Township of Lower Merion, PA District Specific Standards

Lots shall comply with lot occupation standards in § 155-3.4, Lot occupation.

A building shall be located in relation to the property line except when abutting a street. The setback shall be measured from the edge of the public right-of-way, with setbacks as shown in Table 4.1, LDR Form Standards.

Building configuration shall be according to Table 4.1, LDR Form Standards, and the following:

Projections shall be allowed as specified in § 155-3.6, Projections.

Building height shall be as specified in § 155-3.3, Building height, and shall be as shown in Table 4.1, LDR Form Standards.

Chimneys and up to one cupola, finial or similar projection may be allowed to exceed maximum building height up to an additional 10 feet.

For a building with a low-sloped roof, the height is limited to two stories and 28 feet maximum. For buildings with a steep-sloped roof, roof pitch greater than 5:12 up to and including 12:12, the maximum height is three stories and 35 feet maximum.

Use regulations and standards shall be according to Article V, Uses.

In the LDR Districts, only one principal use and one principal building shall be permitted on a lot.

Fences and walls shall be according to § 155-3.7, Fences and walls, and the following:

Fence type shall regulated by district and as specified in Table 3.7.2, Fence Type by District.

Fence height shall be according to Table 3.7.1, Fence Height.

The height of retaining walls shall be according to § 155-3.7, Fences and walls.

Access and parking shall be according to Article VIII, Parking Standards.

Architecture standards shall be according to § 155-3.9, Architecture standards.

Signs shall be according to Article IX, Sign Standards.

Landscape buffers shall comply with § 155-3.10, Landscape Standards.

Ambience standards shall be according to § 155-3.11, Ambience Standards.

Table 4.1. LDR Form Standards Table 4.1.1. LDR1 Dimensional Standards
Lot Occupation (See § 155-3.4, Lot occupation.)
A	Lot width	200 feet minimum
	Lot area	90,000 square feet minimum
	Impervious surface	20% maximum
Setbacks (See § 155-3.5, Frontages.)¹
Principal Building (feet)
B	Front	100 minimum
C	Side	20 minimum
D	Rear	25 minimum
Accessory Buildings and Structures (feet)²
E	Front (measured from rear of PB)	20 minimum
F	Front corner	100 minimum
G	Side	10 minimum
H	Rear	10 minimum
Building Height (maximum) (See § 155-3.3, Building height.)
I	Principal building^{3, 4}	2 to 3 stories up to 35 feet
	Accessory building	2 stories up to 20 feet ²
	Accessory structure	1 story up to 15 feet
Frontage Yard Types (See § 155-3.5, Frontages.)
	Common yard	Permitted
	Fence yard	Permitted
	Shallow yard	Not permitted
	Urban yard	Not permitted
	Pedestrian forecourt	Not permitted
	Vehicular forecourt	Not permitted
Facade Types (See § 155-3.5I.)
Parking (See Article VIII, Parking Standards.)

NOTES:
1	Garage location shall be according to § 155-8.4, Parking location.
2	Refer to § 155- 3.4F.
3	A maximum of 40 feet if the required setbacks (rear and side) are increased 5 feet for every 1 foot of height increase above 35 feet
4	Refer to § 155-4.1C(4).
PB	Principal building

Figure 4.1.1. LDR1 Form Illustration

Table 4.1.2. LDR2 Dimensional Standards
Lot Occupation (See § 155-3.4, Lot occupation.)
A	Lot width	150 feet minimum
	Lot area	45,000 square feet minimum
	Impervious surface	21% maximum
Setbacks (See § 155-3.5, Frontages.)¹
Principal Building (feet)
B	Front	50 minimum
C	Side	20 minimum
D	Rear	25 minimum
Accessory Buildings and Structures (feet)²
E	Front (measured from rear of PB)	20 minimum
F	Front corner	50 minimum
G	Side	10 minimum
H	Rear	10 minimum
Building Height (maximum) (See § 155-3.3, Building height.)
I	Principal building ^{3, 4}	2 to 3 stories up to 35 feet
	Accessory building	2 stories up to 20 feet ²
	Accessory structure	1 story up to 15 feet
Frontage Yard Types (See § 155-3.5, Frontages.)
	Common yard	Permitted
	Fence yard	Permitted
	Shallow yard	Not permitted
	Urban yard	Not permitted
	Pedestrian forecourt	Not permitted
	Vehicular forecourt	Not permitted
Facade Types (See § 155-3.5I.)
Parking (See Article VIII, Parking Standards.)

NOTES:
1	Garage location shall be according to § 155-8.4, Parking location.
2	Refer to § 155-3.4F.
3	A maximum of 40 feet if the required setbacks (rear and side) are increased 5 feet for every 1 foot of height increase above 35 feet
4	Refer to § 155-4.1C(4).
PB	Principal building

Figure 4.1.2. LDR2 Form Illustration

Table 4.1.3. LDR3 Dimensional Standards
Lot Occupation (See § 155-3.4, Lot occupation.)
A	Lot width	100 feet minimum
	Lot area	15,000 square feet minimum
	Impervious surface	28% maximum
Setbacks (See § 155-3.5, Frontages.)¹
Principal Building (feet)
B	Front	40 minimum
C	Side	15 minimum
D	Rear	25 minimum
Accessory Buildings and Structures (feet)²
E	Front (measured from rear of PB)	20 minimum
F	Front corner	40 minimum
G	Side	5 minimum
H	Rear	5 minimum
Building Height (maximum) (See § 155-3.3, Building height.)
I	Principal building	2 to 3 stories up to 35 feet(³)
	Accessory building	2 stories up to 20 feet ²
	Accessory structure	1 story up to 15 feet
Frontage Yard Types (See § 155-3.5, Frontages.)
	Common yard	Permitted
	Fenced yard	Permitted
	Shallow yard	Not permitted
	Urban yard	Not permitted
	Pedestrian forecourt	Not permitted
	Vehicular forecourt	Not permitted
Facade Types (See § 155-3.5I.)
Parking (See Article VIII, Parking Standards.)

NOTES:
1	Garage location shall be according to § 155-8.4, Parking location.
2	Refer to § 155-3.4F.
3	Refer to § 155-4.1C(4).
PB	Principal building

Figure 4.1.3. LDR3 Form Illustration

Table 4.1.4. LDR4 Dimensional Standards
Lot Occupation (See § 155-3.4, Lot occupation.)
A	Lot width	60 feet minimum
	Lot area	7,500 square feet minimum
	Impervious surface	45% maximum
Setbacks (See § 155-3.5, Frontages.)¹
Principal Building (feet)
B	Front	Predominant setback⁴
C	Side	10 minimum
D	Rear	25 minimum
Accessory Buildings and Structures (feet)²
E	Front (measured from rear of PB)	20 minimum
F	Front corner	25 minimum
G	Side	5 minimum
H	Rear	5 minimum
Building Height (maximum) (See § 155-3.3, Building height.)
I	Principal building	2 to 3 stories up to 35 feet³
	Accessory building	2 stories up to 20 feet²
	Accessory structure	1 story up to 15 feet
Frontage Yard Types (See § 155-3.5, Frontages.)
	Common yard	Permitted
	Fenced yard	Permitted
	Shallow yard	Not permitted
	Urban yard	Not permitted
	Pedestrian forecourt	Not permitted
	Vehicular forecourt	Not permitted
Facade Types (See § 155-3.5I, Frontages.)
Parking (See Article VIII, Parking Standards.)

