[Added 12-1-2010 by Ord. No. 1801]
It is the intent of this article, as authorized by Article VII-A
of the Pennsylvania Municipalities Planning Code,[1] to establish design criteria and a process for design
review applicable to Lansdale Borough's Class A, B and C Residential
Districts, established and regulated pursuant to 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 other dwellings on the block. 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.
D.
Provide design standards that promote compatibility between new and
existing residential development.
E.
Allow for flexibility with regard to the design of new dwellings,
accessory structures, and additions that will enable reasonable use
of property without compromising neighborhood character.
[1]
Editor's Note: See 53 P.S. § 10701-A et seq.
All new homes and additions subject to review by the Design
Review Board, as defined in this chapter, shall be consistent with
the following design standards. These standards are explained in greater
detail in the Borough of Lansdale Residential Design Review Manual,
copies of which are available from the Code Enforcement Officer of
the Borough of Lansdale. The Design Review Manual (hereafter referred
to as "the Manual") is an illustrative guide for explaining appropriate
design, standards for submittal, and pertinent lot dimension information.
Where a new development is proposed and/or insufficient residential
buildings exist on a block, the applicant shall select an adjacent
block with sufficient and similar residential dwellings upon which
to refer. If no pattern exists regarding a specific design element,
the Design Review Board may waive compliance requirements for that
standard.
A.
Building mass and proportion.
(1)
New buildings and additions shall be consistent with the pattern
of size, mass and footprint, as viewed from the street, with other
homes on the block.
(2)
The proportion of height and width of buildings viewed from
the street shall be consistent with the pattern established by other
homes on the block.
(3)
Proposed additions or new buildings that are unlike the pattern
of size or ratio of height to width established by existing homes
on the block are permitted, provided that one of the techniques described
in the Manual is used to mitigate the impacts.
(4)
New buildings shall conform to a pattern of heights of floor
levels, where one exists on a block, with changes between floors occurring
at the same height.
B.
Roof.
(1)
Roofs of new buildings and additions shall be consistent with
regard to the style of roof and pitch, as viewed from the street,
with other homes on the block.
(2)
Roofs shall not be evaluated with regard to the type (shingles,
slate, metal, flat roof coatings, etc.) or color of roofing material
to be installed.
C.
Windows and doors.
(1)
All buildings shall have one primary entrance in the front facade
oriented toward the street of the property's mailing address. Multifamily
structures (including triplexes, quads and residential conversions)
shall share a primary entrance whenever feasible. Additional entrances
to structures with more than one dwelling unit shall be separated
by at least 20 feet and be likewise oriented towards the street of
the property's mailing address.
(2)
Windows of new buildings and additions shall be arranged to
be consistent with the pattern of windows on homes on the block with
regard to size, proportion of height to width, and location as viewed
from the street.
(3)
Windows and doors shall not be evaluated with regard to color
or materials (wood, vinyl, aluminum, steel, fiberglass, etc.).
(4)
Blank walls shall not be permitted along any exterior wall facing
a street. The window pattern from the front or rear walls should be
continued to side walls.
D.
Porches and porticos.
(1)
On a block where there is a pattern of front porches and/or
porticos for existing homes, new homes shall have a front porch or
portico. On entirely new blocks, front porches or porticos shall be
required pursuant to the standards below.
(2)
Porches must be at least eight feet deep and may extend across
the entire facade, half of the facade, or wrap around the sides of
buildings.
(3)
Porticos must be at least five feet deep and five feet wide.
(4)
Porches and porticos may be enclosed, provided that the ratio
of windows to wall remains similar to the ratio of windows to wall
that existed prior to enclosing the porch or portico. A pattern of
porch enclosures need not be present on the block to permit a porch
enclosure.
E.
Surface material.
(1)
Where a pattern of surface material on the front facade of homes
is present on the block (brick, stucco, stone, clapboard, or shingles,
etc.), new buildings shall employ materials that appear consistent
with existing homes.
(2)
Where additions are proposed and visible from the street, the
surface materials of the facade of the home being renovated (and in
the case of semidetached twins, the adjoining dwelling unit) shall
take precedence over the pattern on the block. Special considerations
for the renovation of semidetached twins are outlined in the Manual.
(3)
Whether an addition or a new home, the front facade of buildings
shall not mix more than two types of surface materials (excepting
exposed foundation walls). Any change in materials shall be along
a horizontal line corresponding to the change in levels of the home
viewed from the street. Deviations from this standard are permitted,
as outlined in the Manual, to preserve or replicate historic architectural
styles found in the Borough.
F.
Vehicle access and garages.
