A.
Building height.
[Amended 5-16-2018 by Ord. No. 1005; 2-4-2021 by Ord. No. 1028]
(1)
General to all zoning districts.
(a)
Permitted encroachments, such as chimneys, parapets, spires,
stair towers, elevator penthouses and tanks, shall not be included
in calculating building height.
(b)
Permitted vertical encroachments above the maximum building
height are subject to the following requirements:
[1]
Antennas or chimneys shall not exceed eight feet above the height
limit in the district.
[2]
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.
[3]
On flat roofs, parapet walls or projecting cornices shall not
exceed four feet in height measured from the height of the flat roof.
[4]
Stair towers or elevator towers shall not cover more than 20%
of the roof area.
[5]
Mechanical equipment shall not cover more than 20% of the roof
area and shall be screened from street-level view.
[6]
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.
[Amended 9-21-2023 by Ord. No. 1059]
(2)
Specific to the 3a, 3b, 3c, 4a and 4b Zoning Districts:
(a)
Building height shall be measured as follows:
[1]
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.
[2]
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.
(b)
The maximum building height shall be three stories and 35 feet.
(3)
Specific
to lots in the 3a, 3b, and 3c Zoning Districts that are also in the
H District and upon which a contributing resource is located, or to
lots that have been subdivided from such a lot:
[Added 5-19-2022 by Ord. No. 1045[1]
(a)
The maximum height of a cottage shall be 25 feet.
(b)
The maximum height of a twin house shall be 25 feet.
[1]
Editor's Note: This ordinance also renumbered former Subsection
A(3) and (4) as Subsection A(4) and (5).
(4)
Specific to the 5a Zoning District:
(a)
Building height shall be measured as follows:
[1]
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.
[2]
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.
(b)
The maximum building height shall be two stories and 32 feet, except for apartment buildings and mixed-use buildings located along Windsor Avenue, for which the maximum building height may be four stories and 45 feet pursuant to § 500-301C(4)(b).
(c)
Average building height shall be measured as follows:
[1]
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.
[2]
The average building height shall be the mean of the measurements
as calculated in Subsection A(3)(c)[1].
(d)
The average building height shall not exceed two stories and
26 feet, except for:
[Amended 7-20-2023 by Ord. No. 1056]
[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.
[2]
Mixed-use buildings approved pursuant to § 500-301C(7), for which the average height shall not exceed three stories and 36 feet.
(e)
Any portion of a basement or a foundation that projects above
ground level at any point where a measurement is made shall be included
in calculating the building height.
(5)
Specific to the 5b Zoning District:
(a)
Building height shall be measured as follows:
[1]
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.
[2]
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.
(b)
The maximum building height shall be three stories and 45 feet.
(c)
Any portion of a basement or a foundation that projects above
ground level at any point where a measurement is made shall be included
in calculating the building height.
B.
Height of first floor.
(1)
Specific to 3a, 3b, 3c, and 4a Zoning Districts.
(a)
The minimum height above predevelopment mean grade at the primary
frontage line shall be two feet and the maximum height shall be six
feet.
(2)
Specific to the 4b Zoning District.
[Amended 2-4-2021 by Ord. No. 1028]
(a)
For mixed-use buildings and commercial buildings, the base of
the first floor shall be substantially level with the sidewalk at
the building's primary entrance along the primary frontage line.
(b)
For all other buildings, the base of the first floor shall be
a minimum height of zero feet and a maximum height of six feet above
predevelopment mean grade at the primary frontage line.
(3)
Specific to 5a and 5b Zoning Districts:
[Amended 2-4-2021 by Ord.
No. 1028]
(a)
For mixed-use and commercial building types, the base of the
first floor shall be substantially level with the sidewalk at the
building's primary entrance along the primary frontage line.
(b)
For mixed-use and commercial building types, all building entrances
in facades on the primary and secondary frontage lines shall be substantially
level with the sidewalk along that frontage.
(4)
Specific to apartment buildings in the 5a Zoning District:
[Added 2-4-2021 by Ord.
No. 1028]
(a)
All building entrances in facades on the primary frontage line
shall be substantially level with the sidewalk along that frontage.
(b)
For nonresidential uses, all building entrances on the secondary
frontage line shall be substantially level with the sidewalk along
that frontage.
(c)
For residential uses, all building entrances on the secondary
frontage line shall be between zero feet and six feet above the height
of the first floor.
C.
Roofs on buildings. Any roof pitch or style is permitted on any principal
or accessory building except the following:
(1)
Specific to roofs on detached house, twin house, and multifamily
house building types located in 3a, 3b, and 3c Zoning Districts in
the second lot layer.
(a)
Primary roofs with a ridge or ridges located equal to or less
than 30 feet above mean predevelopment grade at the frontage line
shall be pitched a minimum of 5:12 (rise:run).
(b)
Primary roofs with a ridge or ridges located more than 30 feet
above mean predevelopment grade at the frontage line shall be pitched
a minimum of 8:12 (rise:run).
(c)
The total area of secondary roof planes shall not exceed the
area of primary roof planes on a principal building.
