(1) An application for a special exception for a mixed-use building, extended height use shall be made to the Zoning Hearing Board by submission to the Zoning Officer. After setting a date for the zoning hearing, the Zoning Officer shall concurrently refer the application for review to the Gettysburg Borough Council, the Gettysburg Borough Planning Commission and the Gettysburg Historic Architectural Review Board for the issuance of a written report with recommendations from each body, if applicable.
(2) Increased Height Incentive. The maximum building height, as set forth in
§ 27-8A053, of this chapter, may be increased or extended for all mixed-use buildings on a site for any of the following site improvements that are implemented. In order to qualify for the increased or extended building height, the site improvements shall meet the standards and criteria set forth in
§ 27-1524: Additional Requirements for Certain Specific Principal Uses ,
§ 27-15242,
§ 27-15242W(2)(a) through
§ 27-15242W(2)(d). Regardless of the number of incentives provided, the maximum building height that may be authorized by the Zoning Hearing Board shall not exceed 72 feet. An additional 12 feet of building height may be allocated and authorized for a mixed-used building, if required for the installation, maintenance and use of mechanical equipment to service the proposed building.
(a) Internal Parking. In order to qualify for the increased or extended building height incentive for this site improvement, an applicant shall provide 25% of the required parking area, pursuant to
§ 27-15242W(2)(d),
§ 27-1308: Shared Parking and
§ 27-1308: Shared Parking of this chapter, within a building housing one or more permitted uses.
(b) If the existing transit center services operation and use is to be relocated, in order to qualify for the increased or extended building height incentive for this site improvement, an applicant must provide documentation and evidence at the zoning hearing from the owner of the transit center services lot confirming that an acceptable alternative site for the use has been ascertained and secured within the Borough on North Stratton Street south of Water Street or between Carlisle Street and North Stratton Street for the relocation of transit center services operations and public restrooms.
(c) Public Green Space. In order to qualify for the increased or extended building height incentive for this site improvement, an applicant shall provide a minimum of 25% green area on the subject lot for a publicly accessible use, such as a market, outdoor restaurant seating, public square, or other similar uses excluding parking. This minimum 25% of green area may consist of the following:
1) Landscaping;
2) Lawns;
3) Gardens;
4) Vegetated surfaces, including vegetated stormwater management facilities;
5) Green roofs; and
6) Pervious surfacing or pavers.
(d) Gettysburg Inner Loop. In order to qualify for the increased or extended building height incentive for this site improvement, an applicant shall construct any segment(s) of the Gettysburg Inner Loop Trail Network that is located on the parent tract or lot of a proposed building site within the ROR Residential Office Redevelopment District. Once constructed, the segment(s) of the Inner Loop Trail Network shall be dedicated to the Borough for public use.
| Site Improvements |
Increase in Building Height (feet) |
| Internal parking |
24 |
| Relocation of transit servies and public restrooms |
12 |
| Public green space |
24 |
| Gettysburg Inner Loop |
12 |
(3) All mixed-use buildings, extended height will be massed to fit harmoniously into its surroundings and will respect and improve local character. It will minimize the impact on nearby buildings and open space by:
(a) Massing new buildings to frame adjacent streets and open spaces in a way that respects the existing and/or planned street proportions;
(b) Creating a transition in scale to nearby buildings;
(c) Providing adequate privacy, sunlight, and sky view ensuring adequate separation between building walls; and
(d) Minimizing shadows and uncomfortable wind conditions on adjacent or nearby lots and open spaces.
(4) Building Step-Back Requirements. In zoning districts other than INS-1 Institutional-1 or HC Health Care Districts, where building height is permitted to exceed 48 feet, an upper story step-back shall be provided along the building facades. Where a building would be required to provide multiple step-backs on a particular facade, only the larger step-back dimension will be required (i.e., step-backs do not compound on one another).
(a) Street and Railroad Frontage, Excluding Alleys. An upper story step-back of 20 feet from the building facade shall be provided beginning for all building elevations over 48 feet in height.
(b) Adjacent Residential Structures. An upper story step-back of 30 feet from the building facade shall be provided beginning for all building elevations over 48 feet in height when the building, located on an adjacent lot, is residential in use.
(5) In zoning districts other than INS-1 Institutional-1 or HC Health Care Districts, where building height is permitted to exceed 48 feet, a forty-five-degree angular plane shall be established from the highest point of the building facade, which shall not be obstructed by the building envelope. Where this standard conflicts with other building height standards within this chapter, the greater, more restrictive standard shall be applied.
