner of the Municipality of Murrysville. In addition to Murrysville, the Authority also serves portions of Salem Township, Penn Township and the Boroughs of Export and Delmont. As an aerobic biological treatment facility, the plant has a capacity of 4.2 million gallons per day; the average flow through the treatment facility was 2.04 million gallons per day in 1995 and had increased to an average of 3.16 million gallons per day in 1999. The highest consecutive three month daily average in 1999 was 3.91 million gallons, which occurred in March through May of that year. The Meadowbrook Road Wastewater Treatment Plant (WWTP) disposed of approximately 572,600 pounds of sludge in 1999. Its sludge disposal site is the Y & S Landfill. The FTMSA is currently constructing an egg-shaped digester, septage dump station and thermally treated sewage sludge process additions to the Meadowbrook Road WWTP. According to FTMSA officials, construction is expected to be completed by August 2002. The plant expansion is anticipated to be operational by the end of 2002. Once the plant expansion is completed and FTMSA receives the proper permits, processed sludge will be distributed to nurseries
As reported by KLH Engineers, Inc., 1997, and supplemented by information from the Municipality of Murrysville, February 2002
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and golf courses. This will enable FTMSA to stop disposing of their sludge at the Y & S Landfill. FTMSAs sanitary sewer system has approximately 209.6 miles of sewers and seven pump stations serviced by the Meadowbrook Road WWTP and 11.3 miles of sewer line to the Holiday Park Wastewater Treatment Plant in Plum Borough. The seven pump stations, along with capacity information, are listed in Table 5 below. The sanitary sewer pipe sizes range from 8 collector to 30 interceptors. Table 5: Pump Systems in Murrysville Design Capacity (mgd) 0.47 1.44 10.70 0.26 0.12 0.07 0.45 Units Current Flows (mgd) Served 110 0.035 93 0.028 N/A 2.218 43 0.010 44 0.007 24 0.005 293 0.060
Name Belaire Lyons Run Main Plant Meadowbrook Murrysville Heights Oak Ridge Sloan School
Source: Municipality of Murrysville, February 2002
The Meadowbrook Plant also receives industrial waste discharges from the Beckwith Machinery Company, Advanced Metallurgy, Inc., Antech, Ltd. and the Y & S Landfill. Nearly 21 percent of Murrysvilles residential homes are located in rural areas that dont have access to the public sewer system. These homes operate using on-lot systems and are required to comply with both Westmoreland County and State environmental regulations for on-lot sewage disposal. The on-lot systems include conventional systems, elevated sand mounds and a few individual
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aerobic tank treatment systems. The Municipality has faced several on-lot malfunctions in recent years. However, the recently approved On-Lot Sewerage Ordinance and the Pennsylvania Department of Environmental Protections adoption of the Act 537 Draft are positive moves towards correcting malfunctioning systems and establishing pumping and maintenance schedules for new and existing systems. This is critical because the Municipality and its residents could incur high costs for clean-up or public sewer system expansion. Failure of these systems may cause a threat to ground and surface water quality. Proper installation, operation and maintenance are essential to prevent any environmental pollution. According to the report by KLH Engineers, Inc., lack of public facilities is slowing down further development in the Municipality. The system will need to be expanded to handle potential build-out flows. A map illustrating the locations of the communitys existing sanitary services is illustrated on Figure 8.
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INFRASTRUCTURE ANALYSIS POTABLE WATER

Figure 8
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INFRASTRUCTURE ANALYSIS SANITARY SEWER

Figure 9
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Demographics
Appendix A also includes a summary of the Municipalitys population characteristics, economic profile and public facilities. The information presented in this section is an overview of the following data: a) 1990 and 2000 U.S. Census Data, b) 1999 Draft Comprehensive Plan by Herbert, Rowland & Grubic, Inc., c) 1990 Draft Comprehensive Development Plan provided by the Murrysville Planning Commission.
Population2
The Municipality of Murrysville has experienced population growth since 1930, although the rate of that growth has fluctuated throughout this time. It increased dramatically between 1940 and 1980; but from 1980 to the present, it has slowed down to less than one percent per year. From the figures in Table 6, the communitys resident population has grown from 3,535 in 1930 to approximately 18,870 in 2000 - an increase of approximately 443 percent. Table 6: Murrysville Population Change (1930-2000) Numerical Change 262 1,140 3,580 3,727 3,792 1,204 1,632 Percent Change 7.4% 30.0% 72.5% 43.8% 31.0% 7.5% 9.5%
Year 1930 1940 1950 1960 1970 1980 1990 2000

2
Population 3,535 3,797 4,937 8,517 12,244 16,036 17,240 18,872
Excerpts of data and analysis provided by HRG, 1999
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Chart 2: Murrysville Population Change (1930-2000)
20,000 18,000 16,000 14,000 12,000 10,000 8,000 6,000 4,000 2,000 0 1930 1940 1950 1960 1970 1980 1990 2000 Year
Source: U.S. Census (1930-2000)
Population
According to regional population trends, some of the Municipalitys seven surrounding communities have also experienced population increases between 1950-1980; in some cases, the communities populations declined in recent years. Throughout this time period, Export Borough, a community completely encompassed by Murrysville, has experienced a consistent drop in population. Specific community data and county comparisons are summarized in Table 7 and Chart 3 below.
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Table 7: Regional Population Trends (1950-2000)
Municipality Murrysville Delmont Borough Export Borough Monroeville Penn Township Plum Borough Salem Township Upper Burrell Township Washington Township County Westmoreland Allegheny 1950 4,937 695 1,690 7,871 7,471 7,200 5,072 1,310 2,995 1960 8,517 1,313 1,518 22,448 10,702 10,241 5,143 1,964 4,325 1970 12,244 1,939 1,402 29,011 13,352 21,932 6,059 1,948 5,613 1980 16,036 2,159 1,143 30,977 16,153 25,390 7,656 2,179 6,906 1990 17,240 2,041 981 29,169 15,945 25,609 7,282 2,258 7,725 2000 18,872 2,497 895 29,349 19,591 26,940 6,939 2,240 7,384
313,179 352,629 376,935 392,294 370,321 369,993 1,515,237 1,628,587 1,605,016 1,450,085 1,336,449 1,281,666
Chart 3: Regional Population Trends (1950-2000)
35,000
30,000
25,000
Murrysville Delmont Export Monroeville Penn Plum Salem Upper Burrell Washington
Population
20,000
15,000
10,000
5,000
0 1950 1960 1970 Year 1980 1990 2000
Source: U.S. Census Data (1950-2000)
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Table 8 and Chart 4 describe the rate of population change in Murrysville in comparison to its surrounding communities. Plum Borough, Upper Burrell and Washington Townships were the only municipalities besides Murrysville that experienced a positive population growth between 1980 and 1990. Murrysville continued to grow between 1990 and 2000 while neighboring communities trends generally shifted from their previous growth or loss patterns. Table 8: Relative Population Change (1980- 2000)
Overall % Change 1980-2000 17.7% 15.7% -21.7% -5.3% 21.3% 6.1% -9.4% 2.8% 6.9% -5.7% -11.6%
Municipality Murrysville Delmont Borough Export Borough Monroeville Penn Township Plum Borough Salem Township Upper Burrell Township Washington Township County Westmoreland Allegheny
1980 16,036 2,159 1,143 30,977 16,153 25,390 7,656 2,179 6,906
1990 17,240 2,041 981 29,169 15,945 25,609 7,282 2,258 7,725
% Change % Change 2000 1980-1990 1990-2000 18,872 7.5% 9.5% 2,497 -5.5% 22.3% 895 -14.2% -8.8% 29,349 -5.8% 0.6% 19,591 -1.3% 22.9% 26,940 0.9% 5.2% 6939 -4.9% -4.7% 2,240 3.6% -0.8% 7,384 11.9% -4.4% 369,993 1,281,666 -5.6% -7.8% -0.1% -4.1%
392,294 370,321 1,450,085 1,336,449
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Chart 4: Relative Population Change (1980-2000)
Percent Population Change (1980-2000) 25% 20% 15% 10% 5% 0% -5% -10% -15% -20% -25% Washington Township Delmont Borough Export Borough Plum Borough Municipality of Murrysville Municipality of Monroeville Upper Burrell Township Westmoreland County Allegheny County Penn Township Salem Township
Source: U.S. Census Data (1980-2000)
The population projections from the Southwestern Pennsylvania Commission (SPC) indicate that, given current trends, the population of the Municipality of Murrysville will reach approximately 24,000 by the year 2015. This is an increase of about 27 percent of the 2000 population of 18,872. Within this same time period, the population growth for the entire southwestern Pennsylvania region is projected to increase only 16 percent.
Age3
Table 9 illustrates the age of Murrysvilles population. According to the U.S. Census (2000), the median age of the Municipalitys population is 42.8 years. This is slightly older than Westmoreland Countys median age, which is 41.3 years.
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Table 9: Age of Population (2000) Municipality of Murrysville Persons Percent 966 5.1% 2,833 15.0% 1,261 6.7% 556 2.9% 1,399 7.4% 3,196 16.9% 3,391 18.0% 2,332 12.4% 2,938 15.6% 18,872 100.0% Westmoreland County Persons Percent 19,175 5.2% 47,327 12.8% 23,040 6.2% 16,794 4.5% 42,331 11.4% 59,467 16.1% 55,925 15.1% 38,153 10.3% 67,781 18.3% 369,993 100.0%
Age Under 5 years 5 - 14 15 - 19 20 - 24 25 - 34 35 - 44 45 - 54 55 - 64 over 65 Total
Chart 5: Age of Population Comparison (2000)