(d)
The pitch of gambrel roofs, for the purposes of this section,
shall be calculated from the eave of the main roof to its highest
ridge, and no plane of the roof shall be pitched less than 5:12.
(2)
Specific
to cottages and twins on lots in the 3a, 3b, and 3c Zoning Districts
that are also in the H District and upon which a contributing resource
is located, or to lots that have been subdivided from such a lot:
[Added 5-19-2022 by Ord. No. 1045[2]]
(a)
Primary roofs with a ridge or ridges located equal to or less than
25 feet above mean predevelopment grade at the frontage line shall
be pitched a minimum of 3:12 ( rise:run).
(b)
Primary roofs with a ridge or ridges located between 25 and 30 feet
above mean predevelopment grade at the frontage line shall be pitched
a minimum of 5:12 (rise:run).
[2]
Editor's Note: This ordinance also renumbered former Subsection
C(2) as Subsection C(3).
D.
Front facade. Specific to detached house and twin house building
types located in the 3a, 3b, and 3c Zoning Districts.
[Amended 2-4-2021 by Ord. No. 1028; 9-21-2023 by Ord. No. 1059]
(1)
The facade area shall not exceed 115% of the mean average calculated
façade area of all existing detached house and twin house building
types on the block face on which the building is located. Facade area
for twin houses shall include the aggregate area of all residences
within the structure.
(2)
The facade area of houses located at the end of a dead-end street
or on the bulb of a cul-de-sac that are not discernibly located on
either side of the block shall not exceed 115% of the mean average
of all existing detached house and twin house building types on both
block faces on the block on which the building is located.
E.
Specific to additions to detached house and multifamily house building
types in the 3a, 3b, 3c, and 4a Zoning Districts.
F.
Specific to nonconforming buildings with regard to building design
standards of Article 5 Standards for Building Design. When no alterations
or additions are proposed, a lawfully existing principal building
may continue to be used although it does not conform to the provisions
of Article 5 of this chapter.
G.
Table (5), Building Form Standards.
[Amended 5-16-2018 by Ord. No. 1005; 9-20-2018 by Ord. No. 1008; 12-18-2019 by Ord. No. 1020; 2-4-2021 by Ord. No. 1028; 7-20-2023 by Ord. No. 1056; 9-21-2023 by Ord. No. 1059]
|
Table (5)
Building Form Standards
| |||||||
|---|---|---|---|---|---|---|---|
|
Building Form
|
3a
|
3b
|
3c
|
4a
|
4b
|
5a
|
5b
|
|
Maximum height of principal building(s) (feet)
|
35
|
35
|
35
|
35
|
35
|
321, 2
|
45
|
|
Average building height (feet)
|
▪
|
▪
|
▪
|
▪
|
▪
|
261, 2
|
▪
|
|
Maximum stories of principal building(s)
|
3
|
3
|
3
|
3
|
3
|
21, 2
|
33
|
|
Maximum height of accessory building(s) (feet)
|
16
|
16
|
16
|
16
|
16
|
16
|
16
|
|
Maximum stories of accessory building(s)
|
2
|
2
|
2
|
2
|
2
|
2
|
2
|
|
Minimum roof pitch primary roofs with 30-foot or higher ridge
|
8:12
|
8:12
|
8:12
|
8:12
|
▪
|
▪
|
▪
|
|
Minimum roof pitch all other primary roofs
|
5:12
|
5:12
|
5:12
|
5:12
|
▪
|
▪
|
▪
|
|
▪
|
Not applicable
|
|
|
Not applicable to civic institutional or apartment building
types
|
|
1
|
The maximum height of a principal building and average building height is 45 feet, and the maximum stories of a principal building is four for apartment or mixed-use buildings along corner lots on Windsor Avenue pursuant to § 500-301C(4).
|
|
2
|
The maximum height of a principal building and average building height is 36 feet, and the maximum stories of principal building is three, for mixed-use buildings approved pursuant to § 500-301C(7).
|
|
3
|
The maximum stories of principal buildings is four for apartment buildings approved pursuant to § 500-301C(6).
|
A.
General to all zones.
(1)
The illustrations of building types depicted in this section
are meant for illustrative purposes only. Buildings in the district
may vary substantially from those depicted with regard to style, placement
of openings, dimensions, or roof pitch.
(2)
Proposed building types are permitted in zoning districts according
to Table (6), New Building Types Permitted by District.
[Amended 5-16-2018 by Ord. No. 1005; 7-20-2023 by Ord. No. 1056]
|
Table (6)
New Building Types Permitted by District
| |||||||
|---|---|---|---|---|---|---|---|
|
Building Type
|
3a
|
3b
|
3c
|
4a
|
4b
|
5a
|
5b
|
|
Detached house
|
yes
|
yes
|
yes
|
yes
|
yes
|
▪
|
▪
|
|
Twin house
|
▪
|
yes
|
yes
|
yes
|
yes
|
▪
|
▪
|
|
Row house
|
▪
|
▪
|
▪
|
▪
|
yes
|
▪
|
▪
|
|
Multifamily house
|
▪
|
yes
|
yes
|
yes
|
yes
|
▪
|
▪
|
|
Apartment building
|
▪
|
▪
|
yes
|
yes
|
yes
|
yes
|
yes
|
|
Commercial Building
|
▪
|
▪
|
▪
|
▪
|
yes
|
yes
|
yes
|
|
Mixed-Use Building
|
▪
|
▪
|
▪
|
▪
|
yes
|
yes
|
yes
|
|
Civic/ Institutional Building
|
▪
|
yes
|
yes
|
yes
|
yes
|
yes
|
yes
|
|
▪
|
New buildings of this type not permitted.
|
(3)
Design standards for each building type apply as stated for
each type in this section. Where the standards in this section conflict
with those elsewhere in this chapter, the standards herein shall apply.
