LAND USE

Agricultural

Despite more recent development, the Township remains primarily agricultural in character. Almost half of the Township’s acreage is accounted for by large, contiguous areas of agricultural and open space uses. These uses are primarily located in the northeast and southwest portions of the Township, with some areas along the southeast border, outside the Boroughs of New Stanton and Youngwood. The agricultural uses generally include dairy farms, vegetable growers, and grain farms. This zoning classification also allows for some commercial, and recreation and natural resource uses, like farm markets, greenhouses, recreation, and mineral extraction, which can be seen dotting the landscape. Compatible, low-density residential uses can also be found in these areas. Some of the farmland in the Township is protected as an Agricultural Security Area (ASA). This is a designation made by the Pennsylvania Department of Agriculture which protects these areas from nonagricultural uses by protecting them from local ordinance and nuisance lawsuits that may be a risk to the use and character of the land. A combined minimum of 250 acres is required to establish an ASA. Residential land use in the Township consists predominantly of low-density, single-family housing units, with significant housing subdivision development surrounding the more developed cities and boroughs, the City of Greensburg, and Boroughs of South Greensburg, and Southwest Greensburg. Although, housing throughout the less developed areas of the Township also tends to be single-family units.

Corridor Residential

While much of the housing in the Township is single-family, the Corridor Residential District is meant to allow for and encourage multi-family residential developments. These areas are intended to be located near major streets, with existing water and sewer service, and access to shopping and essential services. This particular zoning district can be found in small areas throughout the Township. One example is Oak Ridge Estates, a townhouse rental community located south of the Walmart Supercenter and associated development along Route 30, between The City of Jeannette and the City of Greensburg. Suburban Residential

Suburban Residential Districts are meant to provide areas of singlefamily housing, with some multi-family uses permitted. These areas generally have smaller lot sizes and higher density than rural residential areas. These zoning districts can be found primarily around areas of greater development and make up a significant amount of the land bordering the City of Jeanette, Borough of Adamsburg, the City of Greensburg, and the Boroughs of Southwest and South Greensburg. Rural Residential

The Rural Residential District classification is meant to encourage residential development that is compatible with the rural character of much of the Township. These areas are lower density and have larger lot sizes, and strive to maintain the natural character and geographic features of the area. These neighborhoods can be seen as you move further away from the areas of greater development.

Village Residential The Village Residential District captures the smaller towns that predate Hempfield Township’s more recent growth and development. These areas are often referred to as “coal patch towns,” and include areas like Luxor, Bovard, Carbon, Darragh, Hannastown, and Armbrust. This zoning district creates lot sizes, setbacks, and other requirements that are generally consistent with the character of these villages. These village residential areas are generally laid out in a small grid pattern and have an older housing stock.

Commercial

Commercial development in the Township is generally focused in and around the City of Greensburg and more specifically along the Route 30 Corridor. Commercial uses along Route 30 include large strip shopping centers, big box retail, office park developments, and the Westmoreland Mall. In addition to these larger commercial developments, the Township has several neighborhood commercial areas, with smaller retail and service-oriented businesses to provide for area residents.

Neighborhood Commercial The Neighborhood Commercial District zoning classification is meant to create neighborhood shopping and service centers that are accessible to residential areas. These districts are meant to include small-to-medium grocery stores, restaurants and retail under 10,000 square feet, and strip shopping developments. Professional offices are also a permitted use. These districts are generally found near existing residential development. An example of this type of land use would be the area along West Newton Road, southwest of the Greensburg area. This area has a mix of small retail, including a Dollar General, two florists, several salons, a convenience store, an ice cream stand, as well as other more specialized retail uses, institutional uses, and professional/ medical offices.

Local Commercial

The Local Commercial District zoning classification is meant to promote and sustain smaller, local businesses, along transportation corridors. These businesses serve the surrounding community, but produce less traffic than larger, national retailers. These uses may be made up of standalone businesses, or strip shopping development. Local Commercial Districts can generally be found situated within areas of larger commercial or residential development.. One example of this would be the Greensburg Commerce Park, located along Route 30 along the southeast border of Southwest Greensburg. This development contains a mix of small retail and restaurants, a Hampton Inn, and a few medical offices. Regional Commercial The Regional Commercial District zoning classification is intended to allow for larger-scale commercial land uses along major transportation corridors. Suitable uses include mid-size (10,000 to 75,000 square feet) and large (75,000 or more square feet) retail, like planned shopping centers, gas stations, hotels, motels, and restaurants. Multi-family residential is also allowed. These uses are meant to serve populations from a large geographical area, within and outside the Township. This type of development can be seen mostly along Route 30. A prime example would be the development surrounding the Westmoreland Mall.

Industrial While only a small amount of land is dedicated to industrial uses, Hempfield Township is still home to several industrial areas and parks.

Light Industrial

The Light Industrial district is meant to allow for light manufacturing, research, testing labs, technological industries, and similar businesses.

These uses generally do not have a high demand for utilities or pose a significant demand/threat to the surrounding area’s resources. These uses can generally be found adjacent to areas with more development.

One example is at the eastern edge of the Township, north of Route 30, where a small industrial park is located. This area includes uses like the

Westmoreland Conservation District, Coca-Cola Vending, and Owens & Minor, a healthcare solutions company.

Heavy Industrial

The Heavy Industry District is meant to designate areas for operations that may have a significant impact on the surrounding area or may have a significant need for utilities and transportation. These areas are also established near existing development. One example would be the

Buckeye Terminals site located off West Newton Road, which houses petroleum storage. Institutional Institutional land uses (and zoning classifications) capture the areas occupied by colleges and universities. The Township contains several higher-education campuses, which would be located in these areas. FUTURE LAND USE

Hempfield Township currently provides for a variety of land uses through its various zoning districts. As part of the comprehensive planning process, the existing zoning districts, including the overlay districts not discussed here, will be evaluated. These will then be used to create a future land use map that will meet the current and future needs and land use goals of the Township. When considering future land use, it is important to consider the limitations and values of the region. With additional residential development already being proposed for the Township, it is important to remember the historically rural character of the area and the goal to preserve agricultural lands. With future development it is also important to consider limitations, like the availability and ability to provide municipal services, like water and sewer, which may limit growth in some areas.

PUBLIC FACILITIES & AMENITIES

QUICK FACTS

41,466

RESIDENTS

3

EMS STATIONS

11

FIRE STATIONS UTILITIES

To meet the needs of the citizens, Hempfield Township is served by a variety of utility providers. Columbia Gas of Pennsylvania and West Penn Power provide services in the area. Sewage and water are provided by the Municipal Authority of Westmoreland County (M.A.W.C.).

SOURCES: Columbia Gas, PennPower, and MAWC Websites