20% 18% Percent of Total Population 16% 14% 12% 10% 8% 6% 4% 2% 0% <5 5 - 14 15 - 19 20 - 24 25 - 34 35 - 44 45 - 54 55 - 64 65
Municipality of Murrysville Westmoreland County
Age Range (Years)

Source: U.S. Census (2000)
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Over one-third of the Municipalitys population is in its working and prime income earning years. The largest age category in Murrysville is the 45-54 year-old group, which accounts for 18 percent of the population. The next largest age category is the 3544 year-old group, making up approximately 17 percent of the total population. Murrysvilles total percentage of persons in their typical childbearing years (2044) is 27.2 percent. This figure is lower than Westmoreland Countys percentage (32 percent). Lastly, about 15.6 percent of the population is greater than 65 years old. This is slightly lower in percentage than Westmoreland Countys 18.3 percent of citizens over the age of 65. Table 10 and Chart 6 illustrate Murrysvilles age distribution trends between 1960 and 2000. The communitys age distribution has shifted dramatically over this period including an overall decrease in young population (under 19) and an increasing 65+ population. Notably, these trends illustrate that changes in a Municipalitys age dynamics often facilitate the need for adjusting the focus of community services and planning. Depending upon the particular needs of Murrysvilles age groups, these types of programs may include senior activities, social services or recreation. Another significant observation that can be made from the figures is that a population decrease of almost 50 percent in the 5-14 agegroup occurs as they approach their working years (25-34 agegroup). This trend occurs over a period of thirty years. There is also a continuous increase in the percentage of older population. This pattern demonstrates two points: children leave Murrysville after finishing school and people over twenty-five migrate to Murrysville from other communities. The data shows that the decline in population under 20 has stabilized over the last decade. A-26

Table 10: Age Distribution of Total Population
Age Distribution of Total Population 1960 1970 1980 1990 Under 5 12.0% 9.2% 7.0% 6.2% 5 - 14 22.2% 25.7% 20.4% 15.0% 15 - 19 6.3% 10.2% 9.8% 6.8% Subtotal 40.5% 45.1% 37.2% 28.0% 20-24 25 - 34 35 - 45 45 - 54 55 - 64 Subtotal Over 65 Total 4.7% 13.5% 17.8% 11.5% 6.1% 53.6% 5.9% 100.0% 3.9% 11.7% 13.8% 11.3% 7.9% 48.6% 6.3% 100.0% 5.2% 12.5% 15.7% 13.5% 9.0% 55.9% 6.9% 100.0% 4.6% 12.2% 17.5% 15.4% 11.1% 60.8% 11.1% 100.0%
2000 5.1% 15.0% 6.7% 26.8% 2.9% 7.4% 16.9% 18.0% 12.4% 57.6% 15.6% 100.0%
Chart 6: Change in Murrysville Age Distribution

70% Percent of Total Population 60% 50% 40% 30% 20% 10% 0% 1960 1970 1980 1990 2000 Year Source: U.S. Census (1960-2000)
Source: U.S. Census (1960-2000)
Age of Population Under 20 Years 20 - 64 Years Over 65 Years
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Education4
Table 11 and Chart 7 summarize the level of education attainment for Municipal residents greater than 25 years old. In 1990, more than 90 percent of the residents had attained a minimum of a high school diploma. In the community, 40 percent had earned at least a bachelors degree, whereas in the County and State, 16 percent and 17 percent of adults have earned upper-level education degrees, respectively. These figures rank near the top statewide and indicate that community residents value and invest in education.
Table 11: Level of Education (1990) Years of school completed Elementary Less than 9th grade High School 9th to 12th grade, no diploma High school graduate (including equivalancy) College Some college, no degree Associates Degree Bachelors Degree Graduate or Professional Persons 35 730 3,251 1,734 834 2,895 1,811 Percent 0.3% 6.5% 28.8% 15.4% 7.4% 25.6% 16.0%
Excerpts of data and analysis provided by HRG 1999
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Chart 7: Level of Education (1990)
Less than 9th grade 9th to 12th grade, no diploma High school graduate Some college, no degree Associates Degree Bachelors Degree Graduate or Professional
In 1997, Franklin Regional School District incurred an average annual school (operating) cost of $6,473 per student. In 1998, this figure rose 3.7 percent to $6,717. Based upon the national trends, this pattern is most likely to continue rising annually for the School District. Between 1996-2001, the capital costs per student totaled approximately $1,700. A majority of these costs resulted from Newlonsburg Elementary and the Senior High School improvement expenses.
Economic and Employment Analysis5

The 1990 U.S. Census reports that the Municipality of Murrysvilles median household income was $50,713. Table 12 and Chart 8
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summarize the number of Murrysville households within each of the listed income ranges. Table 12: Household Income (1990)
Number of Percent Households of Total 65 1% 199 3% 296 5% 371 6% 428 7% 244 4% 317 5% 323 5% 255 4% 427 7% 327 5% 344 6% 908 15% 692 12% 348 6% 139 2% 269 5%
Income Less than $5,000 $5,000 - $9,999 $10,000 - $14,999 $15,000 - $19,999 $20,000 - $24,999 $25,000 - $29,999 $30,000 - $34,999 $35,000 - $39,999 $40,000 - $44,999 $45,000 - $49,999 $50,000 - $54,999 $55,000 - $59,999 $60,000 - $74,999 $75,000 - $99,999 $100,000 - $124,999 $125,000 - $149,999 $150,000 and over
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Chart 8: Household Income (1990)
1000 900 800 700 Households 600 500 400 300 200 100 0 $10,000-$14,999 $15,000-$19,999 $20,000-$24,999 $25,000-$29,999 $30,000-$34,999 $35,000-$39,999 $40,000-$44,999 $45,000-$49,999 $50,000-$54,999 $55,000-$59,999 $60,000-$74,999 $75,000-$99,999 $100,000-$124,999 $125,000-$149,999 $5,000-$9,999 $150,000 and over Less than $5,000
Income
The U.S. Census employment and economic data illustrates that 8,304 of Murrysvilles 17,240 citizens (48%) were employed in 1990. This percentage significantly increased by 1998; according to the Municipal Tax Collectors assessment of 1998 wage tax filings, 10,768 of the communitys approximately 19,000 citizens (56 percent) held positions of employment. According to the 1990 U.S. Census statistics, as shown in Table 13 and Chart 9, the communitys dominant occupational group is comprised of white collar workers and constitutes 45 percent of the Murrysvilles employed population. A-31

Table 13: Employment by Occupational Type (1990) Number of Percent Workers of Total 3,719 45% 1,402 17% 1,247 15% 670 8% 624 537 105 8% 6% 1%
Occupational Type Managerial and Professional Technical and Administrative Sales Production and Repair Machine and Equipment Operation and Labour Service Farming and Forestry
Chart 9: Employment by Occupational Type (1990)
Managerial and Professional Technical and Administrative Sales Production and Repair Machine and Equipment Operation and Labour Service Farming and Forestry
According to the Municipalitys geographic information system, there are approximately 180 commercial businesses and offices and 50 industrial and warehousing businesses located in Murrysville. The majority of these uses are concentrated along Route 22 and Golden Mile Highway near the intersection with Saltsburg Road. The ease of accessibility to the Route 22 corridor encourages economic growth in A-32

the Municipality of Murrysville. The Municipality has a broad range of commercial business but, with the exception of a grocery store and a pharmacy, lacks big box retail stores and centers. Big box stores are those commercial stores with building footprints greater than 75,000 square feet, high parking to building ratios and a regional sales market. Based on Municipal data and verified by individual employers, Table 14 illustrates the Municipalitys main employers and the number of employees in each organization. Between 1998 and 2002 Respironics, manufacturers of safety equipment, increased its number of employees to replace the Franklin Area School District as the largest single employer in the Municipality. Table 14: Major Murrysville Employers in 2002
Employer Respironics Franklin Regional School District Mine Safety Appliances Thermal Industries Giant Eagle Ami Doduco Beckwith Machinery Beverly Enterprises Otis Spunkmeyer Ferri Supermarket Inc. Product/Service Safety Equipment Education Industrial Safety Equipment Window Manufacturer Grocery Electronic Components Manufacturer Construction Equipment Nursing Home Facility Baked Goods Grocery Total # of Employees 487 413 400 350 220 218 209 96 95 85
Source: Municipality of Murrysville (2002) through verification with individual employers
Place of Work According to the 1990 U.S. Census, only 9.8 percent of the residents of the Municipality of Murrysville worked within the Municipality, 23 percent of the residents worked within A-33