(4)
Sun shades may encroach setback areas no more than 36 inches
and may not extend across lot lines.
B.
Detached house. Specific to the detached house building
type:
|
Building Type: Detached House
 A detached house is a separate structure housing one family
and may be converted to accommodate additional families when standards
of the Zoning Code are satisfied. New detached houses are permitted
in all districts except: 5a Downtown and 5b Montgomery Avenue Districts.
|
 Photographs are for illustrative purposes only.
 |
 |
 |
|
Key:
PFL - Primary frontage line
Drawings are for illustrative purposes only.
|
 |
|
Specific to detached house building type:
| |
|
1.
|
The ratio of openings to wall area in the front facade shall
be a minimum of 20% and a maximum of 50%.
|
|
2.
|
Eaves, including gutters, may encroach a building setback no
more than 24 inches.
|
|
3.
|
Bay or bow windows, whose perimeter does not rest on a foundation
wall, may encroach a building setback no more than 24 inches.
|
|
4.
|
Second story dormers may encroach the front yard setback no
more than six feet.
|
|
5.
|
The primary entrances to the dwellings shall be located in the
front facade or no more than 12 feet from the front facade.
|
|
6.
|
A path or paths for walking shall connect the primary entrances
of both dwellings to the sidewalk.
|
|
7.
|
Openings to basements shall be located in the side or rear yard
areas.
|
|
8.
|
Permitted frontage types: porch; porch: engaged; porch: wrap-around;
portico.
[Amended 2-4-2021 by Ord. No. 1028] |
C.
Twin house. Specific to the twin house building
type:
|
Building Type: Twin House
 A twin house is a housing type with two dwellings
sharing a common vertical party wall with one family living in each
dwelling. They are permitted in all districts except: 3a Neighborhood
Residential, 5a Downtown, and 5b Montgomery Avenue.
|
 Photographs are for illustrative purposes only.
 |
 |
 |
|
Key:
PFL - Primary frontage line
LL - Lot line/party wall
Drawings are for illustrative purposes only.
Specific to twin house building type:
| |
|
1.
|
The ratio of openings to wall area in the front facade
shall be a minimum 20% and a maximum of 50%.
|
|
2.
|
Eaves, including gutters, may encroach a building setback
no more than 24 inches.
|
|
3.
|
Bay or bow windows, whose perimeter does not rest on
a foundation wall, may encroach a building setback no more than 24
inches.
|
|
4.
|
Second story dormers may encroach the front yard setback
no more than six feet.
|
|
5.
|
The primary entrances to the dwellings shall be located
in the front facade or no more than 12 feet from the front facade.
|
|
6.
|
A path or paths for walking shall connect the primary
entrances of both dwellings to the sidewalk.
|
|
7.
|
Openings to basements shall be located in the side
or rear yard areas.
|
|
8.
|
Permitted frontage types: porch; porch: engaged; porch:
wrap-around; portico.
[Amended 2-4-2021 by Ord. No. 1028] |
 | |
|
9.
|
No building or portion of a building on one side of
the party wall shall extend beyond the building on the other side
of the party wall, excluding the design and slope of the roof, except
when both dwellings are extended along the party wall at the same
time.
|
|
10.
|
No lawfully existing porch, deck, patio, or other roofed
area along the party wall shall be enclosed in any way that extends
the existing party wall.
|
|
11.
|
A patio or deck may be covered with a roof or awning,
provided that such does not affect or extend the existing party wall.
|
|
12.
|
A twin house may be expanded in the third lot layer
only, without having a wall in common when the proposed expansion
does not increase the party wall and complies with all dimensional
and lot coverage requirements of this chapter.
|
D.
