[Added 1-7-2009 by Ord. No. 1769]
It is the intent of this article, as authorized by Article VII-A
of the Municipalities Planning Code,[1] to establish design standards and a process for design review applicable to the Downtown Business Overlay District, established and regulated pursuant to Article XXXV of this chapter, which will ensure that property is developed with sound planning and design principles while allowing flexibility of design. The intent is to assure that new buildings, exterior structural renovations and overall site design are designed and built in a manner compatible with the character of the Borough in terms of scale and visual effect.
[1]
Editor's Note: See 53 P.S. § 10701-A et seq.
A.
Contextual standards for infill development.
(1)
New infill development shall generally employ building types
that are compatible to the historic architecture of the area in their
massing and external treatment.
(2)
New infill development shall retain the historic architectural
rhythm of building openings (including windows and entrances) on the
same block.
(3)
New infill development shall attempt to maintain the horizontal
rhythm of primary street facades by using a similar alignment of windows,
floor spacing, cornices, awnings and other elements.
B.
Building orientation and entrances.
(1)
The front facade of buildings shall be oriented towards the primary street, with an everyday public entrance on this front facade. On corner properties, the front facade shall face the primary street. If the building faces two primary streets, only one entrance is required; however, facade treatments such as those listed in § 405-3601C shall be required for both facades.
(2)
Front facades that face existing side streets may be approved
when these facades will extend an existing commercial district along
this existing side street.
(3)
Buildings shall have a pedestrian entrance along their principal
building's primary facade immediately adjacent to public sidewalks.
(4)
When buildings are located on corners, the entrance may be located
on the corner with an appropriate building articulation, such as a
chamfered corner, turret, canopy or other similar building feature.
(5)
All primary building entrances shall be accentuated. Entrances
permitted include recessed, protruding, canopy, portico or overhang.
C.
Facade treatment.
(1)
Blank walls shall not be permitted along any exterior wall facing
a street.
(2)
Walls or portions of walls where windows are not provided shall
have architectural treatments that are similar to the front facade,
including materials, colors and details.
(3)
Rear building facades shall have architectural treatments that
are complementary to the front facade.
(4)
Buildings shall have a distinct base at ground level using articulation
or materials such as stone, masonry or decorative concrete.
(5)
The top level of buildings should be treated with a distinct
outline with elements such as projecting parapet, cornice or other
projection.
(6)
At least four of the following architectural treatments shall
be provided:
(a)
Masonry (except flat concrete block).
(b)
Concrete or masonry plinth at the base of the wall.
(c)
Belt courses of a different texture or color.
(d)
Projecting cornice.
(e)
Projecting metal canopy.
(f)
Decorative tilework.
(g)
Trellis containing planting.
(h)
Medallions.
(i)
Translucent glass.
(j)
Lighting fixtures.
(k)
An architectural element not listed above, as approved by Borough
Council, that meets the intent of the district.
D.
Windows.
(1)
At least 60% of the length of the ground floor of all nonresidential
building facades that are immediately adjacent to public sidewalks
shall consist of windows, glass doors or other transparent building
surfaces providing for an unobstructed visual connection from the
outside to the inside of the building.
(2)
A minimum zone of transparency shall be established between
an elevation of two feet and eight feet above grade, and the window
placement shall be consistent with the entire building's facade.
(3)
Upper-story windows of front facades shall not be boarded or
covered and shall comprise a minimum of 35% window area in the facade
above the ground floor and a maximum of 75%.
(4)
Smoked, reflective or black glass in windows is prohibited.
F.
Height stepback. For every building whose height (measured from finish
grade to top of parapet) exceeds 30 feet, there shall be a stepback
in height on the side facing the public street. The total mass of
the building in excess of 30 feet shall be stepped back 1/2 foot horizontally
for every one foot in height above 30 feet, but in no case resulting
in a requirement stepback greater than 10 feet.
G.
Building massing.
