4.0 DESIGN GUIDELINES Design Guidelines for Future Development
Recommended Regulation Changes The zoning ordinances of the Borough and the White Township Subdivision and Land Development Ordinance (SALDO) were reviewed as part of this study and compared with the development standards that are typically recommended to refocus community ordinances toward place making and mixed-use development. Table 1 (below) provides the following: • An overview of existing design guidelines of White Township and the Indiana Borough • Recommended changes to the existing guidelines that are consistent with the goals and character of the community, as exposed through the results of this study • New guidelines that address other design parameters that communities across Pennsylvania and the country are adopting to create a better “place.” These are recommended based on the existing ordinances and guidelines, and the scale and quality of desired development in the community as expressed in the workshops These recommendations have been prepared with a high level of thought and consideration; however, as changes to ordinances are considered by local elected and appointed officials and residents, there are opportunities to further refine these ideas into a set of proposals that fit the community.
Figure 20. Planning Areas illustrates the three typological areas of the District. Given that these three zones have distinct (existing and proposed) attributes, each area should have design guidelines that reflect their uniqueness. The defined Planning Areas of Figure 20 not only reflect the analysis for this study, but also the comprehensive master plans for the Township and the Borough. Specifically, Figure 20. Planning Areas blends the areas identified on Figure 6. Typological Areas (which was the result of the District analysis completed for this study) and the land use zones identified in the Borough’s Land Use Plan (found in the Indiana Borough Comprehensive Master Plan, Map No. 3). These two documents showed a very strong correlation in the planning areas identified, so Figure 20 establishes a logical boundary for amending the current zoning district map. One of the key goals of this plan is to create better transition from the density of downtown and the corridors to the adjacent neighborhoods, particularly in the Borough. As such, the two Planning Areas located in the Borough, Campus to Downtown and Neighborhood to Campus, have each been split into two subcategories for the purposed of establishing new design guidelines. A two-tiered approach in the Campus to Downtown and Campus to Neighborhood areas creates a transition of the density and height of development.
Downtown-Campus A
Downtown-Campus B
Neighborhood-Campus A
Neighborhood-Campus B
Suburban Commercial/Industrial
CURRENTLY REGULATED Front Yard Building Setback
0
10 10 70 50
10 20 60 75
15 20 50 40
20 25 40 60
Setback for Residential Zones (typ. side)
10 80 75
Maximum Lot Coverage Maximum Building Height Max. Number of Stories
6 0 0
4 0 1
6
3
5
Recreation Space
50-100 SF/unit
50-100 SF/unit
50-100 SF/unit
Number of Curb Cuts
1 per 100 ft.
1 per 100 ft.
1 per 100 ft.
PROPOSED REGULATED Minimum Height in Stories
3
3
2
2
1
Minimum Building Mass at front yard (%)
80
70
60
50
25
Incentive Building Height
7
5
7
4
4
Parking Lot Location
rear
rear
rear or side
rear or side
front, rear, or side
Table 1. Design Guidelines
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