The exact location of work to be done on the site.

The exterior changes to be made or the exterior character of the structure to be erected or additions proposed.

The effect of the proposed change upon the general historic and architectural nature of the property.

The appropriateness of exterior architectural features or structures involved in the proposed work.

The general design, arrangement, texture, material, scale, mass, color of any affected building, structure or site, and the relation of such factors to similar features of other structures on the property.

In the event that replacement of contributing architectural features is unavoidable, the new material shall, as closely as possible, match the material being replaced in kind. At a minimum, the composition, design, color, texture and other aesthetic qualities shall be sympathetic to and in character with the existing building. In instances where original materials are either unavailable or their use economically infeasible, Borough Council may approve the use of materials that are aesthetically consistent with the historic resource.

The preservation of distinctive stylistic features or examples of skilled craftsmanship.

Additions or exterior changes, such as exit stairs, shall be located in the third lot layer not along a public frontage to the greatest extent possible, unless, in the opinion of Borough Council, another arrangement better preserves the unique architectural features of the existing structure.

Surface materials shall be maintained or replaced with like materials and assemblies.

Window or door openings shall not be altered, other than for maintenance or replacement with like materials and assemblies.

There shall be no further additions or structural alterations to the buildings, except for replacement of existing features, such as porches, patios, etc., with like materials and assemblies.

To preserve existing pedestrian pathways between building exits and entrances and the sidewalk, there shall be no further alterations to locations of exits or entrances.

Utilities located on the exterior of existing buildings, such as heat pumps, central air conditioning units, etc., shall not be relocated except to areas that are equally less visible from any frontage.

Landscaping shall be maintained to preserve easy ingress and egress and views of and from the subject buildings.

No additional residential units or nonresidential space shall be constructed within existing structures beyond those approved by conditional use.

Subsequent modifications or amendments to the document shall require Borough Planning Commission review and Borough Council written approval.

All express conditions established by Borough Council for conditional use approval shall be followed.

Borough Council shall have the right to enforce the document that establishes the guarantees and be permitted access to the premises at reasonable times for the purpose of examining and inspecting the material and elements of the facades for determining compliance with the document.

The document establishing the guarantees shall be binding on the applicant, its successors, assigns, transferees, and all persons thereafter claiming by, under, or through the applicant, and the document shall run with the land.

Nonresidential use of the building, including any basement storage areas in conjunction with the nonresidential use, shall comprise not more than 50% of the floor area.

Parking spaces required by provisions of this chapter may be located in the front yard setback by conditional use.

The provisions related to privileged parking and the issuance of parking permits pursuant to §§ 475-17 through 475-25 shall not apply to buildings converted under this section insofar as occupants utilizing the buildings for nonresidential uses, including employees, personnel, or other such workers. They shall not be entitled to a parking permit or parking sticker that allow such persons on-street parking in the immediate vicinity of the subject property. In order to ensure adequate on-street parking spaces, Borough Council may designate on-street parking permit locations for such persons that are different than the parking zones in the immediate vicinity of the subject property as part of a conditional use approval. Further, occupants utilizing the buildings for residential use shall be limited to one parking permit/parking sticker per residential unit. Borough Council may waive such regulations under this subsection as part of conditional use approval.

Partial demolition of a principal building shall be permitted without losing the classification of a civic/institutional building, provided that at least 40% of the footprint of the building containing the characteristic architectural features remains preserved and the following criteria are fulfilled:

Parking spaces may be located in the front yard setback, provided that the trash and recycling receptacles shall be stored within an enclosed principal or accessory building in an area dedicated solely for such purpose, and all parking spaces are screened from neighboring residential properties and the adjacent street by a low wall and/or the planting of vegetation.

The number of parking spaces as required by the provisions of § 500-601 and Table (7) may be reduced up to 50%, rounded up to the nearest whole number.

Two-way driveways may be permitted, provided that a pedestrian crosswalk is established across the apron of the driveway and adequate sight triangles are maintained.

The property shall be exempt from meeting the minimum frontage build-out standards in Table (4), provided that the build-out after construction at the primary frontage line and the secondary frontage line (if on a corner lot) does not reduce or increase the property's original frontage build-out by more than 10%.

North Essex Avenue, Forrest Avenue, or North Narberth Avenue shall be considered the principal street, and Windsor Avenue shall be considered the secondary street.

The building width facing North Essex Avenue, Forrest Avenue, or North Narberth Avenue shall be a maximum of 100 feet.

