154.123                 PIGEON STREET NEIGHBORHOOD CENTER (PS-NC).

(A) Vision/Goals.  The Pigeon Street Neighborhood Center (PS-NC) is a neighborhood mixed use district providing goods, services and employment opportunities to residents of the Pigeon Street area and surrounding neighborhoods. The location for a number of significant community facilities, this center needs to continue to develop in an attractive manner, retaining the pedestrian scale of existing development and respecting the history of the community. The Pigeon Street Neighborhood Center should be the hub of the community, and care must be taken as to not allow Highway 276 to become a dividing line in the community.  In order to accomplish this, the buildings on both sides will need to be well articulated and close to the street, development will need to provide high quality pedestrian amenities and streetscapes and the traffic should be calmed, managed and predictable. 

(B) Development Standards. 

(1) Density/Lot Size Standards.  None.

(2) Lot Width Standards.  None.

(3) Yard Standards.
•  The following yards shall be required in the PS-NC District.

Front: 20 feet minimum for all uses; 30 feet maximum for duplexes, multi-family dwellings and non-residential buildings. 

Side:   None.

Street: 20 feet minimum; 30 feet maximum for duplexes, multi-family dwellings and non-residential buildings.

Rear: 5 feet.

•  Building codes and/or buffering standards may require additional yard provision; if so, the most restrictive requirement shall apply.
•  See Sec. 154.305 for the yard standards for monument buildings and Sec. 154.300 for the yard standards for accessory uses/structures.

(4) Landscaping/Buffering Standards.
•  Street trees shall be provided for all new development. See standards for street trees at Sec. 154.303(B).
•  No parking space shall be farther than thirty (30) feet from a shade tree.  See Sec. 154.303(E) for specifications.
•  Parking and vehicular use areas abutting residential properties in adjoining districts must be buffered from the abutting property.  See Sec. 154.303 for requirements.
•  Buffering required for any Permitted Uses with Special Requirements or Conditional Uses which are different than that required for the land development district in which the property is located, shall be as set forth in Article VI.
•  Buffering may be required for any non-residential use abutting residential properties in adjoining districts.  See Sec. 154.303(D) for standards.

(5) Parking/Loading Standards.  

(a) Parking. 
•  Parking shall be provided as set forth in Sec. 154.306 including standards for remote and shared parking which are strongly encouraged. 
•  Parking and vehicular use areas, excluding driveways generally perpendicular to the front building line, must be located to the side or rear of the principal structure located on the property, behind the front line of the principal structure projected to side lot lines.
•  Parking and vehicular use areas abutting a public street must utilize a street wall.  Street wall standards are set forth in Sec. 154.303(C).

(b) Loading. 
•  Loading and unloading are prohibited on Pigeon Street.

(c) Pedestrian Access.
•  Pedestrian pathways shall be provided throughout parking areas.  See Sec. 154.307(D) for standards. 

 (6) Access and Connectivity Standards.

(a) Sidewalks. 
•  Sidewalks shall be provided for all new development.  See Sec. 154.307 for requirements.
•  Sidewalks and/or pedestrian ways are required for all new developments connecting these developments with neighboring lots.  See Sec. 154.307(C) for requirements.

(b) Streets. 
•  New streets shall be subject to the requirements set forth in Sec. 154.309.
•  The development of rear access drives connecting parking areas for adjacent developments shall be required. 

(c) Driveway Access.  (See also Sec. 154.302).

1. Along Pigeon Street.
•  A minimum separation between driveways of one hundred (100) feet is required.
•  A minimum separation of one hundred and fifty (150) feet is required between driveways and intersecting streets.

2. Other Streets in the PS-NC District.
•  A minimum separation between driveways of sixty (60) feet is required.
•  A minimum separation of seventy-five (75) feet is required between driveways and intersecting streets.

3. Driveway Width.
•  Two-way driveways shall be a minimum of eighteen (18) feet in width and a maximum of twenty-four (24) feet in width.
•  One-way drives shall be a minimum of twelve (12) feet in width and a maximum of eighteen (18)feet in width.