Westmoreland County, while the majority (52percent) were employed in other communities within the Pittsburgh Metropolitan Area. These figures further confirm the communitys low nonresidential land use. Local Tax information6 As of July 2001, Murrysvilles millage rate totaled 91.44 mills. A mill is the taxable rate for each $1,000 of assessed property value. The communitys total rate was allocated between three entities as follows: Franklin Regional School District Municipality of Murrysville Westmoreland County 66.75 mills 9.70 mills 14.99 mills
Although this millage rate and allocation was used for computations during the comprehensive planning process, the millage rate was adjusted at the beginning of 2002. As of January 2002, Murrysvilles millage rate totaled 92.89 mills with 11.15 mills going to the Municipality of Murrysville. In order to better understand the implications of different future land use scenarios, Murrysvilles operating costs were calculated on a per resident and per employee basis. The Murrysville Planning Staff, with input from the Planning Commission, estimated that in the year 2000, residents were responsible for 80 percent of the Municipalitys total costs while the remaining 20 percent of Municipal costs were spent on employees. In short, approximately 80 percent of year 2000 Municipal operating costs, such as police, fire protection and public works, were spent on residential uses
6
Excerpts of data provided by Murrysville Web site, October 2001
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while the remainder of costs were attributed to non-residential uses within the Municipality. When combined with the numbers of Murrysville residents and employees, the year 2000 costs can be broken down as follows: Per Resident Municipal Operating Costs = $240 Per Employee Municipal Operating Costs = $150 These figures were used to compare alternative Future Land Use Scenarios as described in the Build-out Analysis in Appendix E.
Housing Profile
Single-family attached and detached housing units are Murrysvilles predominant housing types. In 1990, of the 6,217 housing units, approximately 5,630 units (90.5 percent) fell within this category. Multi-unit dwellings and mobile homes comprised the remaining 9.5percent of housing units. These figures illustrate the absence of higher-density housing and the potential need for a more diverse mix of housing options, depending upon the communitys preferred future characteristics. Table 15 summarizes the housing unit values and rental costs of the Municipality of Murrysville in comparison to Westmoreland County and the Commonwealth of Pennsylvania. These figures clearly illustrate that the median housing unit value ($103,900) and the unit rent ($350) is significantly higher in Murrysville. Moreover, a large majority of the households (90 percent) are owner occupied, which is also much higher than the regional figures. From a general market review, Murrysville homes and land have been sold in recent years at considerably higher prices than the region. Single-family home prices often range between $150,000 and $350,000, with many new homes selling for more than $350,000. A-35

Table 15: Housing Summary (1990)
Median Housing Median Percent Percent Total Unit Housing Owner Renter Units Value Unit Rent Occupied Occupied 6,217 $103,900 $350 90% 10% 153,554 4,938,140 $56,800 $69,700 $247 $322 76% 71% 23% 29%
Municipality Murrysville County Westmoreland State Pennsylvania
Table 16 illustrates the number of housing units built from 1940 to 2000 and provides a basic housing summary for the Municipality of Murrysville. The majority of the Municipalitys houses have been built since 1950, with the highest amount of construction occurring between 1970 and 1980. Over the last decade, housing construction has remained strong with approximately 112 residential units being built per year. This growth brings the Municipalitys total housing to 7,396 units, 7,083 of which are occupied and 313 are vacant as reported by the U.S. Census (2000). Of occupied units, 91 percent are owner occupied and nine percent are occupied by tenants. Table 16: Housing Units Built
19401949 712 14,418 19501959 1,023 26,352 19601969 1,273 22,771 19701979 1,879 28,787 19801989 1,177 16,807
Municipality Murrysville County Westmoreland State Pennsylvania
Pre-1940 553 44,419
1,735,325 478,061 720,956 612,604 778,612 612,582
The strong housing market in the Municipality of Murrysville is attributed to lower property tax rates (as compared to adjacent A-36

Allegheny County), well-maintained homes, quality community facilities and amenities including good schools and nearby shopping, recreation and employment opportunities. However, real estate agents have reported that the higher priced homes in the Municipality often limit opportunities for young adults and seniors to establish residency. They have also expressed a need for new rental units, condos and townhouses for renters and buyers to diversify the housing options in Murrysville. Household Characteristics According to the U.S. Census, the household size in the Municipality of Murrysville has decreased from 3.59 (1970) to 2.63 (2000) persons per household. Over this time period, the percentage of population under 18 has continuously decreased from 39.9% to 24.9%, but has stabilized over the last decade while the population over 65 has continuously increased and is still increasing. The trends indicate increasing empty nest households where the children have moved away and the parents are alone. Table 17: Household Characteristics (1970-2000)
1970 1980 1990 2000
Number Percent Number Percent Number Percent Number Percent
Average Total Population Population household size Population under 18 age 65+ 12,244 4,885 659 3.59 100.0% 39.9% 5.4% 3.16 16,036 4,939 1,106 100.0% 30.8% 6.9% 17,241 4,432 1,912 2.82 100.0% 25.7% 11.0% 18,872 4,692 2,938 2.63 100.0% 24.9% 15.6%
Source: U.S. Census (1970 2000)
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Community Facilities
Public and private community facilities provide vitality to a community and contribute to its overall livability. These facilities include parks and open spaces, municipal centers, public service facilities, libraries and private institutions.
Parks, Recreation and Open Space7

The Municipality of Murrysville offers a wide variety of public and private park and recreation facilities. Both community and neighborhood parks are provided and they offer both diverse environmental quality and intensity of recreational activities. According to the definition described in the Comprehensive Recreation, Parks and Open Space Plan (2000), the neighborhood parks in the Municipality serve a concentrated population and provide active recreational facilities. Community parks serve the entire Municipality and provide natural areas for passive recreation or a combination of both types of recreation. Tables 18 and 19 detail the acreage of the Municipalitys existing parks and recreation facilities and Figure 12 indicates their locations. Parks and nature reserves are listed under two categories, Municipal and Non-Municipal. The Municipal holdings include the Proposed Municipal Park that will be developed on the property currently under a purchase agreement. Non-Municipal holdings include the Westmoreland Conservancy lands and three semi-private parks, Sardis, Haymaker and White Valley, owned by Sardis Community Park, Inc., Communities, Inc. and White Valley Athletic Club respectively. The Franklin Regional School Complex
Excerpts of data provided by HRG, 1999
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and Sloan Elementary School also allow public access to their facilities. The existing trail system in Murrysville is concentrated in the central portion of the community and is entirely contained within the boundaries of Duff, Townsend and Bear Hollow Municipal Parks. Table 18: Parks, Nature Reserves, Trails and Green Areas8
Area Covered (Acres)
96 4 148 5 56 28 262 7 305 4 7 6 160 5 245 1,338 20 5 96 52 3 10 18 1 28 36 63 332 1,670
Name
Municipality Owned Bear Hollow Park and Trail and Heather Highlands Open Space Chambers Park Duff Park Heritage Park Kellman Nature Reserve Kovalczik Park Pleasant Valley Park Pedora Park Proposed Municipal Park Royal Highlands Field Staymates Cabin Summervale Open Area Townsend Park Veterans/Beckwith Field Green Areas Subtotal Non-Municipality Owned Flinn Nature Reserve Haymaker Park King Nature Reserve McGinnis Nature Reserve Potters Corner Nature Reserve Sardis Park Tomer Nature Reserve Volunteer Fire Department Parklet Walter Nature Reserve White Valley Park Green Areas Subtotal Grand Total Source: Municipality of Murrysville (2001)
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A range of age- and ability-related facilities are available in the existing parks. Several parks offer fields for baseball and soccer and courts for tennis, basketball and street hockey. All the neighborhood parks provide playground structures. Picnic pavilions are also located in various parks for outdoor, family-oriented activities. The Comprehensive Recreation, Parks and Open Space Plan (2000) recommends the development of a teen center, to better serve that segment of the population, and a sports-oriented community park. Murrysvilles residents also have access to many private clubs and associations that diversify and extend the scope of facilities available for leisure and recreation. There are numerous local sports organizations in Murrysville that coordinate with the Murrysville Department of Parks and Recreation. The Municipality provides facilities to most of the sports organizations. The sports organizations assist with regular maintenance and upgrading of the facilities and should be expected to continue this practice. Their facilities and program descriptions are provided in the Comprehensive Parks, Recreation and Open Space Plan (2000) in section II (Parks and Programming). Clubs and associations with major land holdings are listed in Table 19.
Green Areas include dedicated open spaces, such as steep slope areas that have not been specifically developed for recreational use.
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Table 19: Other Recreational Areas Area Covered (acres) 155 135 160 124 136 13 9 70 802
Name Golf Courses Rolling Fields Golf Course Meadowink Golf Course Murrysville Golf Course Clubs and Associations Crowfoot Rod and Gun Club Franklin Township Beagle Club Murrysville District Sportsmen Association Murrysville Swimming Club Western Pennsylvania Sportsmen's Club Total
Source: Municipality of Murrysville (2001)
Several nature reserves throughout the Municipality contribute to Murrysvilles identity as a desirable place to live. The Municipality owns and manages the Lillian Kellman Nature Reserve while the Westmoreland Conservancy owns 217 acres of nature reserves as detailed on Table 20. The reserves commit approximately 80 percent of their lands for conservation and natural resource management and are primarily reserved for the diversity and uniqueness of the plant material they contain.9 Twenty percent of the land is developed for outdoor recreation activities like hiking and mountain bicycling.
Comprehensive Parks, Recreation and Open Space Plan (2000)
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Table 20: Westmoreland Conservancy Nature Reserves Area Covered (acres) 20 96 52 3 18 28 217
Name Flinn Nature Reserve King Nature Reserve McGinnis Nature Reserve Potter's Corner Nature Reserve Tomer Nature Reserve Walter Nature Reserve Total
The Municipality currently provides a high percentage of parks and open space for its residents. In 1999, the level of service was 50 acres of parks and open space per 1,000 people; by 2002, this has increased to 71 acres per 1,000 people. The Comprehensive Recreation, Parks and Open Space Plan (2000) assumes a population of 24,250 in 2015. According to that plan, the Municipality needs to obtain a dedication of 0.14 acres of land for each new dwelling unit through the year 2015. Given the target of 3,500 new residential dwelling units between now and build out, the Municipality will need to acquire an additional 633 acres to maintain the current 71 acres per 1,000 residents ratio. To achieve that goal, the land dedication would have to increase from 0.14 acres per dwelling unit to 0.181 acres per dwelling unit. In order to provide future residents in the Municipality the same high level of recreational service as today, nine new neighborhood parks, a community park and a trail system have been proposed in the Comprehensive Recreation, Park and Open Space Plan (2000). A proposed trail system is envisioned to traverse throughout the Municipality. The trails will connect a majority of the parks and significant community facilities and provide nature-oriented pedestrian connections. In addition to trails, a continuous riparian buffer system has been proposed along Turtle Creek and the B-5
communitys other streams to promote the biological importance and value of healthy streams. The Comprehensive Parks, Recreation and Open Space Plan (2000) identifies the locations and relationships of existing and proposed park facilities to serve the communitys growing population. It also provides a detailed inventory and analysis of parks and recreation facilities and outlines recommendations and implementation strategies that address key recreation issues. In addition, it proposes the development of a Municipal-wide Greenway System for the preservation of unique natural resources and the promotion of greenway corridors within the Municipality. Murrysvilles residents currently enjoy a broad network of parks, reserves and open space. As Murrysvilles population continues to increase, the quantity of park and recreation spaces should be periodically evaluated to ensure that the Municipality provides adequate facilities for its residents. An analysis of the Municipalitys park, recreation and open space is provided in Figure 10. The figure illustrates proposed trail system and riparian buffers. It also displays the Municipalitys five neighborhood parks and its existing community park, Townsend Park. In addition, Figure 10 indicates the location of the nine proposed neighborhood parks as well as the two proposed community parks currently known as the Park on Pleasant Valley Road and the Proposed Municipal Park. The respective service areas of all the parks are also shown on Figure 10. The approximate locations of the proposed parks and their service areas were determined in the Municipalitys Comprehensive Recreation, Park and Open Space Plan (2000).
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380
LEGEND
Municipal Boundary Arterial Road
66 ! "

