The proposed demolition of any building with a footprint larger than 150 square feet.

Any proposed addition to an existing building, including its size, height, and design.

The size, height, and design of any new building.

The location of any new building on a lot.

The location and design of parking lots for three or more spaces.

The location, size, and design of fences.

Any major alteration of a facade of any building visible from a public street.

If the Zoning Officer determines the application meets the applicable provisions contained in §§ 330-15 and 330-16 of this chapter, he or she shall issue a zoning permit for the work.

If there is any question as to whether the application meets the applicable guidelines set forth in §§ 330-15C and 330-16C, the Zoning Officer shall refer the matter to the Lansdowne Borough Planning Commission to review the application and either recommend approval or recommend alternatives to the applicant. Recommendations shall be advisory only and shall not be considered as grounds for approving or denying an application.

No zoning permit shall be issued until the applicant has formally acknowledged s/he has received the recommendations of the Planning Commission. However, if the proposed change conforms to the requirements of this chapter other than those set forth in §§ 330-15C and 330-16C, the Building Code and all other applicable state and Borough ordinances, the Zoning Officer shall issue a zoning permit for the work. The Zoning Officer shall act on all zoning permit applications within 90 days of receiving them.

Class I: a structure that meets the definition of "historic structure" as established in Article II, Definitions.

Class II: a structure that can be documented to be at least 50 years old to the satisfaction of the Zoning Officer and which may potentially qualify for classification as a Class I historic structure due to its architectural or historical significance.

Demonstrate that no other viable alternatives for reuse of the structure exist. This would include:

Demonstrate that demolition of a structure is an unavoidable and integral part of a construction scheme affecting a larger area than the structure in question, which will, in the opinion of Borough Council, provide substantial public benefit.

It is the intent of the Neighborhood Conservation District to incorporate and utilize the requirements and provisions of Sections 603, 604, and 605 of the Pennsylvania Municipalities Planning Code, Act 247 of 1968, as amended,[1] to create such Zoning Ordinance provisions that will:

Lansdowne Borough is almost fully built out. Less than 1% of the Borough's total land area is vacant. Therefore, the majority of future development in Lansdowne will involve the renovation and alteration of existing buildings and the construction of new buildings interspersed with existing development.

Changes in the appearance of existing buildings and new construction interspersed with existing historic buildings have a powerful impact on the established character and the social and economic well-being of the residents and property owners of Lansdowne.

One of Lansdowne's greatest assets is its heritage. Its oldest neighborhoods were built more than 100 years ago, in the late 1800's and early 1900's. Nearly all of Lansdowne's residential areas are at least 50 years old.

Through participation in numerous plans and studies, and more recently through the comprehensive planning process, the people of Lansdowne have said they want to preserve and enhance the traditional small-town character of the Borough. They like its rich architecture and its neighborhood feel, with sidewalks, street trees, and mixture of houses, offices and stores within walking distance of each other.

Lansdowne currently has two historic districts listed on the National Register of Historic Places, the Lansdowne Park Historic District and the Henry Albertson Subdivision. Two individual properties are also listed, the Lansdowne Theatre and the Twentieth Century Club, while the Penn Wood High School has been considered eligible for listing by the Pennsylvania Bureau for Historic Preservation and can be placed on the register once the application process is completed. In addition, the Central Business District is designated as a local historic district under Pennsylvania Act 167.

The emphasis of this chapter is to preserve existing desirable development, ensure that new infill development is compatible with the existing, and generally enhance Lansdowne's traditional community character by establishing effective guidelines and controls concerning design, access, screening, signage, environment, walkability, and property maintenance. Lansdowne's traditional residential neighborhoods are incorporated into the Neighborhood Conservation District Overlay with the following purposes:

Building placement.

Building size.

