Township of Lower Merion

Adult day-care

Interactive, supervised environment for adults with organic brain syndromes or other ailments for a portion of a twenty-four-hour day, and licensed by the Commonwealth of Pennsylvania.

Districts Where Allowed Districts where use may be permitted subject to Conditional Use Approval: MDR3 Districts where use is Permitted by Right: CAD-BV, RHR

Vehicle Parking:
In the MDR District: 1 parking space per staff or volunteer + 1 visitor parking space per 25 students/participants.
Access and parking shall be according to Article VIII: Parking Standards.
Additionally, the BMMD, BMVD, CAD-RCA, CAD-BCR, CAD-BV, INS, MC, and RHR Districts have specific parking requirements that may vary from the requirements in the rest of the Township.
For uses in these districts, please also refer to the municipal code using the individual district links above.

Development Requirements:

This use shall only be authorized subject to compliance with supplemental regulations in § 155-10.4: Conversion of building to adult day-care.

The Board of Commissioners may authorize as conversion of an existing dwelling in an MDR3 District into an adult day-care facility, subject to the following requirements:

A. The adult day-care facility shall serve participants who are 62 years of age or older or who are 18 years of age or older and have a disability.

B. The form standards shall be in compliance with Article IV: District Specific Standards, in the MDR3 District according to Table 4.2, MDR Form Standards, for each adult day-care facility.

C. A buffer area shall be provided along the full length of all side and rear lot lines where a property abuts a LDR, MDR1 or MDR2 District. The buffer area shall be not less than 20 feet in width. The applicant shall also comply with the landscape design standards, site maintenance and guaranty provisions of Chapter 101: Natural Features Conservation, § 101-10: Landscape design standards and § 101-11: Site maintenance and guaranty.

D. Vehicular access shall be gained directly from and to a primary, secondary or tertiary street, or from a minor street if the point of access is within 200 feet of a primary, secondary or tertiary street and the applicant establishes that the major portion of the traffic created by the use will access the property from that direction.

E. A maximum of 45 participants shall be permitted in an adult day-care facility. This limitation shall not include staff.

F. There shall be a minimum of 50 square feet of floor space for each participant.

G. The applicant shall demonstrate that adequate parking for participants and staff and adequate areas for all delivery and pickup activities can be provided. The following are the minimum requirements:

(1) Minimum parking requirements shall be as designated in Article VIII: Parking Standards.
(2) Adequate driveway and stacking space to accommodate one vehicle for every five adult participants measured from the location where participants are dropped off. If the applicant can demonstrate that the arrival times will vary, the stacking may be reduced to one vehicle for every 10 participants.
(3) No parking or loading shall be permitted in the front yard setback.
(4) A handicap accessible dropoff/pickup area shall be provided near the entrance to the building.

H. Parking, loading, unloading, ingress and egress may be provided on the adjacent property, subject to the following conditions:

(1) The adjacent property shall be owned by the applicant.
(2) The adjacent property shall provide adequate ingress and egress for the proposed use.
(3) The required driveways and parking on the adjacent lot are available during the hours of operation of the facility.
(4) he required areas are within 200 feet of the building used for adult day-care.
(5) The applicant shall enter into an agreement with the Township that if the adjacent property is no longer available for parking or ingress and egress, the applicant shall install the required improvements or cease the use of the adult day-care facility.

I. If the facility is to accommodate more than 20 persons or if the Board of Commissioners determines it to be necessary to its decision, the applicant shall perform a traffic study satisfactory to the Township Engineer and provide improvements needed to ensure safe ingress and egress.

J. The conditional use approval granted for this use shall expire six months after the building ceases to be occupied as an adult day-care facility, and the dwelling shall then revert to a use permitted in the district in which it is located.

K. Participants shall not be permitted to stay overnight.

L. The facility shall be licensed with the Commonwealth of Pennsylvania Department of Aging as an older daily living center prior to the issuance of an occupancy permit.

Adult entertainment

Any adult bookstore, adult dancing establishment, adult motion-picture theater, or commercial physical contact establishment where procedures are conducted on specified anatomical areas and are viewed by persons other than the artist and one other person with the consent of the client.

Districts Where Allowed Districts where use is Permitted by Right subject to additional regulations: LI

Vehicle Parking:
In the LI District: I parking space per 1,000 square feet. Access and parking shall be according to Article VIII: Parking Standards.
Additionally, the BMMD, BMVD, CAD-RCA, CAD-BCR, CAD-BV, INS, MC, and RHR Districts have specific parking requirements that may vary from the requirements in the rest of the Township.
For uses in these districts, please also refer to the municipal code using the individual district links above.

Bicycle Parking:
See § 155-8.8: Bicycle parking requirements for detailed information.

Passenger Loading:
See § 155-8.7: Loading, unloading and queuing for detailed information.