NOTES:
1	Garage location shall be according to § 155-8.4, Parking location.
2	Refer to § 155-3.4F.
3	Refer to § 155-4.1C(4).
4	See § 155-3.4I, Predominant setback. Where the predominant setback does not apply, the front setback shall be a minimum of 25 feet.
PB	Principal building

Figure 4.1.4. LDR4 Form Illustration

§ 155-4.2 MDR Residential Districts.

The MDR District is a medium-density residential district intended to allow its evolution while preserving the character of its existing neighborhoods.

Lot occupation.

Lots shall comply with standards in § 155-3.4, Lot occupation.

Building configuration shall be according to Table 4.2, MDR Form Standards, and the following:

Projections shall be allowed as specified in § 155-3.6, Projections.

Building height shall be as specified in § 155-3.3, Building height, and shall be as shown in Table 4.2, MDR Form Standards.

In determining the mean level of the ground or the lowest level of the ground surrounding the building, the following may be excluded: openings in the foundation wall which provide for ingress and egress and/or light and air; openings up to 25 feet in length providing access to required underground parking spaces; openings required to comply with the building exit provisions in the Building and Fire Codes; and openings required for ventilation wells or shafts to comply with the Mechanical Code.

Chimneys, enclosed stairwells, roofed and unenclosed roof terraces and roof trellises, and uninhabitable ornamental building features may be allowed to exceed maximum building height up to an additional 10 feet and to occupy a maximum 20% of roof area.

In the MDR1 District, building height shall be regulated as follows:

For a building with low-sloped roof, the height is limited to two stories and 28 feet maximum.

For a building with a steep-sloped roof, roof pitch greater than 5:12 up to and including 12:12, the maximum height is three stories and 35 feet.

Use regulations and standards shall be according to Article V, Uses.

In MDR1, only one principal use and one principal building shall be permitted on a lot.

Fences and walls shall be according to § 155-3.7, Fences and walls, and the following:

Fence type shall be regulated by district and as specified in Table 3.7.2, Fence Type by District.

Fence height shall be according to Table 3.7.1, Fence Height.

The height of retaining walls shall be according to § 155-3.7, Fences and walls.

Access and parking shall be according to Article VIII, Parking Standards.

Architecture standards.

Buildings shall demonstrate compliance with the architectural standards in § 155-3.9, Architecture standards.

Parking structure.

The visual impact of sloping floors from any public accessway shall be minimized through design treatment of the parking structure's façade.

That part of a parking garage that is not concealed behind a liner shall have a façade that conceals all internal elements, such as plumbing pipes, fans, and ducts.

Exposed concrete spandrel panels shall be prohibited when visible from a public way.

Signs shall be according to Article IX, Sign Standards.

Landscape buffers shall comply with § 155-3.10, Landscape standards.

Ambience standards. Noise and lighting regulations shall be according to § 155-3.11, Ambience standards.

Table 4.2. MDR Form Standards Table 4.2.1. MDR1 Dimensional Standards [Amended 1-18-2023 by Ord. No. 4258]
Lot Occupation (See § 155-3.4, Lot occupation.)
A	Lot width	60 feet minimum (SF, DU)
		35 feet minimum per unit (TW)
	Lot area	4,000 square feet minimum per unit
	Impervious surface	50% maximum
	Frontage occupation	60% minimum
Setbacks (See § 155-3.5, Frontages.)^{1, 2}
Principal Building (feet)
B	Front	Predominant setback³
C	Side	0 or 10 minimum ⁴
D	Rear	25 minimum
Accessory Buildings and Structures (feet)⁵
E	Front (measured from rear of PB)	20 minimum
F	Front corner	10 minimum
G	Side	0 or 5 minimum⁴
H	Rear	5 minimum
Building Height (maximum) (See § 155-3.3, Building height.)
I	Principal building	2 to 3 stories up to 35 feet⁶
	Accessory building	2 stories up to 20 feet
	Accessory structure	1 story up to 15 feet
Frontage Yard Types (See § 155-3.5, Frontages.)
	Common yard	Permitted
	Fenced yard	Permitted
	Shallow yard	Permitted
	Urban yard	Not permitted
	Pedestrian forecourt	Not permitted
	Vehicular forecourt	Not permitted
Facade Types (See § 155-3.5, Frontages.)
Parking (See Article VIII, Parking Standards.)

NOTES:
1	Where a lot abuts a property zoned LDR, the side setback for the lot shall be that required of the abutting lot's district.
2	Garage location shall be according to § 155-8.4, Parking location.
3	See § 155-3.4I, Predominant setback. Where the predominant setback does not apply, the front setback shall be a minimum of 10 feet and a maximum of 20 feet.
4	Zero-foot side setback only applies where there is a shared party wall.
5	Refer to § 155-3.4F.
6	Refer to § 155-4.2C(4).
PB	Principal building
SF	Single-family
TW	Twin
DU	Duplex

Figure 4.2.1. MDR1 Form Illustration

Table 4.2.2. MDR2 Dimensional Standards
Lot Occupation (See § 155-3.4, Lot occupation,)
A	Lot width	50 feet (SF, DU)
		20 feet per unit (RH)
		30 feet (TW)
		60 feet (QU)
		100 feet (SMF)
	Lot area	3,000 square feet minimum (SF)
		2,000 square feet minimum per unit (TW, DU, QU, RH, SMF)
	Impervious surface	50% maximum (SF, TW, DU, QU)
		60% maximum (RH, SMF)
	Frontage occupation	60% minimum
Setbacks (See § 155-3.5, Frontages.)^{1, 2}
Principal Building (feet)
B	Front	Predominant setback³
C	Side	0 or 10 minimum ⁴
D	Rear	25 minimum
Accessory Buildings and Structures (feet)⁵
E	Front (measured from rear of PB)	20 minimum
F	Front corner	10 minimum
G	Side	5 minimum
H	Rear	5 minimum
Building Height (maximum) (See § 155-3.3, Building height.)
I	Principal building	3 stories up to 40 feet
	Accessory building	2 stories up to 20 feet
	Accessory structure	1 story up to 15 feet
Frontage Yard Types (See § 155-3.5, Frontages.)
	Common yard	Permitted
	Fenced yard	Permitted
	Shallow yard	Permitted
	Urban yard	Not permitted
	Pedestrian forecourt	Not permitted
	Vehicular forecourt	Not permitted
Facade Types (See § 155-3.5, Frontages.)
	Porch	Permitted
	Stoop	Permitted
	Common entry	Permitted
	Arcade/colonnade	Not permitted
	Gallery	Not permitted
	Storefront	Not permitted
Parking (See Article VIII, Parking Standards.)