Row house. Specific to the row house building type.
|
Building Type: Row House
 A row house is a single-family dwelling that shares
one or two vertical party walls with another row house in groups of
no less than three units. They are permitted only in the 4b General
Urban Open District.
|
 Photographs are for illustrative purposes only.
 |
 |
 |
|
Key:
PFL - Primary frontage line
LL - Lot line/party wall
Drawings are for illustrative purposes only.
|
 |
|
Specific to row house building type:
| |
|
1.
|
The ratio of openings to wall area in the front facade shall
be a minimum of 20% and a maximum of 50%.
|
|
2.
|
Eaves, including gutters, may encroach a building setback no
more than 24 inches.
|
|
3.
|
Bay or bow windows, whose perimeter does not rest on a foundation
wall, may encroach a building setback no more than 24 inches.
|
|
4.
|
The primary entrances to the dwellings shall be located in the
front facade or no more than 12 feet from the front facade.
|
|
5.
|
A path or paths for walking shall connect the primary entrances
of all dwellings to the sidewalk.
|
|
6.
|
Entrances to basements shall be located in the side or rear
yard areas.
|
|
7.
|
Width of each rowhouse shall be minimum 14 feet and maximum
28 feet.
|
|
8.
|
Passageways for walking between the front facade and the rear
yard areas are permitted.
|
|
9.
|
When flat roofs are proposed, a parapet wall or projecting cornice
shall be included at the front facade which shall have a change in
height or depth at every separation between dwellings so as to interrupt
the horizontal line formed by multiple dwellings.
|
|
10.
|
Permitted frontage types: porch; porch: engaged; porch: wrap-around;
portico; stoop.
[Amended 2-4-2021 by Ord. No. 1028] |
E.
Multifamily house. Specific to the multifamily house
type:
|
Building Type: Multifamily House
 A multifamily house is a detached house type with two to five
dwellings within the structure. They are permitted in all districts
except: 3a Neighborhood Residential, 5a Downtown, and 5b Montgomery
Avenue.
|
 Photographs are for illustrative purposes only.
 |
 |
 |
 |
Key:
PFL - Primary frontage line
Drawings are for illustrative purposes only.
|
|
Specific to multifamily house building type:
| |
|
1.
|
No more than five dwellings per building permitted.
|
|
2.
|
The ratio of openings to wall area in the front facade shall
be a minimum of 20% and a maximum of 50%.
|
|
3.
|
Eaves, including gutters, may encroach a building setback no
more than 24 inches.
|
|
4.
|
Bay or bow windows, whose perimeter does not rest on a foundation
wall, may encroach a building setback no more than 24 inches.
|
|
5.
|
One, and only one, entrance to the building shall be located
in the front facade or within 12 feet of the front facade and may
be shared amongst all or some of the dwellings in the structure. Any
other entrance to the building shall be located in the side or rear
of the building.
|
|
6.
|
A path for walking shall connect the entrance in the front facade
of the building to the sidewalk.
|
|
7.
|
Openings to basements shall be located in the side or rear yard
areas.
|
|
8.
|
Permitted frontage types: porch; porch: engaged; porch: wrap-around;
portico.
[Amended 2-4-2021 by Ord. No. 1028] |
F.
Apartment building. Specific to the apartment building
type:
[Amended 5-16-2018 by Ord. No. 1005; 9-20-2018 by Ord. No. 1008]
|
Building Type: Apartment Building
 An apartment building is a housing type containing only multiple-family dwelling units. Unlike multifamily houses, they may have flat roofs and permit any number of dwellings provided that all other standards are satisfied. They are permitted by conditional use in the 3c Mixed Residential Open, 4a General Urban Limited, and 4b General Urban Open Districts, and along Windsor Avenue in the 5a Downtown District pursuant to § 500-301C(4).
|
 Photographs are for illustrative purposes only.
 |
 |
 |
 |
Key:
PFL - Primary frontage line
Drawings are for illustrative purposes only.
|
|
Specific to apartment building type:
| |
|
1.
|
The ratio of openings to wall area in the front facade and any
facade parallel to the front facade shall be a minimum of 20% and
a maximum of 50%.
|
|
2.
|
Eaves, including gutters, may encroach a building setback no
more than 24 inches.
|
|
3.
|
Bay or bow windows, whose perimeter does not rest on a foundation
wall, may encroach a building setback no more than 24 inches.
|
|
4.
|
Balconies may encroach the front or rear building setbacks no
more than six feet.
|
|
5.
|
A path for walking shall connect the entrances to the building
to the sidewalk.
|
|
6.
|
Openings to basements shall be located in the side or rear yard
areas.
|
|
7.
|
When flat roofs are proposed, a parapet wall or projecting cornice
shall be included at the front facade.
|
|
8.
|
The front facade may be composed of one or more planes, none
of which may be greater than 1,500 square feet.
|
|
9.
|
Any facade shall not occupy more than 42 linear feet of any
frontage line without an interruption in the facade that shall be
no less than eight feet deep measured from the frontage line and no
less than 16 feet wide before the front facade may rejoin the frontage
line.
|
|
10.
|
Vertical mass of the front facade shall be interrupted at changes
in floor levels with a projecting element or building material or
continuous ornament that adds dimension to the otherwise flat plane
of the front facade such as, but not limited to, a string course of
brick, exposed timber frame, or cast stone. Substitution of other
types of features that satisfy the intent of this standard shall be
permitted by Council or the Zoning Officer where appropriate.
|
|
11.
|
Permitted frontage types: porch; porch: engaged; porch: wrap-around;
portico; courtyard.
[Amended 2-4-2021 by Ord. No. 1028] |
G.
