The provisions of this article generally apply to all districts.
A.
Terminology. "Shall" is always mandatory and not permissive. "Should"
is advisory and identifies guidance provided by the Board of Commissioners
in the implementation of these regulations.
B.
Illustrations. In case of any difference of meaning or implication
between the text of any provision and any illustration, the text shall
control, unless the intent of the code is clearly otherwise.
C.
Other codes. Any reference to federal laws, Pennsylvania statutes,
Municipal Planning Code, or any other official code shall be construed
to be a reference to the most recent enactment of the particular law,
and shall include any amendments to it as may be adopted thereafter.
D.
Specific terms. References to the following specific terms shall
be consistent throughout the Code.
(1)
A reference to the Township shall mean Lower Merion Township.
(2)
A reference to primary, secondary, tertiary, and minor streets
shall mean as designated on the Official Highway Township Map.
(3)
A reference to an historic structure shall mean it is classified
on the Township's Historic Resource Inventory, or it is in a local
historic district.
A.
The following regulations are as specified in the lot's underlying
district.
(2)
Building disposition and configuration shall be according to:
(a)
LDR1, LDR2, LDR3, and LDR4: Table 4.1, LDR Form Standards;
(b)
MDR1, MDR2, and MDR3: Table 4.2, MDR Form Standards;
(c)
NC, VC and TC: Table 4.3, Commercial Center Form Standards;
[Amended 2-15-2023 by Ord. No. 4260]
(d)
I - Institution: Table 4.4, Institution Form Standards;
(e)
Table 6.1, MC Medical Center District Dimensional Standards;
(f)
Table 6.2, BMMD Bryn Mawr Medical District Dimensional Standards;
(g)
Table 6.3, RHR Rock Hill Road District Dimensional Standards;
(h)
Table 6.4, BMV Bryn Mawr Village District Dimensional Standards;
and
(3)
Parking requirements and regulations are as specified in the
lot's underlying district and shall be in compliance with Table 8.1, Minimum Parking Requirements.
B.
Districts may be subject to additional regulations of an overlay district as provided in Article VII, Conservation and Preservation Overlays.
C.
Additional Township-wide regulations general to districts are as
specified in this article.
D.
All requirements related to Township permitting process and procedures, standards of proof and submission criteria for special exceptions, conditional uses and variances, and roles and responsibilities of the Building and Planning Department, Zoning Hearing Board and Board of Commissioners are as specified in Article XI, Process and Procedures.
A.
Building height is limited as follows:
(1)
Building height shall be measured from the mean grade at the
corners of the building to the top of the roof. If no building is
located on the lot, the building height shall be measured from the
mean grade of the corners of the proposed building.
(2)
Building stories are measured as specified in this section.
Building story measurement shall begin at the established first floor
elevation above the mean grade.
(3)
Stories are measured from finished floor to finished floor for
multistory buildings and finished floor to the top of roof for single-story
buildings.
(4)
Nonresidential buildings may exceed maximum single-story height
subject to compliance with maximum height.
(5)
Mezzanines that occupy more than 50% of the floor below the
mezzanine area count as an additional story.
(6)
Basements visible from a frontage may extend up to a maximum
three feet above grade.
(7)
On sloped lots where the finished grade is more than two feet
above or below the existing grade, the mean grade shall be established
as follows:
(a)
If the finished mean grade is more than two feet higher than
the existing mean grade, the mean grade is measured at the corners
of the proposed building using the existing grade elevations.
(b)
If the finished mean grade is less than two feet lower than
the existing grade, the mean grade is measured at the corners of the
building using the proposed finish grade elevations.
B.
Residential dwellings and buildings.
(1)
A residential story is limited to 14 feet maximum but the total
height of the building shall be subject to the height limits as per
its underlying district requirements.
(2)
First floor elevation shall be a minimum of 12 inches off the ground, unless specified otherwise in § 155-3.5, Frontages, and Table 3.5.2, Facade Types.
(3)
First floor elevation shall be established as per its underlying
district requirements.
C.
Nonresidential and mixed-use buildings.
D.
Parking structures.
(1)
Each parking structure shall be limited to the maximum height
permitted in their underlying district.
E.
Vertical projections, not used for human habitation, may exceed maximum
building height as specified in their underlying districts.
F.
Mechanical equipment on a roof shall be enclosed by parapets or other
similar screening of the minimum building height necessary to shield
it from abutting streets and adjacent properties at ground level of
the joint property line and may extend above the maximum building
height as specified in their underlying districts. This shall not
apply to BMMD and BMV Districts.
A.
Lots shall conform to the minimum lot width and area requirements
of their underlying district. The minimum lot width of the lot at
the building line shall be the minimum lot width required at the street
line for lots in the zoning district in which the lot is located.
Minimum lot width shall be measured parallel to the street at the
point of the proposed building closest to the street.
B.
A building shall be located in relation to the boundaries of its
lot as specified for its underlying district, according to the underlying
zoning districts. Additional regulations to setbacks shall apply for
lots abutting a property of lesser density and shall be as specified
in the building's underlying district.
C.
One or more buildings may be built on each lot, subject to compliance
with the lot standards of the district in which they are located.
D.
Where a maximum setback is specified, it pertains only to the amount
of building facade required to meet the minimum primary frontage lot
occupation requirements of the underlying district.
E.
Lots shall have a minimum of one frontage facing a street; and shall
have the primary entrance on the primary frontage.
F.
Accessory buildings and structures shall be erected to the rear of
the principal building and may project into the reduced side or rear
yard setback as established in the form tables of the underlying district,
subject to compliance with the following:
[Amended 12-2-2020 by Ord. No. 4202; 4-17-2024 by Ord. No. 4289]
(1)
They shall be subordinate in height to the principal building and are limited in height as established in § 155-3.3, Building height.
(2)
Accessory buildings shall be designed to be similar to and compatible
with the principal building.
