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Presenter urges rethinking C-2 setbacks, warns they can undermine urban street frontage
Summary
In a discussion about C-2 zoning, a presenter argued that the code's setback-based height increases (base height 80 feet, up to 98 feet tied to front-yard depth) can push buildings away from sidewalks and erode an urban street edge; recommended allowing ground floors to reach the sidewalk to support walkable frontage.
A presenter (speaker 10) reviewed Mount Lebanon's C-2 zoning provisions and said the code’s allowance to increase building height—"the base max height is 80 feet" rising by one foot per additional front-yard depth to a maximum of "98 feet"—can work against an urban street form if ground floors are set back from the sidewalk. The presenter suggested permitting the first two or three floors to reach the sidewalk and using sidewalks or other measures to keep active frontage rather than leaving gaps between buildings and the sidewalk.
Board members and staff discussed real-world examples: a hotel on Washington Road was cited where a required setback produced a poorly maintained planting strip rather than active uses, and the presenter said that allowing flexibility for ground-floor frontage could permit street-facing restaurants or seating that activate the sidewalk. The advisory board encouraged continuing the zoning ad hoc work and public engagement as consultants prepare drafts.
