Township of Lower Merion, PA Article III General to Districts

§ 155-3.1 Applicability

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.

§ 155-3.2 References to districts.

A. The following regulations are as specified in the lot's underlying district.

(1) Permitted uses and use regulations shall be in compliance with Article V, Uses, and Article X, Supplemental Use Regulations.

(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

(i) Tables 6.6.6, 6.7.2, 6.8.2, CAD City Avenue District

(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.

(4) Signage requirements and regulations shall be in compliance with Article IX, Sign Standards.

B. Districts may be subject to additional regulations of an overlay district as provided in Article VII, Conservation and Preservation Overlays.

(1) HROD Historic Resources Overlay District.

(2) OSOD Open Space Overlay District.

(3) Floodplain Overlay District.

(4) Steep Slopes Overlay District.

(5) Wooded Lot Overlay District.

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.

§ 155-3.3 Building height.

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.

(1) A ground floor story shall be 24 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 elevations shall be established as per its underlying district requirements.

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.

§ 155-3.4 Lot occupation.

[12-2-2020 by Ord. No. 4202; 7-21-2021 by Ord. No. 4223; 4-17-2024 by Ord. No. 4289; 12-17-2025 by Ord. No. 4326[1]]

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:

(1) Accessory buildings in the principal building envelope shall be limited to two stories or 20 feet in height.

(2) Accessory buildings built in the reduced side and rear setback shall be limited in height to one story or 15 feet.

(3) Accessory buildings shall be designed to be similar to and compatible with the principal building.

(4) 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:

(a) LDR4.

(b) MDR1.

(c) MDR2.

(d) MDR3.[2]

[2] Editor's Note: Former Subsection I(1)(e) and (f), listing the VC and TC1 Districts, respectively, which immediately followed this subsection, were repealed 7-21-2021 by Ord. No. 4223.

(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:

(a) Buildings occupied by a nonresidential use located within 200 feet of the property in a nonresidential zoning district shall be exempted from the predominant setback calculations.

(b) Rear lots.

(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).

[1] Editor's Note: This ordinance provided that it shall be retroactive to 4-17-2024, to the extent permitted by law, to correct a drafting error in Ord. No. 4289.

§ 155-3.5 Frontages.

[Amended 10-21-2020 by Ord. No. 4196; 5-18-2022 by Ord. No. 4244; 2-15-2023 by Ord. No. 4260; 4-17-2024 by Ord. No. 4289; 9-17-2025 by Ord. No. 4316]

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

(e) Public gathering space, in compliance with Chapter 135, Subdivision and Land Development, § 135-4.6B and only in VC and TC Districts.

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. Structures are prohibited in the primary frontage yards.

(a) Structures are permitted in a secondary frontage but must meet the principal building setbacks.

(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
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

E. Landscaping in frontage yards is subject to the requirements of Chapter 128, Shade Trees.

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 primary 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;

(c) Emergency generators, except as specified in § 155-3.6G;

(d) Dumpsters;

(e) Parking structure ventilation;

(f) Drive-throughs; and

(g) Electrical transformers;

(h) Vehicular fueling device (gas pump, electric vehicle charging station).

[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:

(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:

(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.

§ 155-3.6 Projections.

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.

(4) Balconies are regulated as follows:

(a) They may project into the front and rear setback up to three feet and into side setbacks up to 18 inches.

(b) They shall not occupy more than 40% of the length of the facade.

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.

(b) Steps from the porch may further project as follows:

[1] Steps up to six feet wide may project up to an additional four feet into the front setback in LDR Districts.

[2] Steps shall not extend into the side setback further than the porch permitted under this section in all other districts.

(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]

(11) Awnings shall not be used as signs except as permitted in Article IX, Sign Standards.

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.

(4) Canopies shall not be used as signs except as permitted in Article IX, Sign Standards.

F. Vestibules.

(1) Vestibules shall be permanent structures in compliance with the Building Code.

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.

§ 155-3.7 Fences and walls.

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]

(1) The following fence and wall materials are permitted but not limited to:

(a) Wood and open fences;

(b) Metal and iron;

(c) Stone, brick, and masonry;

(d) Composite; and

(e) Vinyl.

(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.

§ 155-3.8 Regulations for specific buildings.

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.

(3) Storage garages on a multifamily lot may be authorized as a special exception, subject to the following regulations:

(a) The garages shall not be visible from any street frontages.

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.

(2) The minimum width of an outer court shall be as follows:

(a) Forty feet if the average height of the surrounding walls is three stories.

(b) Fifty feet if the average height of the surrounding walls is four stories.

(c) Sixty feet if the average height of the surrounding walls is five stories.

(3) The maximum depth of an outer court shall not exceed two times the court's width.

§ 155-3.9 Architecture standards.

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.

(1) The architectural standards shall apply to new construction in all districts and all buildings and structures in the Historic Resource Overlay District.

(2) The architectural standards shall apply to changes to the exterior of all existing buildings and structures visible from the public way.

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:

(1) The structural integrity of an existing building will be compromised by adherence to those standards.

(2) Application of the standards to an existing building would be so at variance to the design of the structure as to defeat the intent of this section or would not be economically feasible.

§ 155-3.10 Landscape standards.

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.

B. Landscape buffer standards shall be as established in the Township Code, Chapter 135, Subdivision and Land Development, §§ 135-5.2, 135-5.7 and 135-5.8.

[Amended 5-18-2022 by Ord. No. 4244]

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.

E. Greening standards in Chapter 135, Subdivision and Land Development, § 135-5.5, shall apply in TC, VC, BMV, RHR, and CAD Districts.

[Amended 5-18-2022 by Ord. No. 4244]

F. Shade tree and large canopy trees standards in Chapter 135, Subdivision and Land Development, § 135-5.1, shall apply in all districts, unless otherwise specified in the underlying district.

[Amended 5-18-2022 by Ord. No. 4244]

§ 155-3.11 Ambience standards.

[Amended [Added 11-20-2024 by Ord. No. 4300]]

A. Noise and lighting regulations shall be as established in the Township Code, Chapter 105 and in Table 5.3, Use Regulations.

§ 155-3.12 Sporting and physical recreation areas.

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.

§ 155-3.13 Zoning relief.

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]

(4) The impervious surface on any lot within the Historic Resource Overlay District may exceed the maximum permitted, subject to the regulations in §§  155-7.1H and 155-4.4, Institutional Districts.

(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.

§ 155-3.14 Service and trash area standards.

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.