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The wisdom of requiring sidewalks on projects where adjacent properties lack them or waiving the mandate was discussed during a recent City Planning Commission meeting.
While sidewalks contribute to liveability, it contrasts with the desire to avoid unnecessarily burdensome rules.
The discussion occurred in the context of the commission's approval of a land development plan for a funeral home on the grounds of Rosehill Cemetery on Pleasant Valley Boulevard, for which the commission waived the requirement for a sidewalk the home requested because there are no existing sidewalks on neighbor properties to connect with.
The granting of the waiver triggered a rueful observation by commissioner Devin Saylor about two sidewalk waivers granted recently for developments across the boulevard, along with two sidewalk waiver requests that are likely to be made in the coming months -- also on the side opposite the proposed funeral home.
The first waiver was granted 10 years ago for a medical facility, and the second was granted several months ago, also for a medical-related facility.
If the city had forced those medical businesses to construct sidewalks, and if it were to force the two prospective applicants to do likewise, there would be an almost continuous sidewalk before long on that stretch, Saylor said.
"It feels like an opportunity missed," Saylor said. "(But) hindsight is 20-20."
"It's tough for developers," Saylor added, acknowledging the extra expense.
And when there are no existing sidewalks to connect with, it becomes easy to imagine that forcing one to be built would result in a stranded strip of concrete for the next 20 years, Saylor acknowledged.
But then it can turn out that one proposal follows on another, and it becomes regrettable that the ordinance wasn't enforced, he said.
When there are no existing sidewalks, businesses that seek land development approval have often asked for waivers over the last dozen or more years.
When the commission declines to grant those waivers, officials have pointed out that the process of sidewalk construction needs to start somewhere on highways like the boulevard, where sidewalks are uncommon.
It would be "nice" if
PennDOT would provide the funding to install sidewalks along Pleasant Valley all at once, said commissioner Michael Haire.
Failing that, however, the commission probably needs to enforce the ordinance requirement, even in situations that don't seem "conducive," Haire said.
He has worked in an office along the boulevard for two decades, and despite the lack of consistent sidewalks, "there are people walking up and down the street all day," Haire said.
Years ago, PennDOT put financial pressure on the city to develop an ordinance calling for construction of sidewalks, Haire said.
The city in turn successfully pressured PennDOT to install pedestrian features like crosswalks when it undertakes Pleasant Valley construction projects, Haire said.
Pedestrian features are one of the enhancements that make communities attractive to prospective businesses, officials of the Altoona Blair County Development Corp. have said.
The city continues to have to be "the bad guy," however, when it forces developers to go to the expense of constructing sidewalks, Haire said.
Land development approvals as conducted by the Planning Commission are designed to allow for "horse trading" on requirements not only for sidewalks, but for parking lot islands, curbing, landscaping, street trees and lighting, said Blair County Planning Director Dave McFarland, who attends city Planning Commission meetings.
Thus, decisions on whether to grant waivers are not done "in a vacuum," said commission Chairman Dave Albright.
In the case of the medical business that was granted a sidewalk waiver, several months ago, the commission took into consideration that virtually all the proposed work was taking place in back of the lot, far away from the boulevard, where the sidewalk would have gone, Albright said.
Still, sometimes it's necessary to draw "lines in the sand," Albright said.
Businesses need to try at least to meet the ordinance requirements, according to Albright.
Ultimately, the commission needs to find "a balance," Saylor said.
Mirror Staff Writer William Kibler is at 814-949-7038.