(d) Connections to Greenways and Parks. 
•  Accessways shall be provided connecting all new developments with greenways, parks, or community centers located on abutting property.  See Sec. 154.307(C) for connectivity standards.

(7) Recreational/Open Space/Impervious Surface Standards.  None.

(8) Design and Operation Standards.

(a) Building Height, Massing, and Articulation. 
•  No fabric building shall be greater than three (3) stories in height.
•  Monument buildings shall be subject to the standards set forth in Sec. 154.305.
•  Building facades must be generally parallel or perpendicular to the street in order to form a street wall.
•  Buildings located on properties abutting Pigeon Street must first form a street wall on Pigeon and have an entry thereon.   Entries on side roads will be secondary.
•  All principal entries of residential buildings must be elevated a minimum of eighteen (18) inches above the sidewalk grade.
•  All duplexes, multi-family dwellings and non-residential buildings are subject to the following requirements:
•  Articulation of the facades of buildings facing public streets must be built at the scale of the pedestrian.  There is no articulation requirement along rear access drives.  
 • Any new building fa?ade facing a public street must be designed in such a way that fifty (50) percent of the width of the first floor street frontage incorporates windows, doors, or other openings (permeability).  This requirement shall not apply along rear access drives. 
•  Buildings must be built at the scale of a neighborhood center.
•  Any building used for a "Wholesale Trade" or "Manufacturing, Mining and Industrial" use (as listed in Sec.154.121(C)) shall be no greater than six thousand (6,000) square feet in size. 

(b) Location.  No additional standards.

(c) Other Site Design Standards.

1. Outdoor Storage. 
•  Outdoor storage associated with non-residential uses is prohibited.

2. Entryway Transition. 
•  All principal buildings fronting on Pigeon Street must incorporate an entryway transition element between the building and the street on which they front.  Such elements may take the form of a canopy, porch, arcade, arch, patio, recess/projection or similar transition space. 
•  For principal buildings fronting on Pigeon Street, a pedestrian way must be provided from the sidewalk to the entry of the building.

3. Roofing.  No specific standards.

2. Accessory Structures. 
•  Accessory structures shall meet the same standards as other buildings.
•  Canopies over outdoor service areas shall either be designed to be part of the building with the same standards as a building, or be located to the side or rear of the building.   The street wall must be maintained where applicable.  It is encouraged that the design and roofing of such canopies be architecturally complementary to the principal structure.

3. Lighting. 
•  All lighting shall comply with the standards set forth in Sec. 154.304 except that the average foot-candle reading under a canopy may not exceed eight (8) foot-candles. 

4. Utilities.
•  See Sec. 154.311 for requirements for major developments.

7. Other Design Elements. 
•  The use of vinyl or metal siding on the facades of buildings facing public streets is prohibited.
•  Where chain link fencing is used, it must be screened from public streets and adjacent properties for the length and height of the fence.
•  It is encouraged that mechanical appurtenances be located to the rear, side or on the roof of buildings.

(d) Operation Standards.  No specific standards.

(9) Sign Standards.  (See additional standards set forth in Sec. 154.308).
•  Each business location is allowed one (1) permanent freestanding sign which must be a monument sign.  The sign shall be no greater than sixteen (16) square feet per face in size (two faces per sign) and no greater than four (4) feet in height.
•  In addition to the permitted freestanding sign, permanent attached signs are permitted for each business/establishment.  Such signage shall cover no more than thirty (30) percent of the face of the building to which they are attached. 
•  It is encouraged that signage reflect the architectural character of the building and the area.
•  Attached permanent window signage may not cover more than twenty-five (25) percent of the total window surface of the fa?ade of the building on which the sign is located.
•  Signage may not be internally illuminated.

(C) Permitted Uses. 
•  Note that all developments over 100,000 square feet or more than 20 dwelling units are a conditional use.

(1) Agricultural Uses. 
•  Crop Production.
•  Forest Nurseries. 
•  Veterinary Services, Livestock.

(2) Residential Uses.
•  Boarding Houses.
•  Child and Adult Day Care Homes, Family.   
•  Dwellings, Multi-Family.
•  Dwellings, Single-Family Attached.
•  Dwellings, Single-Family Detached.
•  Dwellings, Two-Family.
•  Family Care Homes.
•  Home Occupations.