380
LEGEND
66 " !
Proposed Trail System

TO INDIANA TO MONROEVILLE TO INDIANA
r
TO MONROEVILLE
Neighborhood Park (Parks with Labels are Existing) Neighborhood Park Service Area
Proposed Riparian Buffer
TO YOUNGSTOWN, OH

286
Based on The Year 2000 Comprehensive Recreation, Park and Open Space Plan COMMUNITY FACILITY
r

28 6
TO YOUNGSTOWN, OH
PLUM BOROUGH
PLUM BOROUGH
SUMMERVALE OPEN AREA
Based on The Year 2000 Comprehensive Recreation, Park and Open Space Plan
r
BEAR HOLLOW PARK
TO PITTSBURGH
286

( /
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TO PITTSBURGH
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PEDORA PARK
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TO GREENSBURG
TO IRWIN
TO MANOR
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TO GREENSBURG
TRAILS AND RIPARIAN BUFFERS
NEIGHBORHOOD PARKS

380
LEGEND
66 " !
r
TO INDIANA
Community Park Community Park Service Area Based on The Year 2000 Comprehensive Recreation, Park and Open Space Plan
TO MONROEVILLE
286
TO YOUNGSTOWN, OH
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TOWNSEND PARK
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TO PITTSBURGH
286
PROPOSED MUNICIPAL PARK
WASHINGTON TOWNSHIP
NORTH
( /
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9400 Feet
. ,
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TO BLAIRSVILLE
PARK ON PLEASANT VALLEY ROAD
66 " !
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TO IRWIN
TO MANOR
PENN TOWNSHIP
TO GREENSBURG
PARKS, RECREATION, AND OPEN SPACE ANALYSIS

Figure 10
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COMMUNITY PARKS
Community Facilities Community Services and Facilities

Murrysville provides community services and facilities that enrich the community and ensures safety to its residents, workers and visitors. These facilities include emergency, municipal and community services. Emergency Services The Public Service Analysis (Figure 11) illustrates the existing locations of the Municipalitys three fire departments, police station and Medic One, the Municipalitys emergency medical service provider. The maps in Figure 11 display service area coverage based on national standards for fire, emergency medical services and police protection. Fire Service The Municipality of Murrysville is served by three volunteer fire departments: Murrysville VFD, Sardis VFD, and White Valley VFD. These volunteer fire departments serve the western, northern and eastern portions of the Municipality, respectively. Figure 11 shows the location of the fire stations in the area. These three departments together have 81 active firefighters and 14 specialized vehicles. Specific information on the equipment and response times of each department is provided in Table 21.
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Table 21: Summary of Fire Fighting Equipment and Facilities
Average response time
Name Murrysville VFD
Location Sardis Road
Service Area Western Murrysville Northern Murrysville Eastern Murrysville
Man power
36
Sardis VFD White Valley VFD
Route 286 Oregon Street
15
30
Equipment rescue truck, 4 minutes pumper, aerial and 10 truck and special seconds service squad vehicle 2 pumpers, tank 8-10 truck and brush minutes truck pumper, 2 tank trucks, brush truck, 10 minutes engine truck and rescue truck
Source: Municipality of Murrysville (2001)
The red areas in the Fire Service Area map of Figure 11 illustrate the service area based on fire insurance standards. The map shows that a large portion of the eastern part of the Municipality, and smaller areas near the northern and southern borders, fall beyond the standard service areas on the three existing fire departments. Police Service The Murrysville Police Department consists of 20 officers, five fulltime and two part-time dispatchers and two part-time school guards. This department patrols the entire Municipality and provides adequate police protection to all of its residents. Officers participate in a variety of educational and community-strengthening activities such as outreach at nurseries and pre-schools, drivers education classes, Safety Town and Community Day. The blue area on the Police Service Area map in Figure 11 illustrates the service area based on generalized national standards
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for police response time. As the map demonstrates, police coverage is adequate in the Municipality. Emergency Medical Services (EMS) Medic One, a private company with volunteers and employed personnel, provides Murrysvilles emergency medical service (EMS). Medic One, located at 3237 Sardis Road in close vicinity to the Murrysville Fire Station, has 20 employees and operates three emergency vehicles. On the EMS Service Area map of Figure 11, the yellow area represents the service area based on generalized national standards (a 4-5 minute response time). The map reveals a shortcoming of timely EMS coverage along the Municipalitys northern and eastern border.
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LEGEND

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3 8 0
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3 8 0

6 6
6 6
Fire Station Fire Service Area Service Area Criteria is Based on Fire Insurance Standards.
Police Station EMS Service Area Service Area Criteria is Based on Generalized National Standards. Represents a 4-5 Minute Response Time.
TO MONROEVILLE
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SARDIS FIRE STATION
TO MONROEVILLE
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TO YOUNGSTOWN, OH
2 8 6
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TO PITTSBURGH TO PITTSBURGH
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FIRE SERVICE AREA
EMS SERVICE AREA
LEGEND
Municipal Boundary

Arterial Road
3 8 0
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TO INDIANA
Police Station Police Service Area Service Area Criteria is Based on Generalized National Standards.
TO MONROEVILLE
6 6
TO YOUNGSTOWN, OH
PLUM BOROUGH
MURRYSVILLE POLICE STATION
2 8 6
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WASHINGTON TOWNSHIP
TO PITTSBURGH
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NORTH
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PUBLIC SERVICES ANALYSIS

