Mount Lebanon Township
City Zoning Code
City Zoning Code
PART 7
DESIGN GUIDELINES AND STANDARDS
§ 20-701 Purpose.
The following Design Guidelines and Standards are established to, through the review and regulation of design characteristics, preserve and promote the unique urban character of Mt. Lebanon. The guidelines and standards are intended to encourage lively, pedestrian-friendly, and attractive streetscapes and open spaces where Mt. Lebanon residents and visitors will enjoy walking, biking, driving and shopping.
Focusing on the immediate neighborhood of any development project, the guidelines and standards maximize visibility for pedestrians, ensure appropriate building design including entrances, doors and windows, promote sensitive and contextual design of Buildings in residential neighborhoods, require attractive signage and ensure its compatibility with the surrounding neighborhood.
§ 20-702 Municipality-Wide Design Guidelines.
Buildings, Structures, sites, Signs and Public spaces should be designed to:
702.1.
Retain, reflect, and enhance the dominant aesthetic or visual qualities of the neighborhood as much as possible.
702.2.
Encourage and promote a sense of design continuity that appropriately relates the historic past of the neighborhood to ongoing revitalization and redevelopment efforts.
702.3.
Appropriately relate proposed development to existing designs, styles, building forms and land Uses.
702.4.
Encourage and promote the sensitive and contextual design of Buildings, Signs, sites, and Public spaces through the use of design elements, details, styles and architectural features as well as other amenities, materials or treatments that may be appropriate to further the design standards. Blank end walls should incorporate building components or design features. Blank rear walls should be screened with landscaping.
702.5.
Encourage a pedestrian-oriented and human-scaled Right-of-Way, Public realm and streetscape and promote safe pedestrian movement, access, and circulation.
702.6.
Define access from Streets, sidewalks, and Public Right-of-Way and, where a service Alley is viable, Garages and loading areas should be accessed only from the Alley.
702.7.
Encourage and promote the incorporation of design features and other amenities in the Private and Public realms that reinforce the importance of terminating Streets, Public ways, and vistas with focal points.
702.8.
Encourage and promote the use of predominant existing building materials within the neighborhood and the predominant existing building materials, architectural features, and fenestration on specific Structures as a guide in determining appropriate replacement and new construction materials. Where possible, all replacement windows in elevations visible from any Public Right-of-Way should match the original windows in size and configuration.
702.9.
Protect, respect, and expand the design of green space, landscaping and open space within the neighborhood and encourage Public and Private development that enhances this character with landscape design details such as trees, lawns, plantings, fountains and malls.
702.10.
Encourage and promote direct visual access to views and vistas within Mt. Lebanon.
§ 20-703 Municipality-Wide Design Standards.
703.1.
Building Elevations.
703.1.1.
Any facade facing a sidewalk, Public Right-of-Way, Public Street or Open Space District shall have an Active Building Elevation. Active Building Elevations shall include windows, Building entrances, and other architectural features that enhance the pedestrian scale and experience of the Building facade.
703.1.2.
New construction shall respect existing Building widths by providing a division of the facade into visible Building increments no larger than the average width of existing buildings on the block.
703.1.3.
Where the Street Frontage is defined by a continuous Building facade, the proposed new Building or infill construction shall maintain such continuous facade by Building from Side Lot Line to Side Lot Line unless access is required for Rear Yard parking.
703.1.4.
Structures where all Building elements are less than 35 feet in height and with wall surfaces of more than 1,500 square feet shall incorporate fascias, Canopies, arcades, building setbacks of three feet or more, or other design features to break up large wall surfaces on the Street-facing elevations. Wall surfaces shall be visually divided by such features into areas of 750 square feet or less.
703.2.
Allowed Materials. The following materials are authorized for inclusion in any development or redevelopment in Mt. Lebanon. Materials used other than these listed below shall be subject to review and approval by the Commission upon review and recommendation of the Planning Board.
703.2.1.
Street Curbs — Street Right-of-Way.
• | Concrete — deck, roll or straight curb. |
• | Stone. |
• | Bituminous. |
703.2.2.
Street Curbs — Private.
• | Bituminous — full depth. |
• | Bituminous surface — coarse aggregate base. |
• | Concrete. |
703.2.3.
