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.

To encourage public and private investment in the District, including expansion of Excela Westmoreland Hospital and growth of health care and related businesses.

To maximize the potential of underutilized buildings and properties.

To enhance the character of residential neighborhoods.

To promote improvements to streetscapes and the public environment of the District, including parks, recreational facilities, streets, sidewalks, lighting, street furnishings, and signage.

To encourage connectivity of the District with Downtown Greensburg and with surrounding neighborhoods and institutions.

To increase accessibility and use by and safety for pedestrians, bicycles, and public transportation.

To increase efficiency and maximize utilization of land for parking.

To promote high-quality design standards to reinforce the unity and continuity of the built environment in the District.

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:

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:

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:

Townhouses as permitted in the Health Care District.

Mixed-use development in the Health Care District.

Restaurants and outdoor cafes in the Health Care District where the underlying Zoning District is C-1, C-2, S or M District:

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.

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.

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.

Live/work units shall require one space per live/work unit and no parking requirement for any common gallery or showroom space.

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.

Off-street parking shall be primarily located in the rear and side areas of any new development using Health Care District regulations.

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.

Lot size: The predominant lot size of surrounding buildings shall be respected; building anything significantly larger is inappropriate.

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.

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.

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.

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.

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.

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.

Vehicular curb cuts: limiting the amount of curb cuts and encouraging the use of shared curb cuts.

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.

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]

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.