Figure 11
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POLICE SERVICE AREA
2 2
Municipal Services Murrysvilles Municipal Center, located at 4100 Sardis Road, is shown on Figure 12. The facility, completed in 1995, houses the police department, offices for the municipal administration and the public library. There are 13 administrative municipal employees who staff the departments of Administration, Community Development, Engineering, Finance and Parks and Recreation. The Murrysville Community Library offers valuable resources to its citizens. The Library contains a collection of more than 46,000 books, records, books on tape, music tapes and CDs and a large collection of periodicals. The Library provides additional community services including story programs for children at schools, day care centers and a summer reading club. The Municipalitys Public Works Department was relocated to a facility on 4200 Sardis Road in 1999. The department provides construction and maintenance services for Murrysville. Along with maintaining 135 miles of roadways, Public Works maintains eight ball fields, two soccer fields, five tennis and basketball courts, the William Funk bikeway and various walking trails in the Municipalitys parks. A director, foreman, four equipment operators, eight truck drivers, four laborers, one mechanic and two building maintenance employees serve the Department.
Community Services In addition to the emergency and municipal services present in Murrysville, a variety of places of worship, historical features, schools and the parks and reserves discussed earlier in this Appendix, provide unique educational and spiritual enrichment to
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the community. The Community Facilities Plan, Figure 12, indicates the locations of Murrysvilles places of worship, its cemeteries, Municipal Center, parks and reserves, schools and library. Places of Worship Murrysvilles religious centers consist of 17 churches of various faiths, with the first church being organized in 1820. The following is a list of the religious centers in the Municipality: Christs Evangelic Lutheran Church Calvary Lutheran Church East Suburban Unitarian Universalist Church First Church of God First United Methodist Church of Murrysville First Presbyterian Church of Murrysville Emmanuel Lutheran Church Holiday Park Wesleyan Methodist Church Mother of Sorrows Roman Catholic Church Murrysville Alliance Church Murrysville Bible Chapel Murrysville Community Presbyterian Church Newlonsburg United Presbyterian Church Saint Albans Episcopal Church United Free Gospel Church Western Pennsylvania Christian Mission Historic Features The Pennsylvania Historic and Museum Commission, Westmoreland County Historic Society and the Murrysville Historical Preservation Society have identified sites of historical
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interest and significance. These sites are spread throughout the Municipality and provide sources of community heritage. Historic Houses Amity Hill Farmhouse Andrew Mellon House Bessie Staymates House and the Staymates Farm Borland/Cassol House Briney (Minnie Wolfs) Log House Chalmers Hawk House Dible Log House George Haymaker House George Wallace House Glunt House Glunt/Hay House Henry Good Farm Hobaugh/Tomer House Hoy Log House Humes House Issac Good House Daniel McQuaid House J. Walp House Keister House and Barn Keith Log House McAlister/Wohlin House McCall House Meanor/Yant House Moore/Whitehead Log House Paulisick House Rubright-Caywood House Rugh House B-14
Ryckman House Steele/Hall House Torrance Farm Weister House
Historic Churches Hills Church Emanual Reformed and Lutheran Church
Historic Buildings Clark School Franklin School McConnell and Laird Store Methodist Meeting House Toll House Turtle Creek Academy/Laird Institute
Other Sites of Local or Historical Interest First Presbyterian Church Cemetery Gas Well No. 1 Great Forbes Road Haymaker Gas Well Murrysville Tree Sign Puckety Path
Schools The five schools located within the Municipality are administered by the Franklin Regional School District. The facilities include Franklin Regional Senior High School, Franklin Regional Junior High School, Heritage Elementary, Newlonsburg Elementary and Sloan Elementary. B-15
In 1998, 276 teachers educated approximately 3,780 students. This equates to an approximate ratio of one teacher for every 14 students. At present, the number of teachers is considered to be sufficient for the existing enrollment in the school district. In 2000, the annual public school costs were $6,473 per student (not including state subsidy). This figure is approximately four percent higher than Westmoreland Countys average annual cost per student and 14 percent lower than neighboring Allegheny Countys average annual cost. The Franklin Regional School District 20012002 Preliminary Budget increases the annual cost per student by $160 to $6,633 (not including state subsidy). In addition to the Franklin Regional Public School System, there is one parochial school located within the community. The Mother of Sorrows Roman Catholic Church provides educational opportunities for children in grades 1 through 8.
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380
LEGEND
Municipal Boundary Lot Lines Roads Place of Worship Cemetery
1
EN LD LE MI Y HW
GO
66 " !
Community Facility
Parks, Nature Reserves, Trails and Green Areas
TO INDIANA
Municipal Building School Library
TO MONROEVILLE
4 6
Municipally Owned Non-municipally Owned
3 403 SR
5
SALT SBU RG R D
R LOGAN FERRY O AD
2
REMAL EY RD
3
IS RD SA RD
286
Golf Courses, Clubs and Associations
19
HICK OR Y HILL RD
17 18
SR 1 4 04
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9
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WASHINGTON TOWNSHIP
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EXPORT
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0 2000 4000 Feet
32
OR DR D
TR AFF
37 33 34 35
US 2 2
(W ILLIA MP EN N HW Y)
38
DELMONT
66 " !
( /
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TO IRWIN TO MANOR
TO BLAIRSVILLE
PENN TOWNSHIP
TO GREENSBURG
COMMUNITY FACILITIES
Figure 12
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Natural Resource Analysis

Natural resources are the physical components that influence the Municipalitys growth opportunities and constraints. These resources can be defined as natural amenities that enhance the visual and aesthetic beauty of the Municipality and contribute to the communitys overall quality of life. The landscapes amenities can also be defined in terms of resource productivity including prime agriculture soils, bio-diversity areas or woodlands. These amenities, combined with steep topography, streams, wooded areas or parks and mining areas, create an intricate landscape. This network becomes the canvas on which Murrysville will make strategic decisions about the communitys future development and preservation.
Landform
Figure 13 illustrates the variation of topography in Murrysville. The Municipalitys overall landform is comprised of many valleys and ridges. The total variation of topography is about 560 feet. The lowest point in the Municipality is a little less than 840 feet above sea level; the ridge tops that run between Turtle Creek and Haymaker Run reach over 1,400 feet in elevation.
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LEGEND
6 6
N DE OL
L MI
HW
3 8 0
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TO INDIANA
Elevation
> 1350' > 1250' - 1350'
4 SR
TO MONROEVILLE
> 1150' - 1250' > 1050' - 1150'

2 8 6
SALT SBU RG R D
033
LOGAN FERRY R OAD
> 950' - 1050' > 850' - 950'
SA S DI R RD
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CH RISTY RD
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NORTH
0 2000 4000 Feet
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TO IRWIN
TO MANOR
PENN TOWNSHIP
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LANDFORM
Figure 13
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Natural Resource Analysis Prime Agricultural Soils

According to the United States Department of Agriculture, qualities that characterize prime agricultural soils include high permeability to water and air, few or no rocks, optimum levels of acidity and alkalinity, 0 to 8 percent slopes and the absence of flooding during the growing season. The soils in these areas are well drained and are suited for a many types of crops. An inventory of the prime agricultural soils within Westmoreland County is included on Table 22 below. Table 22: Westmoreland County Prime Farmland Soils
Soil Symbol BrB2 CuB2 GcB2 Ln Ls MoA Ph SeA UcB2 UgB2 WrB2 Soil Mapping Unit Name Brooke silty clay loam, 3-8% slopes, moderately eroded Clarksburg silt loam, 3-8% slopes Gilpin channery silt loam, 5-12% slopes Lindside silt loam Lindside silt loam, very acid Monongahela silt loam, 0-3% slopes Philo silt loam Sequatchie silt loam, 0-5% slopes Upshur silty clay loam, 3-8% slopes, moderately eroded Upshur-Gilpin silty clay loam, 3-8% slopes, moderately eroded Wharton silt loam, 3-8% slopes, moderately eroded
Source: U.S.D.A. Natural Resources Conservation Service (2002)
Although Murrysville has several active farms, its total acreage of prime agricultural soils is relatively small. Approximately 10 percent of the Municipalitys land is covered by prime agricultural soils. Large portions of these areas, especially along Route 22, are developed with non-agricultural uses. Future development of Murrysvilles vacant lands should be strategically planned to minimize development on undisturbed prime agricultural soils. Westmoreland County is working to save farms and minimize farm acreage loss. More than 2,700 acres, or 11.8 percent, of the
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Murrysville community, are designated as Agricultural Security Area parcels. The landowners of the Agricultural Security Area parcels are entitled to special consideration from local and state government agencies and nuisance challenges against practices associated with normal farming applications. As such, these lands are somewhat sheltered, making continued productive agricultural use easier. The Municipality should develop an on-going cooperative relationship with the Westmoreland Conservation District to protect the substantial and economic contributions that the communitys farms can provide to Murrysville. Figure 14 illustrates the location of the Municipalitys prime agricultural soils and Agricultural Security Area parcels.
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LEGEND
6 6
N DE OL
MI
LE
HW
3 8 0
Prime Agricultural Soils
" !
TO INDIANA
Agricultural Security Area
4 SR
TO MONROEVILLE
033
LOGAN FERRY R OAD
WIESTE
RTOW N RD
PLUM BOROUGH
CHRISTY RD
RE MAL EY RD
2 8 6
Y RD HILT
SALT SBU RG
RD
SA S DI R RD
LTO BUL WN RD
EV AN
WASHINGTON TOWNSHIP
RD
RD
HICKORY HILL
IN
R VE DO
RD
SR
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SR 4 053
40 49
S CH
OOL RD
R RE ME KE
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SR
1 404
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RD
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NORTH
TO BLAIRSVILLE
. ,
76
TR AF FO RD RD
2000
4000 Feet
OLD WILLIAM
PENN HWY
US 2 2
(W ILLIA
MP
EN NH WY
DELMONT
" !
( /
TO BLAIRSVILLE
TO IRWIN
TO MANOR
PENN TOWNSHIP
TO GREENSBURG
PRIME AGRICULTURAL SOILS AND AGRICULTURAL SECURITY AREA

Figure 14
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2 2
6 6
Natural Reserves and Bio-Diversity Areas

The Westmoreland Conservancy oversees six nature reserves in the Municipality. These nature reserves include the Flinn, King, McGinnis, Potters Corner, Tomer and Walter Nature Reserves. In addition, the Municipality of Murrysville owns Kellman Nature Reserve. These areas are scattered throughout the Municipality and encompass 273 acres of land. The Haymaker Run Bio-Diversity Area, managed by the Western Pennsylvania Conservancy, is located south of Sardis Road in the vicinity of the intersection with School Road. This 325-acre area is designated as a protected natural resource for its unique plant species.
Woodlands
Woodland corridors enhance scenic beauty, serve as wildlife habitats, and function as drainage areas. Many woodland areas cover Municipality lands in its stream valleys and higher elevated areas as well. The woodland areas are particularly concentrated in the northern and eastern portions of Murrysville. The woodlands are primarily deciduous species with minimal coniferous tree cover. The Municipalitys major wooded areas are associated with hilly terrain and typically consist of second and third growth timber.
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Watercourses
Several streams traverse the Municipality to create Murrysvilles drainage network. Turtle Creek, in the southern portion of the community, and its many tributaries drain over 90 percent of the Municipality. Turtle Creeks tributaries include Lyons Run, Abers Creek, Haymaker Run, and Steele Run. The remaining 10 percent of the Municipalitys landscape drains into Beaver and Puckety Runs.
Environmental Constraints to Development

