Imagine Linden Imagine Linden

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Linden Avenue: 2 properties, 5.25 acres.

Crafton Borough and the Carlynton School District are undertaking a visioning study for the property located at the corner of Steuben Street and Linden Ave. This process will engage Crafton residents and stakeholders to think creatively about the future of the site and explore opportunities to bring new amenities to the community. Additionally, the process will evaluate market realities and community-sensitive design considerations to develop a vision plan for the site’s future.

Why this project and why now? 

Over the past several years, questions about the site’s long-term future have become more active, including interest in whether it could support new uses or amenities. At the same time, the Borough and School District continue to face long-term fiscal pressures, making it important to consider public revenue, community benefit, and future tax impacts. 

Rather than move directly into decisions about the property’s future, both parties are undertaking this public visioning effort to address tradeoffs while identifying opportunities for long-term community benefit. The goal is to define how and under what conditions the site can move toward a different future while continuing to serve Crafton’s interests.

The total acreage consists of two parcels:

• Larger parcel (~4 acres): Owned by Carlynton School District; includes the baseball field.
• Smaller parcel (~1.25 acres): Owned by the Borough of Crafton; includes the mini-golf area.
• Neither parcel is deed-restricted for the benefit of Crafton youth, so both may legally be used for any purpose.

In 1999, the School District sold the mini-golf parcel to the Borough for $1.00. That sale came with two conditions that still apply:

1. The Borough cannot sell the property, it can only utilize it for municipal uses, such as mini-golf, or deed it back to the School District.
2. The School District can reclaim ownership at any time, as long as it gives the Borough one year's notice.

Current uses on the properties and some history:

Carlynton School District utilizes the ballfield for sports programs, including the Little Cougars program. The Steuben side of the property is home to a mini-golf course funded by the Brough of Crafton.

During several years in the 1920s, the School District purchased a total of five parcels that eventually merged into two parcels totaling ~5.25 acres of land. Over the decades, the land has been primarily used for athletics, including a high school football stadium in the 1950s and 1960s.

In 2017, the School District was approached by a developer interested in purchasing the properties. The dialogue evolved over time into a proposal to purchase the properties for ~$3.5 million and to construct a gas station and "quick service retail" (a small strip mall) on the site. Based on resident feedback, Borough Council chose not to pursue the gas station and quick service retail vision. However, the process did prompt the School District and the Borough to begin collaborating around the future of the properties together — a conversation that has since grown into Imagine Linden.

Project process and timeline: 

The project will follow the following phases:

1: Development of Project Foundations | July | IN PROGRESS 

This phase includes research into past planning efforts, the site’s existing conditions, and collection of project precedents. 

2: Listening and Community Visioning | August & September 

This phase focuses on gathering input from residents and stakeholders to better understand community priorities, concerns, opportunities, and ideas for the site.

3: Concept Development | September through November

This phase evaluates a range of potential future use scenarios. Scenarios are considered in terms of feasibility, community benefit, site constraints, and consistency with local goals.

4: Community Scenario Testing | November

Through public engagement, concepts will be tested and refined to reach a preferred vision and set of guiding principles.

5: Plan Finalization | December

This phase outlines potential next steps to help move the vision forward.

Frequently Asked Questions 

Who is leading the process?

Crafton Borough and the Carlynton School District are leading the process and have retained OHM Advisors to facilitate the visioning study and prepare the final vision document. OHM’s Pittsburgh-based team will review past planning and engagement materials, gather input from residents and stakeholders, evaluate market and site opportunities, and synthesize the findings into a vision plan that reflects community priorities and realistic opportunities for the site.

Has a final decision been made about the future of the site? 

No. The purpose of the visioning project is to help the Borough and community evaluate options and create a clear basis for future decisions. Any future developments will be required to follow the Borough’s land development and approvals processes.  

Is the property already being sold? 
No. The visioning process does not approve a sale or select a developer. The purpose of the project is to help the Borough, School District, and community understand the site’s opportunities, constraints, tradeoffs, and potential future conditions before any future decisions are made. 

Will this project make my taxes go up? 

The visioning project itself won't raise taxes. In fact, one of its main goals is to help residents weigh the tradeoffs of different future uses for the site.

Residents can choose commercial development — bringing more amenities, drawing visitors, and generating tax revenue for the Borough and School District, which would likely keep taxes closer to current levels. Or residents can choose a park, which offers its own benefits, but would likely require a tax increase to cover improvements and ongoing maintenance. And if the site isn't developed or sold at all, the School District (and eventually the Borough) will keep facing tax increases, since there's no offsetting revenue coming from it.

It should also be noted that the two choices are not mutually exclusive — the property is large enough that a well planned development can also include lots of green space. 

Can the site remain as-is? 

The site’s current role as open space and recreation land is an important part of the conversation. At the same time, leaving the site as-is also has tradeoffs, including questions of community benefit and potential public revenue. This process will help the Borough, School District, and community understand those tradeoffs before future decisions are made. 

Are there title restrictions on the property limiting its use exclusively for the benefit of kids? 

No. Attorneys have read through all official ownership documents associated with the property and there are no exclusive use restrictions.

Can this development occur somewhere else? 

New development elsewhere in Crafton can contribute to the community. However, because the property is publicly owned by the Borough and School District, both parties have a greater ability to shape expectations for its future than on a privately owned site. 

What will happen to sports, recreation, and community activities that currently use the site? 

Part of the process will include understanding current recreational and community uses and identifying how those needs could continue to be served, whether on-site, nearby, or through other improvements. 

How will traffic impacts be considered? 

Any future development proposal would be expected to include detailed traffic review as part of the applicable approval process. 

Are new commercial uses being considered? 

Previous community input has identified interest in new neighborhood-serving amenities, such as food, dining, retail, and gathering places. These types of uses will be considered as part of the visioning process 

Can the development incorporate green space? 

Maintaining greenspace is an option that will be considered as part of the visioning and will be balanced against development feasibility. This process will help articulate the tradeoffs of different scenarios and incorporate community feedback.

What will happen once the plan is complete? 

The final vision plan will be used by the Borough and School District to guide future decisions and inform future negotiations. The vision plan will not approve a development or finalize a sale. It will establish community-informed expectations for future planning, development, and review processes.