(1)
Buildings shall be similar in height and size or articulated
and subdivided into massing that is more or less proportional to adjacent
structures and maintains the existing architectural rhythm.
(2)
All buildings must have at least a three-to-five-foot break
in depth in all street facades for every 25 feet of continuous facade.
Such breaks may be met through the use of bay windows, porches, porticos,
building extensions, towers, recessed doorways, and other architectural
treatments approved by Borough Council.
H.
Pedestrian facilities.
(1)
Sidewalks are required along all existing and proposed street
frontages.
(2)
Sidewalks shall match the width of the prevailing sidewalk width
on the block. Where no sidewalk exists, the minimum width shall be
12 feet on a primary street, eight feet on a side street, and five
feet on an alley.
(3)
Sidewalks are required to connect the street frontage to all
front building entrances, parking areas, central open space, and any
other destination that generates pedestrian traffic.
(4)
Sidewalks shall connect to existing sidewalks on abutting tracts
and other nearby pedestrian destination points and transit stops.
(5)
The sidewalk pattern shall continue across driveways.
(6)
Decorative paving shall be used to continue the existing sidewalk
pattern in the Borough. Materials and pattern must match the Borough's
existing paving pattern and materials.
I.
Street design.
(1)
Existing streets and alleys shall be maintained.
(2)
All new streets and alleys shall connect with other streets,
forming a network. Culs-de-sac and dead-end streets should be allowed
only when there is no alternative due to site constraints.
(3)
The street network should create blocks with a maximum perimeter
of 1,200 feet. The block perimeter may be exceeded to accommodate
a parking facility that is internal to a block and screened from public
view along all street frontages.
(4)
New street widths shall be consistent with existing street widths.
(5)
New alleys shall be at least 16 feet in width.
J.
Surface parking and loading area location and design. Surface parking
and loading areas shall be designed in accordance with § 403.3
of the Subdivision and Land Development Ordinance.[1] In addition, the following standards shall apply:
(1)
No parking area shall be located between the curb of any street
and its build-to-line. Parking shall be located to the rear of the
principal building or to the side.
(2)
Surface parking on corner lots that face primary streets shall
not face the street. A building must be located between the parking
area and the street.
(3)
Off-street surface parking shall not extend more than 70 feet
in width along any pedestrian street frontage without an outdoor cafe,
urban garden, plaza, square, courtyard or landscaping feature with
seating.
(4)
Parking areas on abutting nonresidential lots shall be interconnected
by access driveways. Each nonresidential lot shall provide cross-access
easements for its parking areas and access driveways guaranteeing
access to adjacent lots. Interconnections shall be logically placed
and easily identifiable to ensure convenient traffic flow.
(5)
Vehicular access to surface parking shall be from an alley or
side street where possible.
(6)
Safe provisions for pedestrian access to and through a parking
lot shall be required.
(7)
Surface parking areas and pedestrian walkways connecting to
them shall be well lit.
(8)
Lighting for parking areas and pedestrian walkways shall be in accordance with § 405-1711. In addition, all exterior lighting shall be designed to prevent glare onto adjacent properties and shall be designed so that the illumination is a minimum of 0.6 footcandle and a maximum of 1.0 footcandle.
(9)
The height of fixtures shall be a maximum of 20 feet for parking
lots and 14 feet for pedestrian walkways.
(10)
Service and loading areas must be located to the side or rear
of the building and shall not be visible from a primary street.
[1]
Editor's Note: The Borough's Subdivision and
Land Development Ordinance is on file and available for inspection
or sale at Borough offices.
K.
Structured parking standards.
(1)
Parking structures shall meet all other applicable building
and site design standards of this article.
(2)
Parking structures that have their primary facade on Main Street,
Broad Street, Walnut Street, or Madison Street shall be designed with
active commercial space on the ground floor.
(3)
Ground-floor parking shall be screened through any combination
of walls, decorative grilles, or trellis work with landscaping.