(3)
Exception. If there is 45 feet or less between the rear of the
principal building and the rear lot line, the minimum setback from
the rear of the principal building shall be reduced to 10 feet.
G.
Multiple principal buildings on a residential lot.
(1)
For buildings less than three stories, the distance between
two or more principal buildings on the same lot shall be a minimum
of 20 feet or no less than the height of the taller building, whichever
is greater.
(2)
For buildings three stories or more, an additional five feet
of separation is required for every additional story.
H.
Corner lots.
(1)
On any corner lot, no wall, fence or other structure shall be
erected or altered and no hedge, tree, shrub or other growth shall
be maintained or other obstacle be placed so as to cause danger to
traffic on a street by obscuring the view.
(2)
Corner lots in LDR and MDR1 Districts shall be in compliance with Article IV, District Specific Standards.
(3)
Corner lots shall have two front setbacks, one side setback
and one rear setback, as illustrated in Figure 3.5.1, Primary Frontage Illustrated.
(4)
Any portion of a lot fronting on a street shall be subject to
a front setback.
I.
Predominant setback. The minimum front setback for new buildings
and frontage yard additions to existing buildings shall be equal to
the predominant setback, and subject to the following standards:
(1)
Applicability. The predominant setback standard shall apply
to new buildings and frontage yard additions to existing buildings
in the following zoning districts:
(2)
The predominant setback is determined by calculating the median
front setback of existing principal buildings on the same side of
the street as the subject property, and within 200 feet on either
side of the subject property's lot line as measured along the street
line.
(3)
The following shall be excluded from the calculation of predominant
setback:
(4)
If there are fewer than three qualifying principal buildings,
the predominant setback shall not be used, and the front setback shall
be that specified in the lot's underlying district.
J.
Neighborhood Conservation Districts: (Reserved).
A.
Lot frontages.
(1)
Lot lines abutting street rights-of-way are designated as primary
frontages, as illustrated in Figure
3.5.1, Primary Frontage Illustrated.
|
Figure 3.5.1. Primary Frontage Illustrated
| |||
|---|---|---|---|
|
A.
|
Single-Family
|
B.
|
Mixed Use
|
 |
 | ||
B.
Frontage occupation.
(1)
Frontage occupation is regulated according to the underlying
zoning district. Frontage occupation standards apply to all primary
frontages. The following elements shall be excluded from the frontage
occupation calculation:
(a)
Pedestrianway;
(b)
Pedestrian forecourt;
(c)
Required minimum setbacks;
(d)
Required change in building plane in compliance with § 155-3.9D(6); and
C.
Setbacks.
(1)
Buildings shall be set back from lot lines according to the
underlying zoning district.
D.
Frontage yards.
(1)
Frontage yards shall be wholly open to the sky and unobstructed, except for permitted projections as specified in § 155-3.6, Projections.
(2)
Frontage yard types shall be selected from Table 3.5.1, Frontage Yard Types.
Frontage yard types may differ at frontage breaks.
|
Table 3.5.1. Frontage Yard Types
[Amended 2-15-2023 by Ord. No. 4260] | ||
|---|---|---|
|
A.
|
Common Yard
| |
|
Illustration
|
 | |
|
Surface
|
Paving is limited to walkways and driveways and is recommended
to be of pervious material.
| |
|
Walkways
|
Minimum one per frontage connecting to a sidewalk, where possible,
providing access to building entry.
| |
|
B.
|
Fenced Yard
| |
|
Illustration
|
 | |
|
Surface
|
Paving is limited to walkways and driveways and is recommended
to be of pervious material.
| |
|
Walkways
|
Minimum one per frontage connecting to a sidewalk, where possible,
providing access to building entry.
| |
|
Fencing
|
Permitted according to § 155-3.7, Fences and walls.
| |
|
C.
|
Shallow Yard
| |
|
Illustration
|
 | |
|
Surface
|
Maximum setback of 12 feet. 50% minimum shall be landscaped
in MDR1, MDR2, and MDR3 and up to 100% may be paved in VC and TC.
| |
|
Walkways
|
Minimum one per frontage providing access to building entries.
| |
|
Fencing
|
Frontage fencing is not permitted. Frontage facade, side, and rear fencing is permitted according to § 155-3.7, Fences and walls.
| |
|
D.
|
Urban Yard
| |
|
Illustration
|
 | |
|
Surface
|
Shall be paved at sidewalk grade, and trees in grates or tree
pits.
| |
|
Walkways
|
Shall be paved at sidewalk grade. Vegetation is permitted in
raised containers.
| |
|
Fencing
|
Frontage fencing is not permitted. Frontage facade, side, and rear fencing is permitted according to § 155-3.7, Fences and walls.
| |
|
E.
|
Pedestrian Forecourt
| |
|
Illustration
|
 | |
|
Surface
|
Minimum 80% paving. Pervious paving is recommended.
| |
|
Fencing
|
Frontage fencing is not permitted. Frontage facade, side, and rear fencing is permitted according to § 155-3.7, Fences and walls.
| |
|
Area
|
Forecourt: The court width shall be no less than the height
of the tallest portion of the building. The maximum court depth shall
be two times its width.
| |
|
Activation
|
Shall be lined with habitable space on at least two sides.
| |
|
F.
|
Vehicular Forecourt
| |
|
Illustration
|
 | |
|
Surface
|
Driveway shall be paved at sidewalk grade. The remainder of
front setback may be paved or landscaped. Pervious paving is recommended.
| |
|
Fencing
|
A low frontage facade wall, a maximum 24 inches high, of either
brick or stone is permitted.
| |
|
Area
|
Forecourt: 4,200 square feet maximum.
| |
|
Activation
|
Shall be lined with habitable space along vehicular forecourt.
| |
|
G.
|
Frontage Yard Type Summary
| ||||
|---|---|---|---|---|---|
|
Frontage Yard Type
|
LDR
|
MDR
|
NC
|
VC
|
TC
|
|
Common yard
|
P
|
P1
| |||
|
Fenced yard
|
P
|
P1
| |||
|
Shallow yard
|
P
|
P
|
P
|
P
| |
|
Urban yard
|
P2
|
P
|
P
|
P
| |
|
Pedestrian forecourt
|
P2
|
P
|
P
|
P
| |
|
Vehicular forecourt
|
P
| ||||
|
NOTES:
| |
|
1
|
MDR1 and MDR2 only
|
|
2
|
MDR3 only
|
F.
