The Gateway Overlay District is created to promote the unique
community assets and built environment within the City's busiest street
corridors to serve as a foundation for City-wide community and economic
development.
Gateway Overlay District regulations are designed to achieve
the following community development objectives:
A. To promote economically sustainable development, unlock the potential
of historic land use patterns and buildings, and provide the foundation
for long-term private reinvestment.
B. To increase awareness of and capitalize on positive community assets
and the City's outstanding legacy of historic architecture, engineering,
and urban design.
C. To capitalize on the connection of the City's major street corridors
to the region's economy, outdoor recreation, and natural, historic,
and cultural assets.
D. To promote improvements to the public environment of the City's busiest
street corridors, including parks, recreational facilities, streets,
sidewalks, lighting, street furnishings, and signage.
E. To increase accessibility and use by and safety for pedestrians,
bicycles, and public transportation.
F. To increase efficiency and maximize utilization of land for parking.
G. To promote high-quality design standards to reinforce the unity and
continuity of the built environment.
The Greensburg Gateway Overlay District shall include all lots
that front on the following streets, except that the Gateway Overlay
District shall not exist where it would overlap either the Downtown
Overlay District or the Health Care Overlay District:
A. East and West Pittsburgh Street from City limit to City limit (also
known as the Lincoln Highway Heritage Corridor, Old Route 30).
B. East and West Otterman Street from City limit to City limit (also
known as the Lincoln Highway Heritage Corridor, Old Route 30).
C. Main Street from City line south to City line north (US Route 66).
D. West Newton Street from West Pittsburgh Street to City limits (Route
136).
The Gateway District shall be considered an overlay to various
districts as shown on the Zoning Map. All of the provisions of the
applicable underlying zoning districts shall continue to apply in
addition to the provisions of this overlay. In the event of a conflict
between the provisions of the overlay district and the underlying
zoning district, the provisions of this overlay shall apply.
Parking regulations in the Greensburg Gateway Overlay District for all underlying districts shall be consistent with the City of Greensburg Zoning Ordinance as indicated in §
265-65, Number of off-street parking spaces required, and the other applicable subsections, and the following:
A. Townhouses with two or fewer bedrooms shall be required to provide
one off-street parking space; townhouses with three bedrooms shall
be required to provide two off-street parking spaces; and townhouses
with four or more bedrooms shall be required to provide one parking
space per bedroom.
B. For new dwelling units created by rehabilitation of existing residential
properties or adaptive reuse of nonresidential properties, off-street
parking spaces shall be provided according to the following: one space
per dwelling unit for units with two or fewer bedrooms; and two spaces
per dwelling unit for units with three or more bedrooms.
C. Live/work units shall require one space per live/work unit and no
parking requirement for any common gallery or showroom space.
D. All or a portion of the off-street parking requirement for any type
of Greensburg Gateway Overlay District development may be met by the
presentation of a long-term lease of at least 10 years, with the ability
to renew, with a private or public parking facility within 1,000 feet
of the property line of the proposed Greensburg Gateway Overlay District
use; or by certification from the City of Greensburg Planning and
Development that a public parking facility within 1,000 feet has the
capacity to accommodate the proposed use. For Greensburg Gateway Overlay
District residential uses intending to use public parking supply,
the availability of capacity shall be measured between the weekday
hours of 5:30 p.m. to 7:30 a.m. (the "off" leasing hours). On-street
parking may also be counted, if available, depending on street location
and the neighborhood related to permit parking requirements.
E. Off-street parking shall be primarily located in the rear and side
areas of any new development using Greensburg Gateway Overlay District
regulations.
All proposed developments meeting the definition of land development
in the City's Subdivision and Land Development Ordinance shall be subject to the following design criteria:
A. Frontage: The primary facade of the newly constructed building should
front at least one principal street whenever possible. Additionally,
a drive-through shall not be permitted on main streets, but rather
some place less obtrusive.
B. Lot size: The predominant lot size of surrounding buildings shall
be respected; building anything significantly larger is inappropriate.
C. Setback: The setback of a new building should be consistent with
adjacent buildings. Commercial buildings are traditionally built to
the sidewalk.
D. Height: Height should be similar to that of adjacent buildings. New
construction should respect the floor-to-floor heights of surrounding
buildings as well as the height-to-width ratio seen on the back, thereby
creating a uniform streetscape without gaps or the "lost tooth" phenomenon.
E. Materials: Materials should be compatible in color and texture to
those used in surrounding area. It is best to use the same materials
used on adjacent buildings whenever possible. Avoid using materials
that were unavailable when surrounding buildings were originally constructed.
For example, it is inappropriate to use synthetic stucco when all
surrounding buildings are composed of brick and/or wood.
F. Windows and doors: New construction on any street in the Gateway
Overlay District should have storefront windows (oftentimes major
companies are resistant to windows because they utilize prime display
area). At the very least, shadow-box windows should be considered
when a corporate design does not call for actual windows. Windows
and doors should be similar in height, size and orientation to those
in adjacent buildings. Any pattern created by windows and door placement
should be likewise respected.
G. Parking: Locating a sizable parking lot in front of a building is
inappropriate as stated earlier. On-street parking is encouraged when
feasible. Parking lots should be located to the rear or side in a
location that is unobtrusive to the main streetscape.
H. Landscaping: Landscaping can be used to create a buffer between the
parking lot and the new building. Landscaping may also be used to
soften the design of a new building by including benches and fences
built of materials compatible to the building and vegetation.
I. Vehicular curb cuts: limiting the amount of curb cuts and encouraging
the use of shared curb cuts.
J. Sidewalks: All sidewalks must be maintained and new developments
must provide sidewalks along any property that fronts a public street.
Sidewalks should also be considered to connect various properties
to each other to create further pedestrian traffic patterns.
K. Streetscape lighting and furniture: the use of pedestrian-scaled
lighting and other streetscape features to visually link these districts
to the downtown and create a more attractive and accessible pedestrian
environment. See Exhibits D-1 (planter), D-2 (bench), D-3 (bulb) and
D-4 (lighting); D-5 (bike rack) attached hereto and made part of this
article.
L. Signage: Signage should complement the scale, design and materials
of the new building. The City proposes that the sign guidelines be
used to determine the signage for new construction and adaptive reuses
of buildings.