Commercial building. Specific to commercial building
type:
[Amended 2-4-2021 by Ord. No. 1028]
|
Building Type: Commercial Building
 A commercial building is a one-story building with nonresidential
uses. They are permitted only in the 4b General Urban Open, 5a Downtown,
and 5b Montgomery Avenue Districts.
|
 Photographs are for illustrative purposes only.
 |
 |
 |
 |
Key:
PFL - Primary frontage line
Drawings are for illustrative purposes only
|
|
Specific to commercial building type:
| ||
|
1.
|
The maximum height of the building shall be 20 feet and one
story.
| |
|
2.
|
Specific to properties facing Haverford Avenue or the east side
of North Narberth Avenue in the 5a Zoning District. The maximum width
of the front facade at the frontage line shall be 40 feet.
| |
|
3.
|
Base zone. The maximum distance between the base of the first
floor and the bottom of the first floor window shall be 30 inches.
The area between the base of the first floor and the first floor window
shall be opaque, except for doorways.
| |
|
4.
|
Window zone.
| |
|
(a)
|
The ratio of openings to wall area in the front facade and any
facade parallel to the front facade between the heights of 30 inches
and eight feet above the floor finish height shall be a minimum of
50% and a maximum of 75%.
| |
|
(b)
|
The maximum horizontal distance of opaque surface between glazing
between the heights of 30 inches and eight feet above the base of
the first floor shall be two feet.
| |
|
5.
|
Feature zone. The area between eight feet above the base of
the first floor and the parapet or cornice shall include a feature,
such as a sign or awning, lighting for a sign or awning, transom window,
a change in materials or color, or a combination of such features.
| |
|
6.
|
Roof zone. When flat roofs are proposed, a parapet wall or projecting
cornice shall be included in the front facade. This can be a projecting
element, a change in material or a similar element that provides a
visual termination of the building facade.
| |
|
7.
|
The horizontal mass of any facade shall be interrupted when
the distance is more than 30 feet at the frontage line with a projecting
or recessed element that adds dimension to the otherwise flat plane
of the front facade, such as, but not limited to, a courtyard frontage,
building entrance, pilaster, brickwork, or cast stone.
| |
|
8.
|
The horizontal line of the roof eave at any facade shall be
interrupted when the distance is more than 30 feet at the frontage
line with a vertically projecting or recessed element that adds dimension
to the otherwise straight line.
| |
|
9.
|
Substitution of other types of features that satisfy the intent
of the standards in Subsections 5 through 8 above shall be permitted
by Council or the Zoning Officer where appropriate.
| |
|
10.
|
Permitted frontage types: shopfront, courtyard, terrace; except
courtyard and terrace not permitted on Haverford Avenue frontages.
| |
H.
Mixed-use building. Specific to mixed-use building
type:
[Amended 11-20-2018 by Ord. No. 1010; 2-4-2021 by Ord. No. 1028; 7-20-2023 by Ord. No. 1056; 9-21-2023 by Ord. No. 1059]
|
Building Type: Mixed-Use Building
 A mixed-use building is a multiple-story building that allows
the residential and nonresidential use categories permitted under
the definition of "mixed-use building," with at least one floor in
which the use is different from the use or uses on another floor in
the same building. They are permitted in the 4b General Urban Open,
5a Downtown, and 5b Montgomery Avenue Districts.
|
 Photographs are for illustrative purposes only.
 |
 |
 |
 |
Key:
PFL - Primary frontage line
Drawings are for illustrative purposes only
|
|
Specific to mixed-use building type:
| ||
|
1.
|
Specific to the 5a Zoning District:
| |
|
(a)
|
Office and professional service use types, as identified in
Table (1),[1] shall be permitted on any floor except for the ground
floors of buildings with primary frontages on Haverford Avenue.
| |
|
(b)
|
Retail and light industry use types, as identified in Table
(1),[2] shall be permitted on the ground floor of any commercial
or mixed-use building, except that personal service, manufacturing,
and studio uses shall not be permitted within the ground floors of
buildings with primary frontages on Haverford Avenue.
| |
|
(c)
|
Dwelling units on the second and third stories shall have direct
access to a street or courtyard through a stairway, vestibule, elevator,
or lobby. The maximum width of a vestibule or lobby shall be five
feet along a Haverford Avenue frontage and shall be 12 feet along
any other street frontage.
| |
|
2.
|
Dwelling units are allowed on the second and third floors only.
On the ground floor, the first 40 feet in depth from the front facade
shall not contain any uses accessory to the dwelling units except
for an entrance and circulation area (vestibule, lobby, stairwell,
elevators, etc.) with a maximum of 12 feet in width.
| |
|
3.
|
Specific to properties facing Haverford Avenue or the east side of North Narberth Avenue in the 5a Zoning District: maximum width of front facade at frontage line, 65 feet, except for corner properties on Windsor Avenue, for which the maximum width shall be 100 feet, or except if developed pursuant to the standards established under § 450-32B(1).
| |
|
4.
|
Base zone. The maximum distance between the base of the first
floor and the bottom of the first floor window shall be 30 inches.