Valleys bounded by moderate to steep slopes characterize Murrysvilles topography. The Municipal Zoning Code currently stipulates that development on slopes of greater than 25 percent is subject to conditions. These areas occur on existing topography where, in over a 100-foot horizontal distance or where the difference in elevation is over 20 feet, the slope equals or exceeds 25 percent from the top to bottom of the break in grade. Steep slopes occur throughout the Municipality. Building in such areas often requires additional, more costly site work and stormwater management methods. This is particularly the case in the Municipalitys northern landscape. Given the problems that have occurred in existing developments, there is now a consensus that regulations should be strengthened; in particular, all construction activities that occur on hillsides with a slope greater than 15 percent should be subject to a geotechnical evaluation, with appropriate mitigation required if the studies so indicate.
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Poor Soils Many areas in Murrysville have poor soils, or soils unfavorable for most types of development. One soil type, known as Upshur, occurs in the community and is known to be susceptible to landslides. Through its existing development regulations, Murrysville strives to minimize adverse effects of improper construction in poor soil areas. Potential development hazards include slippage, accelerated erosion and sedimentation, damage to water quality and increased soil instability. Permitted uses in these areas include horticultural uses, agricultural uses, recreational uses, forestry and woodland preserves. In addition, virtually all of the Municipalitys soils are severely limiting for on-lot sewage systems due to the presence of high water tables, slow permeability, groundwater contamination and proximity to bedrock and flood prone areas. Soil testing should be performed prior to development to ensure the location and conditions of poor soils. The following poor soils, as defined by the Soils Survey of Westmoreland County, the Soil Conservation Service and the USDA, can be found throughout Murrysville: Guernsey Series Gullied Land Made Land Series Upshur Series Upshur Gilpin Series Strip Mine Spoil Series Mine Wash Series Mine Dump Series
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Flood Prone Areas Southwestern Pennsylvanias topographic form, coupled with seasonal climatic changes often produces flooding. Floodplains occur along stream corridors; by limiting development in these zones, potential redevelopment expenses, as a result of these seasonal climatic changes, are minimized.
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Transportation
Existing Roadway System
The Municipalitys roadways are classified by their functional characteristics. The roadway classifications include principal arterials, minor arterials, collector roads and local roads. Roadway assignments are typically based on the average daily traffic (ADT) volumes the roadway conveys. The Existing Traffic Network, with indications of the number of lanes each of the primary roadways contain, is included as Figure 15. Figure 19 (in Appendix F) uses color-coding to indicate the roadway classifications of each of these roads and a listing of the classifications is included on Table 23 below.
Principal Arterials are the major streets and highways that move traffic through Murrysville. Averaging over 15,000 vehicles per day, principal arterial roadways convey the highest traffic volumes. Route 22 (William Penn Highway) and Golden Mile Highway are principal arterial roadways. Because principal arterials are designed to move traffic efficiently, they typically provide limited direct access to adjacent land uses.
Minor arterials are designed to interconnect with and to supplement the principal arterial system. Minor arterial roads handle a large portion of intra-municipal trips and generally consist of the multilane roads with continuity. Minor arterial roadways handle ADT volumes of 6,000-15,000 vehicles. The Municipalitys minor arterials include Old William Penn Highway and Saltsburg Road. Direct access from land uses should also be minimized on minor arterials.
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Transportation
Collector roads distribute traffic from local neighborhoods onto the arterial roadways. Murrysvilles current collector roadways service ADT volumes of 2,000-6,000 vehicles. These roads include Sardis Road, Trafford Road and School Road north of Route 22.
Local roads provide direct access to single-family lots or to parking facilities for multiple-family dwelling units. Roadways serving less than 2,000 ADT are classified as local roadways. Local roads currently comprise the majority of Murrysvilles transportation network.
Table 23: Primary Roadway Classifications (2001) Roadway Classification
Murrysville Roadways Route 380 (Golden Mile Highway) Principal Arterial Route 22 (William Penn Highway) Minor Arterial Route 286 (Golden Mile Highway) Saltsburg Road Sardis Road Collector School Road North Trafford Road Old William Penn Highway Bulltown Road Christy Road Evans Road Hilty Road Local Weistertown Road Windover Road/Hills Church Road Kemerer Hollow Road Italy Road School Road South
Source: Trans Associates, 2001
In addition to general classifications, roadways can also be assessed based on their level of service (LOS). The
D-2
Transportation
Commonwealth of Pennsylvania quantifies congestion and delay with a LOS rating that is measured on a scale from A to F. A is the best rating and represents minimal delays of only several seconds for vehicles. Conversely, a rating of F indicates that a roadway is in breakdown conditions; as a result, a travel delay of more than one minute per vehicle is anticipated. The Commonwealths minimum acceptable LOS is D.
Transportation Analysis
To understand future developments potential impacts on Murrysvilles roadway network (Figure 15), the community needs to first understand its existing vehicular demands. The procedures and findings of the traffic analysis completed by Trans Associates are included as Appendix F. In addition, a brief explanation of how Trans Associates measured Murrysvilles existing traffic conditions has been included here. Transportation Zones and Counts To perform the analysis, the Municipality was divided into 18 transportation analysis zones (TAZ) using primary roadways as dividing lines (Figure 19). In the spring of 2001, Trans Associates placed an automatic traffic recorder (ATR) along each roadway segment that defined the TAZs. Figure 20 shows the locations of the ATRs. These ATRs were used to collect actual traffic data. From this data, each segments average daily traffic volumes (ADT) were then calculated (Figure 21). Route 22 accounts for the heaviest traffic volumes in the Municipality, followed by Golden Mile Highway. The distribution of trips was also calculated for the communitys primary gateways based on detailed regional trip production and attraction calculations from the Southwestern Pennsylvania Commission. Figure 27 identifies the distribution of trips.
D-3
LEGEND
Municipal Boundary 2 Lanes 3 Lanes
6 6
OL G
N DE
MI
LE
HW
3 8 0
4 Lanes
" !
TO INDIANA
4 SR
TO MONROEVILLE
033
R LOGAN FERRY OAD
WIESTE
RTOW N RD
PLUM BOROUGH
CHRISTY RD
RE MAL EY RD
2 8 6
Y RD HILT
SALT SBU RG
RD
SA IS RD RD
W LTO BUL D N R
EV AN
WASHINGTON TOWNSHIP
Y HILL RD
RD
HICK OR
IN
R VE DO
RD
SR
2 86
S R 40
53
40 49
N HW Y)
. ,
76
OR DR D
S CH
OOL RD
R RE ME KE
OW LL HO
SR
1 404
ITA LY
RD
RD
EXPORT
TO BLAIRSVILLE
OLD WILLIAM PEN N HWY
NORTH
0 2000 4000 Feet
TR AFF
US 2 2
(W ILLIA
MP
EN NH
WY
DELMONT
" !
6 6
( /
TO BLAIRSVILLE
TO IRWIN
TO MANOR
PENN TOWNSHIP
TO GREENSBURG
EXISTING TRAFFIC NETWORK

Figure 15
D-4
2 2
Transportation
Trans Associates conducted a level of service analysis for major roads by transportation link. A computer model was utilized to distribute these internal and external vehicular trips onto the communitys road network. The Municipalitys existing AM and PM Peak Hour Levels of Service for the communitys key traffic segments are illustrated on the Figures 22 and 23. For both morning and afternoon peak hour traffic, Route 22 is at an LOS rating of E or F, exceeding the Pennsylvania Department of Transportations minimum standards. A segment of Route 286 also has an LOS E rating.
Figure 24 demonstrates the base growth ADT volumes for a 20-year horizon (2021), i.e. without significant changes in development patterns. These ADT volumes were forecasted by applying linear growth rates to the 2001 existing traffic volumes. Data was also extrapolated to determine expected LOS ratings in the A.M. and P.M. Peak Hour conditions under base conditions as shown on Figures 25 and 26.
The traffic volume on Route 22 between the Allegheny County boundary and School Road South is projected to reach 40,000 vehicles daily by 2021. The other two segments of Route 22 are projected to reach 35,300 vehicles and 26,600 vehicles daily by 2021.
Based on the anticipated road improvements on Route 22 and Golden Mile Highway (Route 286 South), described below, all of the primary roadways in the Municipality are projected to meet the Pennsylvania Department of Transportation minimum standards within the base conditions. Three road segments are expected to have a LOS rating of D: Sardis Road from Route 22 to School Road, School Road from Route 22 to Sardis Road and Saltsburg Route (Route 380) from the
D-5
Transportation
Allegheny County boundary to the intersection with Golden Mile Highway (Route 286).
Roadway Improvements PennDOT is currently planning improvements for Murrysville principal arterial roadways. Route 22 (William Penn Highway) and Golden Mile Highway (Route 286), as outlined in the Southwestern Pennsylvania Commissions long-range plan are scheduled to be widened and improved. US Route 22 from Murrysville to Blairsville in Indiana County currently has a combination of four-lane and two-lane sections. The roads increasing congestion and safety problems have prompted the State to make improvements. Murrysville is a part of this 23-mile project with an estimated cost of $151 million.
To handle growing suburban travel demand, Golden Mile Highway (Route 286) through Monroeville and the Northern Tier of Murrysville is proposed for widening from two to four lanes. The 5.3-mile project is estimated to cost $11.8 million.
D-6
Build-out Analysis
The Build-out Analysis is the process and rationale leading to Murrysvilles Comprehensive Plan. The Analysis explores alternative land use visions to evaluate development implications, to define community objectives and to establish a preferred future land use pattern. Through this examination, the community can examine the dynamic relationship between land use, transportation improvements, fiscal demands and overall community character. The Analyses represent the options for the communitys overall growth, allowing the Municipality to define the development threshold that its willing to sustain. The Build-out Analysis consists of two components: the Future Land Use Scenario Evaluation and Transportation Analysis.
Future Land Use Scenario Evaluation

