Township of Lower Merion, PA Article VIII Parking Standards

§ 155-8.1 Minimum required parking.

[Amended 12-2-2020 by Ord. No. 4202]

A. Parking is determined by district according to Table 8.1, Minimum Parking Requirements.

B. Minimum required parking is calculated as the sum of parking required for each use on a site, as specified in Table 8.1, Minimum Parking Requirements, and is measured as follows:

(1) All uses within the subject lot are added to determine the minimum required parking.

(2) When computation or requirements result in a fractional number, fractions greater than or equal to 0.5 are rounded up and less than 0.5 are rounded down.

(3) Residential required parking is calculated by the total number of dwelling units and/or accessory dwelling units on the subject lot.

(4) Hotel and lodging required parking is calculated according to the number of available bedrooms.

(5) Required parking is calculated according to the total floor area of each use, except where specified otherwise.

(6) Where required parking specifies staff counts, the calculation utilizes the maximum staff count during the busiest shift.

(7) Where required parking specifies seats for assembly, bench seats are counted as one seat for every three feet.

Table 8.1. Minimum Parking Requirements [Amended 2-15-2023 by Ord. No. 4260; 11-29-2023 by Ord. No. 4283; 9-17-2025 by Ord. No. 4316]
Use	LDR	MDR	NC	VC	TC	I	LI
Residential
Single-family housing (detached)	2/unit + 1 space/ADU					2/unit
Duplex/twin		2/unit				2/unit
Quad		2/unit
Row house		2/unit
Multifamily (small)		1.75/unit	1.5/unit			2/unit
Multifamily (large)		1.75/unit		1.5/unit		2/unit	1.5/unit
Multifamily (low-income)		1/unit
Live-work		2/unit + 3/1,000 square feet work area
Alternative housing for the elderly	1/unit					1/unit
Shared residence for the elderly or disabled	0.5/resident						0.5/resident
Community residential facility	2/unit
Adult day care		1/staff or volunteer + 1 visitor space/25 students/participants
Long-term care facility		0.5/bed + 1/staff				0.5/bed + 1/staff
Lodging
Bed-and-breakfast			1/unit
Hotel			1/room				1/room
Student housing	3/unit
Commercial
Adult entertainment							6/1,000 square feet
Auto-related service			3/1,000 square feet
Food and beverage			4/1,000 square feet				4/1,000 square feet
Food and beverage takeout			6/1,000 square feet				6/1,000 square feet
Health and medical							4/1,000 square feet
Day care			1/staff or volunteer + 1 visitor space/25 students/participants
Office: upper floors			3/1,000 square feet				3/1,000 square feet
Office: ground floor			4/1,000 square feet				4/1,000 square feet
Open air retail			See Article V				See Article V
Place of assembly			See Note 1.
Retail (local) less than 30,000 square feet			4/1,000 square feet				4/1,000 square feet
Retail (large) greater than 30,000 square feet			5/1,000 square feet
Institutional
Cemetery (nature preserve)						See Note 1.
Environmental (nature preserve)						6/1,000 square feet
Recreation establishment			See Note 1.
Sports courts			4/doubles court + 2/singles court + 3/1,000 square feet of lounge area or exercise rooms
Golf club						3/1,000 square feet
Religious	See Note 1.
Institutional residential	1/unit					1/unit
College/university						See Note 2.
Private school						See Note 2.
Public school	See Note 2.
Continuing-care facility (CCF)						See Note 3.
Industrial
General industrial							2/1,000 square feet
Storage distribution							5/1,000 square feet
Agriculture
General agriculture	3/acre						3/acre
Tilling of soil	3/acre
All Other	3/1,000 square feet

NOTES:
ADU = Accessory dwelling unit
Square feet refers to the floor area devoted to the use.
If a use is a regulated use according to Table 5.1, Uses, and Table 5.2, Uses for Institution, and the use regulations in Table 5.3, Use Regulations, includes parking requirements which differ from Table 8.1, Minimum Parking Requirements, the use regulations shall prevail.
1.	1/5 fixed seats or 5/1,000 square feet, whichever is greater.
2.	1/5 seats, or 50 square feet of floor area where seating is not installed, for the largest place of public assembly on the site (except that parking for assembly places to be used no more than six times a year may be accommodated on unpaved areas, if their availability can be demonstrated) + 1/staff or volunteer + 1.5/2 driving age students/participants + 1 visitor space/25 students/participants.
3.	1/staff + 0.5/assisted living unit + 1.0/independent living unit.