The area between the base of the first floor and the first floor window
shall be opaque, except for doorways.
| |
|
5.
|
Window zone.
| |
|
(a)
|
The ratio of openings to wall area in the front facade and any
facade parallel to the front facade between the heights of 30 inches
and eight feet above the base of the first floor shall be a minimum
of 50% and a maximum of 75%.
| |
|
(b)
|
The maximum horizontal distance of opaque surface between glazing
between the heights of 30 inches and eight feet above the floor finish
height shall be two feet.
| |
|
6.
|
Feature zone. The area between eight feet above the base of
the first floor and the parapet or cornice shall include a feature
such as a sign or awning, lighting for a sign or awning, transom window,
a change in materials or color, or a combination of such features.
| |
|
7.
|
Upper-story zone. Upper-story windows shall be designed as insets
into walls that surround them and defined with features such as coursework,
sills and lintels; ribbon- and curtain-glass-type windows are not
permitted.
| |
|
8.
|
Roof zone. When flat roofs are proposed, a parapet wall or projecting
cornice shall be included in the front facade. This can be a projecting
element, a change in material or a similar element that provides a
visual termination of the building facade.
| |
|
9.
|
The horizontal mass of any facade shall be interrupted when
the distance is more than 20 feet with a projecting or recessed element
that adds dimension to the otherwise flat plane of the front facade,
such as, but not limited to, a courtyard frontage, building entrance,
pilaster, brickwork, or cast stone.
| |
|
10
|
The horizontal line of the roof eave at any facade shall be
interrupted when the distance is more than 20 feet with a vertically
projecting or recessed element that adds dimension to the otherwise
straight line.
| |
|
11.
|
The vertical mass of any facade shall be interrupted with a
projecting or recessed element that adds dimension to the otherwise
flat plane of the front facade at the level between the first and
second floors.
| |
|
12,
|
Substitution of other types of features that satisfy the intent
of the standards in Subsections 6 through 11 above shall be permitted
by Council or Zoning Officer where appropriate.
| |
|
13.
|
Specific to the 5a District. Dwelling units on the second and
third stories shall have direct access to a street or courtyard through
a stairway, vestibule, elevator, or lobby. The maximum width of a
vestibule or lobby shall be four feet along a Haverford Avenue frontage
and shall be 12 feet along any other street frontage.
| |
|
14.
|
Balconies, when located in the front facade on second and third
floors of the building, may encroach the primary frontage line no
more than four feet.
| |
|
15.
|
No more than 50% of roof areas may be used for outdoor seating
or recreation and only with residential uses, provided all standards
of this chapter and the Building Code are satisfied.
| |
|
16.
|
Permitted frontage types: shopfront, courtyard and terrace;
except shopfronts, courtyards and terraces are not permitted on Haverford
Avenue frontages unless the courtyard provides access to rear parking.
| |
I.
Civic/institutional building.
|
Building Type: Civic Institutional Building
 Civic/institutional buildings are designed as gathering spaces
and administrative offices. They require larger sites and additional
design features. They are permitted in all districts except: 3a Neighborhood
Residential.
|
 Photographs are for illustrative purposes only.
 |
 |
 |
 |
Key:
PFL - Primary frontage line
Drawings are for illustrative purposes only.
|
|
Specific to new civic institutional building types only:
| |
|
1.
|
Vertical encroachment authorized under § 500-501A(4) may be exceeded by uninhabited portions of buildings, such as but not limited to spires, belfries, domes, minarets, or towers, provided that such encroachments are no greater in diameter or width than 20 feet in any direction, and are no higher than 65 feet measured from the peak of the encroachment to predevelopment mean grade at the point of encroachment.
|
|
2.
|
The maximum building width and depth shall be 100 feet.
|
|
3.
|
The maximum width of any facade without a horizontal setback
of at least eight feet in depth shall be 42 feet.
|
|
4.
|
The ratio of openings to wall area in any façade shall
be a minimum 20% and a maximum of 50%.
|
|
5.
|
The minimum side and rear yard setback shall be 25 feet.
|
|
6.
|
Permitted frontage types: portico; stoop; porch; porch: engaged;
porch: wraparound.
[Amended 2-4-2021 by Ord. No. 1028] |
J.
Cottage.
Specific to the cottage building type. A cottage is a detached structure
housing one family. New cottages are permitted in areas of the 3a,
3b, and 3c Districts that are also within the H District.
[Added 5-19-2022 by Ord. No. 1045]
(1)
The ratio of openings to wall area in the front facade shall
be a minimum of 20% and a maximum of 50%.
(2)
Eaves, including gutters, may encroach a building setback no
more than 24 inches.
(3)
Bay or bow windows, whose perimeter does not rest on a foundation
wall, may encroach a building setback no more than 24 inches.
(4)
Second-story dormers may encroach the front yard setback no
more than six feet.
(5)
The primary entrance to the dwelling shall be located in the
front facade or no more than 12 feet from the front facade.
(6)
A sidewalk or a path or paths for walking shall connect the
primary entrances of all dwellings to a street.
(7)
Openings to basements shall be located in the side or rear yard
areas.
(8)
A cottage shall not be converted to accommodate additional families.
(9)
Permitted frontage types: porch: projecting; porch: engaged;
porch: wrap-around; portico.