Frontage yards are subject to the requirements of Table 3.5.1, Frontage Yard Types,
and the following:
(1)
The following structures and equipment are prohibited in frontage
yards:
(a)
Pools, Jacuzzis, spas, hot tubs, tennis courts, and their related
enclosures, pumps, and equipment;
(b)
Air conditioning compressors, except as specified in § 155-3.6G;
[Amended 10-21-2020 by Ord. No. 4196]
(d)
Dumpsters;
(e)
Parking structure ventilation;
(f)
Drive-throughs; and
(g)
Electrical transformers;
(h)
Vehicular fueling device (gas pump, electric vehicle charging
station).
[Amended 4-17-2024 by Ord. No. 4289]
[1]
Private electric vehicle charging stations are permitted in residential
districts, provided that they meet the principal building setback
of the underlying zoning district and the following:
[a]
The private electric vehicle charging station shall be placed
as close to the principal building as practical.
[b]
The height of the private electric vehicle charging station
shall not exceed four feet.
[c]
The private electric vehicle charging station shall be screened
from view from any frontage or any abutting residential property,
to the extent practical and feasible.
G.
Any portion of a primary frontage in NC, MDR3, VC, RHR, and TC not
occupied by buildings, driveways, forecourts or walkways shall be
lined with a street screen as follows:
[Amended 2-15-2023 by Ord. No. 4260]
(1)
Street screens shall meet the fencing and wall standards for the frontage yard type and § 155-3.7, Fences and walls.
(2)
Street screens shall be coplanar with the primary building facade
or located further into the lot than the facade.
(3)
Parking and service areas may not be located between street
screens and the street.
H.
Building entries.
(1)
Building entries in NC, MDR, VC, RHR, and TC shall be provided
at frontages as follows:
[Amended 2-15-2023 by Ord. No. 4260]
(a)
The primary building entrance shall be located along the primary
frontage.
(b)
One building entry shall be provided for every 60 feet of building
facade, except for entirely residential buildings which shall provide
a minimum of one building entry every 80 feet of facade leading to
a habitable space.
(2)
Design of building entries for mixed-use buildings shall differentiate
entrances for residential and commercial uses.
(3)
Entries for multifamily buildings shall provide protection from
the elements with canopies, marquees, recesses or roof overhangs.
(4)
Residential building entries at grade are regulated as follows:
(a)
Single-family residential buildings shall be raised above average
sidewalk grade according to Table 3.5.2,
Facade Types.
(b)
Multifamily residential buildings shall be raised above average
sidewalk grade according to Table 3.5.2,
Facade Types.
(c)
Mixed-use and nonresidential building entries shall be at sidewalk
grade.
I.
Facade types shall be as follows:
(1)
Facade types shall not apply to LDR, MDR1, BMV, BMMD, CAD-BV,
MC, and I Districts, except for:
(a)
Dwellings with a porch or stoop shall be required to conform
to the applicable facade type requirements in Table 3.5.2, Facade Types.
(2)
Applicants shall select and specify facade types along frontages.
(3)
Facade types shall be selected from Table 3.5.2, Facade Types.
|
Table 3.5.2. Facade Types
| ||||
|---|---|---|---|---|
|
A.
|
Porch
| |||
|
Entry grade
|
Minimum 12 inches above grade
| |||
|
Requirements
|
1.
|
Required at the primary building entrance
|
 | |
|
2.
|
Shall be a minimum 6 feet in depth
| |||
|
3.
|
May project into front setbacks a maximum of 10 feet
| |||
|
4.
|
Shall not extend more then 15 feet beyond the façade
| |||
|
5.
|
Shall be a minimum 50% of the width of the façade
| |||
|
6.
|
Porch openings shall be vertical in proportion.
| |||
|
7.
|
Shall be a maximum of 10 feet in height
| |||
|
Table 3.5.2 Facade Types
| ||||
|
B.
|
Stoop
| |||
|
Entry grade
|
Minimum 12 inches and a maximum of 36 inches above grade
| |||
|
Requirements
|
1.
|
A stoop is required at building entrances, projecting from the
facade.
|
 | |
|
2.
|
Wood is prohibited for stoop railings.
| |||
|
3.
|
Stoops and related structure may project into front setbacks
up to 100% of their depth.
| |||
|
4.
|
Minimum 48 inch depth
| |||
|
C.
|
Common Entry
| |||
|
Entry grade
|
Minimum 12 inches and a maximum 24 inches above grade
| |||
|
Requirements
|
1.
|
A single collective entry to a multifamily lobby is required
at the primary building entrance.
|
 | |
|
2.
|
Canopies and awnings are permitted to project into front setbacks
up to 100% of their depth.
| |||
|
D.
|
Arcade and Colonnade
| |||
|
Entry grade
|
At sidewalk grade
| |||
|
Requirements
|
1.
|
Where an arcade occurs, it is required along a minimum of 80%
of the frontage.
|
 | |
|
2.
|
Projections are permitted according to § 155-3.6, Projections.
| |||
|
3.
|
Awnings are not permitted in galleries.
| |||
|
4.
|
A minimum of 50% of the ground floor shall be glazing.
| |||
|
Table 3.5.2 Facade Types
| ||||
|
E.
|
Gallery
| |||
|
Entry grade
|
At sidewalk grade
| |||
|
Requirements
|
1.
|
Where a gallery occurs, it is required along a minimum of 80%
of the frontage.
|
 | |
|
2.
|
Projections are permitted according to § 155.3.6,
Projections.
| |||
|
3.
|
Awnings are not permitted in galleries.
| |||
|
4.
|
A minimum of 50% of the ground floor shall be glazing.
| |||
|
F.
|
Storefront
| |||
|
Entry grade
|
At sidewalk grade
| |||
|
Requirements
|
1.
|
A storefront is required at the primary entrance of the tenant
space.
|
 | |
|
2.
|
A minimum of 50% of the ground floor of a storefront shall be
glazing.
| |||
|
3.
|
See § 155-3.9D, Storefronts, for additional storefront front requirements.
| |||
(4)
When selected, facade types apply to primary frontages.