Building height. Building height is the vertical distance from the grade at the front of the building to the top of the roof for buildings with flat roofs. For other buildings, the perceived height is measured as illustrated below. Cupolas, towers, or turrets of less than 50 square feet are not counted when measuring height. The height of new buildings shall be either:

Proportion of building walls to openings. The number and size of windows and doors in a building strongly affect its appearance. The amount of open space in a wall can be expressed as a ratio. For example, a building with twice as much wall space as windows and doors would have a two-to-one ratio. Most of Lansdowne's historic buildings have a wall-to-openings ratio between two-to-one and one-to-one. Some new buildings have walls that are largely glass or largely wall. To be compatible with Lansdowne's existing buildings, they should have wall-to-openings ratios between two-to-one and one-to-one.

Fences and walls.

Style of architecture.

Base, body, and cap.

Building form.

Texture and pattern of materials. New buildings should be constructed of durable and easily maintained materials such as stone, brick, precast concrete, masonry or metal, and in keeping with the surrounding pattern of construction. Undesirable materials include false masonry, vinyl siding, and asphalt shingles.

Additions.

Porches.

Neighborhood Residential District (NR).

Traditional Neighborhood District (TN).

Neighborhood Business District (NB).

To preserve and enhance downtown Lansdowne's traditional character by preserving and enhancing existing, traditional buildings and architecture and ensuring that new infill development is compatible with the existing.

To incorporate and utilize the requirements and provisions of Sections 603 and 604 of the Pennsylvania Municipalities Planning Code, Act 247 of 1968, as amended,[1] to create such Zoning Ordinance provisions that will:

The physical design of a commercial district contributes greatly to the overall image of the community; each has its own unique cultural qualities to attract residents, customers and visitors. The distinctive characteristics of buildings of varying ages make commercial corridors assets and are often one of the most interesting and satisfying aspects of the street. On a commercial corridor, facades built in the 19th century may exist alongside those built in the mid-20th century. Often, commercial structures started as residences and were later converted to shops. Thus, building features from one period were reconfigured to that of another, simply to keep up with architectural fashion. If the resulting appearance shows quality craftsmanship and is pleasing in proportions, composition and details, then the facade is a valuable visual resource for the corridor. Thoughtfully designed new construction and improvements to existing buildings reinforce the positive identity of a community's retail core and create a "sense of place" that is distinct to the neighborhood.

The emphasis of this chapter is to preserve existing desirable development, ensure that new development is compatible with the existing, and generally enhance Lansdowne's traditional community character by establishing effective guidelines and controls concerning design, access, screening, signage, environment, walkability, and property maintenance.

Lansdowne's traditional commercial neighborhoods are incorporated into the Downtown District with the following purposes:

Building placement.

Building size.

Building height. Building height is the vertical distance from the grade at the front of the building to the top of the roof for buildings with flat roofs. For other buildings, the perceived height is measured as illustrated § 330-15B(3). Cupolas, towers, or turrets of less than 50 square feet are not counted when measuring height.

Proportion of building walls to openings.

Sidewalk displays. Within the Downtown District, the public rights-of-way, specifically the sidewalks, may be used for the purpose of exhibiting wares, goods and merchandise for sale and for the use in a manner which will be conducive to business, subject to the following provisions:

Outdoor dining. Outdoor dining helps create pedestrian activity along the sidewalk and adds a sense of human scale to the community. Outdoor dining generates more people on the street, increasing liveliness, and a sense of safety in the downtown. Within the Downtown District, the public rights-of-way, specifically the sidewalks, may be used for outdoor dining, subject to the following provisions:

Fences and walls. Street walls are intended to form and frame the streetscape and the traditional character of Lansdowne Borough. Street walls are also intended to buffer parking.

Trash enclosures.

Style of architecture.

Base, body, and cap.

Texture and pattern of materials. New buildings should be constructed of durable and easily maintained materials such as stone, brick, precast concrete, masonry or metal, and in keeping with the surrounding pattern of construction. Undesirable materials include false masonry, vinyl siding, and asphalt shingles.

Additions. Because facades are so important to the appearance of a building, additions should be avoided at the front of a building. Whenever possible, additions should be constructed at the rear of a building, or the least conspicuous side. The more visible the addition from the street, the more important compatibility becomes.

