Lansdale City Zoning Code
ARTICLE XXXVI
Traditional Town Design Standards and Design Review Process
§ 405-3600 Applicability and intent.
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.
§ 405-3601 Traditional town center standards.
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).
§ 405-3602 Design review process.
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.