(5)
Facade types may differ at frontage breaks.
A.
Projections are regulated according to the following: All projections
into public rights-of-way shall provide a minimum vertical clearance
of eight feet, unless otherwise specified, and shall follow clearance
and sight line regulations according to Public Works.
B.
Projections are permitted according to the following:
(1)
Roof overhangs, cornices, eaves, gutters, chimneys or windows
may project up to 18 inches into the required setbacks.
(2)
Bay and bow windows may project up to three feet into the front
and rear required setbacks and up to 18 inches into the required side
setbacks.
(3)
Steps and canopies over entrances may project into the required
setbacks up to four feet. The length along the supporting wall of
a projecting canopy over an entrance may not exceed eight feet, or
a maximum of two feet beyond the door opening, whichever is less.
The canopy may also include up to two supporting columns.
C.
Porches.
(1)
On dwellings and multifamily buildings, an open porch may project
into the required setback according to Table 3.5.2, Facade Types, and the following requirements:
(a)
Project into the required front and side setbacks as follows:
[1]
Side and front porches may connect to form a continuous porch
pursuant to this section.
(c)
The porch shall not extend into required buffers.
(d)
The porch may not be enclosed nor living space or balconies
erected above. Porch enclosures shall be limited to traditional porch
elements, such as railings, required by the Building Code.
(e)
Space beneath the porch may not be occupied.
(f)
The additional impervious surface associated with the porch
and steps need not be included in the calculations of the total allowable
impervious surface, provided that 100% of the direct volume of stormwater
generated from the additional impervious surface will be recharged
for a 100-year storm event.
(g)
In no case may the porch be located within two feet of any right-of-way.
(2)
Enclosure of existing porches.
(a)
An existing ground-level porch located in a required setback
may be enclosed, provided that:
[Amended 7-19-2023 by Ord. No. 4275]
[1]
The existing porch and roof were lawful when built.
[2]
An existing porch roof may be repaired or replaced but a roof
shall not be constructed where one formerly did not exist. No porch
shall extend beyond the existing porch or roof, whichever ground area
covered is less.
[3]
No living space or balconies may be erected above the existing porch.
(b)
An existing ground-level porch installed after November 19,
2014, located in a required front or side setback, cannot be enclosed.
D.
Awnings.
(1)
Awnings shall be dimensioned according to Figure 3.6.1, Awning Clearance, and
the following:
(a)
Awnings shall be a minimum of three feet deep.
(b)
Awnings shall have a minimum vertical clearance of eight feet.
(c)
Awnings shall be a maximum height of 15 feet above pavement
and shall be below the cornice or frieze.
(d)
Awnings may encroach into building setbacks and over sidewalks
to within six feet of the curb.
(e)
Where awnings are within public rights-of-way, they shall meet
Public Works clearance standards to allow utility access and must
retract to allow utility access.
|
Figure 3.6.1. Awning Clearance
 |
(2)
Awnings along storefronts shall attach to facades between the
storefront display windows and transom windows, as per Figure 3.6.1, Awning Clearance, no
less than 18 inches below the second floor window sills.
(3)
Awnings shall not have bottom panels, as per Figure 3.6.1, Awning Clearance.
(4)
Awnings shall be a minimum of 36 inches wide.
(5)
Where multiple awnings are installed on a single tenant facade,
breaks between awnings shall not exceed 12 inches.
(6)
Awnings shall be made of fire-resistant canvas.
(7)
Awnings may not be backlit or internally illuminated.
(8)
Awnings may be externally illuminated.
(9)
Round, half domed, and plastic awnings are prohibited.
(10)
Awnings shall have a maximum slope of 2:3 rise over run.
[Amended 7-19-2023 by Ord. No. 4275]
E.
Canopies.
(1)
Canopies shall be dimensioned according to Figure 3.6.2, Canopy Clearance, and
the following:
(a)
Canopies shall be a minimum three feet deep.
(b)
Canopies shall have a minimum vertical clearance of eight feet.
(c)
Canopies shall be a maximum height of 15 feet above pavement
and shall be below the cornice or frieze.
(d)
Canopies may encroach into building setbacks and over sidewalks
to within six feet of the curb.
(e)
Where canopies are within public rights-of-way, they shall meet
Public Works clearance standards to allow utility access.
|
Figure 3.6.2. Canopy Clearance
 |
(2)
Canopies along storefronts should attach to facades between
the storefront display windows and transom windows, as per Figure 3.6.2, Canopy Clearance, no
less than 18 inches below the second floor window sills.
(3)
Canopies should be continuous across the entire width of tenant
facades.
G.
Generators.
[Added 10-21-2020 by Ord.
No. 4196; amended 3-17-2021 by Ord. No. 4208]
(1)
If, in the opinion of the Zoning Officer, a generator unit located
on a lot improved with a single dwelling unit cannot be installed
at a reasonably practical location in compliance with the required
yard setbacks, the equipment may be installed in any required yard
setback, provided: the equipment is located as close to the building
as possible, per the manufacturer’s minimum clearance specifications,
is fully screened with suitable plantings, fencing, or walls as seen
from any frontage and from any abutting residential property, and
is placed a minimum of 10 feet from a property line. A code-compliant
location is not reasonably practical if, for example, it isn’t
proximate to gas and utility line connections or is unreasonably restricted
by other mechanical considerations.