Awnings. The use of awnings is encouraged to add visual interest and create a sense of enclosure along commercial streets. Awnings should complement the distinct character of each storefront; continuous awnings which cross over several storefronts are discouraged. Weather-treated canvas or other natural-looking material should be used for awnings. Plastic awnings are generally not appropriate.

Central Business District (CBD).

Baltimore Avenue Mixed Use District (BAM).

Architectural style and additions. Downtown Lansdowne and Lansdowne's traditional neighborhoods were built in a number of distinctive styles, which give the Borough its pleasant character. Various examples are pictured in the Neighborhood Conservation District, § 330-15.

Building placement. In the General Business District, buildings should face a principal street.

Proportion of building walls to openings. The number and size of windows and doors in a building strongly affect its appearance. The amount of open space in a wall can be expressed as a ratio. For example, a building with twice as much wall space as windows and doors would have a two-to-one ratio. Most of Lansdowne's historic buildings have a wall to openings ratio between two-to-one and one-to-one. To be compatible with Lansdowne's existing buildings, new buildings in Lansdowne's General Business District should have wall-to-openings ratios between two-to-one and one-to-one.

Texture and pattern of materials.

Fences and walls.

General Business District (GB).

Building coverage: 75% maximum.

Side yards: none required, except when side yard abuts a residential district, in which case a ten-foot minimum side yard is required.

Rear yards: none required, except when the rear yard abuts a residential district, in which case a ten-foot minimum rear yard is required.

Height: 35 feet maximum.

To encourage, through infill and redevelopment, a variety of higher density and intensity individual and mixed uses, compatible with existing development, within walking distance of the Lansdowne train station and those roads with regular bus service. These uses include commercial, residential, institutional, employment, open space, and civic uses.

To increase the economic competitiveness of these areas by building on the assets of transit, which newer suburbs often lack, and quiet neighborhood feel, which is often lacking in central urban areas.

To encourage public transit use and walking and bicycling, and reduce unnecessary vehicular trips.

To orient buildings and neighborhood activity to public spaces, the train station, and to bus stops.

To create and enhance pedestrian-friendly street networks that directly connect the train station and bus stops with residential neighborhoods, the business district, and civic uses.

To encourage design, style, density, and character of development that complements the historic development in the above-mentioned areas surrounding the train station, which were initially developed as railroad suburbs. This does not mean recreating older development design, style, density, and character exactly, but using modern practices to augment historic characteristics.

To preserve existing open space and recreational areas.

To provide development incentives for those plans that include design features, support facilities, and/or amenities that reinforce implementation of the TOD Overlay District's goals and its relationship to the surrounding community.

Build-to line. A building shall have a minimum front yard setback of zero feet and a maximum setback of five feet from the front property line. A setback may be increased to 20 feet from the front property line for the purposes of a courtyard, plaza, square (subject to Subsection E, Streetscape and green area standards), recessed entrance, or an outdoor dining area adjacent to the public street, but not for off-street parking.

Side yard setback. There shall be no side yard setback for buildings that share a party wall. The setback between buildings shall be 10 feet (five feet per each building) when not sharing a party wall.

Maximum impervious coverage: 100%.

Building height.

Maximum building footprint for nonresidential buildings: 10,000 square feet.

Floor area ratio (FAR):

Pedestrian design standards:

Building design standards, nonresidential. Nonresidential buildings and apartment buildings shall meet the following requirements:

Building design standards, residential.

Driveways. The creation of new sidewalk curbs cuts shall be avoided whenever an alternative point of access is available or can be created. Shared access agreements are encouraged.

Landscaping. Street trees, buffers, parking lot landscaping, detention basin landscaping, and landscaping around nonresidential buildings shall be provided, in accordance with the landscaping provisions of this chapter and the landscaping section of the Lansdowne Borough Subdivision and Land Development Ordinance.[1]

Signs. All signs shall comply with the requirements of Article VII, Signs, of this chapter.