(3) Institutional and Civic Uses.   
•  Auditoriums, Indoor Public Assembly.
•  Child and Adult Day Care Centers.
•  Country Clubs.
•  Government Buildings and Facilities, Not Otherwise Listed.
•  Hospitals.
•  Libraries.
•  Museums and Galleries.
•  Post Offices.
•  Religious Institutions.
•  Residential Care Facilities.
•  Schools, Business, Computer and Management Training.
•  Schools, Colleges and Universities.
•  Schools, Fine Arts Instruction. 
•  Schools, Elementary and Secondary.
•  Schools, Technical and Trade (Except Truck Driving).
•  Theaters, Live Performance, Indoor.
•  Theaters, Live Performance, Outdoor.

(4) Recreational Uses. 
•  Botanical Gardens/Nature Preserves.
•  Golf Courses.
•  Public or Private Parks, Active.
•  Public or Private Parks, Passive.
•  Public Recreation Facilities.
•  Recreational Uses, Indoor, Not Otherwise Listed.
•  Swim and Tennis Clubs.

(5) Business, Professional and Personal Services.
•  Accounting, Tax Preparation, Bookkeeping and Payroll Services. 
•  Advertising and Related Agencies.
•  Banks, Finance and Insurance Offices.
•  Bed and Breakfast Homes.
•  Cleaning Services, Building.
•  Clothing Alterations/Repairs; Footwear Repairs.
•  Computer Systems Design and Related Services.
•  Construction, Building, General Contracting.
•  Construction, Special Trades.
•  Data Processing and News Services.
•  Delivery, Courier Service, Local.
•  Design Services, Not Otherwise Listed.
•  Dry Cleaning and Laundry Services.
•  Employment Services.
•  Engineering, Architectural, Surveying and Related Services.
•  Exterminating and Pest Control Services.
•  Funeral Homes and Services.
•  Furniture Repair Shops and Upholstery.
•  Hair, Nail and Skin Services.
•  Hotels and Motels.
•  Inns.
•  Landscape and Horticultural Services.
•  Legal Services (Law Offices, Etc.).
•  Linen and Uniform Supply.
•  Management, Scientific and Technical Consulting Services.
•  Medical/Health Care Offices.
•  Medical, Dental or Related Laboratories.
•  Motion Picture Production, Sound Recording.
•  Office Administrative and Support Services, Not Otherwise Listed.
•  Parking Lots and Structures.
•  Pet Care Services (Excluding Veterinary Offices and Kennels).
•  Photofinishing Laboratories.
•  Photography Studios.
•  Picture Framing Shops.
•  Publishing Industries.
•  Real Estate and Leasing Offices.
•  Repair and Maintenance Services, Appliance and Electronics.
•  Repair and Maintenance Services, Personal and Household Goods.
•  Research and Development Services.
•  Security and Related Services, Locksmiths.
•  Taxidermists.
•  Telemarketing/Telephone Call Centers.
•  Theaters, Motion Picture, Except Drive-Ins.
•  Travel Agencies.
•  Vending Machine Operators.
•  Veterinary Services (Non-Livestock, May Include Totally Enclosed Kennel Operated in Connection with Veterinary Services).
•  Weight Reducing Centers.