[Amended 2-4-2021 by Ord. No. 1028]
A.
General to all zones.
[Amended 9-21-2023 by Ord. No. 1059]
(1)
The front facade of all principal buildings shall include a frontage type in this section as authorized for the building type in § 500-502, Building type.
(2)
The frontage type chosen for a building shall remain as a feature
of the building and shall be a visible part of the front facade.
(3)
Stairs may encroach up to the entire front yard setback, provided
that they are necessary due to changes in grade between sidewalks
and first floor levels, but may not encroach upon the sidewalk.
(4)
Modifications to frontage types for accessibility are permitted,
provided that they are the minimum necessary and are not located in
the sidewalk.
B.
Specific to 3a, 3b, 3c, and 4a Zoning Districts.
(1)
The first lot layer may not be paved except for driveways and
paths for walking that connect the entrance of the principal building
to the sidewalk.
C.
Specific to frontage types. The following frontage types are depicted with drawings and regulatory standards for each frontage type. Each frontage type is permitted or not based on the building types proposed in § 500-502, Building type.
|
Frontage Types and Building Types
| ||||||||
|---|---|---|---|---|---|---|---|---|
|
Building Type
|
Frontage Type
| |||||||
|
Porch: Projecting
|
Porch: Engaged
|
Porch: Wrap-around
|
Porch: Portico
|
Stoop
|
Shopfront
|
Courtyard
|
Terrace
| |
|
Detached house
|
yes
|
yes
|
yes
|
yes
|
▪
|
▪
|
▪
|
▪
|
|
Twin house
|
yes
|
yes
|
yes
|
yes
|
▪
|
▪
|
▪
|
▪
|
|
Row house
|
yes
|
yes
|
yes
|
yes
|
yes
|
▪
|
▪
|
▪
|
|
Multifamily house
|
yes
|
yes
|
yes
|
yes
|
▪
|
▪
|
▪
|
▪
|
|
Apartment building
|
yes
|
yes
|
yes
|
yes
|
▪
|
▪
|
yes
|
▪
|
|
Commercial building
|
▪
|
▪
|
▪
|
▪
|
▪
|
yes
|
yes
|
yes
|
|
Mixed-use building
|
▪
|
▪
|
▪
|
▪
|
▪
|
yes
|
yes
|
yes
|
|
Civic/ institutional building
|
yes
|
yes
|
yes
|
yes
|
yes
|
▪
|
▪
|
▪
|
D.
Frontage types.
(1)
Porch: projecting.
|
Porch: Projecting
|
 |
 |
|
Key:
PFL - Primary frontage line
Examples provided for illustrative purposes only.
| |
|
Each of the following standards is illustrated above according
to the letter preceding the standard.
| |
|
a.
|
The depth of the porch shall be a minimum of six feet and a
maximum of 10 feet.
|
|
b.
|
The maximum encroachment of the front yard setback shall be
10 feet.
|
|
c.
|
The minimum open area on the porch shall encompass a rectangle
a minimum size of four feet by six feet.
|
|
d.
|
The minimum width of a path of travel independent of any open
area described above shall be three feet wide.
|
|
e.
|
The minimum width of a projecting porch at the primary frontage
line shall be nine feet.
|
|
f.
|
The minimum clear height of the porch roof shall be eight feet.
|
|
g.
|
Projecting porches shall be open on at least three sides and
have a roof.
|
  |
(2)
Porch: engaged.
|
Porch: Engaged
|
 |
 |
|
Key:
PFL - Primary frontage line
Examples provided for illustrative purposes only.
| |
|
Each of the following standards is illustrated above according
to the letter preceding the standard.
| |
|
a.
|
The depth of the porch shall be a minimum of six feet and a
maximum of 10 feet.
|
|
b.
|
One or more edges of the engaged porch shall be located on the
primary frontage line.
|
|
c.
|
The minimum open area on the porch shall encompass a rectangle
a minimum size of four feet by six feet.
|
|
d.
|
The minimum width of a path of travel independent of any open
area described above shall be three feet wide.
|
|
e.
|
The minimum width of an engaged porch at the primary frontage
line shall be nine feet.
|
|
f.
|
The minimum clear height of the porch roof shall be eight feet.
|
|
g.
|
Engaged porches shall be open on at least two sides and have
a roof.
|
  |
(3)
Porch: wrap-around.
|
Porch: Wrap-Around
|
 |
 |
|
Key:
PFL - Primary frontage line
Examples provided for illustrative purposes only.
| |
|
Each of the following standards is illustrated above according
to the letter preceding the standard.
| |
|
a.
|
The depth of the porch shall be a minimum of six feet and a
maximum of 10 feet.
|
|
b.
|
For corner lots, the maximum encroachment of 10 feet shall be
permitted on both frontages, provided that other homes on the block
also face the street.
|
|
c.
|
The minimum open area on the porch shall encompass a rectangle
a minimum size of four feet by six feet.
|
|
d.
|
The minimum width of a path of travel independent of any open
area described above shall be three feet wide.
|
|
e.
|
The minimum clear height of the porch roof shall be eight feet.
|
|
f.