NOTES:
1	Where a lot abuts a property zoned LDR or MDR, the side setback for the lot shall be that required of the abutting lot's district.
2	Garage location shall be according to § 155-8.4, Parking location.
3	See § 155-3.4I, Predominant setback. Where the predominant setback does not apply, the front setback shall be a minimum of 10 feet and a maximum of 20 feet.
4	Zero-foot side setback only applies where there is a shared party wall.
5	Refer to § 155-3.4F.
PB	Principal building
SF	Single-family
DU	Duplex
QU	Quad
TW	Twin
SMF	Small multifamily
RH	Row house

Figure 4.2.2. MDR2 Form Illustration

Table 4.2.3. MDR3 Dimensional Standards
Lot Occupation (See § 155-3.4, Lot occupation.)
A	Lot width	50 feet (SF)
		20 feet per unit (RH)
		30 feet per unit (TW, DU)
		60 feet (QU)
		100 feet (SMF, LMF)
	Lot area (per unit)	3,000 square feet minimum (SF)
		2,000 square feet minimum per unit (TW, DU, QU, RH, SMF, LMF)
	Impervious surface	50% maximum (SF, TW, DU, QU, RH)
		60% maximum (SMF, LMF)
	Frontage occupation	60% minimum
Setbacks (See § 155-3.5, Frontages.)^{1, 2}
Principal building (feet)
B	Front	Predominant setback³
C	Side	0 or 10 minimum⁴
D	Rear	25 feet minimum
Accessory Buildings and Structures (feet)⁵
E	Front (measured from rear of PB)	20 minimum
F	Front corner	10 minimum
G	Side	0 or 5 minimum
H	Rear	5 minimum
Building Height (maximum) (See § 155-3.3, Building height.)
I	Principal building	3 stories up to 40 feet⁶
	Accessory building	2 stories up to 20 feet
	Accessory structure	1 story up to 15 feet
Frontage Yard Types (See § 155-3.5, Frontages.)
	Common yard	Not permitted
	Fenced yard	Not permitted
	Shallow yard	Permitted
	Urban yard	Permitted
	Pedestrian forecourt	Permitted
	Vehicular forecourt	Not permitted
Facade Types (See § 155-3.5, Frontages.)
	Porch	Permitted
	Stoop	Permitted
	Common entry	Permitted
	Arcade/colonnade	Not permitted
	Gallery	Not permitted
	Storefront	Not permitted
Parking (See Article VIII, Parking Standards.)

NOTES:
1	Where a lot abuts a property zoned LDR, MDR or MDR2, the side setback for the lot shall be that required of the abutting lot's district.
	Where a lot abuts a property zoned LDR, MDR1 or MDR2 at the side or the rear, the lot shall include a buffer of 20 feet in width.
2	Garage location shall be according to § 155-8.4, Parking location.
3	See § 155-3.4I, Predominant setback. Where the predominant setback does not apply, the front setback shall be a minimum of 10 feet and a maximum of 20 feet.
4	A minimum setback of 15 feet is required for buildings over three stories. Zero-foot side setback only applies where there is a shared party wall.
5	Shall comply with § 155-3.4F.
6	Five stories up to 65 feet maximum with a front stepback of 15 feet after the third floor or 40 feet, whichever occurs first.
PB	Principal building
SF	Single-family
TW	Twin
DU	Duplex
QU	Quad
RH	Row house
SMF	Small multifamily
LMF	Large multifamily

Figure 4.2.3. MDR3 Form Illustration

§ 155-4.3 Commercial Center NC, VC and TC Districts.

[Amended 7-21-2021 by Ord. No. 4223; 2-15-2023 by Ord. No. 4260]

The intent of the Neighborhood Center (NC), Village Center (VC), and Town Center (TC) Districts is to preserve and enhance the multifaceted uses of the Township's established commercial areas by graduating the intensities thereof, with NC being the least intensive in terms of usage and density, VC being of moderate intensity in terms of usage and density, and TC being the most intensive in terms of usage and density and consisting of commercial, residential, and mixed uses. NC and VC Districts are the small commercial areas that function as neighborhood or village centers, generally compact, walkable in scale, with local retail, and occasional residential uses above the first floor. The purpose of the NC and VC Districts is to preserve and enhance small commercial centers that serve and are bounded by residential neighborhoods. TC Districts are the medium to larger commercial areas, related to major transportation corridors, mixing local, regional and national retail, with some residential uses above the first floor. The TC1 Districts are the Township's traditional shopping districts that developed around train stations and grew as corridors over time. These are pedestrian-oriented with buildings entered from street-front sidewalks, with a variety of retail and service uses, and may include shared and municipal parking. The TC2 Districts are corridor extensions of TC1 Districts, with varied front setbacks that serve as a transitional zone.

Lot occupation:

Lots shall comply with standards in § 155-3.4, Lot occupation.

Building frontage shall be according to Table 4.3, Commercial Center Form Standards.

Street screens.

Street screens shall be located along the same plane as the building façade or elevation.

Street screens for off-street parking shall be according to Article VIII, Parking Standards.

The gaps between building facades along the frontage line shall be filled with a street screen for up to 100% of the lot width or length.

Pedestrian accessways to rear lot parking areas shall be spaced not more than 300 feet apart.

Exceptions include:

Where a courtyard or garden may be accessed from the street.

Access to parking according to § 155-8.6D(4).

Building configuration shall be according to Table 4.3, Commercial Center Form Standards, and the following:

Entries and signage shall face the street or the corner at a street intersection. Storefront entrance doors shall be recessed to allow doors to swing out without conflicting with pedestrian flow on the sidewalk.

Projections shall be allowed as specified in § 155-3.6, Projections.

Building height shall be as specified in § 155-3.3, Building height, and shall be as shown in Table 4.3, Commercial Center Form Standards.

The first floor elevation of a building at a frontage shall be established at the midpoint of the front property line, and may extend a maximum of 2.5 feet above the lowest point of the sidewalk grade. A finished floor elevation more than 2.5 feet above the lowest point of the sidewalk grade shall be considered the second floor. At building interior, side or rear dimension from grade to first floor may range.

In determining the mean level of the ground or the lowest level of the ground surrounding the building, the following may be excluded: openings in the foundation wall which provide for ingress and egress and/or light and air; openings up to 25 feet in length providing access to required underground parking spaces; openings required to comply with the building exit provisions in the Building and Fire Codes; and, openings required for ventilation wells or shafts to comply with the Mechanical Code.

Chimneys, enclosed stairwells, roofed and unenclosed roof terraces and roof trellises, spires and uninhabitable ornamental building features may be allowed to exceed maximum building height up to an additional 12 feet and occupy a maximum 20% of roof area.

The height of a mixed-use building with a residential component in TC1 may be increased to a maximum of four stories, provided that the development complies with either § 155-4.3C(4)(a) or (b).