(a)
Notice of intent to apply for a generator permit for installation
within a required yard setback area shall be given by the permit applicant
to all property owners sharing a common property line with the applicant’s
property. The notice shall include plans showing the location of the
unit and the manner in which the required screening of the generator
unit will be installed.
A.
General.
[Amended 7-21-2021 by Ord. No. 4221]
(1)
Fencing is regulated according to the location of the fence
according to Table 3.7.2.A, Fence and Wall Regulations
by Type and Location..
(2)
Fencing location and specification are additionally modified
as follows:
(a)
At corner lots, the primary frontage fence designation extends
up to the primary setback of the principal building, as illustrated
in Table 3.7.3, Fencing Terminology.
|
Table 3.7.3. Fencing Terminology
| |
|---|---|
|
A. Frontage Fencing
|
B. Frontage Facade Fencing
|
 |
 |
|
C. Side Fencing
|
D. Rear Fencing
|
 |
 |
|
E. Secondary Frontage Fencing
| |
 | |
(b)
Primary and secondary frontage fences may be collectively referred
to as frontage fences.
(c)
At corner lots, fences shall follow the sight distance requirements.
(3)
Fences for swimming facilities shall adhere to the standards
specified in the Pennsylvania Uniform Construction Code.
(4)
Fences and walls are prohibited within the floodway of the Schuylkill
River.
(5)
All fences shall be properly anchored in accordance with the
Pennsylvania Uniform Construction Code.
B.
Fence and wall height shall meet the following requirements:
[Amended 7-21-2021 by Ord. No. 4221; 1-18-2023 by Ord. No. 4258]
(1)
Fence and wall height is limited according to Table
3.7.1, Fence Height.
(2)
All fence height is measured from the existing grade at the
location of the fence.
(3)
Private lot line fence and rear lot fence height is measured
from the yard grade.
(4)
Fence posts and columns shall not exceed the height of the top
of the fence by more than six inches and shall be finished and/or
capped.
|
Table 3.7.1. Fence Height
| |||||||||
|---|---|---|---|---|---|---|---|---|---|
|
Fence Location
|
LDR 1 and 2
(feet)1 2
|
LDR 3 and 4
(feet)5
|
MDR
(feet)5
|
NC
(feet)
|
VC
(feet)
|
TC
(feet)
|
I
(feet)2
|
LI
(feet)
|
MC, BMMD, RHR, BMV, CAD
(feet)
|
|
Primary frontage6
|
4
|
4
|
4
|
N/A
|
N/A
|
N/A
|
4
|
4
|
4
|
|
Secondary frontage
|
6
|
6
|
6
|
N/A
|
N/A
|
N/A
|
6
|
6
|
6
|
|
Frontage facade
|
6
|
6
|
6
|
6
|
6
|
6
|
8
|
8
|
6
|
|
Side
|
6
|
6
|
6
|
6
|
6
|
6
|
8
|
8
|
6
|
|
Rear3 4
|
6
|
6
|
6
|
6
|
6
|
6
|
8
|
8
|
6
|
|
NOTES:
| |
|
1.
|
Estate fencing may be six feet in height along the primary frontage,
except along a minor road where fencing eight shall be limited to
four feet.
|
|
2.
|
Deer fencing may exceed the maximum height, not to exceed eight
feet, except along a minor road where fencing height shall be limited
to four feet.
|
|
3.
|
Fencing and walls on properties adjacent to a railroad shall
be permitted up to eight feet in height along the railroad right-of-way.
The fence portion above six feet shall be 25% open.
|
|
4.
|
Fencing and walls on residential properties adjacent to the
VC or TC District shall be permitted up to eight feet in height. The
fence portion above six feet shall be 25% open.
|
|
5.
|
Maximum fencing height of four feet along a minor road.
|
|
6.
|
Open fences along the primary frontage shall be permitted up
to four feet in height.
|
C.
Fence and wall configuration shall meet the following requirements:
[Amended 7-21-2021 by Ord. No. 4221]
(1)
Frontage fences may be located at the right-of-way or set back
from the right-of-way to permit landscaping. When erected at a right-of-way
line, all of the fence and any of its supporting structures shall
be contained within the lot.
(2)
All fences or walls erected along the primary frontage and secondary
frontage shall provide an operable gate or opening with a minimum
width of 36 inches. There shall be a minimum of one operable gate
or opening for each street frontage and at least one operable gate
or opening for every 500 feet of fencing along a street.
(3)
Supporting members and posts shall be on the inside of the fence,
and the smooth or flat/finish faces on the outside. If both sides
of the fence are finish sides with support posts screened, each face
shall be of the same type and finish.
(4)
Fence material is regulated per frontage fence to a maximum
of one fence type.
(5)
The top of the fence panel shall be level and fence panels shall
step down as the grade changes.
D.
Fence and wall material is limited according to Table
3.7.2, Fence Type by District, and Table
3.7.2.A, Fence and Wall Regulations by Type and Location, and is further regulated as follows:
[Amended 7-21-2021 by Ord. No. 4221]
(2)
The following fence and wall materials are specifically prohibited:
(a)
Electric, barbed wire, razor wire, hog wire, rolled wire, fence
spikes or other types of hazardous fencing;
(b)
Any wire smaller in size than 12 gauge and wire mesh fencing;
(c)
Galvanized or painted metal wire fencing;
(d)
Plastic fencing; and
(e)
Unfinished concrete masonry unit (cinder block).