|
Wrap-around porches shall be open on three sides and have a
roof.
|
  |
(4)
Portico.
|
Portico
|
 |
 |
|
Key:
PFL - Primary frontage line
Examples provided for illustrative purposes only.
| |
|
Each of the following standards is illustrated above according
to the letter preceding the standard.
| |
|
a.
|
The minimum projecting depth of a portico shall be six feet.
|
|
b.
|
The minimum width of a portico shall be six feet.
|
|
c.
|
The maximum encroachment of the front yard setback shall be
10 feet.
|
|
d.
|
The maximum depth of a recessed entry shall be six feet.
|
|
e.
|
The minimum clear height of a portico roof shall be eight feet.
|
|
f.
|
Porticos shall be open on at least two sides and have a roof.
|
  |
(5)
Stoop.
|
Stoop
|
 |
 |
|
Key:
PFL - Primary frontage line
Examples provided for illustrative purposes only.
| |
|
Some of the following standards are illustrated above according
to the letter preceding the standard.
| |
|
a.
|
The minimum width of a stoop shall be five feet; the maximum
shall be 12 feet.
|
|
b.
|
The minimum depth clear of the front landing of the stoop from
the front facade shall be five feet.
|
|
c.
|
The maximum height of the stoop shall be one story.
|
|
d.
|
The recessed depth of the stoop from the front facade shall
be no greater than six feet.
|
|
e.
|
The maximum front yard encroachment shall be 10 feet, provided
that no portion of stairs or stoop shall decrease the width of the
sidewalk to less than six feet.
|
|
f.
|
The entry may be covered or recessed to protect from weather.
|
|
g.
|
Stairs to the sidewalk may be perpendicular or parallel to the
building facade.
|
  |
(6)
Shopfront.
[Amended 9-21-2023 by Ord. No. 1059]
|
Shopfront
|
 |
 |
|
Key:
PFL - Primary frontage line
Examples provided for illustrative purposes only.
| |
|
Some of the following standards are illustrated above according
to the letter preceding the standard:
| |
|
a.
|
A shopfront may include an encroaching structure, such as an
awning or marquee, with minimum vertical clearance from the sidewalk
of eight feet.
|
|
b.
|
A shopfront may include an encroaching structure, such as an
awning or marquee, with depth of encroachment a maximum of eight feet.
|
|
c.
|
A shopfront may include an encroaching structure, such as an
awning or marquee, with a minimum setback from the curbline of two
feet.
|
|
d.
|
A shopfront may include a recessed entry from the front facade
with a maximum depth of six feet.
|
|
e.
|
A shopfront shall be physically and visually demarcated from
any adjacent shopfronts by a wall on the interior and by an architectural
differentiation, such as a change in material, facade composition
and/or roofline on the exterior.
|
|
f.
|
A shopfront can be occupied by one or more permitted nonresidential
ground-floor uses.
|
|
g.
|
A shopfront cannot be combined with an adjacent shopfront to
make a larger space.
|
(7)
Courtyard.
[Amended 9-21-2023 by Ord. No. 1059]
|
Courtyard
|
 |
 |
|
Key:
PFL - Primary frontage line
Examples provided for illustrative purposes only
| |
|
Some of the following standards are illustrated above according
to the letter preceding the standard.
| |
|
a.
|
The minimum width of a courtyard shall be 12 feet.
|
|
b.
|
The minimum depth of a courtyard shall be 12 feet.
|
|
c.
|
A courtyard shall be surrounded by building walls on at least
two sides, unless it provides access to rear parking.
|
|
d.
|
A courtyard may include a wall, fence, or landscaping between
courtyard and sidewalk with a minimum height of two feet and a maximum
height of 40 inches.
|
|
e.
|
The ratio of the height of the highest eave framing the courtyard
to the widest linear measure of the courtyard shall be no greater
than 2:1.
|
|
f.
|
When a courtyard is located on a frontage line, it may be credited
for up to 50% of the minimum frontage build-out required in the zoning
district.
|
|
g.
|
A courtyard frontage type in the 5a Downtown District is not
permitted to face Haverford Avenue unless it provides access to rear
parking.
|
 |
(8)
Terrace.
[Amended 9-21-2023 by Ord. No. 1059]
|
Terrace
|
 |
 |
|
Key:
PFL - Primary frontage line
Examples provided for illustrative purposes only.
| |
|
Some of the following standards are illustrated above according
to the letter preceding the standard.
| |
|
a.
|
The depth of a terrace as measured from the primary frontage
line shall be a minimum of eight feet and a maximum of 20 feet.
|
|
b.
|
The finish level above the sidewalk of the terrace shall be
a maximum of three feet.
|
|
c.
|
The maximum horizontal length of a terrace shall be 30 feet.
|
|
d.
|
A terrace located on a frontage line shall count for up to 100%
of the minimum frontage build-out required in the zoning district.
|
|
e.
|
A terrace may include an open fence or wall at the primary frontage
line not to exceed three feet in height.
|
|
f.
|
A terrace frontage type in the 5a Downtown District is not permitted
to face Haverford Avenue.
|
  |