A mixed-use building that provides either five dwelling units or 20% of the total number of dwelling units (whichever is greater) of moderate-income housing units as described in § 155-10.13, Moderate-income housing.

The developer shall contribute a sum of money equal to 5% of the construction costs of the building. This fund shall be controlled by the Township and be dedicated to use for moderate-income housing units as described in § 155-10.13, Moderate-income housing. The method of payment of this contribution shall be established during the land development approval process.

The height of a nonresidential building in TC1 may be increased to a maximum of four stories, provided that public gathering space in compliance with § 155-4.3C(5)(a) is provided.

A minimum of 2,000 square feet of dedicated contiguous public gathering space is provided for any lot with less than 20,000 square feet of land area. A minimum of 10% of the total lot area shall be dedicated to contiguous public gathering space for lots over 20,000 square feet. Land area dedicated to public ingress/egress easements shall not be included in the total lot area calculation for demonstrating compliance with the 10% of public gathering space requirement.

Fences and walls shall be according to § 155-3.7, Fences and walls, and the following:

Fence type shall be regulated by district and as specified in Table 3.7.2, Fence Type by District.

Fence height shall be according to Table 3.7.1, Fence Height.

The height of retaining walls shall be according to § 155-3.7, Fences and walls.

Use regulations and standards shall be according to Article V, Uses, and the following:

Outdoor accessory temporary uses, such as seating for food and drink, sales displays for small-scale retail, such as flower shops, antiques, hardware, may be allowed, provided that a sidewalk pedestrian passage of six feet is unobstructed.

Access and parking shall be according to Article VIII, Parking Standards.

Architecture standards.

Buildings shall demonstrate compliance with the architectural standards in § 155-3.9, Architecture standards, and the following.

Parking structures shall demonstrate compliance with the architectural standards in § 155-3.9, Architecture standards, and the following:

Shall have a separate pedestrian entrance.

The visual impact of sloping floors from any public accessway shall be minimized through design treatment of the parking structure's facade.

That part of a parking garage that is not concealed behind a liner shall have a façade that conceals all internal elements, such as plumbing pipes, fans, ducts.

Exposed concrete spandrel panels shall be prohibited when visible from a public way.

Security enclosures, if provided, shall be of the mesh type that allows exterior to interior visibility and shall be located inside the windows.

Signs shall be as per Article IX, Sign Standards.

Landscape buffers shall comply with § 155-3.10, Landscape standards.

Ambience standards.

Noise and lighting regulations shall be according to § 155-3.11, Ambience standards.

Table 4.3. Commercial Center Form Standards Table 4.3.1. VC Dimensional Standards
Lot Occupation (See § 155-3.4, Lot occupation.)
A	Lot width	16 feet minimum
	Lot area	1,600 square feet minimum
	Impervious surface	70% maximum
	Frontage occupation	70% minimum
Setbacks (See § 155-3.5, Frontages.)^{1, 2}
Principal Building (feet)
B	Front	12 minimum/15 maximum
C	Side	0 or 5 minimum⁴
D	Rear	None
Accessory Buildings and Structures (feet)
E	Front (measured from rear of PB)	20 minimum
F	Front corner	10 minimum
G	Side	0 or 5 minimum
H	Rear	5 minimum
Building Height (maximum) (See § 155-3.3, Building height.)
I	Principal building	2 stories minimum to 3 stories up to 40 feet
	Accessory building	n/a
	Accessory structure	1 story up to 15 feet
Frontage Yard Types (See § 155-3.5, Frontages.)
	Common yard	Not permitted
	Fenced yard	Not permitted
	Shallow yard	Permitted
	Urban yard	Permitted
	Pedestrian forecourt	Permitted
	Vehicular forecourt	Not permitted
Facade Type (See § 155-3.5, Frontages.)
	Porch	Not permitted
	Stoop	Permitted
	Common entry	Permitted
	Arcade/colonnade	Permitted
	Gallery	Permitted
	Storefront	Permitted
Parking (See Article VIII, Parking Standards.)

NOTES:
1	Where a lot abuts a property in an LDR, MDR1, or MDR2 District, the side and rear setback for the lot shall be that required of the abutting lot's district. The setback shall be adjusted to provide a twenty-foot-wide buffer where required.
	Where a lot abuts a property zoned LDR, MDR1, or MDR2, there shall be a buffer of 20 feet in width along the rear property line and side property line extending to the front yard setback.
	Where a lot abuts a railroad right-of-way at the side or rear with a LDR District on the opposite side of the railroad, the portion of the VC or TC lot abutting the railroad shall include a buffer of 15 feet in width.
2	Garage location shall be according to § 155-8.4, Parking location.
3	(Reserved)
4	Or equal to the abutting zone, whichever is greater. Zero-foot side yard setback only applies where there is a shared party wall.
PB	Principal building

Figure 4.3.1. VC Form Illustration

Table 4.3.2. TC1 Dimensional Standards
Lot Occupation (See § 155-3.4, Lot occupation.)
A	Lot width	16 feet minimum
	Lot area	1,600 square feet minimum
	Impervious surface	80% maximum
	Frontage occupation	90% minimum
Setbacks (See § 155-3.5, Frontages.)^{1, 2}
Principal Building (feet)
B	Front	12 minimum/15 maximum³
C	Side	0 or 5 minimum⁴
D	Rear	None
Accessory Buildings and Structures (feet)
E	Front (measured from rear of PB)	20 minimum
F	Front corner	12 minimum
G	Side	0 or 5 minimum
H	Rear	None
Building Height (maximum) (See § 55-3.3, Building height.)
I	Principal building	2 stories minimum to 4 stories maximum ⁵
	Accessory building	n/a
	Accessory structure	1 story up to 15 feet.
Frontage Yard Types (See § 155-3.5, Frontages.)
	Common yard	Not permitted
	Fenced yard	Not permitted
	Shallow yard	Permitted
	Urban yard	Permitted
	Pedestrian forecourt	Permitted
	Vehicular forecourt	permitted
Facade Types (See § 155-3.5, Frontages.)
	Porch	Not permitted
	Stoop	Not permitted
	Common entry	Permitted
	Arcade/colonnade	Permitted
	Gallery	Permitted
	Storefront	Permitted
Parking (See Article VIII, Parking Standards.)