|
Table 3.7.2. Fence Type by District
| ||||||||||
|---|---|---|---|---|---|---|---|---|---|---|
|
Fence Type
|
LDR
|
MDR
|
NC
|
VC
|
TC
|
I
|
LI
|
MC and BMMD
|
BMV
|
RHR and CAD
|
|
Masonry wall
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
 | ||||||||||
|
Open fence
|
P
|
P
| ||||||||
 | ||||||||||
|
Estate fence
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
 | ||||||||||
|
Estate fence with masonry base
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
 | ||||||||||
|
Wood solid fence
|
P
|
P
|
P
|
P
|
P
|
P
|
P
| |||
 | ||||||||||
|
Vinyl fence
|
P
|
P
| ||||||||
 | ||||||||||
|
Chain link
|
P
|
P
|
P
|
P
| ||||||
 | ||||||||||
|
Deer fence
|
P
|
P
| ||||||||
 | ||||||||||
|
Table 3.7.2.A. Fence and Wall Regulations By Type and Location
| ||||||
|---|---|---|---|---|---|---|
|
Fence Type
|
Fencing Location
| |||||
|
Primary Frontage12
|
Secondary Frontage1
|
Frontage Facade
|
Side
|
Rear
| ||
|
Open fence
|
Permitted
| |||||
|
Masonry wall
|
(1) Limited to four feet in height
(2) Only stone, masonry, or stucco shall be visible.
| |||||
|
Estate fence with masonry base
|
Masonry is limited to three feet in height, except for columns.
| |||||
|
Estate fence
|
If masonry columns are provided, columns shall be up to two
feet by two feet, regularly spaced and shall occupy no more than 25%
of the linear area.
| |||||
|
Wood solid fence
|
Shall not exceed four feet in height
|
Primary and secondary roads:
(1) Fences may be up to six feet in height and shall
be screened with landscaping, subject to the following standards:
(a) Fencing shall be set back a minimum of 10 feet
from the curbline or five feet from the right-of-way, whichever is
greater.
(b) Landscaping a minimum width of three feet and
shall be located between the fence and the right-of-way.
(c) Landscaping shall be a minimum of three feet
height at maturity.
Primary roads with cartway width in excess of 40 feet:
(1) Fences may be up to six feet in height without
impact of the right-of-way without a required setback or landscaping.
|
Permitted
|
Permitted
|
Permitted
| |
|
Vinyl fence
|
Permitted
|
Permitted
|
Permitted
|
Permitted
| ||
|
Chain link
|
Not permitted
|
Permitted
| ||||
|
Deer fence
|
Shall be screened with plantings a minimum of eight feet in
height
|
Permitted
|
Permitted
|
Permitted
| ||
|
NOTES:
|
|
1. All fences or walls erected along the primary frontage or
secondary frontage shall provide an operable gate or opening with
a minimum width of 36 inches. There shall be a minimum of one operable
gate or opening for each street frontage and at least one operable
gate or opening for every 500 feet of fencing along a street.
|
|
2. Driveway gates shall be 50% open and located a minimum distance
of 20 feet from the curbline.
|
E.
Retaining walls. The height of retaining walls shall not exceed six
feet within the setback and shall not exceed eight feet beyond the
setback.
F.
Should a sequence of retaining walls be required, they shall be spaced
at minimum intervals as specified in their underlying districts. Retaining
walls shall be spaced at minimum intervals of 10 feet, except in LDR
Districts.
G.
Ball netting when associated with an athletic field or outdoor sports
court is not considered a fence. Ball netting shall be screened with
landscape material capable of providing a sufficient screen up to
15 feet to 20 feet in height. The landscape screen shall be located
between the ball netting and the right-of-way.
H.
When the Board of Commissioners finds that a significant need is
met by the erection of the fence, the Board of Commissioners may approve
a higher fence when such a fence is requested in conjunction with
the approval of a development plan.
A.
Row house (townhouses).
(1)
A maximum of eight individual row houses can be attached or
the length of the row house building shall not exceed 160 feet before
a minimum twenty-foot separation is provided.
(2)
Where row houses occupy a common site, each row house with an
entrance towards a frontage shall have a walkway connecting the sidewalk
to the row house entrance.
(3)
Row houses shall have a primary front facade facing onto a public
or private street.
B.
Detached garages for row houses and multifamily buildings.
(1)
If detached garages are built, each garage shall be entirely separated from the principal building and shall be located according to § 155-8.4, Parking location.
(2)
The maximum building length of detached garages shall be 100
feet. Detached garages on single lots shall be separated by a minimum
of 10 feet, and according to the underlying zoning district.
C.
Multifamily buildings and outer courts.
(1)
The greatest dimension in length or depth of a multifamily building
shall not exceed 50 feet without a change in building plane of at
least four feet. Exceptions include:
(a)
Multifamily buildings enclosing two or more outer courts, on
at least three sides.
(3)
The maximum depth of an outer court shall not exceed two times
the court's width.
A.
Intent.
(1)
Architecture standards shall serve to support the visual character
of the Township that is representative of its long-standing emphasis
on beauty and cultural history and as well for energy conservation
and resilient design. The Township's historic buildings set the example
for massing, scale, material quality, and styles.
(2)
Building massing and architectural expression shall relate to
public and open space, with attention to sidewalk pedestrian experiences,
long views, terminations of axial vistas, intersections of public
space, ground plane changes and the skyline silhouette. A new building
shall respect the integrity of the existing buildings of its district
setting through consistency in location on the lot, scale and materials.
In historic settings, architectural design shall maintain established
building scale, proportions, and style, and architectural features
shall be utilized to reduce new building mass and bulk that contrasts
with the surrounding building scale.
B.
Applicability.
C.
Exterior wall materials, including building, street screens and garden
walls and fences, windows and doors, shall be of a quality that ensures
longevity and resilience. Additionally, the following regulations
apply:
(1)
In NC, LDR, MDR, VC, TC, LI, RHR, CAD, and I Districts, exterior
wall materials of new construction shall only include native stone,
cast stone, brick, stucco over masonry, wood, cementitious board,
metal or glass. Vinyl siding is permitted in LDR and MDR Districts.
[Amended 2-15-2023 by Ord. No. 4260]
(a)
Building walls shall minimize variety, and the number of exterior
materials shall be limited to four, not including glass.
