Presenter
Presented by Mr. Ferlo
Recommendation
In Committee on Planning, Zoning and Land Use, May 30, 2001.
Affirmative Recommendation
AS AMENDED
Title
Ordinance Supplementing the Pittsburgh Code, Title IX, Zoning by adding Section 907.02.G (IPOD-2 and 922.13.B (IPOD-2) Walnut Street. The purpose of this amendment is to create an interim planning overlay district in the Walnut Street corridor.
Body
Supplementing the Pittsburgh Code, Title IX, Zoning by adding Section 907.02.G (IPOD-2 and 922.13.B (IPOD-2) Walnut Street. The purpose of this amendment is to create an interim planning overlay district in the Walnut Street corridor
907.02.G IPOD-2, Walnut Street
907.02.G.1 General Boundaries
The Walnut Street Interim Planning Overlay District is generally defined by properties in the Local Neighborhood Commercial / LNC district on Walnut Street between Aiken Street and Negley Avenue. Specific boundaries of the district are mapped as a supplement to the City's Zoning District Map.
907.02.G.2 Intent
The intent of the Walnut Street Interim Planning Overlay District is generally to create a regulatory mechanism in an area where substantial development growth is imminent and where both the impact of individual development projects and the collective impact of such development on public resources and private properties is not mitigated through the existing zoning classification. Due to the unique circumstances in Shadyside at this point in time, the existing zoning classifications do not serve to carry out the purpose and intent of Chapter 901 and all the provisions of this Zoning Ordinance. Specifically, the intent of the Walnut Street IPOD is:
(a) To protect existing commercial development and encourage new commercial development that is accessible to all segments of the community;
(b) To protect and enhance the area's architecture, which includes building siting, massing, facade treatment, materials, proportion, and scale;
(c) To protect existing retail development which is supportive of residential uses, and to encourage new retail development which is supportive of residential uses.
907.02.G.3 Need for Interim Zoning
Interim Zoning in the Walnut Street area is necessary to provide the proper balance between competing land uses and economic factors. Characteristics of existing zoning which render it inappropriate include its failure to provide:
(a) A mix of uses and magnitudes of these uses which stabilize and conserve the value of land and buildings;
(b) Design requirements for development consistent with the existing character of the commercial districts;
(c) Development criteria which facilitate an effective commercial business district.
907.02.G.4 Applicability
In the Walnut Street IPOD, within the time period specified above, every new or changed use of land, every building demolition, every new, enlarged or reconstructed advertising sign, every new or enlarged parking area, and every structure erected or enlarged, with the exceptions noted in the following sub paragraph, shall, in addition to conforming to any and all regulations pertaining thereto in the underlying zoning district and Article I, Article V, Article VI, Article VII, Article VIII and Article IX as set forth in this Zoning Ordinance, be in accord with an IPOD Project Development Plan (PDP) of Sec. 922.13 approved by the Planning Commission.
(a) Developments which do not require approval of an IPOD Project Development Plan are:
(1) Structures involving exterior alterations not in excess of $50,000 $5,000.00;
(2) Residential structures that are proposed to contain no more than two (2) dwelling units; and
(3) Interior renovations only, except where more than one additional unit is created.
(b) Plans and documents constituting the Walnut Street IPOD Project Development Plan shall be prepared in a manner set forth in submissions requirements established by the Zoning Administrator, and shall include but not be limited to, site plans, building elevations with construction material descriptions, landscaping plans with mixes and types of plant materials, lighting and signage plans, and planning studies as defined in Chapter 909 of this Zoning Ordinance.
(c) Development which is subject to IPOD Project Development Plan review and approval shall comply with all requirements specified hereunder and with all applicable standards and criteria contained in the plans and policy documents adopted by the Planning Commission which were noted at the time of application for the IPOD PDP.
922.13.B IPOD-2, Walnut Street
922.13.B.1 Procedure
The procedures listed hereunder shall be followed in the review and approval of IPOD Project Development Plans in the Walnut Street IPOD District.
(a) The applicant shall request a preliminary review of the IPOD Project Development Plan by filing an application for preliminary review with the Administrator.
(b) The Administrator shall prescribe the required form and content of application plans and documents, which may be in schematic or preliminary form and which may include a site plan, building elevations, construction materials, building and site perspective drawings, information on building size, height, proposed uses, traffic generation characteristics and other plans and information sufficient to illustrate the proposed development and its relation to adjacent buildings, streets and open spaces.
(c) An application for final review and approval of an IPOD Project Development Plan shall be filed with the Administrator when all of the requirements contained in this chapter of the Zoning Ordinance and all applicable requirements contained in other provisions of this Zoning Ordinance have been fulfilled, including the review criteria specified in subsection B.2. The Administrator shall prescribe the form and content of plans and documents required for final review of the IPOD Project Development Plan.
(d) At a public meeting, the Planning Commission shall take testimony on the proposed Project Development Plan. A public hearing before the Planning Commission on the proposed IPOD PDP may also be held at the request, in writing, of any community organization found on the List of Community Organizations that is kept by the Zoning Division, or by petition signed by 25 Shadyside residents, property owners or merchants.
(e) In the event that the Planning Commission approves an IPOD PDP, the Commission, where applicable, shall include a description of the specific site improvements, off-site mitigation measures; and development and operating characteristics upon which its approval is conditioned, and these conditions shall be binding upon the applicant and shall be considered to be part of the project development plan.
(f) The Administrator shall not authorize zoning approval of an application for an occupancy permit for development subject to the requirements of this section until the Commission has approved the IPOD Project Development Plan.
(g) If a Project Development Plan within the IPOD requires approval of a Conditional Use application by City Council, such approval shall be in accordance with both the requirements for Conditional Use applications and with the requirements for IPOD Project Development Plan Review and Approval, and shall be filed and processed as a single application. The City Planning Commission shall take actions on the separate motions for the Conditional Use application on the IPOD application.
922.13.B.2 Review Criteria
In reviewing applications for IPOD Project Development Plan review and approval, the Planning Commission shall consider the adequacy with which the IPOD Project Development Plan addresses the following four (4) criteria. The Planning Commission may refuse to approve any plan which does not adequately address one or more of these four (4) criteria, where the failure to meet such criteria would create detrimental impact on the health, safety and general welfare of the community.
(a) The proposed development must adequately address architectural relationships with surrounding buildings, including, but not limited to, provision for appropriate building massing, facade treatment, construction materials, proportion, and scale;
(b) The proposed development must include retail facilities, where such facilities would maintain and continue existing retail patterns;
(c) The proposed development must adequately address pedestrian circulation patterns, including but not limited to, sidewalk capacity and appropriate pedestrian safety on and off site;
(d) The proposed development must address the project's compatibility and conformance with any overall master plans or comprehensive plans approved by the City Planning Commission and designated by the Department of City Planning, which address Shadyside area development.