[Ord. No. 1-2020, 21, passed 6-22-2020]
(a) Encourage appropriate redevelopment and reuse of underutilized sites.
(b) Improve the appearance of the City's downtown and commercial
areas.
(c) Enhance economic investment for businesses and property owners.
(d) Protect and conserve neighborhood architectural character.
(e) Enhance pedestrian safety and the quality of the pedestrian experience.
(f) Serve the purposes of the traditional neighborhood development provisions
of the MPC, and utilize the authority provided under those provisions.
[Ord. No. 1-2020, 21, passed 6-22-2020]
(a) Building compatibility.
(2)
Where it is feasible to use an existing alley to provide access
to a new garage door or parking area, such alley shall be used instead
of creating a new curb cut onto a street across a sidewalk.
(3)
A maximum of 50% of the front facade of a new principal building
that faces onto a public street shall be comprised of exposed metal
panels. Windows, doors and facade materials (such as materials with
the appearance of brick or textured block) may be used in front of
a metal sided building to meet this requirement. This provision does
not apply to roofing materials.
(4)
A new principal building over 150 feet in length along a street
shall include variations in the front facade in rooflines, overhangs,
architectural details, setbacks, colors and/or facade materials and/or
use canopies, porches and awnings to provide variation. A long new
principal building should have the appearance of smaller connected
buildings.
(5)
Blank walls without at least one pedestrian door and one window
are not permitted to face the front facade along a public street.
(6)
The applicant for a new principal building in the CBD District
shall submit a preliminary architectural elevation or sketch of the
front facade and a description of proposed front facade materials
to the Zoning Officer. The Zoning Officer may offer the submittal
to the City Planning Commission or other City staff or boards for
review and comment.
(7)
New exterior fire escapes shall not be constructed on the front
facade of a building facing onto a public street, unless the applicant
proves to the Zoning Officer that there are no feasible alternatives.
(8)
Solid metal security gates over first-floor doors and windows
that face onto a public street and that are within 50 feet of a public
sidewalk are prohibited. Instead, any security gates shall be mostly
transparent, such as using a metal grill.
(9)
A new principal nonresidential building shall not have an exterior
building side that faces onto a public street that is comprised of
a total of more than 25% of any of the following materials combined:
vinyl siding, aluminum siding, T-111 siding, or concrete masonry units
that are not shot-blast or ground-face.
(10)
A portion of new building occupied by a retail store shall have
a minimum of 15% of at least one building side that faces onto a public
street comprised of windows or transparent doors. This provision shall
only apply to the street level of a building up to a height of 12
feet above the ground level. Such windows do not necessarily need
to be open to the interior of the building, if there are security
issues, but instead can be enclosed display windows.
(b) Site compatibility.
(1)
To the maximum extent feasible, new surface off-street parking
shall be located to the rear or side of principal buildings, as opposed
to being newly placed between the front lot line along a street and
the front wall of a new principal building. This provision shall not
limit rearrangement of spaces within existing parking areas. This
provision shall not prohibit vehicle parking to the side of a principal
building adjacent to a street. If such lot is adjacent to two or more
streets, this restriction shall only apply to the one street that
is the most heavily traveled by vehicles.
(2)
Chain-link exposed metal fencing shall not be placed in the
front yard. Picket or ornamental fences are encouraged, or chain link
that is coated in dark colored plastic. Highway-style metal guide
rails should not be used on private property if visible from a street.
(3)
See street tree, parking lot tree and other landscaping provisions
in § 1361.04.
(c) Pedestrian orientation and safety.
(1)
Pedestrian traffic shall be carefully considered in all drive-through
designs, particularly to make sure there is adequate sight distances.
(2)
Business buildings shall have their main pedestrian entrance
facing a street or a pedestrian walkway/plaza or be located within
a maximum of 30 feet from the front sidewalk along the street.
[Ord. No. 1-2020, 21, passed 6-22-2020]
The following recommended guidelines should be considered in the design of new construction, additions and exterior alterations. Some of these features may be required by other sections of this title in specific cases. The provisions in §§
1307.01 and
1307.02 should also be used as recommended guidelines in districts where a provision is not required.