NOTES:
1	Where a lot abuts a property zoned LDR, MDR1, or MDR2, there shall be a buffer of 20 feet in width along the rear property line and side property line extending to the front yard setback.
	Where a lot abuts a railroad right-of-way at the side or rear with a LDR District on the opposite side of the railroad, the VC or TC lot abutting the railroad shall include a buffer of 15 feet in width.
2	Garage location shall be according to § 155-8.4, Parking location.
3	Where adjacent to the LDR, MDR1 and MDR2 Districts, each story above the third story shall be stepped back 15 feet after the third floor or 40 feet, whichever occurs first, in the front and rear.
4	Or equal to the abutting zone, whichever is greater. Zero-foot side yard setback only applies where there is a shared party wall.
5	Four stories up to 50 feet with a front stepback of 15 feet after the third floor or 40 feet, whichever occurs first, subject to compliance with § 155-4.3C(4) or (5).
	Where adjacent to LDR, MDR1 and MDR2 Districts, each story above the third story shall be stepped back 15 feet after the third floor or 40 feet, whichever occurs first, in the front and rear.
PB	Principal building

Figure 4.3.2. TC1 Form Illustration

Table 4.3.3. TC2 Dimensional Standards
Lot Occupation (See § 155-3.4, Lot occupation.)
A	Lot width	25 feet minimum
	Lot area	5,000 square feet minimum
	Impervious surface	70% maximum
	Frontage occupation	70% minimum
Setbacks (See § 155-3.5, Frontages.)^{1, 2}
Principal Building (feet)
B	Front	12 minimum/15 maximum
C	Side	0 or 5 minimum ³
D	Rear	0
	Accessory Building and Structure (feet)
E	Front (measured from rear of PB)	5 minimum
F	Front corner	12 minimum
G	Side	0 or 5 minimum
H	Rear	5
Building Height (maximum) (See § 155-3.3, Building height.)
I	Principal building	2 stories minimum to 3 stories (40 feet maximum)
	Accessory building	n/a
	Accessory structure	1 story up to 15 feet
Frontage Yard Types (See § 155-3.5, Frontages.)
	Common yard	Not permitted
	Fenced yard	Not permitted
	Shallow yard	Permitted
	Urban yard	Permitted
	Pedestrian forecourt	Permitted
	Vehicular forecourt	Permitted
Facade types (See § 155-3.5, Frontages.)
	Porch	Not permitted
	Stoop	Not permitted
	Common entry	Permitted
	Arcade/colonnade	Permitted
	Gallery	Permitted
	Storefront	Permitted
Parking (See Article VIII, Parking Standards.)

NOTES:
1	Where a lot abuts a property zoned LDR, MDR1 or MDR2, the side and rear setback for the lot shall be that required of the abutting lot's district. The setback shall be adjusted to provide a twenty-foot-wide buffer, where required.
	Where a lot abuts a property zoned LDR, MDR1, or MDR2, there shall be a buffer of 20 feet in width along the rear property line and side property line extending to the front yard setback.
	Where a lot abuts a railroad right-of-way at the side or rear with a LDR District on the opposite side of the railroad, the VC or TC lot abutting the railroad shall include a buffer of 15 feet in width.
2	Garage location shall be according to § 155-8.4, Parking location.
3	Or equal to the abutting zone, whichever is greater. Zero-foot side yard setback only applies where there is a shared party wall.
PB	Principal building

Figure 4.3.3. TC2 Form Illustration

Table 4.3.4. NC Dimensional Standards
Lot Occupation (See § 155-3.4, Lot occupation.)
A	Lot width	16 feet minimum
	Lot area	1,600 square feet minimum
	Impervious surface	70% maximum
	Frontage occupation	70% minimum
Setbacks (See § 155-3.5, Frontages.)^1, 2
Principal Building (feet)
B	Front	12 minimum/15 maximum
C	Side	0 or 5 minimum⁴
D	Rear	None
Accessory Buildings and Structures (feet)
E	Front (measured from rear of PB)	20 minimum
F	Front corner	10 minimum
G	Side	0 or 5 minimum
H	Rear	5 minimum
Building Height (maximum) (See § 155-3.3, Building height.)
I	Principal building	2 stories up to 35 feet
	Accessory building	n/a
	Accessory structure	1 story up to 15 feet
Frontage Yard Types (See § 155-3.5, Frontages.)
Common yard		Not permitted
Fenced yard		Not permitted
Shallow yard		Permitted
Urban yard		Permitted
Pedestrian forecourt		Permitted
Vehicular forecourt		Not permitted
Facade Type (See § 155-3.5, Frontages.)
Porch		Not permitted
Stoop		Permitted
Common entry		Permitted
Arcade/colonnade		Permitted
Gallery		Permitted
Storefront		Permitted
Parking (See Article VIII, Parking Standards.)

NOTES:
1.	Where a lot abuts a property in an LDR, MDR1, or MDR2 District, the side and rear setback for the lot shall be that required of the abutting lot's district. The setback shall be adjusted to provide a twenty-foot-wide buffer where required.
	Where a lot abuts a property zoned LDR, MDR1, or MDR2, there shall be a buffer of 20 feet in width along the rear property line and side property line extending to the front yard setback.
	Where a lot abuts a railroad right-of-way at the side or rear with a LDR District on the opposite side of the railroad, the portion of the VC, NC or TC lot abutting the railroad shall include a buffer of 15 feet in width.
2.	Garage location shall be according to § 155-8.4, Parking location.
3.	(Reserved)
4.	Or equal to the abutting zone, whichever is greater. Zero-foot side yard setback only applies where there is a shared party wall.
PB Principal building

Figure 4.3.4. NC Form Illustration

§ 155-4.4 Institutional districts.

Intent. The intent of the institutional districts is to provide a regulatory context for institutional uses, with two main goals: to support the sustainability of institutions, and to render them compatible with the residential neighborhoods in which they may be located. These regulations recognize a diversity of institutional locations and goals, the institutional need to adapt to changing circumstances (including functions and growth), and neighborhood desires to minimize incompatibilities (including activities and expansion).

Districts. There are four principal institutional districts: Institutional Nature Preserve (IN), Institutional Civic (IC), Institutional Education (IE), and Institutional Housing (IH). These categories correspond to the variety of activities and range of impacts that might be expected of each. The Institutional Civic (IC), Institutional Education (IE), and Institutional Housing (IH) Districts are divided into subdistricts with varying development standards designed to assure compatibility with adjacent residential development. See Table 5.2, Uses for Institutions, for specific uses permitted in each district.

Institutional Nature Preserve (IN) is intended to collectively define sites and buildings operated for types of uses including but not limited to cemeteries, environmental and open space preserves, golf clubs, and institutional residential.

Institutional Civic (IC1, IC2, IC3) is intended to collectively define communally beneficial land uses, including but not limited to organizations dedicated to the arts and culture, social and religious use, senior housing, wellness and recreation.

Institutional Education (IE1, IE2, IE3) is intended to collectively define sites or buildings operated for the provision of full-time or part-time educational services for students of all ages.

Institutional Housing (IH1, IH2, IH3) is intended to collectively define sites or buildings operated for the provision of housing and health and long-term care for the elderly and people with disabilities.

Applicability.

Property zoned institutional shall be developed according to the applicable requirements of each individual institutional district and each institutional subdistrict.

Institutional district regulations apply to all institutional uses according to the definitions, and Table 5.2, Uses for Institutions.

An institutional district property shall conform to the requirements of this article.

All properties in the institutional district, shall conform to Article IV, District Specific Standards, Article V, Uses, Article X, Supplemental Use Regulations, Article XI, Process and Procedures, and Chapter 135, Subdivision and Land Development, Article III, Plan Filing, Processing and Review.