The building width facing Windsor Avenue shall be a maximum of 100 feet.

Garage entrances are not permitted in the front facade.

Surface parking lots are not permitted to abut any corner.

Any such building shall be a maximum of 45 feet in height and a maximum of four stories.

The fourth story of any such building shall include step backs from the third-story facade on any side of the building that faces a street. The fourth story shall step back one foot for each two feet of height.

Any such building with a footprint located in both the 4a and 5a Zoning Districts shall have a maximum building height of 36 feet and maximum of three stories.

Any such apartment building shall have a maximum setback of 25 feet along the Windsor Avenue frontage, and a minimum setback of 12 feet and a maximum setback of 25 feet on the North Essex Avenue, Forrest Avenue, or North Narberth Avenue frontage. Setbacks shall be measured from the curbline.

Any such mixed-use building that includes multiple-family dwellings shall have a minimum setback of 25 feet along the Windsor Avenue Frontage, and a minimum setback of six feet and a maximum setback of 12 feet on the North Essex Avenue, Forrest Avenue, or North Narberth Avenue frontage. Setbacks shall be measured from the curbline.

Any such apartment building shall be allowed to incorporate retail and light industry or office and professional service uses in any portion of the ground floor frontage along North Essex Avenue, Forrest Avenue or North Narberth Avenue. The permitted first floor retail and light industry or office and professional service uses shall be limited to those uses that would otherwise be permitted for in the first floor of a mixed-use building in the same location.

Any first floor frontage used for retail and light industry or office and professional service uses shall follow the frontage requirements of § 500-503D(6), Shopfront, and follow the facade design requirements of § 500-502H3, 4, 5 and 7, Mixed-use building.

Section 500-401C shall not apply to any developments under this subsection. Multiple principal buildings shall not be permitted on a lot.

Maintain, protect, and preserve the historic resource on the property.

Retain and preserve the appearance and character of the historic resource according to any historic design guidelines adopted by the Borough.

Not have any detrimental effects on neighboring properties and shall not alter the essential character of the neighborhood or district in which it is located.

Be in accordance with the most recently adopted comprehensive plan.

Meet the criteria in § 500-401D.

Maintain, protect, and preserve the contributing resource on the property.

Retain and preserve the appearance and character of the contributing resource according to applicable historic design guidelines adopted by the Borough.

Not have any detrimental effects on neighboring properties and shall not alter the essential character of the neighborhood or district in which it is located.

Be in accordance with the most recently adopted Comprehensive Plan.

Meet the criteria established for conditional uses under § 500-804A(4), Standards of approval, including all required green building bonus criteria and requirements of § 500-804A(4)(j).

For buildings including six or more units, include a minimum of 10% of the residential units on the lot to be 550 square feet or smaller, calculated by multiplying the total number of residential units by 10%. If the product of this calculation is not a whole number, the applicant shall round this number up to the nearest whole number.

Incorporate building massing on any side of the building that is adjacent to a street or a residential property such that any portion of the building above 35 feet shall be stepped back one foot for each two feet of total building height above 35 feet.

In the case of multiple primary buildings on a lot, meet the following criteria in lieu of the criteria established under § 500-401C.

Lot layers, building heights and required setbacks shall be calculated independently for each principal building, based on the site planning and building height requirements identified in Table (4) and Table (5), or as noted elsewhere in this chapter, for each building, and shall be shown on the master plan.

The sum of the building frontage lengths shall be calculated for each street and shall demonstrate compliance with the minimum and maximum frontage buildout standards articulated in Table (4), Site Planning, for buildings within the applicable district.

If all street frontage requirements are met as provided above, additional principal buildings may be proposed for other areas of the lot. The primary frontage of such buildings shall be determined by Council as part of the conditional use approval.

The location of the contributing resource on the lot is such that the remaining width of the lot is not sufficient to accommodate the same number of principal buildings that could have been built if the contributing resource were not present and the lot were subdivided according to the minimum lot width provisions required by § 500-401A(1), Table (4), Site Planning, for the underlying zoning district; or

An alternative site plan is advantageous because of topographical features, a floodplain, the preservation of specimen tree(s) or other similar natural resources; to otherwise prevent a negative environmental impact; or because the lot is a corner lot, a through-block lot or irregularly shaped lot.

The existing requirement, for the underlying zoning district, for the rear setback on lots that face the principal street;

The front setback requirement for the pertinent block of the rear street; or

The mean distance that all principal and accessory buildings are set back from the curbline of the pertinent block of the rear street.

