The following principles, standards, and design requirements shall be used in the evaluation of all subdivision and land development proposals. Other design requirements as established in Chapter
500, Zoning, or other Narberth Borough ordinances shall be in addition to the following:
A. All portions of a parcel being subdivided shall be designated as
to their use, such as lots, streets, open space, parking areas, or
other proposed uses.
(1) When a portion of a parcel is being reviewed relative to subdivision
and land development, but where future subdivision or development
is imminent, the applicant shall demonstrate that the remainder of
the parcel may be subdivided or developed in conformance with the
existing zoning classification of land use in a logical and satisfactory
manner, as a condition of approval of their plan.
B. Applicants shall preserve naturally and culturally significant features,
scenic points, historic resources, and other community assets and
landmarks.
(1) Subdivisions and land developments shall be designed to preserve
and protect the natural features of the land, including existing grades
and contours, bodies of water and watercourses, canopy trees standing
alone or in groves, street trees and specimen trees, cultural and
historic resources, pedestrian pathways that have been in public use
and other community assets.
(2) The health, safety, and general welfare of Narberth Borough's residents
shall be promoted by protecting the surface waters and groundwaters
of the Borough through effective stormwater management and control
of sedimentation and erosion, as provided in this article. To protect
against flooding and promote safety of residents and emergency personnel,
all possible care shall be taken to ensure that proposals manage stormwater
on site in an environmentally responsible manner. Subdivisions and
land developments shall include stormwater management facilities that
promote best management practices to restore naturalized drainage
systems that mimic natural flows of water and develop sustainable
flood management infrastructure. Subdivisions and land developments
shall eliminate potential negative impacts of development that occur
with inadequately managed stormwater. These negative impacts include,
but are not limited to, altered hydrology, lowering of the groundwater
table, physical stream impacts, and biological impacts to nonpoint-source
pollutants.
(3) The burden shall be on the applicant to justify any material changes
in the natural features of the land by satisfactory proofs that subdivision
or land development would not be feasible without such changes and
that there are no practical alternatives. The fact that subdivision
or land development would involve greater expense, less density, or
less economic return because of the maintenance of certain natural
features will not in and of itself be considered a justification of
changes in such features.
(4) Development and disturbance of floodplain land areas shall be governed by additional standards contained in this chapter, Chapter
400, Zoning, the Narberth Building Code, and Chapter
292, Floodplain Management.
C. Proposed subdivisions and land developments shall preserve and enhance
the existing urban form so that the community as a whole may develop
sustainably and harmoniously. Development should contribute to reducing
any negative climate change impacts originating from Narberth Borough.
(1) Proposed buildings shall integrate well with the existing form and
architectural styles of the block and neighborhood and preserve and
enhance the existing streetscape.
(2) New development should be designed with a goal of carbon neutrality
or net carbon reduction. Minimizing carbon dioxide and methane emissions
during the land development/construction process and in the operation
of the resulting development should be a part of all proposals such
that new development does not contribute negatively to global climate
change or local pollution.
D. Improvement construction requirements will be completed under specifications
of the Pennsylvania Department of Transportation (PennDOT), Department
of Environmental Protection (PA DEP), the Montgomery County Conservation
District (MCCD), American Association of State Highway Transportation
Officials (AASHTO), or other appropriate agencies or the specifications
included herein, whichever specifications shall result in the more
restrictive standard. All improvements shall be to the specifications
and satisfaction of the Borough Engineer.
E. The applicant shall construct, install, and guarantee, at no expense
to the Borough or its authorities, all improvements required as part
of plan approval including, but not limited to, streets, curbs, sidewalks,
water mains, sanitary and storm sewers, stormwater management facilities,
streetlights, fire hydrants, street signs, street trees, monuments,
and other facilities and utilities specified in this chapter.
(1) The construction and installation of such facilities and utilities
shall be subject to inspection by appropriate Borough officials during
the progress of the work, and the applicant shall pay for all inspections.
(2) The applicant shall offer for dedication to the appropriate jurisdiction
any and all rights-of-way, easements, land, facilities, or other improvements.
Borough Council reserves the right to accept or refuse offers of dedication
to the Borough for public uses.
F. The standards contained within this article are the minimum standards
and requirements for the protection of the health, safety, and welfare
of the residents of the Borough and are to be used in all subdivisions
and land developments. In addition, Borough Council reserves the right
to require standards in excess of the minimum requirements if warranted
to protect the health, safety, and general welfare of the community.
Proposed land developments and subdivisions shall be context
sensitive and continue the existing character of the block and neighborhood
surrounding the site. Proposed land developments and subdivisions
shall address the opportunities and limitations present on a site
and its adjacent surroundings. Site opportunities shall be maximized
to enhance the overall quality of the development and steps shall
be taken to lessen potential negative impacts upon a site and the
surrounding properties. The practical physical and social needs of
the users of the site should be evaluated and appropriately incorporated
into the final subdivision layout or site design. The impacts of the
proposed development on the natural environment and surrounding land
uses shall be given a high priority and made an integral part of the
overall design for the land development and subdivision. The following
site organization guidelines shall be used:
A. Site improvement layout. The buildings shall be placed in consideration
with the site's topography, existing mature vegetation, and surrounding
urban form, taking into account energy conservation, solar access,
and pertinent natural features.