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

Changes to the institutional primary use of a property located within an existing institutional district shall conform to the requirements of this article.

(6)

All previous conditions imposed by the Zoning Hearing Board on the approval of institutional uses by special exception and all imposed conditions by the Board of Commissioners by conditional use shall remain in force but may be modified by conditional use. All previous conditions imposed by the Board of Commissioners on the grant of land development approval for institutional uses shall remain in force but may be modified by the Board of Commissioners, by amendment of the land development approval.

(7)

Public schools may be located in every zoning district. In LDR and MDR Districts, Institutional Civic (IC), and Institutional Housing (IH) Zoning Districts, public schools shall be developed according to the requirements of the Institutional Educational District, IE2, Table 4.4.3.B. In all other zoning districts, public schools shall be subject to the regulations of that district.

Lot occupation. Institutional District lots shall comply with Table 4.4, Institution Form Standards, and the following:

Impervious surface.

(Reserved)

The following shall be exempt from the total impervious surface calculations as listed in Table 4.4, Institution Form Standards:

Cemetery headstones and monuments.

A building shall be located in compliance with Table 4.4, Institution Form Standards.

Setbacks for sports and physical recreation areas shall comply with § 155-3.12, Sporting and physical recreation areas.

Building configuration. Institutional district buildings shall comply with Table 4.4, Institution Form Standards, and the following:

Projections shall be as specified in § 155-3.6, Projections.

Building height shall be as specified in § 155-3.3, Building height, and shall comply with Table 4.4, Institution Form Standards, and the following:

In determining the mean level of the ground or the lowest level of the ground surrounding the building, the following may be excluded: openings in the foundation wall which provide for ingress and egress and/or light and air; openings up to 25 feet in length providing access to required underground parking spaces; openings required to comply with the building exit provisions in the Building and Fire Codes; and, openings required for ventilation wells or shafts to comply with the Mechanical Code.

Chimneys, elevator shafts, water tanks, mechanical structures, enclosed stairwells, and roof trellises are allowed to exceed maximum building height up to an additional 10 feet and may occupy a maximum 20% of the building footprint.

Other uninhabitable ornamental building features, such as spires, may extend above the maximum height up to 10 feet.

Fences and walls shall be according to § 155-3.7, Fences and walls, and the following:

Fence type shall regulated by district as specified in Table 3.7.2, Fence Type by District.

The height of fences and retaining walls shall be according to § 155-3.7, Fences and walls. Should a sequence of retaining walls be required, they shall be spaced at minimum intervals of 10 feet. Changes in grade across the institutional property should be designed to avoid the need for structural retaining walls within 10 feet from the property lines.

Uses.

Use regulations and standards shall be according to Article V, Uses.

Institutional district properties shall support only the institutional primary and accessory uses.

Continuing-care facilities shall be subject to the following additional regulations:

The minimum lot area of 25 acres is required. The development shall comply with § 155-7.2, OSOD Open Space Overlay District.

The maximum height shall be three stories or 40 feet. The height regulation shall not apply to the conversion of an existing building to a continuing-care facility.

The maximum gross density is limited as follows:

Four dwellings per acre.

Assisted-living units and memory care/nursing units are permitted in addition to the maximum gross density for dwelling units as provided in Subsection F(3)(c)[1] above. Assisted-living and/or memory care/nursing units shall not comprise more than 45% and not less than 25% of the number of residential living units in a continuing-care facility.

Minimum distance requirements from another continuing-care facility is 2,640 feet (1/2 mile) measured from the closest lot line to lot line.

A lot legally in existence on the effective date of this Code which became nonconforming or within 5% of the maximum impervious surface permitted, to such impervious surface provisions may expand the impervious surface on such lot by up to 5%.

(f)

All structures on the lot shall comply with the following setbacks from all property lines:

One hundred fifty feet minimum where the perimeter of the lot at any point abuts a LDR, MDR1 or MDR2 Zoning District.

Fifty feet minimum where the perimeter of the lot abuts any other zoning district.

(g)

The setback requirement in Subsection F(3)(f) above may be reduced to 50 feet where the lot abuts a parcel developed under the provisions of the Open Space Overlay District, provided that the following conditions are met:

The proposed building(s) are for independent residential living purposes only.

The maximum number of dwelling units in a building does not exceed four.

[3]

The proposed building is a maximum of 2.5 stories or 35 feet in height.

[4]

An additional preservation area meeting the following requirements is designated on the continuing-care facility property:

[a]

It shall be a minimum of 100 feet wide and a minimum of 50 feet in depth.

[b]

It shall be adjacent to an existing preservation area.

[c]

It shall be subject to the maintenance and preservation standards required in § 155-7.2F.

[d]

Connections, relocations, and extensions to the local trail networks, such as the Bridlewild Trail, shall be provided, where applicable, even though such connection is outside of the additional preservation area being provided. Such trails shall be extended to public streets when applicable.

(h)

Screening buffers at least 20 feet in width and in compliance with the landscape standards of § 155-3.10, Landscape standards.

Long-term-care facilities shall be subject to the following additional regulations:

A long-term-care facility shall be located in a building existing as of the effective date of this Code and the building may be expanded by up to 25% to accommodate the long-term-care facility.

A minimum lot area of 1,200 square feet shall be provided for each bed, up to a maximum of 200 beds.

At least 0.7 parking space shall be provided for each bed.

The property shall have frontage on and be accessed from a primary, secondary, or tertiary street.

The provision of § 155-7.2, OSOD Open Space Overlay District, shall apply if the development is five acres or greater.

Colleges/universities shall be subject to the following additional regulations:

A student residence hall is permitted as an accessory use if the use is on or contiguous to the lot with the principal college/university use, if the lot is owned or leased by the college/university and if the use is an integral part of that educational institution.

(6)

Private schools shall front on and have direct access onto a primary, secondary or tertiary street.

(7)

If institutional residential has frontage and access on a primary, secondary or tertiary road, a minimum lot area of one unit per 30,000 square feet shall be provided. Where an institutional residential does not have access to a primary, secondary or tertiary road, the minimum lot area shall be that of the underlying district.

Access and parking.

Access and parking shall be according to Article VIII, Parking Standards.

Covered parking and parking structures shall comply with required setbacks and shall be screened from view from any frontage and from any abutting residential property. Parking structures shall be encouraged in order to minimize surface parking lots and pavement.

Parking for special events may be a natural/permeable surface, provided that it is used less than once a month.

Loading shall be located outside of any setback and shall be as required in Article VIII, Parking Standards.

Parking shall be accessed by an alley when such is available.

(6)

Safe and convenient pedestrian and bicycle connectivity and access shall be provided, including a sidewalk or path along all frontages, unless alternative interior routes are approved.

Architecture standards.

Buildings shall comply with the architectural standards in § 155-3.9, Architecture standards.

Buildings shall be designed for construction and long-term operational efficiency that: conserves use of natural and energy resources; minimizes impact on Township infrastructure services; and minimizes the amount of stormwater runoff in compliance with the Lower Merion Township Code.