(a) Site compatibility.
(1)
See buffer yard requirements in §
1313.03(d), including provisions addressing eye-level views through plantings for security purposes along a street.
(2)
Vehicle parking and any garage doors should be placed to the
rear of buildings as opposed to between buildings and the street.
A rear or side alley should be used for garage or parking access when
feasible for dwellings. Where rear parking is not practical, then
parking should be provided to the side of a building. Where a residential
driveway needs to enter from the front, the garage should be setback
further from the street than the front facade of a principal residential
building, and the driveway should be as narrow as practical through
the front yard. If a residential driveway is necessary in the front
of a lot, the curb cut should be a maximum of 10 feet wide, except
20 feet may be necessary for a driveway serving multiple units or
that serves side-by-side parking spaces.
(3)
Shared parking among property owners and businesses is encouraged
where adequate parking spaces exist for shared usage.
(4)
Landscaping, low walls that have the appearance of brick, or
similar features should be used to buffer parking lots from streets,
provided that there is still sufficient views into the parking area
at eye level (approximately four feet to five feet) for security purposes.
(5)
Various signs on a property should be coordinated. Internally
illuminated signs of box-type construction with a plastic face should
be avoided. Signs should not cover architectural details. Awnings
that extend at a straight angle from a building are encouraged to
provide continuity along a block front and weather protection. Awnings
should be used to reduce the visibility of roll-down security gate
mechanisms. The front panel of an awning may be used for a sign, but
the sign image should be integrated with the awning and the awning
should have the appearance of a fabric-type material.
(6)
Adequate lighting shall be provided for security, but in a manner
that does not generate glare. In historic areas, traditional styles
of light poles should be used, with a maximum height of 20 feet. The
unfiltered luminaire itself (such as in a floodlight) should not be
directly visible from a street or sidewalk.
(7)
Chain-link metal fences should be avoided in the front yard.
Picket or ornamental fences are encouraged. Solid wooden or vinyl
plank fences should be placed in rear and side yards only. Highway-style
metal guide rails should not be used.
(8)
New utilities should be placed underground. Where that is not
practical, they should be placed in less visible parts of the site.
For example, new utility lines should be extended from the rear of
the property instead of the front. New utility meters should be hidden
from view from the street frontage.
(9)
See trash dumpsters screening and location standards in §
1313.06.
(10)
Where new sidewalks are constructed, consideration should be
given to using pervious pavers between the main concrete sidewalk
and the curb.
(b) Building compatibility.
(1)
New construction should have a front yard setback that is similar
to adjacent older buildings, where there is a predominant setback
of less than 30 feet from the street.
(2)
Awnings should be used to add visual interest and to provide
cover during rainy weather.
(3)
Modern additions and features should be placed towards the rear
of a historic building.
(4)
New construction should have rooflines that are similar to adjacent
older buildings. Flat roofs should be avoided, except when a decorative
cornice is used. Where a pitched roof is not practical, then the roof
should at least appear to have angles and a pitch when viewed from
the street.
(5)
Where existing older buildings have a certain spacing of windows
and doors, similar spacing, and similar sizes of windows and doors,
should be continued in new construction. Blank walls without door
and window openings should be avoided along a street.
(6)
Particularly where most buildings along a block have front porches,
a front porch should be incorporated into new construction. Existing
older front porches should be maintained and not be enclosed.
(7)
Tractor-trailer truck loading docks are discouraged from being
visible from a street.
(8)
Where allowed by the City, an applicant should consider offering
the option in a building of a live/work unit, such as a building that
encourages a person to work on the first floor and live in the upper
stories.
(9)
Standard franchise-brand facades should be modified in such
a way as to become compatible with the character of historic areas.
(10)
Every effort should be made to rehabilitate and reuse older
buildings that have historic architecture. If a building cannot feasibly
be reused, then consideration should be given to building a new building
behind a significant restored facade.
(11)
Along streets in other districts where two or more story buildings
are common, single-story buildings should be avoided, unless they
have the appearance of a two-story building when viewed from the front
along the street.