Table 8.1.1. Minimum Parking Requirements: Special Districts [Amended 9-17-2025 by Ord. No. 4316]
Use	MC	BMMD	RHR	BMV1	CAD
Residential
Single-family housing (detached)		2/unit
Duplex/twin		2/unit
Row house		2/unit			1.5/unit (maximum 2/unit)
Multifamily (small)			2/unit		1.5/unit (maximum 2/unit)
Multifamily (large)			1.5/unit		1.5/unit (maximum 2/unit)
Live-work			2/unit + 3/1,000 square feet of work area		2/unit + 3/1,000 square feet of work area
Alternative housing for the elderly
Shared residence for the elderly or disabled		0.5/resident
Long-term-care facility			0.5/bed + 1/staff
Community residential facility	2/unit	2/unit	2/unit
Adult day care			1/staff or volunteer + 1 visitor space/25 students/participants		1/staff or volunteer + 1 visitor space/25 students/participants
Lodging
Bed-and-breakfast					1/room
Hotel		1/room	1/room		1/room (maximum 1.5/room)
Student housing
Commercial
Auto-related service			3/1,000 square feet
Food and beverage			4/1,000 square feet		4/1,000 square feet (maximum 5/1,000 square feet)
Food and beverage takeout			6/1,000 square feet		4/1,000 square feet (maximum 5/1,000 square feet)
Health and medical	See § 155-6.1E	See § 155-6.2D	4/1,000 square feet		4/1,000 square feet (maximum 5/1,000 square feet)
Day care	See § 155-6.1E	See § 155-6.2D	1/staff or volunteer + 1 visitor space/25 students/participants		1/staff or volunteer + 1 visitor space/25 students/participants
Office: upper floors		See § 155-6.2D	3/1,000 square feet		3/1,000 square feet (maximum 5/1,000 square feet)
Office: ground floor		See § 155-6.2D	4/1,000 square feet		3/1,000 square feet (maximum 5/1,000 square feet)
Open air retail
Place of assembly			1/5 fixed seats or 5/1,000 square feet, whichever is greater		1/5 fixed seats or 5/1,000 square feet, whichever is greater
Retail (local) less than 30,000 square feet		See § 155-6.2D	4/1,000 square feet		3/1,000 square feet (maximum 4/1,000 square feet)
Retail (large) more than 30,000 square feet		See § 155-6.2D	5/1,000 square feet		3/1,000 square feet (maximum 4/1,000 square feet)
Specialized retail	4/1,000 square feet				3/1,000 square feet (maximum 4/1,000 square feet)
Institutional
Recreation establishment			1/5 fixed seats or 5/1,000 square feet, whichever is greater
Religious
College/university
Private school
Public school	1/5 seats, or 50 square feet of floor area where seating is not installed, for the largest place of public assembly on the site (except that parking for assembly places to be used no more than six times a year may be accommodated on unpaved areas, if their availability can be demonstrated) + 1 space/staff or volunteer, + 1.5 spaces for every 2 driving age students/participants, + 1 visitor space/25 students/participants.
Continuing care facility (CCF)
Agriculture
Tilling of soil	3/acre
All Other	3/1,000 square feet				3/1,000 square feet

NOTES:
1.	For BMV parking requirements, refer to § 155-6.4F.
Square feet refers to the floor area devoted to the use.
If a use is a regulated use according to Table 5.1, Uses, and Table 5.2, Uses for Institution, and the regulations include parking requirements which differ from Table 8.1, Minimum Parking Requirements, the use regulations prevail.

§ 155-8.2 Parking reductions.

A. Applicability.

(1) Only one parking reduction may be applied to a lot. The parking reductions below shall not be cumulative.

(2) In LDR and MDR, the minimum parking required for a dwelling unit shall not be reduced to less than one parking space per unit.

(3) The parking reduction shall be applied to the overall total number of parking spaces required.