(1)
Where alleys exist physically, new dwellings shall take access
from the alley, with parking spaces at the rear of the property regardless
of the prevailing pattern of access of homes on the block. Where an
alley exists only as a right-of-way or is only partially constructed,
the applicant shall complete the applicant's portion of the alley
from side lot line to opposite side lot line, provided that, upon
completion, such alley will provide vehicle access to the rear of
the property. Where alleys do not exist either physically or as a
right-of-way or a combination of both, or the completion of the applicant's
portion of the alley will not result in vehicle access to the rear
of the property, new dwelling units shall provide for vehicle access
and parking consistent with the prevailing means of access and location
of garages on the block. In new neighborhoods, the preference for
vehicle access applies in the following order: a) rear-facing garages;
b) side-facing garages; and c) front-facing garages.
(2)
Where rear-facing garages are proposed, they shall be set back from the rear lot line within a range of five feet from the prevailing pattern of rear garage setbacks on the block. If a prevailing pattern of rear garage setbacks does not exist, then the requirements of § 405-1904, Accessory building setbacks and specifications, shall apply.
(3)
Where front-facing garages are proposed, they shall be set back
a minimum of 10 feet from the closest point to the street line of
the front facade of the home.
(4)
Where front-facing garages are proposed, all driveways shall
be at least 20 feet long, as measured from the edge of the sidewalk,
to accommodate parked vehicles and keep sidewalks clear of obstructions.
(5)
Detached or semidetached garages shall be architecturally similar
to the proposed or existing home with regard to roof style and pitch,
cladding, and windows (if any).
G.
H.
Additions.
(1)
Additions should be constructed to the rear of dwellings and
not be visible from the street.
(2)
Additions visible from the street, such as second-floor additions,
extensions into side yards, or large additions, are permitted, provided
that one of the techniques described in the Manual are used to mitigate
the impacts.
I.
Apartment houses.
(1)
Fire escapes shall be located to the rear or sides of buildings.
(2)
All off-street parking areas shall be screened from view from
neighboring properties by a six-foot-tall opaque fence or continuous
hedge of evergreen shrubs and trees in a six-foot-wide planting strip.
(3)
All outdoor trash containers shall be located in an enclosure
constructed of materials similar in appearance to other structures
on the property and surrounded by a six-foot-wide planting bed with
a mixture of predominantly evergreen trees and shrubs.
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 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 standards of Article XXXVII (Traditional Residential Infill Development Standards)
A.
In accordance with the provisions of the Pennsylvania Uniform Construction
Code, Title 34, Part XIV, Chapter 403, Administration, §§ 403.61
to 403.66, Permit and inspection process for residential buildings,[2] or, as applicable, Chapter 107 of the Borough of Lansdale Code, Subdivision and Land Development Ordinance,[3] the following application process and standards for submittal
to the reviewing body shall apply:
(1)
All applications shall be submitted to the Code Enforcement
Officer, to be evaluated for completeness with the standards herein.
Any applicant deemed incomplete shall be returned to the applicant
with an explanation of deficiencies either in writing or communicated
verbally. All subsequent resubmissions of the same project shall not
incur an additional fee.
(2)
To be deemed complete, the application required shall contain
the following information:
(a)
A site plan, drawn to appropriate scale on a sheet 11 inches
by 17 inches, indicating the location of lot lines, existing and proposed
building footprints, driveways, garages, and other accessory buildings,
center line of the street, and sidewalk (if any).
(b)
A front elevation of the dwelling and detached garage (if proposed),
drawn to appropriate scale on a sheet 11 inches by 17 inches, indicating
the type of existing and proposed surface materials, locations and
dimensions of existing and proposed windows and doors, and roofline.
Photographic samples of surface materials may be used when not depicted
by the front elevation.
(c)
An aerial photograph at a suitable scale on a sheet 11 inches
by 17 inches that displays the location of homes on the street, size
of front yards, and means of vehicle access.
(d)
Photographs, on one or more sheets 8.5 inches by 11 inches,
of the site and other homes on the block adequately depicting the
design of homes and their spatial relationship to neighboring properties
and the street.
(3)
Upon submission of a complete application to the Code Enforcement
Officer, he or she shall schedule a public meeting of the reviewing
body.
(4)
After the conclusion of the public meeting, the reviewing body shall mail a written recommendation to the applicant not later than 30 days following the date of the submission of a complete application, detailing the manner in which the applicant's proposal is compliant or deficient with regard to the standards of Article XXXVII (Traditional Residential Infill Development Standards). Copies of the reviewing body's recommendation shall be forwarded to the Code Enforcement Officer and Borough Council.
B.
Recommendation to Borough Council or Code Enforcement Officer.
(1)
The Borough Council or, as appropriate, the Code Enforcement
Officer shall consider comments and recommendations of the reviewing
body prior to approving or denying the proposal or building permit,
as appropriate.
(2)
In the event that a completed application has been submitted by the applicant to the reviewing body, and a written recommendation has not been mailed within 30 days of the receipt of the application, the application shall be deemed compliant with the standards, Article XXXVII (Traditional Residential Infill Development Standards). The Zoning Officer and the permit applicant may agree in writing to extend the deadline by a specific number of days.
[1]
Editor's Note: See 53 P.S. § 10701-A et seq.
