Bensalem, PA Building Setbacks & Zoning: Lot Coverage Limits (2026)
Key Facts
- District
- R-1 Residential district
- Building-area cap
- 30 percent of lot area
- Impervious-cover cap
- 40 percent, includes driveways and patios
- Minimum lot area
- 12,000 square feet per family
- Max density
- 2.5 dwelling units per acre
- Relief path
- Zoning Hearing Board dimensional variance
Summary
In Bensalem Township's R-1 Residential district, a lot may not have more than 30 percent of its area covered by buildings, and total impervious surface, including the building, cannot exceed 40 percent of net lot area. Section 232-153(c) and (d) of the Zoning Code set the limits, which apply to every single-family detached home built or altered in the district.
(c)Building area.(1)Not more than 30 percent of the area of each lot may be occupied by building area.(d)Impervious cover.(1)Not more than 40 percent of the net lot area may be covered by impervious cover including the building area.
Full Breakdown
Bensalem's R-1 Residential district, established to provide low-density single-family detached housing while preserving natural resources, sets its dimensional standards at section 232-153. Beyond the coverage limits, an R-1 lot must contain at least 12,000 square feet per family and a minimum street frontage and average width of 80 feet under subsection (a) and (b). The building-area cap of 30 percent under subsection (c) covers only the footprint of structures, while the 40-percent impervious-cover cap under subsection (d) folds in driveways, patios, walkways and any other paved or hardscaped surface along with the building footprint, so a homeowner adding a driveway or patio after the house is built can still trip the limit even without expanding the house itself.
Subsection (g) caps density at 2.5 dwelling units per acre, rising to 3.63 dwelling units per acre only where four lots or fewer are created by subdividing land along an existing street. A property owner who wants to exceed the impervious-cover cap, for a pool deck or expanded driveway, must apply to the Zoning Hearing Board for a dimensional variance under section 232-781, which requires showing a hardship tied to the lot's own physical conditions and lapses if construction doesn't begin within two years of the grant.
The Zoning Officer administers the limit through the use and occupancy permit process at sections 232-762 through 232-764 and can issue a stop-work order against noncompliant construction.
Violations & Fines
Exceeding the 30-percent building-area or 40-percent impervious-cover cap without a variance is a zoning violation. The Zoning Officer can issue a written stop, cease and desist order under section 232-762(b)(6), revoke a permit issued in error under subsection (b)(8), or refer the matter for a citation before the district magistrate under subsection (b)(7). A property owner can avoid enforcement only by first securing a dimensional variance from the Zoning Hearing Board.
Frequently Asked Questions
How much of my R-1 lot in Bensalem can I cover with buildings?
Does my driveway count toward the coverage limit?
What if I need more coverage than the code allows?
Sources & Official References
Other rules in Bensalem
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