(4) Off-street parking facilities existing at the effective date of this chapter shall not subsequently be reduced to an amount less than required for a similar new building or new use. Off-street parking facilities provided to comply with the provisions of this chapter shall not subsequently be reduced below the requirements of this chapter.

(5) This provision shall not apply to a place of assembly in the Bryn Mawr Village District (BMV), where one off-street parking space for place of assembly use can be removed for each metered space allocated to that place of assembly in a municipal parking lot.

B. Minimum required parking may be reduced according to the following:

(1) Shared parking.

(a) Shared parking reductions are available for multiple uses on:

[1] Single or multiple adjacent sites under single ownership; and

[2] Multiple contiguous sites with a shared use parking agreement sharing parking facilities.

(b) A shared parking agreement, approved by the Building and Planning Department, shall be filed with the Zoning Officer.

[1] The owner of the shared parking facility shall guarantee availability of the required spaces for the associated use and meet their minimum requirement.

[2] The shared parking facility may utilize shared parking to reduce the total spaces within the facility in accordance with Table 8.2.1, Mixed Use and Shared Parking.

(c) Shared parking location.

[1] The shared parking facility shall be located within 900 feet, measured from lot line to the center of the parking facility, of the associated use.

[2] Shared parking shall be calculated according to Table 8.2.1, Mixed Use and Shared Parking, and located as required in § 155-8.4, Parking location.

(d) Shared parking shall be calculated using the peak demand calculations listed in Table 8.2.1, Mixed Use and Shared Parking, as follows:

[1] First, calculate the minimum amount of parking required for each land use as if it were a separate use.

[2] To determine the peak parking requirements, multiply the minimum parking required for each proposed land use by the corresponding percentage in the table below for each of the time periods.

[3] Calculate the column total for each time period.

[4] The column (time period) with the highest value shall be the minimum parking requirement.

C. Transit. (Reserved)

D. Senior housing. (Reserved)

E. Low-income multifamily housing. Required parking may be reduced to 0.5 space per unit for low-income multifamily housing when in compliance with § 155-10.15, Low-income housing, and located within one-half-mile radius from a SEPTA train station.

[Amended 11-29-2023 by Ord. No. 4283]

F. Historic preservation. (Reserved)

G. On-street parking. (Reserved)

H. Existing mixed-use buildings on lots less than 30 feet in width. (Reserved)

Table 8.2.1. Mixed Use and Shared Parking
Use	Required Parking Per Table 8.1	Mon - Fri 8:00 a.m. - 6:00 p.m.		Mon - Fri 6:00 p.m. - 12:00 a.m.		Mon - Fri 12:00 a.m. - 8:00 a.m.		Sat - Sun 8:00 a.m. - 6:00 p.m.		Sat - Sun 6:00 p.m. - 12:00 a.m.		Sat - Sun 12:00 a.m. - 8:00 a.m.
Multifamily Residential	input	60%	result	100%	result	100%	result	80%	result	100%	result	100%	result
Hotel and Lodging	input	70%	result	100%	result	100%	result	70%	result	100%	result	100%	result
Commercial	(See below.)
Office	input	100%	result	20%	result	5%	result	5%	result	5%	result	5%	result
Food service	input	70%	result	100%	result	5%	result	70%	result	100%	result	20%	result
Assembly	input	80%	result	80%	result	10%	result	80%	result	100%	result	50%	result
All other/retail	input	90%	result	80%	result	5%	result	100%	result	70%	result	5%	result
Education	input	60%	result	100%	result	10%	result	80%	result	50%	result	10%	result
Civic	input	60%	result	100%	result	10%	result	80%	result	100%	result	50%	result
All Other	input	70%	result	100%	result	10%	result	20%	result	5%	result	5%	result
Total Required Spaces	Total Input	Result		Result		Result		Result		Result		Result

§ 155-8.3 Reserve parking.

[Amended 7-20-2022 by Ord. No. 4246]

The minimum required parking of Table 8.1, Minimum Parking Requirements, above may be held as reserve parking without actually paving the spaces, when authorized as a special exception. If land development approval is required for the proposed improvements, including the additional parking spaces, authorization shall be by conditional use approval from the Board of Commissioners, rather than by special exception. The grant of authorization by either board shall be subject to the following:

A. Expansion of use. Where a use regulated by Table 8.1, Minimum Parking Requirements, is being expanded and the Board determines that the additional number of parking spaces required by this expansion are not currently needed, it may authorize the applicant to hold in reserve the number of spaces that the Board determines are not currently required to meet the needs of the uses to which the property will be put.