(4)
Entrances and exits shall be located and grouped to minimize
curb cuts and other interruptions of pedestrian movement on sidewalks.
(5)
Where possible, entrances and exits shall not open directly
onto sidewalks but shall be accessed via alleys.
(6)
Elevator and stair shafts should be topped with gabled roofs
or other architectural accents.
(7)
The exterior facade should maintain a horizontal line throughout.
The sloping nature of the interior structure, necessary in the design
of parking structures, should not be repeated on the exterior facade.
L.
Outdoor dining.
(1)
Outdoor furnishings are limited to tables, chairs, portable
heaters and umbrellas.
(2)
Outdoor furnishings shall be of quality materials, workmanship
and sturdy construction designed to withstand strong winds and rain
and to ensure the safety of patrons.
(3)
Outdoor furniture shall be stored inside the restaurant after
normal operating hours.
(4)
Planters, posts with ropes, or other removable enclosures, as
well as a reservation podium, are encouraged and shall be used as
a way of defining the area occupied by the cafe.
(5)
Refuse facilities should be provided.
(6)
Advertising or promotional features shall be limited to umbrellas
and canopies.
(7)
Outdoor dining areas may not obstruct pedestrian traffic flow.
A minimum pathway of at least five feet free of obstacles shall be
maintained.
M.
Screening.
(1)
Parking lots and loading areas visible from a street shall be
continuously screened by a three-foot-high wall, fence or plantings.
Parking lots adjacent to a residential use or district shall be continuously
screened by a six-foot-high wall, fence or plantings. Acceptable types
of screening materials include:
(a)
Walls constructed of masonry materials (such as brick, stone
or stucco), including columns, and shall have a finished cap or molding
along the entire length.
(b)
Fences made of wood, wrought iron or approved simulations and
shall include columns of masonry materials which shall be spaced at
intervals no greater than 25 feet.
(c)
Hedges or mixed plantings (trees and shrubs).
(2)
The storage of refuse areas shall be provided inside the building(s)
when possible. Any refuse area outside of the building shall be entirely
screened by an opaque fence or enclosure which is at least six feet
high.
(3)
All mechanical, electrical, communication and service equipment,
including satellite dishes and vent pipes and other appurtenances,
shall be concealed by or integrated within the roof form or screened
from view at ground level of nearby streets by parapets, walls, fences,
landscaping or other approved means.
(4)
The following, when above the roofline, require screening: stairwells,
elevator shafts, air-conditioning units, large vents, heat pumps and
mechanical equipment.
O.
Streetscape and public space standards.
(2)
Streetlights. Streetlights shall be provided where the Borough
Engineer determines it necessary to provide for safety along Borough
sidewalks and/or to continue an existing pattern of streetlights.
Where streetlights are required, they shall be consistent in style
with existing streetlights on the same block. The maximum height of
streetlights shall be 14 feet.
(3)
Additional streetscape amenities. The applicant must provide at least four of the streetscape amenities from Table 36-1. These amenities may also be provided in accordance with the development incentives in § 405-3504 of this chapter.
|
Table 36-1. Streetscape Amenities
| ||
|---|---|---|
|
Hanging basket (minimum size: 12 inches in diameter)
|
Decorative banners/flags
| |
|
Window box (as wide as window sill and a minimum size of six
inches wide by six inches deep)
|
Additional planting area, including shrubs, trees, ground covers,
or flowers
| |
|
Street planter (minimum size 24 inches in diameter)
|
Building decorative lighting
| |
|
Bench (at least five feet in length)
|
Public trash receptacle
| |
|
Raised planting bed
|
Awning for window or door
| |
|
Trellis, arbor or pergola (planted with vines or shrubs)
|
Balconies
| |
|
Kiosk
|
Urban garden
| |
|
Water feature (fountain)
|
Bus shelter
| |
|
Planting in curb extension (planted bulb outs/large planters)
|
Plaza/square/courtyard [See requirements in § 405-3601O(4)]
| |
|
Roof garden
|
Other amenity approved by Borough Council
| |
|
Clock tower
| ||
(4)
Public space standards.