Edging Curbs for Planting Strips.
• | Concrete. |
• | Brick. |
• | Stone. |
• | Wood. |
• | Poly vinyl chloride (PVC) or equal. |
• | Metal. |
703.2.4.
Stop Bar.
• | Precast concrete. |
• | Poly vinyl chloride (PVC) or equal. |
• | Wood. |
• | Metal. |
703.2.5.
Fences and Screens.
• | Wood — picket, panel, post and rail. |
• | Poly vinyl chloride (PVC) or equal — picket, panel, post and rail. |
• | Metal — chain link (fabric of aluminum, steel or plastic coated, bent selvage on tip), panel, post and aluminum or steel wire, picket. |
• | Concrete — panel (not including solid concrete or concrete block). |
703.2.6.
Walls – Free-Standing.
• | Stone — natural, block stone or rubblestone. |
• | Brick — plain or glazed. |
• | Concrete — plain or textured. |
• | Concrete block — pattered or glaze. |
• | Tile. |
703.2.7.
Walls — Retaining.
• | Stone Masonry. |
• | Brick. |
• | Concrete. |
• | Cribbing — concrete or metal. |
• | Sheet piling. |
• | Treated Lumber. |
703.2.8.
Walkways — Private.
• | Concrete — colored or uncolored, textured finish. |
• | Terrazzo — textured surface only. |
• | Brick. |
• | Precast blocks. |
• | Flagstone. |
• | Rubblestone. |
• | Blockstone. |
703.2.9.
Driveways Intersecting Public Street within the Street Right-of-Way.
703.2.9.1.
Driveways.
• | Bituminous. |
• | Concrete. |
• | Stone. |
• | Paving Block. |
703.2.9.2.
Barriers.
• | Stone. |
• | Concrete. |
• | Fence. |
• | Metal. |
• | Post and Chain. |
• | Post and Cable. |
§ 20-704 Non-Residential Building Standards.
704.1.
Building Entrances. The front facade and main entrance shall face a Public Street and shall have a direct pedestrian connection to the Street.
704.2.
Building Context and Compatibility.
704.2.1.
New non-residential development shall be constructed to be generally compatible with Buildings on the same block frontage within 200 feet. This provision shall be satisfied by constructing the subject Structure so that at least three of the following features are similar to the majority of other Structures within 200 feet on the block frontage (both sides of the Street):
704.2.2.
Building Height;
704.2.3.
Roof style/overhang;
704.2.4.
Building massing;
704.2.5.
Window coverage;
704.2.6.
Exterior Building material; or
704.2.7.
Pattern of window and door openings.
704.3.
Building Materials.
704.3.1.
Along Street Frontage(s), all exterior Building walls and Structures shall be constructed with durable materials such as masonry, stone, brick, finishing wood, stucco (EIFS) or glass.
704.4.
Windows and Transparency.
704.4.1.
Renovations of the first floor of existing Buildings shall not decrease the area of transparency. Where feasible, renovations shall increase the area of transparency to that required for new construction unless the original historic character of the Building requires less transparency area.
704.4.2.
All glazing shall be clear or lightly tinted.
704.4.3.
In all C-1 and CBD Districts, all new construction along the Street shall provide areas of transparency equal to 70% of the wall area between the height of two and eight feet from the ground.
704.4.4.
In the C-2 Districts, all new commercial construction along the Street shall provide areas of transparency equal to 40% of the wall area. This requirement shall not apply to Sexually Oriented Businesses.
704.5.
Prohibited Materials.
704.5.1.
Concrete finishes or pre-cast concrete panels (tilt wall) that are not exposed aggregate, hammered, embossed, imprinted, sandblasted, or covered with a cement-based acrylic coating shall not be used as exterior Building materials and shall be prohibited on all exterior walls.
704.5.2.
Metal panels with a depth of less than one inch or a thickness less than U.S. Standard 26 gauge shall not be used as exterior Building materials and shall be prohibited on all exterior walls.
704.5.3.
In the C-1 and CBD Districts no unpainted masonry or brick materials may be painted if originally designed to be unpainted. This shall not include cement block construction.
704.5.4.
In any District, mirrored glass with a reflectance greater than 40% shall be prohibited from covering more than 40% of the exterior walls of any Building.