B. New or changed use. Where a new use regulated by Table 8.1, Minimum Parking Requirements, is created or there is a change of use on the property, and the Board determines that the number of parking spaces required is not currently needed, it may authorize the applicant to hold in reserve up to 50% of the total number of spaces required.

C. All uses utilizing parking held in reserve, as part of a land development approval, shall comply with the following transportation demand management policies and plan:

(1) The parking spaces required in § 155-8.1 may be held as reserve parking, as outlined above, subject to the submittal and approval of a transportation demand management plan in compliance with § 135-8.5 when approved through land development by the Board of Commissioners. The grant of authorization for the reserve parking shall be subject to the following:

(a) The Board of Commissioners may reserve the required parking spaces if the applicant can demonstrate in the transportation demand management plan that such spaces are not necessary for the proposed use as a result of the availability and use of transportation modes other than the single-occupant vehicle.

(b) In order to qualify for the parking reduction, the applicant must demonstrate to the Board of Commissioners' satisfaction that at least three of the following transportation demand management measures improve availability and use of transportation modes other than the single-occupant vehicle (one from Column A and two from Column B).

Column A	Column B
Transit facility amenities in compliance with Subdivision and Land Development Code, § 135-4.9K	Trailhead parking and trailhead signage
Private shuttle service	Designated preferential parking spaces for carpool/vanpool
A connected public, multipurpose path or trail	Wayfinding signage to public transit facilities and/or public trails
	On-site and/or electronic transportation information displays On-site transportation information displays shall be located so as to be seen by the greatest number of tenants/employees.1

NOTE:
1	Information displayed shall include, without limitation:
	[i]	Current maps, routes, and schedules for public transit routes serving the development.
	[ii]	Transportation information, including the contact information for the regional ridesharing agency and local transit operators.
	[iii]	Ridesharing promotional materials.
	[iv]	Maps showing the location of regional trails and pedestrian paths.
	[v]	Bicycle routes and facility information.
	[vi]	A listing of facilities available for bicyclists, carpoolers, pedestrians, transit riders, and vanpoolers at the development.

(2) The applicant must agree in a recorded covenant, approved by the Township Solicitor, to install the reserve parking spaces at any future time and setting forth the transportation demand measures that will be implemented and maintained if the Board of Commissioners determines:

(a) The reserve parking spaces are needed to accommodate the use of the property; or

(b) The approved transportation demand management plan is no longer being implemented.

D. The applicant must document that the full number of required parking spaces can be paved without violating any applicable provisions of this chapter. When constructed, the reserve parking must meet all applicable provisions of this chapter as of the date the construction permit is sought.

E. The applicant shall install stormwater management facilities, as required by the Township, for the total required number of parking spaces, including those held in reserve, unless the applicant demonstrates to the Board's satisfaction that the economic and practical benefit of currently installing such facilities for the reserve parking spaces is not significant when compared to the destruction that would be caused to natural features on the site.

F. The applicant must agree in a recorded covenant, approved by the Township Solicitor, to install the reserve parking spaces at any future time if and when the Zoning Officer determines that the reserve parking spaces are needed to accommodate the use of the property. The applicant may appeal such order to the Zoning Hearing Board.

G. Regardless of the number of spaces actually developed, a parking area to accommodate the aggregate number of parking spaces required shall be fully designed, and the area held as reserve parking shall be clearly designated on the plan. The reserve parking area shall be considered in calculating the impervious surface ratio. The parking reserve area shall be planted with vegetative cover and integrated into the site's land development plan. Such area shall be required to be developed as designed if and when the Zoning Officer dete

§ 155-8.4 Parking location.

Minimum required parking may be provided in the following locations:

A. Off-street within the same site as the associated use;

B. Off-street within a shared parking facility shall be provided as required in § 155-8.2B(1)(b).

C. Parking location is limited as follows:

(1) Surface parking and freestanding parking structures shall be located between the structure and a rear lot line, where feasible, shall be masked from frontages by a building, liner, or street screen and located as required in their underlying district and the following.