The Future Land Use Scenarios were completed through a threestep approach. The Scenarios components include:
1) 2) 3)
Study Area Definition and Slope Analyses, Detailed Land Use Studies, and Implications Evaluations.
Step 1: Study Area Definition and Slope Analyses Murrysville has 11,500 acres of undeveloped land. To thoroughly, yet efficiently, evaluate this lands development potential, the Municipalitys Planning Commissioners and Municipal Staff carefully selected 4,600 acres of vacant and agricultural land throughout the community to be studied in detail. The Study Areas represent the range of topographical and zoning conditions found E-1
Build-out Analysis
throughout the entire inventory of potentially developable land. The Study Area acreage equals approximately 20% of the Municipalitys entire land area as well as 40% of the communitys remaining undeveloped land.
Slope gradients were then calculated and digitally mapped in the 4,600-acre Study Area for four (4) categories: slopes less than 15% gradient, between 15% and 25% gradient, between 25%-40% gradient and greater than 40% gradient. A slope analysis of the 4,600-acre Study Area is illustrated in Figure 16. More than 4,000 acres of the study areas 4,615 acres have slopes of less than 25%. Nearly 600 acres of the Study Area has slopes of more the 25% gradient, which, under the Municipalitys present Zoning Ordinance, would require conditional use approval from the Council for development. Only 18 acres have a slope of greater than 40% gradient where nearly all development is prohibited under municipal regulations. As noted in Appendix C, more stringent regulations for development on slopes above 15 percent should be considered.
E-2
LEGEND
6 6
N DE OL
MI
LE
HW
3 8 0
" !
TO INDIANA
Study Area Alternative 3 (4,615 Ac.)
TO MONROEVILLE
SLOPE ANALYSIS
0-15% >15-25% 1,982 Ac. 2,028 Ac. 587 Ac. 18 Ac. 4,615 Ac. 42.9 % 43.9 % 12.8 % 0.4 % 100 %
4 SR 033
LOGAN FERRY R OAD
2 8 6
SALT SBU RG
RD
>25-40% >40%
SA IS RD RD
WIESTE
RTOW N RD
PLUM BOROUGH
CHRISTY RD
RE MAL EY RD
Y RD HILT
W LTO BUL D N R
EV AN
WASHINGTON TOWNSHIP
RD
RD
HICKORY HILL
IN
R VE DO
RD
SR
286
S R 40
53
40 49
N HW Y)
. ,
76
OR DR D
S CH
OOL RD
R RE ME KE
OW LL HO
SR
1 404
ITA LY
RD
RD
EXPORT
TO BLAIRSVILLE
NORTH
0 2000 4000 Feet
TR AFF
US 2 2
(W ILLIA
MP
EN NH
WY
DELMONT
" !
( /
TO BLAIRSVILLE
TO IRWIN
TO MANOR
PENN TOWNSHIP
TO GREENSBURG
4,600 ACRE STUDY AREA SLOPE ANALYSIS

Figure 16
E-3
2 2
6 6
Build-out Analysis
Step 2: Detailed Land Use Study Based upon the slope analysis results, three common slope typologies, or characteristics, were identified. These typologies were then applied to the Municipalitys remaining 6,900 acres of potentially developable land so that an evaluation of the complete 11,500 acres of undeveloped land could be made.
Figure 17 illustrates the slope analysis for the 11,500 acres of undeveloped land in the Municipality. Nearly 10,000 acres have slopes of less than 25% gradient and 1,420 acres have slopes of between 25-40% gradient. Only 61 acres have slopes greater than 40% gradient.
Three (3) future land use scenarios were then created to reflect the opportunities and constraints of certain land uses on these slopes. Furthermore, the diagrams explored the range of development possibilities in regard to visibility, highway access, available infrastructure and the landscapes other natural features. In general, the parameters for each Future Land Use Scenario are as follows:
1.
The first land use study conformed to the Municipalitys current zoning districts and code criteria. The primary factor influencing the Scenarios physical development was that disturbance was limited to those slopes less than 40%. Traffic improvements were not proposed as part of Scenario 1.
2. A second evaluation was performed to optimize the relationship of the highest and best market uses with the communitys preferred Thoroughfare Plan. In general, introducing agriculture/woodland as a residential land use type preserved a
E-4
Build-out Analysis
greater portion of Murrysvilles open space. The densities of single- and multi-family residential districts were also reduced from those applied to Scenario 1. Lastly, by studying parcel size, site visibility, site access and adjacent land uses, a broader spectrum of non-residential activity was introduced into the palette of potential land uses. Basic real estate criteria used for drafting Scenario 2 are listed at the end of this Appendix.
3.
The third Scenario is a modification of the second plan. In this Scenario, the community blended a variety of new residential densities to create a more desirable future character within the context of the communitys preferred Thoroughfare Plan. Figure 18 summarizes the Build-out impact of Scenario 3. A breakdown of the proposed land use characteristics of the undeveloped 11,500 acres in Murrysville, organized by traffic zones, is presented in Figure 18. Under Scenario 3 at Buildout, 4,589 dwelling units and nearly 4.59 million square feet of non-residential development would occur.
4.
Additional public input and deliberation of Council, Planning Commission and the Steering Committee resulted in a further refinement. This resulted in a target of 3,500 new residential dwelling units and 5.2 million additional square feet of nonresidential development between now and build-out.
Step 3: Implications Evaluation Each Scenario produced planning data related to the proposed developments potential physical, social and fiscal implications on Murrysville. These implications, or costs, include projected
E-5
Build-out Analysis
population growth, traffic impacts, tax revenues as well as public investments for roads, public services and schools.
The public cost analysis generated for each future land use scenario serves as a potential snapshot of Murrysvilles future. This method of evaluation outlines the long-term economic impact of various land use mixes. This analysis does not create detailed reports for annual budgeting needs, but provides a big-picture comparison between the different future land use scenarios. In this analysis, operating costs and revenues for the Municipality and Franklin Regional School District were calculated to determine the advantages and disadvantages of the different land use mixes. Furthermore, operating budget information was measured within the framework of Murrysvilles capital resources to understand each land use scenarios potential impact on the communitys overall financial demands.
A wide range of population, school student, employee, revenue and expense projections exists between the three scenarios. The Murrysville community reviewed the first build-out study and discovered, by maintaining existing zoning regulations and patterns, the community could yield a build-out population capacity of more than 43,000 persons. At nearly 2.5 times the communitys Year 2000 population (18,872), the Planning Commission, Steering Committee and Municipal Staff determined that the Municipalitys desired build-out should be more reflective of the communitys current rural nature and should produce a lower build-out population. Development densities and various land use combinations of Scenarios Two and Three were further evaluated to create a comprehensive land use vision with the communitys preferred characteristics.
E-6
Build-out Analysis
The final configuration agreed upon as outlined above represents a compromise between Scenario Two and Scenario Three and was primarily driven by traffic considerations that were deemed unacceptable in Scenario Three.
E-7
LEGEND
6 6
N DE OL
L MI
HW
3 8 0
" !
TO INDIANA
Developable Area (11,455 Ac.)
TO MONROEVILLE
SLOPE ANALYSIS
0-15% >15-25% 5,130 Ac. 4,844 Ac. 1,420 Ac. 61 Ac. 11,455 Ac. 44.8 % 42.3 % 12.4 % 0.5 % 100 %
4 SR 033
LOGAN FERRY R OAD
2 8 6
SALT SBU RG R D
>25-40% >40%
SA S DI R RD
W IESTE
RTOWN RD
PLUM BOROUGH
CH RISTY RD
REMAL EY RD
Y RD HILT
LTO BUL WN RD
EV AN
WASHINGTON TOWNSHIP
RD
RD
HICKORY HILL
IN
R VE DO
RD
SR
286
SR 4 053
40 49
US 22 (W ILL IA M P
ENN HW Y)
. ,
76
TR AF FO RD RD
S CH
OOL RD
R RE ME KE
OW LL HO
SR
6 6
TO IRWIN
TO MANOR
PENN TOWNSHIP
TO GREENSBURG
2 2
1 404
ITA LY
RD
RD
EXPORT
TO BLAIRSVILLE
NORTH
0 2000 4000 Feet
US 2 2
(W
ILLIA MP
EN N
HW Y)
DELMONT
" !
( /
TO BLAIRSVILLE
11,500 ACRE DEVELOPABLE AREA SLOPE ANALYSIS