(12)
Overly garish or day-glow colors should be avoided on commercial
buildings. Colors should highlight architectural details and character,
and be compatible with the neighborhood context.
(13)
Buildings should avoid long, monotonous, uninterrupted walls.
Instead, there should be variations in a front facade, such as changes
in building setbacks, colors, details, materials or rooflines.
(14)
Commercial HVAC systems should be screened from view from the
front of a lot using walls, fencing, roof elements or landscaping.
Variation in new construction:
Make a new long building appear to be comprised of smaller buildings
by varying colors, cornices, awnings and details.
|
(15)
Noisy or odor-producing ventilation equipment (such as fast
food restaurant exhaust fans) should be placed as far away from dwellings
as is feasible.
(c) Pedestrian safety and orientation.
(1)
Pedestrian crosswalks should be provided along arterial street
corridors using materials and colors that visually distinguish the
crosswalk from the street surface and that include some texture. A
method should be used that is durable, instead of simply being adhered
to the top of the asphalt.
(2)
Pedestrian traffic should be separated from major vehicle routes.
Developments should be designed in such a way as to be inviting for
pedestrian traffic and to provide convenient walking routes from any
public transit stops.
(3)
Individual buildings and pedestrian entrances and parking areas
should be laid out to promote pedestrian access among different uses,
and to provide pedestrian connections towards bus and rail stops.
(4)
Pedestrian-related uses and features providing visual interest
and vitality for pedestrians are encouraged along main streets. Storefronts,
pedestrian entrances and display windows should relate to the street,
rather than be focused directly towards a parking lot. Large parking
lots, blank building faces and nonpedestrian-related uses are discouraged
along major pedestrian streets.
(5)
Concrete sidewalks should be used for the main route used by
wheelchairs and most unmotored pedestrians. Pervious pavers should
be used to add decorative elements along the curb, and to allow water
and air to reach street trees.
Pervious paving strip use:
Use pervious pavers in areas that are not the primary wheelchair
and pedestrian pathway.
|
(6)
Where there will be a major pedestrian crossing of a busy street,
a pedestrian and wheelchair refuge island should be considered, so
that they only have to cross one direction of traffic at a time.
Street crossing refuge island:
Along wide streets, consider construction of a refuge island
for bicyclists and pedestrians, so that they do not need to cross
all lanes of traffic at one time.
|
(7)
Sight distance requirements are addressed in § 1303.03.
Signs should also be considered to warn pedestrians and motorists
of areas where there are limited sight distances.
Sight distance remedy:
Where an alley or parking lot entrance cannot be designed with
adequate sight distances of pedestrians, warning signs should be used
for both pedestrians and motorists.
|
[Ord. No. 1-2020, 21, passed 6-22-2020]
(a) These provisions recognize the CBD District as a unique area with
important historical and architectural resources. The regulations
of this section are intended to serve the following major purposes:
(1)
To protect the existing physical character and historic streetscape
identity of the CBD District, which includes areas on the National
Register of Historic Places.
(2)
To provide a mechanism to review proposals for alterations to
buildings to ensure consistency with established design guidelines
for the area.
(3)
To encourage continued use, appropriate rehabilitation and adaptive
reuse of buildings.
(4)
To strengthen the local economy by promoting downtown business
activity, improving property values and increasing investment in older
buildings.
(b) Authorization. The regulations for this district are authorized by
the following sections of the Pennsylvania Municipalities Planning
Code:
(1)
Section 603(b)(2), which enables zoning ordinances to permit, prohibit, regulate,
restrict and determine the size, height, bulk, location, erection,
construction, repair, maintenance, alteration, razing, removal and
use of structures;
(2)
Section 603(g)(2), which states that zoning ordinances shall provide for
the protection of natural and historic features and resources;
(3)
Section 605(2)(i), which enables zoning ordinances to provide classifications
within any zoning district for the regulation, restriction or prohibition
of uses and structures at, along or near places having unique historical,
architectural or patriotic interest or value; and
(4)
The regulations for this district are authorized by Article
VII-A (Traditional Neighborhood Development) of the Pennsylvania Municipalities
Planning Code.
(c) Applicability.
