[Added 4-13-2015 by Ord. No. 2048[1]; amended 7-8-2019 by Ord. No. 2094; 4-12-2021 by Ord. No. 2120]
[1]
Editor's Note: Former Article XC, Historic District, added 9-14-2009 by Ord. No. 1985, as amended, was repealed 11-9-2020 by Ord. No. 2113, as was the Downtown Historic Map, formerly included as an attachment to this chapter. This ordinance also redesignated former Art. XD as Art. XC, and former §§ 265-40.37 through 265-40.51 as §§ 265-40.17 through 265-40.31.
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.[1]
[1]
Editor’s Note: Said Exhibit E is on file in the City offices.
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.
A. 
In the R-1 Single-Family and R-2 General Residence Zoning Districts, the uses listed in §§ 265-12, 265-15, 265-17 shall apply as indicated, and the following additional uses shall be permitted as of right:
(1) 
New development of multifamily residential.
(2) 
New mixed-use development.
(3) 
Commercial development (special consideration must be in place for the preservation areas because the goal is to preserve the neighborhood), such as professional medical offices, law offices, and the like, retail operations, personal services such as beauty shops, small inns, or bed-and-breakfast facilities, eating and drinking establishments, and other uses related to the area.
(4) 
Live/work units: this type of use may be considered for the preservation neighborhoods but only with careful consideration to the existing parking situation and the existing dynamics of the street. It will never be the intent to create a commercial area in the heart of these neighborhoods. The Depot District, Arts District, the Point District and the Health Care District as shown on the map are the defined areas for mixed use and commercial areas, but a live/work unit could be considered for a permitted home occupation.
B. 
In the C-1 Neighborhood Shopping and C-2 Business Districts, the uses listed in §§ 265-21 and 265-25 shall apply as indicated, and the following additional uses shall be permitted as of right:
(1) 
Mixed-use development, including residential uses.
(2) 
Live/work units.
C. 
In the C-1 Neighborhood Shopping, C-2 Business, and S Special Institution Districts, the uses listed respectively in §§ 265-21, 265-25, and 265-33 shall apply to those respective districts as indicated, and the following additional uses shall be permitted as of right:
[Added 5-9-2022 by Ord. No. 2138]
(1) 
Hospital facilities.
A. 
Townhouses as permitted in the Health Care District.
(1) 
Townhouses that abut more than one public right-of-way shall be set back 12 feet from each public right-of-way.
(2) 
All facades of a townhouse that abut a public right-of-way shall be designed with windows and other architectural openings.
B. 
Mixed-use development in the Health Care District.
(1) 
Mixed-use development shall be residential use with retail, offices, and similar uses.
(2) 
Mixed-use development in the Health Care District shall require residential uses to occur on floors above the ground floor, except for live/work units, which shall be permitted on any floor. All development, except for live/work units, shall provide for a distinct and separate entrance on the ground floor to the upper floors. Further, except for live/work units, commercial use of the ground floor shall not exceed 90% of the floor area of the ground floor.
(3) 
There shall be no required minimum or maximum percentage of residential or retail, offices, and similar uses in any type of mixed-use development.
C. 
Restaurants and outdoor cafes in the Health Care District where the underlying Zoning District is C-1, C-2, S or M District:
(1) 
Restaurants shall be allowed by right if they are located in whole or in part in an existing building and seat at least 50 persons. In the instance where a restaurant includes a bar or a lounge, said facility shall also be permitted as of right if it is designed to seat at least 20 people in addition to the minimum 50 restaurant seats.
(2) 
Drive-through food service facilities and stand-alone fast food restaurants of any kind shall not be permitted as of right.
(3) 
Outdoor cafes shall also be permitted as of right if they are a subsidiary portion of a restaurant, or as a separate operation if they seat at least 15 people.
D. 
Live/work units in the Health Care District. The configuration of live/work units can be as separate living and workspace in the same building but on separate floors; or a building where each individual living space can be used for the creation of art or arts and craft products. In either configuration, showrooms and other areas for public display and sale shall also be permitted.
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[1] 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.
265 Windows and doors.tif
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.[2]
[2]
Editor’s Note: Said exhibits are on file in the City offices.
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.
[1]
Editor’s Note: See Ch. 235, Subdivision of Land.