Parking structures shall demonstrate compliance with the architectural standards in § 155-3.9, Architecture standards, and the following:

Shall have a separate pedestrian entrance.

The visual impact of sloping floors from any public accessway shall be minimized through design treatment of the parking structure's facade.

That part of a parking garage that is not concealed behind a liner shall have a façade that conceals all internal elements, such as plumbing pipes, fans, ducts.

Exposed concrete spandrel panels shall be prohibited when visible from a public way.

Signs shall be as per Article IX, Sign Standards, and § 155-9.8C.

Landscape standards.

Landscape buffers shall comply with § 155-3.10, Landscape standards.

Landscaped buffers shall be a visual screen between properties and shall be as established in the Township Code, Chapter 101.

Ambience standards.

Noise and lighting regulations shall be according to § 155-3.11, Ambience standards.

Table 4.4. Institution Form Standards Table 4.4.1. Institution Nature Preserve (IN) Dimensional Standards
Lot Occupation (See § 155-3.4, Lot occupation.)
A	Lot width	150 feet
	Lot area	45,000 square feet minimum
	Impervious surface	21% maximum
Setbacks (See § 155-3.5, Frontages.) (feet)¹
B	Front	50
C	Side	50
D	Rear	50
Building Height (maximum) (See § 155-3.3, Building height.)
E	Principal	3 stories up to 40 feet²
Parking (See Article VIII, Parking Standards.)

NOTES:
1	Setbacks may be subject to an increase based on building height.
2	Maximum four stories or 52 feet where setbacks are increased by an additional 50 feet. Building may be four stories or 52 feet in height without an increased setback along the primary road.

Table 4.4.2.A. Institution Civic (IC) - IC1 Dimensional Standards
Lot Occupation (See § 155-3.4, Lot occupation.)
A	Lot width	150 feet
	Lot area	45,000 square feet minimum
	Impervious surface	26% maximum
Setbacks (See § 155-3.5, Frontages.) (feet)¹
B	Front	50
C	Side	50²
D	Rear	50²
Building Height (maximum) (See § 155-3.3, Building height.)
E	Principal	3 stories up to 40 feet³
Parking (See Article 8, Parking Standards.)

NOTES:
1	Setback may be subject to an increase based on building height
2	Minimum twenty-foot buffer is required
3	Maximum four stories or 52 feet where setbacks are increased by 50 feet. Buildings may be four stories or 52 feet in height without an increased setback along the primary road.

Table 4.4.2.B. Institution Civic (IC) - IC2 Dimensional Standards
Lot Occupation (See § 155-3.4, Lot occupation.)
A	Lot width	100 feet
	Lot area	15,000 square feet minimum
	Impervious surface	33% maximum
Setbacks (See § 155-3.5, Frontages.) (feet)¹
B	Front	40
C	Side	50²
D	Rear	50²
Building Height (maximum) (See § 155-3.3, Building height.)
E	Principal	3 stories up to 40 feet³
Parking (See Article VIII, Parking Standards.)

NOTES:
1	Setbacks may be subject to an increase based on building height.
2	Minimum twenty-foot buffer is required
3	Maximum four stories or 52 feet where setbacks are increased 50 feet. Buildings may be four stories or 52 feet in height without an increased setback along the primary road.

Table 4.4.2.C. Institution Civic (IC) - IC3 Dimensional Standards
Lot Occupation (See § 155-3.4, Lot occupation.)
A	Lot width	60 feet
	Lot area	7,500 square feet minimum
	Impervious surface	47% maximum
Setbacks (See § 155-3.5, Frontages.) (feet)¹
B	Front	25
C	Side	50²
D	Rear	50²
Building Height (maximum) (See § 155-3.3, Building height.)
E	Principal	3 stories up to 40 feet³
Parking (See Article VIII, Parking Standards.)

NOTES:
1	Setbacks may be subject to an increase based on building height.
2	Minimum twenty-foot buffer is required
3	Maximum four stories or 52 feet where setbacks are increased by 50 feet. Buildings may be four stories or 52 feet in height without an increased setback along the primary road.

Table 4.4.3.A. Institution Education (IE) - IE1 Dimensional Standards
Lot Occupation (See § 155-3.4, Lot occupation.)
A	Lot width	150 feet
	Lot area	45,000 square feet minimum
	Impervious surface	26% maximum
Setbacks (See § 155-3.5, Frontages.) (feet)¹
B	Front	50
C	Side	50²
D	Rear	50²
Building Height (maximum) (See § 155-3.3, Building height.)
E	Principal	3 stories up to 45 feet³
Parking (See Article VIII, Parking Standards.)

NOTES:
1	Setbacks may be subject to an increase based on building height.
2	Minimum twenty-foot buffer is required
3	Maximum five stories, up to 65 feet where setbacks are increased by an additional 50 feet for each 10 feet above the three-story or forty-five-foot height limit. This increased setback requirement is not required along any primary road.

Table 4.4.3.B. Institution Education (IE) - IE2 Dimensional Standards
Lot Occupation (See § 155-3.4, Lot occupation.)
A	Lot width	100 feet
	Lot area	15,000 square feet minimum
	Impervious surface	33% maximum
Setbacks (See § 155-3.5, Frontages.) (feet)¹
B	Front	40
C	Side	50²
D	Rear	50²
Building Height (maximum) (See § 155-3.3, Building height.)
E	Principal	3 stories up to 45 feet³
Parking (See Article VIII, Parking Standards.)

NOTES:
1	Setbacks may be subject to an increase based on building height.
2	Minimum twenty-foot buffer is required
3	Maximum five stories, up to 65 feet where setbacks are increased by an additional 50 feet for each 10 feet above the three-story or forty-five-foot height limit. This increased setback requirement is not required along any primary road.

Table 4.4.3.C. Institution Education (IE) - IE3 Dimensional Standards
Lot Occupation (See § 155-3.4, Lot occupation.)
A	Lot width	60 feet
	Lot area	7,500 square feet minimum
	Impervious surface	47% maximum
Setbacks (See § 155-3.5, Frontages.) (feet)¹
B	Front	25
C	Side	50²
D	Rear	50²
Building Height (maximum) (See § 155-3.3, Building height.)
E	Principal	3 stories up to 45 feet³
Parking (See Article VIII, Parking Standards.)

NOTES:
1	Setbacks may be subject to an increase based on building height.
2	Minimum twenty-foot buffer is required
3	Maximum five stories, up to 65 feet where setbacks are increased by an additional 50 feet for each 10 feet above the three-story or forty-five-foot height limit. This increased setback requirement is not required along any primary road.

Table 4.4.4.A. Institutional Housing (IH) - IH1 Dimensional Standards¹
Lot Occupation (See § 155-3.4, Lot occupation.)
A	Lot width	150 feet
	Lot area	45,000 square feet minimum¹
	Impervious surface	21% maximum
Setbacks (See § 155-3.5, Frontage.) (feet)²
B	Front	50
C	Side	50³
D	Rear	50³
Building Height (maximum) (See § 155-3.3, Building height.)
E	Principal	3 stories up to 45 feet⁴
Parking (See Article VIII, Parking Standards.)

