City of Coatesville, PA Article XX Steel Museum District

[Added 4-11-2005 by Ord. No. 1247-2005]

§ 224-100 Steel Museum District (SMD) Overlay District.

A. Purpose. Provisions for the SMD Overlay District has been enacted to:

(1) Implement the Tier I "Revitalization Plan 2002," dated August 23, 2002, and in particular the Revitalization Guidelines and Best Practices.

(2) Implement the Tier II "Urban Center Revitalization Plan," dated December 23, 2002.

(3) Foster redevelopment of the area adjoining the Central Business District (CBD).

(4) Promote the revitalization and redevelopment of the City as a compact, mixed-use, pedestrian-oriented place.

(5) Provide for the interpretive design of new structures and development and adaptive reuse of the existing remaining historic industrial buildings.

B. Description of the Steel Museum (SMD) District and conditions of eligibility.

(1) The SMD District shall extend from First Avenue on the east, to Brandywine Creek on the west, to the City boundary on the south, as shown in the Zoning Overlay Districts Map, Exhibit A, dated/revised January 11, 2005.[1]

[1] Editor's Note: Said Map is on file in City offices.

(2) The SMD District overlays the I-2 Districts in the area described above.

C. General design principles. The overarching principles for SMD design and development shall be consistent with the Revitalization Guidelines and Best Practices in the Tier I "Revitalization Plan 2002" with particular emphasis on:

(1) Adaptive reuse of an existing building.

(2) Building height/width/proportion.

(3) Building location.

(4) Building placement (setback).

(5) Building separation distances.

(6) Building size.

(7) Building types.

(8) Buildings: vertical form.

(9) Build-to line.

(10) Curb cuts.

(11) Deck parking structure.

(12) First floor/ground floor use.

(13) Infill development.

(14) Landscaping.

(15) Mixed use.

(16) Parking: off-street.

(17) Parking: on-street.

(18) Parking lots — private.

(19) Parking lots — public.

(20) Sidewalks, walkways, and pedestrian links.

(21) Street and alley network.

(22) Street lights.

(23) Street trees/shade trees.

(24) Street wall.

(25) Streetscape.

D. Permitted uses and structures. The following uses and structures may be permitted, and shall not be subject to Article IX and Article XI:

(1) New uses permitted in the SMD Overlay District may include any uses permitted in the I-2 Districts, or any combination thereof.

(2) Mixed uses, or any combination thereof, shall also be permitted, especially in a vertical arrangement, such as a live-work unit.

(3) Uses within existing structures, includes those listed in Subsection D(1) and (2) above and also include:

(a) Retail uses.

(b) Museum.

(c) Convention center or assembly use.

(d) Performing arts venue.

(e) Parking.

(f) Other complementary, associated, or similar use.

E. Lot area, width, coverage, yard and height requirements.

(1) Lot area:

(a) One thousand two hundred square feet minimum per dwelling unit, and 2,000 square feet minimum for each nonresidential use.

(b) For live/work units, the minimum lot areas shall be computed as a nonresidential use.

(2) Lot width: 16 feet minimum.

(3) Lot coverage: 98% maximum, subject to the provisions of § 224-100F(5)(b) for the other 2% of lot coverage.

(4) Yards: front, zereo; side, zero; rear, zero feet minimum, provided the primary facades of buildings are located at the edge of the sidewalk facing a street or on a pedestrian promenade between the fronts of two buildings.

(5) Building height:

(a) Two stories minimum.

(b) Five stories or 75 feet maximum.

F. Development standards. In addition to the standards in § 224-100C (and Appendix A), the following shall apply:

(1) The design of the project will incorporate sound design principles, although, through interpretive design, the layout may reflect the development pattern of the original industrial development.

(2) Parking: build and maintain in rear of buildings, in deck parking structure, or in parking garage.

(3) Pedestrian access: build and maintain sidewalks on both sides of all streets. Sidewalks shall be a minimum of four feet six inches in width.

(4) Signage: as appropriate to identify development or facility, up to 64 square feet as a promotional sign. However, such sign shall be considered as a temporary sign that shall be removed within 14 days of receipt of a certificate of occupancy.

(5) Landscape/hardscape:

(a) Install and maintain street trees at an average interval of 40 feet along both sides of all streets where there are no existing street trees.

(b) Install and maintain internal landscaped courtyard areas, roof gardens and/or green areas.

(6) Lighting: no trespass glare above 0.5 footcandles at the property line.

(7) Utilities: place new utilities underground.

G. Procedures for approval of development in the SMD Overlay District.

(1) All applicants are encouraged to submit sketch plans for all SMD proposals.

(2) The applicant shall follow the preliminary and final plan application requirements of the City of Coatesville Subdivision and Land Development Ordinance and shall include the following information:

(a) Building plan. A separate plan sheet shall be submitted to depict the proposed building program. Said plan shall indicate the proposed principal and accessory uses, the gross square footages of all uses, and the building heights. The building plan shall also indicate the total lot coverage, existing and proposed.

(b) Street, alley, streetscape and pedestrian plan. A separate plan sheet shall be submitted to depict the proposed street network. Such plan shall indicate all street widths and pedestrian pathway network.

(c) Staging/phasing plan. A separate plan sheet shall be submitted to depict proposed staging or phasing of the land development.

(d) Landscape/hardscape plan. A separate plan sheet shall be submitted to depict all proposed landscape/hardscape.

(e) Parking plan.

[1] A separate plan sheet shall be submitted to depict proposed surface and deck parking. Such plan shall list the number of parking spaces proposed in relation to the proposed use(s).

[2] On-street parking spaces may be counted toward the overall parking requirement whenever such parking is located along the frontage of the property that is proposed for development.

[3] Off-street deck parking may be counted toward the overall parking requirement whenever such parking is located within 400 feet of the property proposed for development.

(f) Signage plan.

[1] The provisions of Article XIV, Signs, shall apply.

[2] A separate plan sheet shall be submitted to depict all proposed signage for all wall, window and freestanding signs.

[3] Such plan shall also depict any proposed banners, directional, and way-finding signs.

(g) Utilities plan. A separate plan sheet shall be submitted to depict all proposed utilities.

(h) Manual of design guidelines. At the time of land development plan submission for each phase or stage of development, a manual of design guidelines shall be submitted to illustrate the proposed design excellence, architectural excellence, and related construction excellence for the proposed architectural, streetscape, and landscape features. Said manual shall be consistent with the applicable General Design Principles set forth in Exhibit B of Article XVIII, and shall be submitted for approval by City Council, which approval shall not be unreasonably denied provided it complies with the applicable aforementioned general design principles.

(i) Declaration of covenants, easements and restrictions. A declaration shall be submitted to the City and shall be in such a form as deemed satisfactory to the City Solicitor.