(a)
A public plaza, square or courtyard shall be a minimum of 250
square feet.
(b)
The plaza, square or courtyard shall be located where it is
visible and accessible from either a public sidewalk or pedestrian
connection.
(c)
Thirty percent of the plaza, square or courtyard shall be landscaped
with trees, shrubs and mixed plantings with year-round interest.
(d)
One seating space is required for each 30 square feet of public
area.
(e)
The plaza, square or courtyard shall not be used for parking,
loading or vehicular access (excluding emergency vehicle access).
A.
Applicability. The Design Review Board, hereafter referred to as
"the reviewing body," as established by Borough Council and as authorized
by Article VII-A of the Municipalities Planning Code,[1] shall have authority to review all applications submitted
to the Code Enforcement Officer for the following and submit a written
recommendation to the applicant, Code Enforcement Officer and Borough
Council regarding the manner in which the application is compliant
or deficient with regard to the Traditional Town Design Standards.
[Amended 11-16-2011 by Ord. No. 1813]
(1)
Construction of new buildings.
(2)
Addition to an existing building.
(3)
Construction of new parking areas associated with an existing
building or expansion of existing parking areas by more than 10% in
area.
(4)
Application for a sign permit.
(5)
Modification of the exterior design features of an existing
structure which involves a change in the exterior materials in existence
on such structure. "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, overhangs, porches, porticos, chimneys, outdoor public
space, cornices, etc.
(6)
Design review is not required for repainting of surfaces or
the repair, restoration or reconstruction of exterior design features
where 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%.
[1]
Editor's Note: See 53 P.S. § 10701-A et seq.
B.
Standards and criteria for review. In reviewing a proposed plan, the reviewing body shall consider the requirements of § 405-3601, Traditional town design standards, and the following general criteria, where applicable:
(1)
General architectural features, including the character, scale
and quality of the design, including building materials and colors,
to ensure compatibility with adjacent buildings and the existing architectural
character of Lansdale.
(2)
That the plans indicate proper consideration for the relationship
between proposed or existing buildings and buildings which are located
or are proposed within the general area.
(3)
That the plan for the proposed building or material change indicates
a manner in which surrounding properties are protected against noise,
vibrations and other factors which may have an adverse effect on the
environment and the manner of screening for mechanical equipment,
trash, storage and loading areas.
(4)
That buildings, parking areas, signs and illumination indicate
proper consideration has been given to both the functional aspects
of the development, such as pedestrian and vehicular circulation,
and the visual effect of the development from the view of adjoining
streets.
(5)
That landscaping considerations, including location, type, size,
color, texture and coverage of plant materials, including maintenance
and protection, have been considered to ensure visual relief which
will complement existing and adjoining properties to provide an attractive
environment.
C.
Application process.
(1)
All applications before the reviewing body shall be submitted
in writing to the reviewing body, which shall review the proposal
and submit written comments to the Borough Code Enforcement Officer
within 30 days of receipt of such application.
(2)
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 building and composite elevations,
if multiple buildings are proposed. Elevation 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.
[3]
Exterior lighting to be used for walkways, drives
and parking lot, including signs and light cast from the building's
interior which are or will be visible from surrounding properties.
[4]
Existing or proposed streetscape amenities, such
as artwork, sculptures, lighting, benches, fountains and other ornamental
or decorative features.
[5]
The location and design of all proposed signs.
D.
Approval process.
(1)
For all building and/or 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., or as required by the Uniform Construction Code Act, 35 P.S. § 7210.101 et seq., and/or the Uniform Construction Code, 34 Pa. Code § 401.1 et seq., (collectively, the "UCC").
(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 or the UCC, 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.