(b)
Materials shall change along a horizontal or vertical joint,
and the change shall correspond to a change in the plane of the wall.
(c)
Materials that change along a vertical line shall reflect a
building rhythm, such as an historic building or storefront or narrow
property width.
(d)
Materials that change along a horizontal line should place the
heavier material below the lighter.
(2)
Windows shall not be flush-mounted and shall be inset from the
exterior wall a minimum of three inches.
(3)
Roof materials shall be of a quality that ensures longevity
and resilience. When used, sloped roofs shall consist of slate (natural
or synthetic), clay tile, concrete tile, shingle (wood, fiberglass
or asphalt composition), and metal standing seam.
D.
Storefronts.
(1)
Storefronts shall comply with the facade type requirements in Table 3.5.2, Facade Types,
which includes the requirement for a minimum of 50% of the ground
floor frontage to be glazed.
(2)
Additionally, storefront elements, such as windows, doors, signage,
awnings, and lighting, shall be designed as a unified composition
and shall be made of masonry, wood, metal or glass.
(3)
First floor storefront facades shall have a minimum glazing
according to storefronts in Table 3.5.2,
Facade Types, as measured between the floor and the
ceiling, including the glass area of the front door.
(4)
Storefront glass shall be clear with no more than 10% tinting.
Reflective, bronze, smoked, heavily tinted or black glass shall be
prohibited.
(5)
Storefront paint shall be high-gloss.
(6)
In NC, VC and TC Districts:
[Amended 2-15-2023 by Ord. No. 4260]
(a)
Storefront facades shall have a minimum twelve-inch- and maximum
forty-two-inch-high solid bulkhead at sidewalks. See Figure 3.9.1, Storefront Configuration. Building walls with window and door areas less than 25% of the
wall area, including exposed party walls, shall be designed as a façade
with details such as masonry courses, mouldings, and blank windows.
|
Figure 3.9.1. Storefront Configuration
 |
(b)
The greatest dimension in length or depth of a mixed-use building
shall not exceed 50 feet without a change in building plane of a least
four feet. The change in building plane may exceed the maximum setback
requirement by up to four feet.
(7)
Crawl spaces and basements are regulated as follows:
(a)
In LDR and MDR Districts: Crawl spaces and basements shall be
enclosed or screened with maximum 30% transparency.
(b)
In NC, VC, TC and I Districts: Crawl spaces and basements shall
be enclosed or screened with maximum 30% transparency on all sides,
and may allow pedestrian entry from the rear or interior side.
[Amended 2-15-2023 by Ord. No. 4260]
E.
Reflective surfaces that can create glare, excluding glass, solar
panels, and low-sloped roof applications, shall not be permitted.
F.
Variation in the architecture standards required in each district
may be granted by the Board of Commissioners by conditional use where
it is demonstrated that:
A.
Intent. Landscape and open space shall serve to: benefit environmental
well-being, including ecological and natural systems connectivity,
heat-island control, stormwater management and runoff; reduce visual
impacts of development on abutting properties and surrounding neighborhoods;
provide amenable exterior spaces for human use, including naturalistic
or formally defined outdoor rooms and sequences; and, support the
intentions of architectural and urban design character, massing and
spatial sequence.
C.
Landscape buffers shall, in the opinion of the Director of Building and Planning, provide a visual screen, as outlined in Chapter 135, Subdivision and Land Development, § 135-5.2D(4). Pedestrian access through the buffer shall not be limited.
[Amended 5-18-2022 by Ord. No. 4244]
D.
Landscape buffers shall be as required in the underlying district.
Additionally the following regulations apply:
(1)
Where required, landscape buffers shall be used for no other purpose than planting and screening, with the exception of pedestrian pathways, and shall conform to the landscape buffer requirements in Chapter 135, Subdivision and Land Development.
[Amended 5-18-2022 by Ord. No. 4244]
(2)
Access through buffer areas.
(a)
There shall be no more than one vehicular entrance and one vehicular
exit from each lot to any street.
(b)
A pedestrian accessway up to six feet in width may be provided
through a buffer area to improve connectivity.
(c)
Additional entrances and exits in the buffer area may be permitted
when authorized as a conditional use.
B.
Lighting of building and open spaces shall be compatible with streetlighting
of abutting streets. Outdoor lighting shall be designed, installed
and operated to prevent glare and excessive brightness from view on
abutting and nearby properties.
C.
Height of lighting sources for walkways, driveways and surface parking
areas shall not exceed 12 feet above surrounding/finished grade, unless
it can be demonstrated that taller lighting would not increase light
spillage or glare onto adjacent properties.
D.
Lighting sources for parking garage rooftop decks shall be shielded
to protect adjacent streets and properties from light glare. Interior
light sources within footprints along the perimeter of garages shall
not be visible from surrounding streets and properties.
A.
No tennis court or other hard-surfaced area designed or intended
to be used for sporting or other physical recreation activities shall
be constructed in any required setback.
B.
Artificial turf playing fields are regulated as follows:
(1)
They shall not be constructed in any required setbacks, except
an artificial turf field may be permitted in a front setback of a
primary road.
(2)
They shall not be considered as impervious surface if the artificial
field is designed to be permeable and the applicant can demonstrate
that the stormwater runoff coefficient of the artificial playing surface
is less than or equal to grass and the drainage system is maintained
to continue this runoff coefficient in the opinion of the Township
Engineer.
A.
Narrow lot development. In any residential subdivision made under the provisions of Chapter 135 of the Code of the Township of Lower Merion or with respect to any presently existing residentially zoned lot, the Board of Commissioners may authorize the creation of narrow lots as a conditional use subject to the following regulations:
(1)
The minimum lot width of the lot at the building line shall
be the minimum lot width required at the street line for lots in the
zoning district in which the lot is located. Minimum lot width shall
be measured parallel to the street at the point of the proposed building
closest to the street and shall extend the full depth of the building,
plus an additional 25 feet.
