It is the intent of this article, as authorized by Article VII-A of the Pennsylvania Municipalities Planning Code, to establish design criteria and a process for design review applicable to Jenkintown Borough's A, B, B-1, C and C-1 Residence Districts, established and regulated pursuant to Article III, Establishment of Districts and Maps; Interpretations, of this chapter, which will ensure that future residential infill development recognizes the design challenges inherent in developing successful residential projects in established traditional neighborhoods and to ensure that such new development is consistent in character, location and scale with adjacent dwellings. The specific objectives are as follows:
A.
Promote neighborhood preservation and enhancement.
B.
Protect housing values.
C.
Ensure that infill development reinforces the existing community
character and respects the neighborhood pattern, including the type
of residential dwellings, orientation, scale (i.e., height, mass,
etc.) and design.
D.
Provide for flexibility of dimensional standards to ensure a more
consistent neighborhood character.
E.
Provide design standards that promote compatibility between new and
existing residential development.
F.
Allow for flexibility with regard to accessory uses/structures and
additions that will enable expanded use of individual property without
compromising adjacent properties.
The requirements of the Traditional Residential Infill Overlay
District shall apply to all residential dwellings located in the underlying
A, B, B-1, C and C-1 Zoning Districts.
A building may be erected, altered or used and a lot may be
used for any of the following purposes and no other, provided that,
when a new dwelling is proposed to be constructed on a particular
lot, the permitted dwelling type shall be the same as the reference
dwellings adjacent to the subject property on either side, across
the street, and to the rear. When the reference dwellings are not
of the same type or where one or both lots are not of a permitted
type or use, the prevailing dwelling type of the block shall be used.
When the lot to be developed is a corner property, the reference dwelling
shall be that dwelling facing the same street as the proposed dwelling.
A.
Single-family detached dwelling.
B.
Attached dwelling/townhome.
C.
Single-family semidetached dwelling/twin.
D.
Two-family detached dwelling/duplex.
F.
Municipal uses, including recreational uses.
G.
No-impact home-based businesses, in accordance with the following
requirements:
(1)
The business activity shall be compatible with the residential use
of the property and surrounding residential uses.
(2)
The business shall employ no employees other than family members
residing in the dwelling.
(3)
There shall be no display or sale of retail goods and no stockpiling
or inventory of a substantial nature.
(4)
There shall be no outside appearance of a business use, including,
but not limited to, parking, signs or lights.
(5)
The business activity may not use any equipment or process which
creates noise, vibration, glare, fumes, odors or electrical or electronic
interference, including interference with radio or television reception,
which is detectable in the neighborhood.
(6)
The business activity may not generate any solid waste or sewage
discharge, in volume or type, which is not normally associated with
residential use in the neighborhood.
(7)
The business activity shall be conducted only within the dwelling
and may not occupy more than 25% of the habitable floor area.
(8)
The business may not include any illegal activity.
H.
Low-impact home-based business.
(1)
Permitted only in the C and C-1 Districts.
(2)
The business activity shall be compatible with the residential use
of the property and surrounding residential uses.
(3)
The business shall employ no employees other than family members
residing in the dwelling.
(4)
There shall be no display or sale of retail goods.
(5)
Parking, signs or lights are permitted as appropriate and pursuant to the codes and ordinances of Jenkintown Borough. Visitor parking shall meet the parking standards in § 181-13C. Exterior lighting shall be designed to be sufficient for security and identification of the property without allowing light to trespass onto adjacent sites. Signage shall conform to the standards of Article XXI, Signs, of this chapter.
(6)
The business activity may not use any equipment or process which
creates noise, vibration, glare, fumes, odors or electrical or electronic
interference, including interference with radio or television reception,
which is detectable in the neighborhood.
(7)
The business activity may not generate any solid waste or sewage
discharge, in volume or type, which is not normally associated with
residential use in the neighborhood.
(8)
The business activity shall be conducted only within the dwelling
and may not occupy more than 25% of the habitable floor area.
(9)
The business may not include any illegal activity.
(10)
There shall be no more than one commercial visit per hour and
a maximum of four commercial visits to the premises per day, with
all visits falling between the hours of 9:00 a.m. and 9:00 p.m. Commercial
visits include customer visits and service or package deliveries.
The applicant may choose one of two options:
B.