NOTES:
1	For continuing-care facility standards refer to § 155-4.4F(3).
2	Setbacks may be subject to an increase based on building height.
3	Minimum twenty-foot buffer is required.
4	Maximum five stories, up to 65 feet where setbacks are increased by an additional 50 feet for each 10 feet above the three-story or forty-five-foot height limit. This increased setback requirement is not required along any primary road.

Table 4.4.4.B. Institutional Housing (IH) - IH2 Dimensional Standards¹
Lot Occupation (See § 155-3.4, Lot occupation.)
A	Lot width	100 feet
	Lot area	15,000 square feet minimum¹
	Impervious surface	28% maximum
Setbacks (See § 155-3.5, Frontages.) (feet)²
B	Front	40
C	Side	50³
D	Rear	50³
Building Height (maximum) (See § 155-3.3, Building height.)
E	Principal	3 stories up to 45 feet⁴
Parking (See Article VIII, Parking Standards.)

NOTES:
1	For continuing-care facility standards refer to § 155-4.4F(3).
2	Setbacks may be subject to an increase based on building height.
3	Minimum twenty-foot buffer is required.
4	Maximum five stories, up to 65 feet where setbacks are increased by an additional 50 feet for each 10 feet above the three-story or forty-five-foot height limit. This increased setback requirement is not required along any primary road.

Table 4.4.4C. Institution Housing (IH) - IH3 Dimensional Standards¹
Lot Occupation (See § 155-3.4, Lot occupation.)
A	Lot width	60 feet
	Lot area	7,500 square feet minimum¹
	Impervious surface	45% maximum
Setbacks (See § 155-3.5, Frontages.) (feet)²
B	Front	25
C	Side	50³
D	Rear	50³
Building Height (maximum) (See § 155-3.3, Building Height.)
E	Principal	3 stories up to 45 feet⁴
Parking (See Article VIII, Parking Standards.)

NOTES:
1	For continuing-care facility standards refer to § 155-4.4F(3).
2	Setbacks may be subject to an increase based on building height.
3	Minimum twenty-foot buffer is required.
4	Maximum five stories, up to 65 feet where setbacks are increased by an additional 50 feet for each 10 feet above the three-story or forty-five-foot height limit. This increased setback requirement is not required along any primary road.

§ 155-4.5 LI Light Industrial District.

The intent of the LI District is to preserve and enhance sensitive natural features, historic industrial heritage, connection to the regional trail network and public transportation access. LI is a light industrial area, principally located along the river, that contains a mix of light industrial uses, commercial uses, and multifamily buildings.

Lot occupation.

Newly platted lots shall comply with standards in § 155-3.4, Lot occupation.

A building shall be located in relation to the edge of the right-of-way, with setbacks as shown in Table 4.5.1, LI Dimensional Standards.

Building configuration shall be according Table 4.5, Light Industrial Form Standards, and the following:

Entries and signage shall face toward a street or pedestrianway. Storefront entrance doors shall be recessed to allow doors to swing out without conflicting with pedestrian flow on the sidewalk.

Projections shall be allowed as specified in § 155-3.6, Projections.

Building height shall be as specified in § 155-3.3, Building height, and shall be as shown in Table 4.5, Light Industrial Form Standards.

The first floor elevation of a building at a frontage shall be established at the midpoint of the front property line, and may extend a maximum of 2.5 feet above the lowest point of the sidewalk grade. Except in the floodway fringe of the Schuylkill River, a finished floor elevation more than 2.5 feet above the lowest point of the sidewalk grade shall be considered the second floor.

Additional setbacks.

All buildings shall be set back a minimum of 50 feet from the top of the retaining wall abutting the edge of the Schuylkill River. If the wall ends or is interrupted at any point, the measurement shall be taken from the linear extension of the wall equidistant from the river's edge.

All buildings shall be set back a minimum of 25 feet from the edge of the railroad right-of-way.

Parking and driveways shall be prohibited within the required river setback and between buildings and the river.

All buildings shall maintain a minimum fifty-foot building separation from any building designated as Class 1 or Class 2 on the Township's Historic Resource Inventory.[1]

Editor's Note: See Ch. A180, Historic Resource Inventory.

All buildings shall be set back 100 feet from any existing public gathering space.

Impervious surface. When a public access along the Schuylkill River is provided as a dedicated easement or public space in accordance with § 155-4.5L, the following improvements shall not be counted against the maximum impervious surface limits:

The multipurpose trail constructed within the river easement area and the public trail parking.

Paved emergency access roads/driveways required by Lower Merion Township.

Form regulations for specific buildings.

Regulations for industrial buildings.

Industrial uses shall be screened with a twenty-foot-wide landscape buffer when abutting any nonindustrial use adjacent to or within LI, according to § 155-3.10, Landscape standards.

Use regulations and standards shall be according to Article V, Uses, and the following:

A building or combination of two or more buildings may be erected or used and a lot may be used or occupied for any lawful purpose, except for the purposes specified in § 155-5.6.

If any portion of a lot is in a Floodplain District, permission to develop within the floodway fringe of the Schuylkill River shall be permitted by special exception subject to compliance with the provisions of § 155-7.3H, Schuylkill River Floodway Fringe.

Fences and walls shall be according to § 155-3.7, Fences and walls, and the following:

Fence type shall be regulated by district and as specified in Table 3.7.2, Fence Type by District.

Fence height shall be according to Table 3.7.1, Fence Height.

The height of retaining walls shall be according to § 155-3.7, Fences and walls.

Access and parking shall be according to Article VIII, Parking Standards.

Architecture standards.

Buildings shall demonstrate compliance with the architectural standards in § 155-3.9, Architecture standards.

Parking structures shall demonstrate compliance with the architectural standards in § 155-3.9, Architecture standards, and the following:

Shall have a separate pedestrian entrance.

The visual impact of sloping floors from any public accessway shall be minimized through design treatment of the parking structure's facade.

That part of a parking garage that is not concealed behind a liner shall have a façade that conceals all internal elements, such as plumbing pipes, fans, and ducts.

Exposed spandrel panels shall be prohibited when visible from a public way.

Architectural standards may be adjusted by process of conditional use.

Signs shall be as per Article IX, Sign Standards.

Landscape buffers shall comply with § 155-3.10, Landscape standards.

Ambience standards.

Noise and lighting regulations shall be according to § 155-3.11, Ambience standards.

River access standards.

Public access along the Schuylkill River shall be provided as a dedicated easement. It shall be a minimum of 20 feet wide starting at the top of the retaining wall abutting the river.

The easement may be reduced up to a maximum of 10 feet, subject to conditional use approval when any of the following conditions apply. In no case shall the easement width be less than 10 feet.

When this provision is applied to lots where existing required parking is to remain, and the removal of the parking spaces would result in a violation of the Zoning Code; and