Slippery Rock City Zoning Code
ARTICLE XIV
Main Street Corridor Overlay District
§ 375-59 Purpose.
The purpose of the Main Street Corridor Overlay District is to promote business and provide for a mix of commercial uses that provide shopping, entertainment, and employment opportunities as well as limited residential uses in mixed-use buildings in the Main Street Corridor and to stimulate infill and the adaptive reuse and development along a pedestrian-oriented corridor that preserves, highlights and enhances the Main Street streetscape and the Borough's unique architecture and community character in this district.
§ 375-60 Location and district boundaries.
§ 375-61 Applicability.
A.
The provisions of the Main Street Corridor Overlay District are mandatory under the applicability provisions described in this section, pursuant to Section 605 of the MPC, 53 P.S. § 10605, as amended.
B.
The regulations of the Main Street Corridor Overlay District supersede the regulations of the applicable base zoning districts where a conflict exists.
C.
The provisions of the Main Street Corridor Overlay District shall be applicable to the following circumstances within the district boundaries:
(1)
Land development.
(2)
Change of a residential use to a commercial use accompanied by reconstruction, expansion or rehabilitation of an existing commercial or mixed-use building such that a Borough building permit is required.
(3)
Reconstruction, expansion or rehabilitation of an existing commercial or mixed-use building such that a Borough building permit is required and such that 50% or more of the gross building square footage is to be modified. The portion of the building to be reconstructed, expanded, or rehabilitated under this subsection shall be such that there is consistency in the design and construction/reconstruction of any improvements to the building facade, and, at a minimum, the first-floor Main Street facade frontage of the building is compliant with the provisions of this overlay district.
(4)
Any new accessory use or building, except where the use or building is wholly to the rear of the existing building and not visible from street level along Main Street.
§ 375-62 Permitted uses.
A.
Permitted principal uses. Permitted principal uses shall be as follows:
(1)
Bed-and-breakfasts.
(2)
Business services, including but not limited to office and copy centers, electronics repair and equipment rental stores.
(3)
Delicatessens and coffee shops.
(4)
Retail, not to exceed 4,000 square feet.
(5)
Financial institutions.
(6)
Professional offices.
(7)
Mixed-use buildings with nonresidential uses on the first floor and residential or nonresidential uses above.
(8)
Public or private parking lots open to the public servicing three or more tenant spaces that are located within the overlay district.
(9)
Personal services, including but not limited to barbershops and beauty shops, tax preparation, physical therapy and dry cleaning (dropoff and pickup only).
(10)
Residential uses, except single-family residential. No residential uses are permitted on the first floor of any building.
(11)
Restaurants without drive-through facilities, except as permitted by and pursuant to the requirements of this section.
(12)
Social halls.
(13)
Movie theaters.
B.
Permitted conditional uses: none.
C.
Permitted uses by special exception: none.
§ 375-63 Site regulations.
A.
Building height. Building scale shall be compatible with the existing structures on Main Street. No building shall exceed three stories.
B.
Building location. To preserve the existing streetscape character and maintain a consistent street wall, a minimum of 70% of the building facade of any proposed building or building addition or renovation with frontage adjacent to the Main Street right-of-way shall be located along a build-to line equivalent to the linear location of the building side edge of the existing Main Street sidewalk or within five feet of that location.
C.
Building facade.
(1)
Building and streetscape character shall be pedestrian-oriented, allowing for street-level views into the first floor of the Main Street buildings and pedestrian access along the building frontages.
(2)
The maximum length of a building facade shall be 100 linear feet.
(3)
The facade of any street-level floor of any building abutting or within five feet of the Main Street sidewalk or road right-of-way, where the street-level floor is occupied by a commercial use, must provide for building transparency and variation on the facade of that street-level building floor. Such transparency and variation area, excluding translucent glass block, shall account for 50% of the linear foot frontage of the building facade and 25% of the square foot area of the building facade between ground level and a height of 10 feet, including windows, operational doors and building entrances.
(4)
The front building facade or any portion thereof constructed or reconstructed pursuant to the provisions of this overlay district shall be constructed or reconstructed with materials and design that are consistent with the historic nature and community character of the Borough and in a manner consistent with the purpose of this overlay district as defined herein.
D.
Setbacks. The minimum building setback for all principal structures from all property lines shall be zero feet. The setback for accessory structures shall be five feet.
E.
Lighting.
(1)
All lighting of nonresidential or mixed-use buildings adjacent to single-family residential uses shall be provided via sharp cutoff, shielded and/or directed light fixtures that direct the light away from the single-family residential use.
(2)
All parking lot lighting shall be provided using sharp cutoff fixtures such that the lens, clear covering, or light bulb does not extend beyond the horizontal plane of the light fixture opening.
F.
Streetscape. The construction or installation of any streetscape element along Main Street, including but not limited to sidewalks, landscaping, street furniture, or street lighting, shall be done in a manner consistent with the Borough's existing streetscape program, as reviewed by the Borough Council and installed by Slippery Rock Development. All Main Street sidewalks must maintain safe pedestrian sidewalk clearance, a minimum five-foot horizontal width.
G.
Parking. Parking lots must be located to the side or rear of the principal building on the property. All parking lots adjacent to any road right-of-way must include a landscaped perimeter buffer, a minimum of four feet in width, comprised of vegetation that grows to a maximum of two feet in height at maturity, located between the parking lot and adjacent roadway or sidewalk, if present.
H.
Layout. All dumpsters, trash enclosures, and other refuse collection points, as well as delivery areas or loading docks, garages, and storage buildings, must be located to the rear of a building.
I.
Screening. The following shall be screened from view from adjacent existing single-family residential uses and from views from Main Street at street level. Such screening shall be decorative fencing constructed of commercially manufactured wood panels or similar materials (no wire fencing materials are permitted), vegetation, masonry wall or a combination thereof such that the screening substantially reduces the visual impacts to the adjacent single-family use or Main Street. Any wall constructed must be a minimum of four feet in height and a maximum of six feet in height. No more than the first three feet of the wall, measuring from the ground plane upward, shall be solid. Any portion of a wall higher than three feet must be a minimum of 50% open or transparent.
J.
Drive-through windows. Drive-through windows are not permitted, except on property where a drive-through window is existing as of the date of adoption of this overlay district. On property where a drive-through window exists as of the date of adoption of this overlay district, the drive-through window may continue on that property in its current configuration without restriction, and in the event of renovation, reconstruction, reuse or redevelopment on the property, however, in these instances the following shall apply:
(1)
Only two drive-through lanes are permitted on a property.
(2)
The drive-through window must be located to the rear of a building.
(3)
The drive-through window and associated vehicle stacking lanes shall be screened from street-level view from Main Street with vegetation, fencing constructed of commercially manufactured wood panels or similar materials (no wire fencing materials are permitted), or a decorative masonry wall consistent with the character of Main Street. Any fencing or wall shall be a minimum of four feet and a maximum of six feet in height, with any opaque construction limited to a maximum portion of the screen of up to three feet in height. The remaining portion of the screen must have a minimum of 50% transparency.
K.
Monuments and memorials. No person or entity may place, install or construct a monument or memorial on Borough property.
L.
Signs. In addition to any other applicable sign regulation found within the Code of the Borough of Slippery Rock, the following shall apply:
(1)
Temporary sandwich board signs up to a maximum of five square feet per side of the sign are permitted to be located within the sidewalk frontage of a nonresidential or mixed-use building, provided that only one sandwich board is permitted per building. The sandwich board may be placed on the sidewalk immediately in front of the building.
(2)
Flashing or animated signs are not permitted.