Figure 17
E-7
Build-out Analysis
Transportation Analysis
Trans Associates performed a technical evaluation of each Future Land Use Scenario to identify traffic impacts of proposed development on the communitys existing road network (see Appendix F). The traffic analyses determined what transportation network modifications would be required in order to adequately accommodate Murrysvilles anticipated vehicle demand for development at the communitys build-out.
Figure 28 shows the future classification of roads in Murrysville based on a projection of ADT in 2021 based on the Build-out under Scenario Three. Route 22 is projected to have nearly 100,000 vehicles in the central part of the municipality in 2021; the western segment of Route 22 is projected to serve 90,300 vehicles and the eastern section 80,700 vehicles.
Other projections: The northern segment of Golden Mile Highway (Route 380) is projected to serve 45,000 vehicles daily. Sardis Road, School Road, School Road South, Trafford Road and a segment of Saltsburg Road (Route 286) are projected to become principle arterial roadways by 2021 based on Scenario Three Build-out conditions.
Figures 29 and 30 illustrate the LOS from morning and afternoon peak hours based on the development impact of Scenario Three at build-out. The traffic analysis shows that the following roads are projected to fall below PennDOTs minimum acceptable LOS during A.M. peak hour traffic: Route 22, A segment of Route 380 at Murrysvilles western border; E-9
Build-out Analysis
Saltsburg Road; School Road; The segment of Sardis Road between Saltsburg and School Roads; and Trafford Road.
The following roads are projected to fall below PennDOTs minimum acceptable LOS during the P.M. peak hour traffic: Route 22; A segment of Route 380 at Murrysvilles western border; Saltsburg Road; School Road; Sardis Road; Trafford Road; and Old William Penn Highway and Cozy Inn Cutoff from Route 22 to Murrysvilles eastern border.
Because the final configuration adopted has fewer residential dwelling units than Scenario 3, the above consequences are expected to be less severe than shown in Figures 29 and 30.
Analysis Demand The initial detailed traffic analysis projected a greater demand on the Municipalitys future traffic system than envisioned. Some of this intensity results from transportation links within Murrysvilles overall traffic network that are currently near capacity. The Thoroughfare Plan, in Part One, identifies the maximum number of lanes the community desires to incorporate into its infrastructure system at build-out. Further engineering study is needed to assess how the maximum number of lanes preferred at
E-10
Build-out Analysis
build-out can be constructed based on the physical, topographical and development status of properties abutting current roadways. Limitations identified in any such study should be considered in any future amendments to the Municipalitys land use ordinances; coordination with the state should be conducted as appropriate.
E-11
LEGEND
Municipal Boundary
1
WD MR MU Total 869.7 Ac. 42.9 Ac. 18.0 Ac. 930.6 Ac.
LE MI HW Y
3 8 0
11,500 Ac. Boundary Traffic Zones
18
" !
TO INDIANA
Traffic Zone Number
2
HC LI Total 20.0 Ac. 18.0 Ac. 38.0 Ac.
TO MONROEVILLE
6 6
L GO
N DE
LAND USE CHARACTERISTICS

AG WD RR
11
IS RD SA
AG WD HR LI Total
63.0 Ac. 812.3 Ac. 250.0 Ac. 15.0 Ac. 1,140.3 Ac.
Agriculture Woodland Rural Residential Low Density Residential Medium Density Residential High Density Residential
NC/NO HC OP MU LI
Neighborhood Commercial/Office Highway Commercial Office Park Mixed Use Light Industrial
3 403 SR
LOGAN FERRY R OAD
2 8 6
SAL TSBU RG R D
LR MR
3
Y HILL RD
AG RR LI Total
584.5 Ac. 182.8 Ac. 28.0 Ac. 795.3 Ac.
WIES TE RTOW N RD
PLUM BOROUGH
CHRISTY RD
REMAL EY RD
10
AG WD RR Total 47.4 Ac. 677.2 Ac. 406.8 Ac. 1,131.4 Ac.
12
AG Total 931.6 Ac. 931.6 Ac.
EV AN S
RD
HR
Y RD HILT
W LTO BUL D N R
DEVELOPMENT SUMMARY
AG LI Total
175.8 Ac. 13.0 Ac. 188.8 Ac.
WASHINGTON TOWNSHIP
Total Developable Area (acres): 11,104 Total Development: Dwelling Units: 4,589 Non-residential Square Feet: 4,587,885
RD
HICKOR
IN
R VE DO
RD
13
540.2 Ac. 167.6 Ac. 98.2 Ac. 806.0 Ac.
SR 40 53
286
9
AG RR LR Total
S CH OOL RD
AG RR MR Total
1098.5 Ac. 27.1 Ac. 46.1 Ac. 1,171.7 Ac.
14
WD Total 260.1 Ac. 260.1 Ac.
ITA LY
49 SR 40
Note:
Acreage shown represents net developable area. Non-residential developable area ranges from 45% - 75% of gross area depending on localized topography.
1 404 SR
5
US 22 (W ILLIAM PE NN
O RH RE ME KE
OW LL
RD
EXPORT
RD
15
PENN OLD WILLIAM
HW Y)
. ,
76
TR AF FO RD
AG LR Total
309.4 Ac. 223.9 Ac. 533.3 Ac.
AG WD Total
16
790.3 Ac. 335.0 Ac. 1,125.3 Ac.

TO BLAIRSVILLE
NORTH
0 2000 4000 Feet
AG RR NC/NO OP Total
179.1 Ac. 977.1 Ac. 15.0 Ac. 42.8 Ac. 1,214.0 Ac.
RD
RR LR MR HC OP Total
101.4 Ac. 130.6 Ac. 167.1 Ac. 50.0 Ac. 40.2 Ac. 489.3 ac.
17 18
LR MR Total
HWY
US 2 2
(WIL LIA M
PEN N
HW
17
Y)
RR 144.2 Ac. NC/NO 25.0 Ac. OP 68.0 Ac. MU 57.0 Ac. Total 294.2 Ac.
DELMONT
TO IRWIN
TO MANOR
PENN TOWNSHIP
TO GREENSBURG
2 2
10.1 Ac. 43.9 Ac. 54.0 Ac.
" !
( /
TO BLAIRSVILLE
BUILDOUT IMPACT SUMMARY: FUTURE LAND USE SCENARIO 3

Figure 18
E-11
6 6
Build-out Analysis
General Real Estate Market Principles 1. Major Commercial (big box) Needs high visibility from either Routes 286, 380, 366 or 22. Needs direct access from either Routes 286, 380, 366 or 22. Needs large level sites. Parking, circulation and building footprint efficiency are major concerns. 10-50 acres 2. Office Park Development character can widely vary. Needs good access from either Routes 286, 380, 366 or 22. Majority of users/tenants prefer large level sites. 15-50 acres 3. Major Corporate Site Development character widely varies by corporation. Needs good access from either Routes 286, 380, 366 or 22. Majority of users prefer large level sites; however specific corporations could be site sensitive. 10-50 acres 4. Hotel Needs high visibility from either Route 22 or 380. 3-6 acres 5. Industrial/Warehousing Needs access and proximity from either 286, 380, 366 or 22. Needs large level sites. Service areas and building footprint efficiency are major concerns. 3-50 acres 6. Residential Residential neighborhoods are shaped by: a. Land use adjacencies b. Dwelling unit type c. Sensitivity to noise, traffic and other environmental issues. 7. Neighborhood Commercial/Office Needs visibility from local roads/streets. Needs proximity to residential neighborhoods. 1-5 acres
E-13
Community Involvement
Throughout the comprehensive planning process, the Murrysville community voiced planning concerns and provided feedback to the Planning Commission regarding land use concepts and policy directions. Residents, business owners, school board members and municipal officials participated in a variety of community involvement opportunities including:
Planning Commission Meetings and Workshops; Steering Committee Meetings; Focus Group Meetings; Key Person Interviews; Public Meetings; and Written Comment.
An overview of each opportunity is provided below. Summaries of those Steering Committee meetings, Focus Group meetings, Key Person Interviews and Public Input meetings written by HRG are included at the end of this Appendix.
Planning Commission Meetings and Workshops

The Planning Commission: Guided the direction of project. Reviewed data and background studies and provided feedback.
Used the projects Steering Committee as a sounding board prior to public presentation. Coordinated Steering Committee involvement.
G-1
Community Involvement
Provided periodic update reports to the Municipal Council to summarize the conclusion of the analyses and technical studies as well as to outline public comments regarding pertinent comprehensive planning issues. Hosted public meetings to present analyses and concepts and to solicit public input.
Each Planning Commission meeting and workshop was publicly advertised and held open to the public. The Planning Commission meetings and workshops were used to review planning analyses and concepts, to discuss development issues and to define the Comprehensive Plans direction. Following presentation and Planning Commission deliberation, public input was actively solicited. Written record of the Planning Commission meeting and workshop proceedings is available from the Municipal Staff.
G-2

Municipality of Murrysville Comprehensive Plan 2002

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Municipality of Murrysville Comprehensive Plan 2002

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The Municipality of Murrysville Comprehensive Plan

Prepared for: Municipality of Murrysville, PA

Part One: Vision for the Future

Part Two: Policies and Actions

Figure 23 Figure 24 Figure 25 Figure 26 Figure 27 Figure 28

Primary Roadway Classifications........................................................... D-2

Vision for the Future

Vision for the Future

Vision for the Future

Promote meaningful citizen participation in all aspects of local government.

Vision for the Future

Promote realistic opportunities for inter-municipal cooperation in providing public services.

Provide low-density housing where appropriate.

11. Preserve historical properties by either private or public means.

Vision for the Future

16. Promote municipal support of sustainable economic development proposals.

Vision for the Future

Vision for the Future

Recreation and Open Space

Vision for the Future

Vision for the Future

Vision for the Future

UPPER BURRELL TOWNSHIP

Major Gateway Minor Gateway

R LOGAN FERRY OAD

General Land Use Character

UPPER BURRELL TOWNSHIP

Land Use District Number

Predominate Land Use Characteristics

Agriculture Low Density Residential

Moderate Density Residential Non-Residential/Mixed Use

LOGAN FERRY R OAD

Land Use Districts

District 5: District 6: District 7: District 8:

PENN OLD WILLIAM

LAND USE AND INFRASTRUCTURE PLAN

Vision for the Future

Land Use and Infrastructure Plan

Vision for the Future

Vision for the Future

Vision for the Future

Land Use Districts

District 1: Northern Tier District

Vision for the Future

District 2: Golden Mile Highway District

Vision for the Future

Vision for the Future

District 5: Ashbaugh Hills District

District 6: Farms and Meadows District

Vision for the Future

District 7: Eastern District

District 8: Route 22 Corridor District

Vision for the Future

Vision for the Future

District 9: South School Road District

Vision for the Future

District 10: Pleasant Valley District

District 11: Trafford Road District

Vision for the Future

Vision for the Future

UPPER BURRELL TOWNSHIP

R LOGAN FERRY OAD

Vision for the Future

Vision for the Future