The Health Care Overlay District is created to promote the unique
community assets and built environment within neighborhoods around
and including Excela Westmoreland Hospital to serve as a foundation
for community and economic development in the western area of the
City.
Health Care 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 in the District.
B. To encourage public and private investment in the District, including
expansion of Excela Westmoreland Hospital and growth of health care
and related businesses.
C. To maximize the potential of underutilized buildings and properties.
D. To enhance the character of residential neighborhoods.
E. To promote improvements to streetscapes and the public environment
of the District, including parks, recreational facilities, streets,
sidewalks, lighting, street furnishings, and signage.
F. To encourage connectivity of the District with Downtown Greensburg
and with surrounding neighborhoods and institutions.
G. To increase accessibility and use by and safety for pedestrians,
bicycles, and public transportation.
H. To increase efficiency and maximize utilization of land for parking.
I. To promote high-quality design standards to reinforce the unity and
continuity of the built environment in the District.
The boundaries of the Health Care District are as depicted on
the attached map, Exhibit E.
The Health Care 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 Health Care 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, except for 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 Health Care 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 Health Care District use; or by certification
from the City of Greensburg Planning Department that a public parking
facility within 1,000 feet has the capacity to accommodate the proposed
use. For Health Care 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 Health Care 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
someplace 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 with some green area in the frontage.
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 ration 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 the 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 Health Care
District should have storefront windows. (Oftentimes major companies
are resistant to windows because they utilize prime display areas.)
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 and bike traffic patterns
and connectivity to the Five Star Trail when possible.
K. Streetscape lighting and furniture: the use of pedestrian-scaled
lighting and other streetscape features to visually link this district
to the downtown and create a more attractive and accessible pedestrian
and bike environment. See Exhibits F-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.