Lighting. Exterior lighting should be designed to enhance the site, emphasize a building's architecture and entrances, and provide safety and security for pedestrians. Light fixtures are required to be 20 feet high for parking lots and 14 feet high for pedestrian walkways. In addition, all off-street parking areas and pedestrian walkways should be well lit.

Streetscape and green area standards should relate to Lansdowne's streetscape design and be reviewed by Borough Council. The applicant shall demonstrate that these standards are met through elevations and conceptual sketches.

Table 1 indicates the categories and minimum requirements for streetscape and green area standards. Category A contains planting and greening elements. Category B includes more elaborate greening elements as well as street furniture and other streetscape elements. Category C includes more extensive building elements, streetscape improvements, and open space elements. Table 2 presents the streetscape and green area items within each category. The applicant shall be required to comply with the requirements of Tables 1 and 2.

Urban garden standards.

Public plazas, squares, and courtyard standards.

Encourage the utilization of appropriate construction practices in order to prevent or minimize flood damage in the future.

Minimize danger to public health by protecting water supply and natural drainage.

Reduce financial burdens imposed on the community, its governmental units, and its residents, by preventing excessive development in areas subject to flooding.

Comply with federal and state floodplain management requirements.

Identification. The identified floodplain area shall be those areas of the Borough of Lansdowne which are subject to the one-hundred-year flood elevation, as identified in the Flood Insurance Study (FIS) dated September 30, 1993, and the accompanying maps prepared for the Borough by the Federal Emergency Management Agency (FEMA), or the most recent revision thereof.

Description of floodplain areas. The identified floodplain area shall consist of the following specific areas:

General.

Special requirements for FW and FA Areas.

To conserve and protect steep and very steep slopes from inappropriate development such as excessive grading, landform alteration and extensive vegetation removal.

To avoid potential hazards to property and the disruption of ecological balance which may be caused by increased runoff, flooding, soil erosion and sedimentation, blasting and ripping of rock, and landslide and soil failure.

To encourage the use of steep and very steep slopes for open space and other uses which are compatible with the preservation of natural resources and protection of areas of environmental concern.

Areas of very steep slope (greater than or equal to 25%).

Areas of steep slope (15% to 25%).

Approach Surface Zone.

Conical Surface Zone.

Horizontal Surface Zone.

Primary Surface Zone.

Transitional Surface Zone.

As regulated by Act 164 and defined by 14 CFR Part 77.13(a) (as amended or replaced), any person who plans to erect a new structure, to add to an existing structure, or to erect and maintain any object (natural or man made), in the vicinity of the airport, shall first obtain a permit from the Department's Bureau of Aviation (BOA) by submitting PENNDOT Form AV-57 to obtain an obstruction review of the proposal at least 30 days prior to commencement thereof. The Department's BOA response must be included with this permit application for it to be considered complete. If the Department's BOA returns a determination of no penetration of airspace, the permit request shall be considered in compliance with the intent of this overlay section. If the Department's BOA returns a determination of a penetration of airspace, the permit shall be denied, and the project sponsor may seek a variance from such regulations as outlined in Subsection F.

No permit is required to make maintenance repairs to or to replace parts of existing structures which do not enlarge or increase the height of the existing structure.

No permit shall be required for structures that:

Any request for a variance shall include documentation in compliance with 14 CFR Part 77 Subpart B (FAA Form 7460-1 as amended or replaced). Determinations of whether to grant a variance will depend on the determinations made by the FAA and the Department's BOA as to the effect of the proposal on the operation of air navigation facilities and the safe, efficient use of navigable airspace. In particular, the request for a variance shall consider which of the following categories the FAA has placed the proposed construction in:

Such requests for variances shall be granted where it is duly found that a literal application or enforcement of the regulations will result in unnecessary hardship and that relief granted will not be contrary to the public interest, will not create a hazard to air navigation, will do substantial justice, and will be in accordance with the intent of this section.