704.6.
Residential Use Standards. The Applicant for conversion of a commercial storefront to a Residential Use in an area that is predominantly residential shall have the option to either:
704.7.
Commercial Conversions.
704.7.1.
When converting only one portion of a Building, the entire commercial character of the storefront must be retained.
704.7.2.
In cases where demolition of a commercial addition to a house is proposed, the new facade shall approximate, as closely as possible, the original design of the house.
704.7.3.
The Applicant for conversion of a commercial storefront to a Residential Use in an area that is predominantly commercial shall be required to maintain the commercial character of the storefront.
§ 20-705 Residential Building Standards.
705.1.
Building Context and Compatibility. New infill Single-family and Two-family Dwellings shall be constructed to be generally compatible with other existing Dwelling Units on the same block frontage within 200 feet. This provision shall be satisfied only by constructing the subject Dwelling Unit so that the features listed as mandatory are fulfilled and at least three of the optional features are similar to the majority of other Dwelling Units within 200 feet of the subject Lot along both sides of the Street on the same block:
705.1.1.
Mandatory Features
705.1.1.1.
Building Massing: The total square footage of the Primary Façade of the Dwelling Unit shall not exceed 135% of the average square footage of the facades facing the street of the Dwelling Units within 200 feet on the block frontage.
705.1.1.1.1.
Primary Façade shall be the entire façade facing the street on which the dwelling has a street address.
705.1.1.1.2.
The Primary Façade shall include the square footage of all elements, including without limitation roofs, as measured in full frontal elevation.
705.1.1.2.
Floor Area Ratio.
705.1.1.2.1.
Single-family Dwelling: The Floor Area of the proposed Single-family Dwelling Unit shall meet both the following: (i) it shall be not less than 80% of the average Floor Area of the Relevant Single-family Dwellings, and (ii) it shall not exceed the greater of: (a) 145% of the average Floor Area of the Relevant Single-family Dwellings, or (b) the largest Floor Area of any of the Relevant Single-family Dwellings.
For purposes hereof, “Relevant Single-family Dwellings” shall mean all other Single-family Dwellings, as indicated in the Tax Assessor’s Records, within 200 feet of the subject Lot, including Single-family Dwellings along both sides of the Street on the same block.
705.1.1.2.2.
Two-family Dwelling: The Floor Area of the proposed Two-family Dwelling Unit shall meet both the following: (i) it shall be not less than 80% of the average Floor Area of the Relevant Two-family Dwellings, and (ii) it shall not exceed the greater of: (a) 145% of the average Floor Area of the Relevant Two-family Dwellings, or (b) the largest Floor Area of any of the Relevant Two-family Dwellings. For purposes hereof, “Relevant Two-family Dwellings” shall mean all other Two-family Dwellings, as indicated in the Tax Assessor’s Records, within 200 feet of the subject Lot, including Two-family Dwellings along both sides of the Street on the same block.
705.1.2.
Optional Features.
705.1.2.1.
Roof style/overhang (e.g., gable, mansard, hip, A-frame, ridge height, eaves height);
705.1.2.2.
Garage orientation and access (e.g., attached/front-loaded, attached side-loaded, detached/Alley-loaded);
705.1.2.3.
Front porches (existence of); or
705.1.2.4.
Exterior Building material (e.g., brick; stucco; stone; wood; aluminum siding); or
705.1.2.5.
Pattern and scale of window and door openings (e.g., central door and four windows; offset door and three windows; scale also considered).
705.2.
Yard Areas.
705.2.1.
Except for Driveways, Parking Areas and walks, no portion of the Front Yard shall be paved with asphalt or concrete.
705.2.2.
Decorative stone surfaces shall be used only when an integral part of a landscape plan.
705.2.3.
To the maximum extent practical, the Front Yard, Side Yard and the unpaved area between the sidewalk and the Street paving shall be covered with turf grass or vegetative ground cover.
705.2.4.
To the maximum extent practical, the Rear Yard shall be fine graded to ensure proper Grades and drainage.
705.3.
Commercial Buildings in Residential Districts. Design standards for commercial and Mixed-use Buildings shall follow the design standards for non-residential Uses.