[Amended 12-2-2020 by Ord. No. 4202]

(a) Outdoor surface parking spaces and the approaches thereto shall be paved or covered with gravel or other types of stones.

D. Garage location, if provided, shall be the following:

[Amended 1-18-2023 by Ord. No. 4258]

(1) Detached garages shall be located as required in their underlying districts.

(2) Attached garages for residential, if provided, shall comply with the following:

(a) Attached garages shall be located on the secondary façade, where feasible. If the attached garage is along the primary front façade, it shall be stepped back a minimum of 20 feet.

(b) Garages with individual doorways shall be a maximum of 30% of the width of the façade.

(c) Corner or multiple frontage lots shall locate the attached garage on the secondary façade.

(3) Building area previously used as a private garage with existing driveway access may be converted back to a garage. No change is permitted to the existing footprint.

§ 155-8.5 Parking access.

[Amended 1-18-2023 by Ord. No. 4258]

A. Off-street parking for single-family residential is permitted as follows:

(1) Driveways are limited to 10 feet in width from the cartway to the building setback.

(2) Two separate driveways on one lot shall have a minimum separation of 30 feet.

(3) Shared driveways less than 100 feet in length shall not count towards impervious surface for the portion that is shared.

B. Parking access should be combined between adjacent sites, where feasible.

C. Vehicular access to off-street parking is restricted from the cartway to the building setback as follows:

(1) Driveways are limited to:

(a) MDR (1-2): 12 feet in width.

(b) MDR3, VC, TC, BMV, and RHR: 20 feet in width, unless it is determined by the Township Engineer that a wider driveway is necessary.

(2) Curb cuts are permitted as follows:

(a) Lots under 10,000 square feet are restricted to one curb cut.

(b) Lots from 10,000 square feet to 40,000 square feet are permitted a maximum of two curb cuts, at a minimum spacing of 125 feet.

(c) Lots over 40,000 square feet are permitted one curb cut for every 200 feet of frontage.

(d) Alleys count as one curb cut.

§ 155-8.6 Off-street parking layout and design.

A. All off-street parking stalls and aisles shall be dimensioned according to Table 8.5.1, Off-Street Parking Minimum Dimensions, and the following:

(1) Parking space width is measured from the center line of stripes.

(2) Tandem parking is permitted for single-family residential uses, according to the following:

(a) Tandem parking is limited to two spaces per each tandem space.

(b) Tandem parking is not permitted in the front setback.

(3) Compact car parking may be provided for up to 30% of required parking spaces.

(a) Compact car spaces shall be according to Table 8.5.1, Off-Street Parking Minimum Dimensions.

(b) Compact car spaces shall be clearly marked or posted for "Compact Cars Only."

(c) In order to utilize the compact car parking provisions, the use and parking facility design shall demonstrate the ability to meet the minimum parking requirements with standard parking dimensions.

(4) Electric vehicle parking spaces. See Chapter 135, Subdivision and Land Development, § 135-4.9R.

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

Table 8.5.1. Off-Street Parking Minimum Dimensions
Angle of Parking	Aisle: One-Way, Single-Loaded (feet)	Aisle: One-Way, Double-Loaded (feet)	Aisle: Two-Way, Double-Loaded (feet)
90°	20 minimum	22 minimum	22 minimum
60°	18 minimum	18 minimum	22 minimum
45°	14 minimum	14 minimum	20 minimum
Parallel	10 minimum	10 minimum	20 minimum
Standard Space	9 wide minimum and 18 long minimum
Compact Space	8.5 wide minimum and 16 long minimum
Parallel Space	7 wide minimum and 22 long minimum

B. Off-street parking facilities shall have a minimum vertical clearance of 98 inches. If the facility is used for loading, the minimum clearance is 15 feet.

C. Surface parking lots should be configured to allow for shared access and circulation with adjacent surface parking lots, where feasible.

D. Off-street parking shall be visually screened per the following:

(1) Off-street parking may be screened by buildings or street screens.