Option B: To adhere to the following contextual dimensional standards and the design standards in § 181-13. Under no circumstances shall the applicant choose standards from both Option A and B. If choosing Option B, the applicant is permitted to obtain existing conditions information for adjacent properties through various resources, to include but not be limited to Montgomery County Board of Assessment Data, Geographic Information Systems (GIS) data, and on-site calculations. When a new dwelling is proposed to be constructed on a particular lot, the dimensional requirements shall be within the range of the existing standards of reference dwellings adjacent to the subject property. For these purposes, adjacent dwellings include those on either side, across the street, and to the rear, as described in § 181-4, Definitions and word usage.
(1)
Lot area. Lot area shall be within the range of the existing lot
areas of the adjacent dwellings. In no case shall a lot size be less
than 2,500 square feet for a single-family detached dwelling and 1,500
square feet for single-family semidetached and attached dwellings.
(2)
Lot width. Lot width shall be within the range of the existing lot
widths of the adjacent dwellings. In no case shall a lot width be
less than 50 feet for a single-family detached dwelling and 26 feet
for single-family semidetached and attached dwellings.
(3)
Yards. Front, side and rear yards shall be provided on each lot,
as follows:
(a)
Front yard: a front yard on each street on which the lot abuts,
to be within the range of the existing front yard setbacks of the
adjacent dwellings. In no case shall the front yard setback be less
than 15 feet.
(b)
Side yard: to be within the range of the existing side yard
setbacks of the adjacent dwellings. In no case shall the individual
side yard setbacks be less than eight feet.
(c)
Rear yard: to be within the range of the existing rear yard
setbacks of the adjacent dwellings. In no case shall the rear yard
setback be less than 25 feet.
(4)
Building coverage. The building coverage of new residential dwellings
shall be within the range of the two adjacent dwellings.
(5)
Height. New dwellings shall be within the range of heights of the
adjacent dwellings. In no instance shall new dwellings be less than
two stories in height nor shall they exceed a maximum of 50 feet,
provided that, for every additional foot in height over 40 feet, the
minimum required side yard setback is increased by one foot.
[Amended 4-23-2012 by Ord. No. 5-2012]
All residential development subject to this Article IV, regardless of whether Option A or Option B from § 181-12, Dimensional standards, is used, shall be of a compatible design with residences located on the same block and shall follow the below standards:
A.
Scale and proportion.
(1)
The scale and proportion of new dwellings shall reflect and be sympathetic
to those around them.
(2)
The design and appearance of proposed residential dwellings shall
appear similar to those of dwellings existing on the block.
(3)
Building materials shall be made of brick, stone or other materials
that are similar and otherwise in common with other residential dwellings
located on the same block, reflecting the local identity and providing
a unifying effect.
(4)
Building materials shall be consistently carried out on all four
sides of the dwelling.
(5)
Roof style (e.g., gable, hip, gambrel, etc.) shall be consistent
with the prevailing style of the block and shall include dormers where
applicable.
B.
Entrances/windows and front porches.
(1)
All dwellings shall have at least one primary entrance in the front
facade and shall be oriented toward the primary street. Where no primary
street exists, the dwelling may be positioned so as to be facing either
street.
(2)
Window openings that are similar in size, proportion, shape, arrangement
and location to those seen traditionally on the block shall be incorporated
into new dwellings.
(3)
On a block where there is a prevailing pattern of front porches for
existing dwellings, new dwellings shall have a front porch.
(4)
All porches shall be consistent with the style of the proposed dwelling
and the neighborhood.
C.
Vehicular access/garages.
(1)
New dwellings shall provide for vehicle access and parking (location
of garage) consistent with the prevailing means of access and location
of garages on the block, provided it meets the criteria of this section,
as applicable. Where alleys exist, new dwellings shall take access
from the alley.
(2)
Garages shall not dominate the front facade of the dwelling. Where
a garage is front-entry, it shall be set back a minimum of 10 feet
from the front facade of the dwelling.
(3)
Garages shall be similar to the dwelling in terms of design, materials
and color.
(4)
Surface parking shall not be provided in front of the primary facade
of the dwelling. Where surface parking without a garage (e.g., driveway)
is common to a block, the parking area for a new dwelling shall be
located:
D.
Residential additions.
(1)
An addition shall be set back from any primary, character-defining
facade. When feasible, an addition should be constructed to the rear
of the dwelling, allowing the original structure and character to
remain prominent. No additions shall be located at the front of a
structure. All setbacks shall be maintained.
