THEORY vs. PRACTICE: AN EVALUATION OF DOWNTOWN REVITALIZATION IN LUZERNE COUNTY

By

Frank L. Knorek Jr.

Advisor: Dr. Thomas J. Baldino

PS 380

May 7, 2006

Abstract

This study seeks to answer the question of why some downtown revitalization efforts are

successful while others are not. The systematic study of downtown revitalization efforts in

smaller cities has received little attention. This study tests the prepositions that the amount of

cooperation and the amount of strategic planning by municipalities influences a downtown’s

economic health. By examining the processes and programs of downtown revitalization, I

develop a set of hypotheses for testing these downtown revitalization efforts. I test my

hypotheses over fifteen years in four Pennsylvania cities: Hazleton, Nanticoke, Pittston, and

Wilkes-Barre. The multivariate model used in the analysis revealed that for any revitalization

program to be successful in the long run, it requires both cooperation and strategic planning by

stakeholders in a city’s downtown district.

Table of Contents

II

Abstract II.

Table of Tables IV.

Introduction 1.

Literature Review 5.

Methodology 10.

Results 14.

Discussion of Findings 32.

Conclusions 34.

Tables and Figures 36.

Notes 44.

Bibliography 50.

III

Table of Tables

Table 1. Municipal Population Data Percent Change 1990-2004. 36.

Table 2. City of Hazleton Aggregate Tax Information. 37.

Table 3. City of Pittston Aggregate Tax Information. 38.

Table 4. City of Nanticoke Aggregate Tax Information. 39.

Table 5. City of Wilkes-Barre Downtown Health Indicators 1992-2003. 40.

Table 6. City of Wilkes-Barre Aggregate Tax Information. 41.

Table 7. Comparative Results for Hypothesis One. 42.

Table 8. Comparative Results for Hypothesis Two. 43.

IV

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