(2) Parking structures shall be screened by buildings or ground floor facades a minimum 30 feet deep, for a minimum 75% of the facade length along the ground floor, as illustrated in Figure 8.5.3, Liner Building.

Figure 8.5.3. Liner Building

(3) Parking structures shall screen the upper floors, as illustrated in Figure 8.5.2, Ground Floor Liner.

Figure 8.5.2. Ground Floor Liner

(a) Opaque facade elements providing openings shall be a maximum 50% of the wall area of each floor.

(4) Street screens shall be masonry, metal, composite, or a combination thereof, as illustrated in Figure 8.5.1, Street Screen.

Figure 8.5.1. Street Screen

(a) Street screens shall be between four and eight feet in height and be 50% open above three feet. Planting may be located behind the street screen.

(b) Openings in the street screen shall be no wider than 24 feet.

(5) Street screens shall be located within the setback.

§ 155-8.7 Loading, unloading and queuing.

A. Shared loading areas are permitted as follows:

(1) Each building served shall have direct access to the shared loading area without crossing streets or alleys.

(2) Loading spaces within a shared loading area shall meet the minimum required spaces for each building served.

B. Loading and queuing shall not block on- or off-site through traffic or required parking, or pedestrian circulation.

C. Drive-through queuing shall be permitted as follows:

(1) A minimum of at least 200 linear feet shall be provided as storage area for vehicles awaiting service for drive-in facilities and uses. The required 200 feet may be provided in one or more usable lanes and shall be measured from the right-of-way line of the street to the window or other place in the building where the vehicle must enter or pass for service. The storage areas shall be designed so that vehicles awaiting service will not back out into the street.

(2) Shall not be visible from primary frontage.

(3) Shall be separated from any other drive-through by a minimum 1,000 feet.

(4) Shall not obstruct any required parking spaces.

§ 155-8.8 Bicycle parking requirements.

A. Minimum bicycle parking requirements are as follows:

(1) Bicycle parking requirements are according to Table 8.7.1, Minimum Bicycle Parking Requirements.

[Amended 1-18-2023 by Ord. No. 4258]

Table 8.7.1. Minimum Bicycle Parking Requirements
Use	Short-Term (spaces)	Long-Term (spaces)
Multifamily Residential	(See below.)
Fewer than 8 units	No minimum required
8 to 20 units	0.75 per unit	Not required
More than 20 units	0.5 per unit	0.5 per unit
Hotel and Lodging	0.25 per bedroom	Not required
Commercial (floor area)	(See below.)
Office	0.3 per 1,000 square feet	0.2 per 1,000 square feet
Food service	0.5 per 1,000 square feet	Not required
Assembly	0.25 per 1,000 square feet
All other	0.5 per 1,000 square feet
Institutional (floor area)	(See below.)
College/university	0.25 per 1,000 square feet	0.2 per dormitory unit
Private/public school	0.25 per 1,000 square feet	Not required
Hospital (floor area)	0.25 per 1,000 square feet	Not required
All Other	No minimum required

(2) Bicycle parking requirements within the public right-of-way shall be coordinated with Public Works.

B. Bicycle parking configuration is required as illustrated in Figure 8.7.1, Bicycle Parking Clearance, and the following:

(1) At least five feet from fire hydrants.

(2) At least four feet from loading zones and street signs.

(3) At least three feet from driveways and manholes.

(4) At least two feet from utility meters and tree planters.

Figure 8.7.1. Bicycle Parking Clearance

C. Bicycle parking located along private or public streets is subject to the following:

(1) Bicycle racks installed parallel to curbs shall be set back from the curb a minimum of two feet.

(2) Bicycle racks installed perpendicular to curbs shall allow for a minimum clearance of two feet at the curb and five feet of pedestrianway with a 56-cm bicycle properly locked to the rack.

(3) Bicycle racks should be spaced a minimum of 36 inches apart.

(4) Bicycle racks shall allow bicycle frames to be locked at two points of contact with the rack.

D. Long-term bicycle parking shall be enclosed.

E. The Board of Commissioners may, by conditional use, hold in reserve or reduce the number of required bicycle parking spaces, provided that the applicant demonstrates that there are ample facilities available for use nearby. The conditional use standards of § 155-11.1F shall apply.