(1)
This section shall apply to the exterior of the primary or front
facade of buildings. Where a building is located on the corner of
two streets (not including an alley), this section shall also apply
to the side facade.
(2)
If the standards of this section and of another provision of
this title both apply to the exact same matter, the provision that
is most restrictive upon alteration, development and use shall apply.
(3)
This section shall apply if the following are proposed: a) a
new principal building is proposed, b) an expansion of a building
of more than 500 square feet of floor area, c) an alteration of a
front facade is proposed that is visible from a public street that
is not an alley, such as removal or covering of existing architectural
features or the changes in the size of window or door openings, or
d) a new sign is proposed that will have a sign area of more than
20 square feet.
(4)
A review under this section is not required if approval of the
change is required under the HO Historic Overlay District provisions.
(d) Application procedures.
(1)
At the time an applicant applies for any activity regulated
by this section, the following additional information shall be submitted:
A.
A narrative describing the proposed work, including a description
of exterior building materials proposed to be used; a description
of any existing architectural features proposed to be changed, removed
or covered; a description of any proposed sign to be installed; and
a description of any window or door openings proposed to be changed
in size or enclosed.
B.
Detailed plans and illustrations of the proposed work.
C.
Photographs of the existing building conditions, as well as
adjoining properties and the remaining streetscape and historic photos
if available.
D.
Such other information as may reasonably be required to determine
compliance with this section.
(e) Review procedures.
(1)
Applications for any activity regulated by this section shall
be forwarded to the CBD Review Board for review. Until such time as
the CBD Review Board is formed or if such Board becomes inactive,
the Main Street Organization Committee or its designee committee (such
as a Design Committee) shall be authorized to serve in this capacity.
If the Main Street Organization Committee becomes inactive, then the
City Planning Commission shall serve this role.
(2)
The Review Board shall meet within 20 days after receipt of
a completed application. Within five days after the meeting at which
the project is considered, the Review Board shall make advisory recommendations
to the Zoning Officer, the applicant, the Zoning Hearing Board and/or
other agencies and staff as may be necessary as to the compliance
of the proposed alteration with this section.
A.
If the Review Board fails to meet within 20 days of receipt
of the application and/or fails to make recommendations within five
days after the meeting, the application may be moved towards zoning
approval without a recommendation.
(3)
The Zoning Officer shall then determine whether the application
meets the requirements to be granted a zoning permit.
(4)
If one review has occurred by the Review Board, then additional
reviews shall not be required concerning the same activity provided
the proposal does not change in substance.
(f) Design guidelines. In conducting their review of any application
pursuant to this section, the CBD Review Board shall consider the
application's consistency with the design guidelines in Article
1307.
(1)
Sign guidelines. In addition to the sign provisions for any
underlying zoning district, and the design guidelines of this Article
1307, the following guidelines should apply within the CBD District:
A.
Awning signs.
1.
Awnings should be constructed of fabric or other durable, flexible
material that has the appearance of fabric. No vinyl, plastic or aluminum
awnings should be permitted.
2.
Front awnings with signs should have straight slope, whether
fixed or retractable. Dome or bubble shaped awnings should be avoided.
3.
Interior illumination of awning signs should be avoided.
B.
Wall signs.
1.
Wall signs should be flush-mounted to the building. Box signs
should be avoided.
2.
Lettering and symbols on wall signs may be painted, carved,
raised, mounted or created with neon tubing.
3.
Signs should not cover up windows, but may be painted on window
glass.
4.
Wall signs should be illuminated indirectly from an overhead
light source. Interior illumination or backlighting of wall signs
should be avoided, except where the sign consists of individual letters
or has letters cut out of the main surface of the sign. Neon lighting
or signs using similar gases should be avoided as a frame around an
entire window or building.
(g) Emergency exception. If immediate approval is needed because of a
hazard to public safety in the determination of the Construction Codes
Official or his/her designee, a permit may be issued before review
and approval under this section. However, such approval shall be for
the minimum change necessary to address the public safety hazard,
and any architectural details that were removed shall be retained.
The change shall then be reviewed under this section, and the Zoning
Officer may require any removed architectural details to be reinstalled
after any necessary repairs.