B. Relationship to block and neighborhood. The site layout shall consider
the context of the block and neighborhood in which it is located.
The fronts of buildings and their relationship to public streets shall
promote and maintain Narberth's walkable and inviting streetscape
especially through the integration of frontages such as open porches
and stoops that provide a transition between the public space of the
street and the private space inside buildings.
[Amended 7-20-2023 by Ord. No. 1056; 9-21-2023 by Ord. No. 1059]
(1) Mixed-use buildings with a front facade width that exceeds 65 feet
shall provide for differentiated horizontal sections that provide
for the following:
(a)
The facade treatment shall use architectural elements that replicate
the scale and rhythms that exist on the street, including architectural
bays, building entrances, and ground-level and upper-level windows.
(b)
The facade shall be designed as a set of horizontal sections
that range in width, each section having a different width, not to
exceed 1/3 of the total building width or 45 feet, whichever is lesser.
(c)
The horizontal sections shall be differentiated from each other
by the use of one or more of the following:
[1]
Vertical elements that visually separate the sections, such
as applied architectural ornamentation;
[2]
Variation, from section to section, in window arrangements,
dimensions, types and elevations from the ground;
[3]
Variation, from section to section, in signage dimensions, types
and elevations from the ground;
[4]
Variation of materials, textures and colors from section to
section; and/or
[5]
Variation of masonry feature treatments; which shall not be
repeated from section to section.
(d)
Each horizontal section shall have at least one door leading
to the street.
(e)
For contributing resources requiring a certificate of appropriateness, as regulated under Chapter
315, Historic Districts, the HARB shall approve all exterior materials visible from a public way (as defined in Chapter
315).
(f)
Architectural elevations for all facades visible from the street
for review by the Planning Commission and approval by Borough Council.
(2) Mixed-use buildings with a maximum height of 36 feet and three stories
in the 5a Zoning District that have been approved by conditional use
shall have a third-floor stepback that meets the following requirements:
(a)
A minimum of 60% of the building width of a third story shall
be stepped back at least six feet from the front facade.
(b)
The stepback area described above shall serve as functional
outdoor space that is accessible from the adjacent interior space(s);
and
(c)
Architectural elevations for all facades visible from the street
shall be submitted for review by the Planning Commission and approval
by Borough Council.
C. Relationship to surrounding buildings. The proposed design shall
appropriately complement existing buildings and structures through
building massing, setbacks, buffers, and building materials. Various
potential negative impacts upon surrounding buildings and neighborhood
context, including but not limited to noise, light, and loss of privacy,
shall be mitigated.
D. Sustainable development. The development of a site should use construction
methods, building materials, and development practices that reduce
energy, water, fuel consumption, and greenhouse gas emissions from
the construction and utilization of the development. Opportunities
to utilize renewable energy sources, repurpose existing building materials,
improve energy efficiency, provide for the use of sustainable transportation
such as bicycles and electric vehicles, and conserve and reuse water
resources shall be considered. Salvaging or recycling of materials
from any structures to be demolished is strongly encouraged.
E. Existing natural features. Existing natural features should be recognized
and integrated into the site layout. Natural features such as streams,
hillsides, wetlands, unique habitat, woodlands, specimen trees, and
similar natural resources should be considered strong design determinants
and be incorporated into the overall site plan to strengthen the unique
quality of the land.
F. Natural environment. Land developments shall improve and enhance
the natural environment through the use of native plants and green
stormwater infrastructure. Natural systems of water circulation and
filtration shall be preserved and restored to the landscape. Native
plant materials shall be prioritized and grass lawns shall be discouraged
to restore the natural environment; provide habitat for birds, butterflies
and pollinators; provide for natural stormwater absorption; provide
for small-scale vegetable gardening; and otherwise enhance the site.
G. Circulation. Movement within a site and access to the site shall
consider the safety and convenience of various types of travelers.
Pedestrians, bicycles, and transit vehicles shall be given priority
over private vehicles in terms of safety and access. Cross access
between properties and joint access are encouraged to improve circulation
and improve access safety. Pedestrian circulation within the site
shall connect principal buildings to the sidewalk network and provide
safe passage within and throughout a subdivision or land development.
Bicycles shall have safe and convenient access to all sites and safe
passage along all streets. Environmentally friendly travel choices
shall be encouraged through site design and amenities such as bicycle
parking and electric vehicle charging stations (EVCS).
H. Health hazards. The configuration of a subdivision or land development
should reduce potential health hazards and improve safety and well-being
to the future users of the subdivision or land development and to
the community as a whole.