The overall impervious surface and overall building footprint shall not exceed the applicable limits in Table (4), Site Planning.

Dedicated off-street sidewalks or similar connections must be made between all buildings on the site, and to all streets that adjoin the property, along the most direct routes possible. Where possible, dedicated off-street sidewalks or similar connections shall also be made to nonresidential buildings on adjacent properties.

The site shall be buffered from adjacent residential properties along the rear property line, using screen buffer standards as set forth in the Narberth Borough Landscape Ordinance No. 854.[5]

Primary and secondary frontages not occupied by building fronts or driveways shall be landscaped, using soft buffer standards as set forth in the Narberth Borough Landscape Ordinance No. 854.

Any trees removed shall be replaced on the site on a 1:1 basis, measured by caliper.

Antennas or chimneys shall not exceed eight feet above the height limit in the district.

Steeples, towers, belfries, or other unoccupied architectural features shall not exceed an area of 20% of the roof area or a height greater than 20% of the height limit in the district.

On flat roofs, parapet walls or projecting cornices shall not exceed four feet in height measured from the height of the flat roof.

Stair towers or elevator towers shall not cover more than 20% of the roof area.

Mechanical equipment shall not cover more than 20% of the roof area and shall be screened from street-level view.

Except for flat roofs, solar panels or solar water-heating equipment shall be mounted parallel to the roof plane and less than eight inches above the roof on pitched roofs. In the case of flat roofs, solar panels and solar water heating equipment shall not be mounted parallel to the roof more than six feet above the roof or may be mounted at any angle, provided that it is not visible from the street.

The mean level of the ground shall be established by calculating the mean average of measurements of the ground level at two-foot intervals or at one-foot contour lines at the perimeter of the lot. If measurements are calculated at contour lines, each ground level measurement shall be weighted to account for the varying distances between contour lines.

The building height shall be measured as the distance between the mean level of the ground as defined above and a point midway between the highest and the lowest points of the roof.

The mean level of the ground shall be determined by calculating the mean average of measurements of the ground level at two-foot intervals or at one-foot contour lines at the perimeter of the building footprint in its predevelopment state. If measurements are calculated at contour lines, each ground level measurement shall be weighted to account for the varying distances between contour lines.

The building height shall be measured as the distance between the mean level of the ground as defined above and a point midway between the highest and the lowest points of the roof.

For each measurement point, either at two-foot intervals or at one-foot contour lines at the perimeter of the building footprint in its predevelopment state, the distance between the level of the ground and a point midway between the highest and lowest points of the roof at that measurement point shall be calculated. If measurements are calculated by contour lines, each height measurement shall be weighted according to distance between contour lines.

The average building height shall be the mean of the measurements as calculated in Subsection A(3)(c)[1].

Apartment and mixed-use buildings located along Windsor Avenue approved pursuant to § 500-301C(4)(b) for which the average height shall not exceed four stories and 45 feet.

Mixed-use buildings approved pursuant to § 500-301C(7), for which the average height shall not exceed three stories and 36 feet.

The mean level of the ground shall be determined by calculating the mean average of measurements of the ground level at two-foot intervals or at one-foot contour lines at the building footprint in its predevelopment state. If measurements are calculated by contour lines, each height measurement shall be weighted according to distance between contour lines.

The building height shall be measured as the distance between the mean level of the ground as defined above and a point midway between the highest and the lowest points of the roof.

On-street parking credit. A credit towards off-street parking space requirements shall be determined by measuring the sum total of linear distance in feet along all frontages abutting streets and dividing by the value in Table (12), Parking Credits, Column (6), Linear Feet Along Property Frontage for One Credit, discarding any remainder and rounding down to the nearest whole number.

One parking space credit shall reduce the off-street parking requirement of a use by one space.

An applicant may appeal the calculated ratio and linear feet required on a block shown in Table (12), Parking Credits, provided that suitable evidence is gathered by a survey that accurately depicts the total length of frontages at the curbline and whether those areas allow on-street parking spaces or not to the satisfaction of the Zoning Officer or Borough Council, where appropriate.

Parking credits shall not apply for lots and uses in the 3a Neighborhood Residential Zoning District and 5a Downtown District.

Specific to the 3b, 3c, 4a and 4b Zoning Districts. The maximum number of credits used to reduce off-street parking space requirements allocated to any one lot shall be two.