§ 255-293. Lot, yard and bulk regulations.

[Amended 8-11-2020 by Ord. No. 20-1360, § 4; Amended 3-23-2021 by Ord. No. 21-1368, §§ 5, 6]

   A.   Area and yard regulations.

      (1)   Minimum lot size

      (a)   Generally: 2 acres.

      (b)   Indoor storage facilities : 1.75 acres.

      (c)   Apartments or townhouse developments: 3 acres.

      (2)   Minimum lot width: 200 feet, measured at the building  setback line .

      (3)   Yard requirements.

         (a)   Front yards . The required minimum depth of a front yard shall be 25 feet, except, where the property is on the opposite side of a street from land which is zoned residential, in which case the front yard shall be 60 feet; and except where the property abuts the right-of-way of the Pennsylvania Turnpike, in which case the front yard shall be 15 feet. [Amended 3-23-2021 by Ord. No. 21-1368, § 6]

         (b)   Side yards . The required minimum depth of a side yard shall be 35 feet.

         (c)   Rear yards . The required minimum depth of a rear yard shall be 45 feet.

         (d)   Exceptions for side and rear yards . Where a side or rear yard abuts a residential zoning district or residential use , or a street adjacent to a residential zoning district or residential use , the required minimum depth of the abutting side or rear yard shall be 60 feet.

         (e)   Maintenance of yards and open areas. All yards and open areas (except for the portion provided for driveways and parking as herein provided) shall be planted in grass, groundcovers, shrubbery, and trees and be maintained by the owner or tenants in a careful manner and in conformance with an approved landscape plan. Planting shall comply with the requirements in § 212-32, Landscaping. In addition, any front yard shall be planted with a softening buffer, as provided for in § 212-32.F.(2).

   B.   Building and lot regulations.

      (1)   Building coverage. The maximum building coverage shall be 30% of the square foot area of the lot , plus 2.5% per acre multiplied by the lot area in acres, not to exceed 45% of the lot area. For example: Lot area of two acres: 30% plus 5% (2 times 2.5) equals 35%.

      (2)   Impervious surface . The maximum impervious surface of a lot shall not exceed 60% for office buildings , and 65% for all other uses . Where feasible, pervious paving surfaces shall be used.

      (3)   Green space : 15% minimum of the gross lot area , within which a minimum of 3% of the gross lot area shall be built and maintained as public space .

      (4)   Height regulations.

         (a)   The maximum height of buildings in the Greater Fort Washington District shall be in accordance with the Height Restrictions Map (Map 1) wherein heights ranging from 38 feet to 75 feet are shown.

         (b)   If a property is situated within two height limits, the taller height limit shall apply, except for properties that abut Highland Avenue and/or Camp Hill Road and contain a 38-foot height limit area. For those properties, the height limit boundaries shall be observed as specified on the Height Restrictions Map (Map 1).

         (c)   The height of a building may be increased above the main roof to accommodate the following:

            [1]   Parapets, but not in excess of four (4) feet in mean height. Parapets do not count toward the calculation of building height.

            [2]   A structure or structures limited to 10 feet in height and utilizing not more than 10% of the roof area only for elevator penthouses and air conditioning, heating or ventilating equipment, provided that such equipment is screened from public view.

      (5)   Pedestrian and trail improvements shall be made by the applicant, including offering last-mile transit, multi-use trail rights-of-ways for dedication or by public easement, constructing frontage sidewalks and sidewalk connections to buildings and to the Cross County Trail, if it intersects the applicant's property; and providing areas for bus stops. If the Cross County Trail is planned to intersect their property, the applicant shall construct and maintain the segment of the trail that crosses the property. The property owner’s obligation to maintain trails that cross the property shall be set forth in a recorded covenant. Any trail right-of-way dedicated to the public shall be counted as part of the required green space .

   C.   Adjustments to yard requirements.

      (1)   The front yard setback noted above shall be replaced with a “build-to line ” along Pinetown Road as detailed below, for new development on lots with frontage on Pinetown Road between Commerce Drive and Highland Avenue.

      (2)   The front facades of buildings on lots within the above noted area shall be situated no further than 25 feet from the street  right-of-way line . The build-to line may be increased up to an additional 15 feet, to a total of 40 feet, when the additional area is designed and used for outdoor dining and/or for use as a public plaza with outdoor seating areas or other approved public space .

      (3)   No double bay parking lots shall be installed in front of buildings , and no more than 30% of the lot frontage width may be occupied by parking in front of a building provided, however, that all such parking shall be screened by a pier-fence-hedge-street tree combination.

      (4)   Other than as described above, surface parking for buildings on lots within the above noted area shall be situated to the rear of the building . A minor number of parking spaces , equal to the horizontal dimension of the side of the building measured in feet and divided by 10, may be located along the side of the building provided that parking is screened from the view of pedestrians and vehicles traveling in the public right of way . Screening may be created by using fences and/or landscaping approved by the Board of Commissioners.