(2)
An addition shall be compatible in scale, materials and character
with the primary dwelling.
(3)
The roof form of a new residential addition shall be in character
with that of the primary dwelling.
(4)
New additions shall respect the original architecture and not be
of a style different than that of the original structure.
E.
Residential lighting. All exterior lighting shall be designed to
prevent glare onto adjacent properties. Lighting should be sufficient
for security and identification without allowing light to trespass
onto adjacent sites.
A.
Applicability. The designated reviewer (hereafter, the “reviewing body”), as established by the Borough Council and as authorized by Article VII-A of the Municipalities Planning Code, shall have authority to review all applications submitted to the Borough for the following, subject to the design standards set forth in § 181-13:
[Amended 4-23-2012 by Ord. No. 5-2012]
(1)
Construction of new dwellings.
(2)
Additions and alterations which increase or decrease the size of
the building by at least 20% of the dwelling's footprint.
(3)
Modification of the exterior design features of an existing dwelling
which involves a change in the exterior materials in existence on
such dwelling. "Modification of the exterior design features," as
used herein, includes but is not limited to the addition, deletion
or modification of surface materials (masonry, wood, brick, stucco),
windows, doors, porches, porticos, chimneys, cornices, etc., that
result in a change to the actual structure of the dwelling.
(4)
Design review is not required for repainting of surfaces or the repair,
restoration or reconstruction of exterior design features where such
work matches the original construction in material and detail and
such work maintains the outer dimensions and surface relationships
of the existing structure. Design review is not required for the replacement
of doors, windows or other transparent surfaces that currently exist,
provided windows and transparent surfaces are not replaced with nontransparent
materials and the surface area of the replacement door, window or
other transparent surface does not exceed the dimensions of the existing
feature by more than 10%.
B.
Application process.
(1)
Land development required. For projects subject to land development
review, all applications before the reviewing body shall be submitted
at the time of the land development application and follow the approval
process outlined in the Subdivision and Land Development Ordinance
of the Borough.[1] All applications must also be submitted in writing to
the reviewing body, which shall review the proposal and submit written
comments to the applicant and the Borough Code Enforcement Officer
within 30 days of receipt of such application.
(2)
Land development not required. When a land development is not required,
the applicant must submit the applications to the reviewing body 45
days prior to the submission of the zoning application and/or building
permit. All applications must be submitted in writing to the reviewing
body, which shall review the proposal and submit written comments
to the applicant and the Borough Code Enforcement Officer within 30
days of receipt of such application. Prior to submission of the final
application to the Borough Code Enforcement Officer, the applicant
shall consider the recommendations of the Design Review Board (the
"reviewing body") and shall include revisions and/or responses in
the final application.
(3)
The written application required by this article shall be accompanied
by the following data where applicable:
(b)
Building design, including:
[1]
The elevation of each residential dwelling, which shall include
all sides of a new dwelling or all sides to be impacted by a proposed
addition. The elevations must indicate the natural color of materials
to be applied, including the colors of any paint or manufactured product
on the exterior buildings, walls or addition.
[2]
The type and finish of all materials to be applied to the exterior
surface of the building, walls or addition.
C.
Approval process.
(1)
For all proposed residential dwellings and/or residential land development applications, the Borough Council or, as appropriate, the Borough Code Enforcement Officer shall render a written decision on the application within the time requirements set forth in Article V of the Municipalities Planning Code, 53 P.S. § 10501 et seq.
(2)
The Borough Council or, as appropriate, the Borough Code Enforcement
Officer shall consider comments and recommendations of the reviewing
body prior to approving or denying the proposal.
(3)
Where the Borough Council or the Borough Code Enforcement Officer fails to render a decision within the period required by Article V of the Municipalities Planning Code, the decision shall be deemed to have been rendered in favor of the applicant, unless the applicant has agreed, in writing or on the record, to an extension of time.
(4)
Approval of the proposal shall expire two years after the date of
approval by the Borough Council or the Borough Code Enforcement Officer
or the signing of the development plan, whichever is later, if the
applicant fails to obtain a building permit, use and occupancy permit,
or other applicable permit, unless the Borough Council or Borough
Code Enforcement Officer has agreed, in writing or on the record,
to an extension of time.