(6) Retail Trade and Food Services. 
•  Appliance Stores.
•  Art Dealers
•  Arts and Crafts Supply Stores.
•  Auction Houses.
•  Automotive Parts and Accessories Stores.
•  Baked Goods/Snack Shops (Excluding Drive-Thru).
•  Bicycle Sales and Repair.
•  Book, Periodical and Music Stores. 
•  Building Supply Sales (No Storage Yard).
•  Caterers
•  Cemetery Monument Dealers.
•  Clothing, Shoe and Accessories Stores.
•  Coin, Stamp or Similar Collectibles Shops.
•  Consignment/Used Merchandise/Antique Stores.
•  Convenience Stores (With Gasoline Pumps).
•  Convenience Stores (Without Gasoline Pumps).
•  Department, Variety or General Merchandise Stores.
•  Electronic and Camera Stores.
•  Fabric and Piece Goods Stores.
•  Florists.
•  Formal Wear and Costume Rental.
•  Fruit and Vegetable Markets.
•  Furniture and Home Furnishings.
•  Garden Centers or Retail Nurseries.
•  Gift, Novelty, Souvenir or Card Shops.
•  Grocery/Food Stores (Not Including Convenience Stores)
•  Hardware Stores. 
•  Hobby, Toy and Game Stores.
•  Jewelry, Luggage and Leather Goods (May Include Repair)
•  Lawn & Garden Equipment and Supply Stores
•  Liquor Stores.
•  Musical Instrument and Supplies Stores.
•  Office Supplies and Stationery Stores.
•  Outdoor  Power Equipment Stores
•  Pawnshops.
•  Pet and Pet Supplies Stores.
•  Pharmacies, Health and Personal Care Stores.
•  Restaurants, Full Service (Dine-In Only).
•  Restaurants, Limited Service (Delivery, Carry Out).
•  Service Stations, Gasoline.
•  Sporting Goods Stores.
•  Tobacco Stores.
•  Video Tape and Disc Rental.

(7) Wholesale Trade.  (See size requirements at (B)(8) above).
•  Apparel, Piece Goods and Notions.
•  Books, Periodicals and Newspapers.
•  Drugs and Druggists' Sundries.
•  Electrical Goods.
•  Flowers, Nursery Stock and Florist Supplies.
•  Furniture and Home Furnishings.
•  Hardware.
•  Jewelry, Watches, Precious Stones.
•  Machinery, Equipment and Supplies.
•  Motor Vehicles, New Parts and Supplies.
•  Plumbing and Heating Equipment and Supplies.
•  Professional and Commercial Equipment and Supplies.
•  Sporting and Recreational Goods and Supplies (Except Firearms and Ammunition)
•  Tobacco and Tobacco Products.
•  Toys and Hobby Goods and Supplies.

(8) Transportation, Information, Warehousing, Waste Management and Utilities.
•  Bus Terminals, Urban.
•  Courier Services, Substations.
•  Limousine Service.
•  Radio and Television Broadcasting Facilities.
•  Utility Company Offices.
•  Utility Lines and Related Appurtenances.

 (9) Manufacturing, Mining  and Industrial Uses.  (See size requirements at (B)(8) above).
•  Apparel.
•  Clay Products.
•  Computer, Appliance and Electronic Products.
•  Dolls, Toys and Games.
•  Furniture and Related Products.
•  Glass and Glass Products.
•  Jewelry and Silverware.
•  Leather and Allied Products (No Tanning).
•  Medical Equipment and Supplies.
•  Office Supplies (Not Paper).
•  Printing and Publishing.
•  Signs.
•  Sporting and Athletic Goods.

(D) Permitted Uses with Special Requirements.
•  Accessory Dwellings.
•  Athletic Fields, Public or Private.
•  Automobile, Rental and Leasing.
•  Automobile Sales, New and Used.
•  Boat and RV Dealers, New and Used.
•  Cemeteries, Columbariums, and Mausoleums.
•  Car and Light Truck Washes.
•  Cluster Developments.
•  Civic, Social and Fraternal Organizations. 
•  Common Area Recreation and Service Facilities.
•  Heavy Truck, RV and Semi-Trailer Leasing.
•  Kennels.
•  Macro Wireless Communications Facilities.
•  Manufactured Home Sales.
•  Micro Wireless Communications Facilities.
•  Mini Wireless Communications Facilities.
•  Motorcycle Dealers, New and Used.
•  Recycling Collection Stations.
•  Repair and Maintenance Services, Automobile, Major.
•  Repair and Maintenance Services, Automobile, Minor.
•  Repair and Maintenance Services, Commercial and Industrial Equipment.
•  Schools, Truck Driving.

(E) Conditional Uses.
•  Continued Care Retirement Communities.
•  Developments Over 100,000 Sq. Ft. (GFA) or Twenty (5) Dwelling Units. 
•  Monopole Wireless Communications Towers.
•  Special Congregate Facilities.