(2)
An applicant shall not be permitted to increase the number of
conforming lots permitted in a subdivision through the use of narrow
lots.
(3)
Every narrow lot shall include at least 20 continuous feet along
the street line, and such connection to the street shall extend at
no less than that width to the point at which the narrow lot reaches
the lot width required by the zoning district in which the lot is
located. The area between the street line and the point at which the
narrow lot reaches the required lot width shall be capable of providing
driveway and utility access to the lot (i.e., shall not be blocked
by natural barriers, such as lakes, or slopes in excess of 25%) and
shall not be excessively irregular in shape.
(4)
In calculating the lot area of a narrow lot, the area between
the street line and a line drawn radial to the point where the lot
attains the minimum lot width required in its zoning district shall
not be included in applying the requirements of this chapter, except
those requirements relating to impervious surfaces.
(5)
The Board of Commissioners has the right to designate which
of the required setbacks shall be the front setback for narrow lots.
(6)
In all cases, any narrow lot approved by conditional use shall
connect to the adjacent sanitary sewer, when and if it is installed.
B.
Impervious surface and expansion.
(1)
In the interest of public health, safety and welfare, the provisions
of this section and the impervious surface regulations, in general,
are intended:
(a)
To minimize stormwater runoff, street flooding and stream bank
and soil erosion caused by the conversion of undeveloped, porous surfaces
to impermeable ground cover.
(b)
To maximize groundwater recharge and maintain the base flow
of streams and watercourses, thereby ensuring both the quantity and
quality of groundwaters and surface waters.
(c)
To protect the Township from development which may cause a subsequent
expenditure for public works and disaster relief affecting the well-being
of the Township and its residents.
(d)
To protect the residents from property damage and personal injury
due to runoff, flooding and erosion attributable to nearby development.
(e)
To regulate erosion and sedimentation impacts and the alteration
of natural drainage patterns, aggravating flooding both in the immediate
area and in downstream areas.
(f)
To relate the intensity of development to the ability of the
natural and man-made environment to support it.
(2)
Total impervious surface shall not exceed that shown in the
underlying districts. Relief from maximum impervious surface requirements
may only be sought according to the regulations in this section.
(3)
The impervious surface on any lot in an LDR or MDR1 District
used exclusively as a dwelling may exceed the maximum permitted in
the underlying zoning district by an additional 5% of the lot area
or 1,500 square feet, whichever is less, provided that all of the
following requirements are met:
(a)
The additional 5% impervious surface shall not be permitted
on any lot where a new principal building has been constructed within
the prior 10 years, or where, during that same period, an addition
has been added to the principal building following the removal of
more than 75% of its building area.
(b)
100% of the direct volume of stormwater runoff from all impervious
surface exceeding what is permitted in the underlying zoning district
shall be recharged for a 100-year storm event.
(c)
The design and location of the recharge system shall be approved
by the Township Engineer. The Township Engineer may require that a
percolation test be submitted with the permit application showing
rates sufficient to empty the system within 24 hours. Construction
may not disturb steep slopes, woodlands or any area within the dripline
of trees greater than 15 inches dbh. Disturbance of trees between
six inches and 15 inches dbh is prohibited if an alternative location
for the recharge system is feasible. Every tree greater than six inches
dbh that is removed shall be replaced on the lot in accordance with Table 7.5.1, Tree Replacement, and the replacement trees shall be selected from the list of recommended trees set forth in § A177-1, or comparable tree approved by the Township Arborist. If the lot cannot accommodate all of the additional trees, the excess trees shall be planted on publicly owned land after receiving approval from the public entity having ownership.
(d)
The expansion shall only be permitted if site conditions allow
for on-site recharge.
(e)
A covenant running with the land shall be recorded requiring
the property owner to maintain the recharge basin at all times so
that it will operate as designed.
(f)
The property owner shall provide to the Township a certification
from a qualified engineer every five years that the stormwater management
system required by this section has been inspected and is functioning
as designed. If there is evidence the system is not functioning as
designed, the Township can require this inspection and certification
prior to the expiration of the five-year period.
[Added 12-2-2020 by Ord.
No. 4202]
(5)
The impervious surface within special districts may exceed the maximum permitted, subject to the regulations in Article VI, Special Districts.
(6)
For the purpose of determining the amount of impervious surface on a lot served by a common driveway with a length greater than 100 feet, the total impervious surface of that common driveway shall be allocated evenly among the lots served, unless it is otherwise allocated in a recorded covenant approved by the Township and binding on the properties affected, in which case such recorded allocation shall control. Shared driveways less than 100 feet in length shall not count towards impervious coverage for the portion that is shared and shall not be greater than the maximum permitted driveway width in Article VIII.
(7)
The following shall not be considered as impervious surface,
except in the IC3 and IE3 Districts:
(a)
Wood decks less than 200 square feet if constructed with a space
between each plank and if the deck is constructed over a pervious
surface. Once the deck exceeds 200 square feet, one-half of the entire
deck area shall be considered impervious surface.
(b)
Pathways six feet or less in width that employ a porous paving
system and which are not intended for automobile use.
A.
All outdoor storage, electrical, plumbing, mechanical, communications
equipment and appurtenant enclosures, trash dumpsters and loading
areas shall be located in compliance with required setbacks for principal
buildings, shall be located behind the line of the facade, and screened
from view from any frontage and from any abutting residential property,
except across an alley. These shall not be allowed as encroachments
on any setback, except for those existing at the effective date of
this Code.
[Amended 10-21-2020 by Ord. No. 4196; 4-17-2024 by Ord. No. 4289]
(1)
Transformers shall comply with these requirements unless regulated
by the Public Utility Commission (PUC) and required by the authority
having jurisdiction under the PUC to be located closer to the street
than the front facade of the building. If a transformer is located
closer to the street as described above, the transformer shall be
screened from view from the street with plantings and/or structural
elements approved by the Township.
(2)
The design shall be incorporated into the required landscaping
plan approved by the Township.