Development Requirements:

Adult entertainment shall be subject to the following regulations:

(1) Not permitted within 1,000 feet of a public or private school.
(2) Not permitted within 3,000 feet of another adult entertainment establishment.

Agriculture, general

An enterprise that is actively engaged in the commercial production and preparation for markets of crops, livestock and livestock products and in the production, harvesting and preparation for market or use of agricultural, agronomic, horticultural, silvicultural and aquacultural crops and commodities.

Districts Where Allowed Districts where use is Permitted by Right: LI

Vehicle Parking:
In the LDR, LI, MC and RHR Districts: 3 parking spaces per acre. Access and parking shall be according to Article VIII: Parking Standards.
Additionally, the BMMD, BMVD, CAD-RCA, CAD-BCR, CAD-BV, INS, MC, and RHR Districts have specific parking requirements that may vary from the requirements in the rest of the Township.
For uses in these districts, please also refer to the municipal code using the individual district links above.

Alternative housing for the elderly

A residence for a maximum of three unrelated elderly individuals or couples that may include household services and assistance with daily activities, but not including long-term care, clinical or medical treatment; with or without shared kitchen and dining.

Districts Where Allowed Districts where use is Permitted by Right: IC1, IC2, IC3, IH1, IH2, IH3 Districts where use may be allowed subject to Special Use Exceptions: LDR1, LDR2, LDR3, LDR4, MDR1, MDR2, MDR3

Vehicle Parking:
In the LDR, MDR and I Districts: 1 parking space per unit.Access and parking shall be according to Article VIII: Parking Standards.
Additionally, the BMMD, BMVD, CAD-RCA, CAD-BCR, CAD-BV, INS, MC, and RHR Districts have specific parking requirements that may vary from the requirements in the rest of the Township.
For uses in these districts, please also refer to the municipal code using the individual district links above.

Development Requirements:

A. Intent. In order to promote the general welfare and meet the specialized housing needs of the elderly, the provisions of § 155-10.2: Alternative housing options for elderly, are intended to:

(1) Provide for small-scale housing facilities for elderly persons in the Township.
(2) Provide housing which will integrate elderly persons into the community as a whole in harmony with surrounding residential areas.
(3) Provide for the special housing needs of persons 62 years of age or older who might not otherwise be able to acquire adequate housing in the community.

B. Specialized conversions. A single-family dwelling or an existing institutional building may be converted into no more than three dwelling units for the elderly, provided that the following criteria are met:

(1) Each dwelling unit shall be a self-contained unit with separate bath, kitchen and living facilities for no more than two persons.
(2) The provisions of § 155-8.1: Minimum required parking, shall be applicable.
(3) The exterior of the building will not be structurally altered to accommodate the conversion, beyond those required for reasons of safety or compliance with the accessibility requirements of the International Building Code.
(4) No part of any dwelling unit can be above the second floor of the building.
(5) The building may only be occupied by persons 62 years of age or older, their spouses, companions, or caregivers as needed for support.
(6) The zoning permit granted for this use shall expire six months after the building ceases being occupied by elderly persons as herein provided, and the dwelling shall revert back to a single-family dwelling.
(7) The owners shall apply for and receive an annual permit from the Township.
(8) If the facility is not owner-occupied, its use shall be sponsored by an organization, a purpose of which is to provide housing for the elderly and to assume responsibility for overseeing the care and welfare of the residents. Such organization shall have a designated agent resident or offices in Pennsylvania.

C. Restricted accessory dwelling units. In LDR, MDR, IC, and IH Zoning Districts, a single-family dwelling or an existing institutional building may be converted into two dwelling units, each with its own cooking facilities, provided that the following criteria are met:

(1) All individuals living in the dwelling units are related by blood, marriage or legal adoption or are domestic partners.
(2) One of the dwelling units shall contain no more than two persons, one of whom shall be 62 years of age or older.
(3) The owner of the property shall execute an agreement with the Township, which shall be recorded with the Recorder of Deeds of Montgomery County, and which provides for the immediate removal of separate cooking facilities at such time as they are no longer being utilized as specified in this section.
(4) All provisions of the Lower Merion Township Code, Chapter 62, entitled "Building Construction," shall be complied with.
(5) The provisions of Article VIII, Parking Standards, shall be applicable.
(6) If the restricted accessory dwelling unit is located in an accessory structure, the accessory structure shall comply with the principal building setbacks in the underlying zoning district.
(7) The zoning permit granted for this use shall expire six months after the building ceases being occupied by elderly persons as herein provided, and the dwelling shall revert back to a use permitted in the district in which it is located.
(8) The owner shall apply for and receive an annual permit from the Township.
(9) One dwelling unit shall have no less than two times the square footage of occupied space than the other.
(10) If the facility is not owner-occupied, its use shall be sponsored by a nonprofit organization, a purpose of which is to provide housing for the elderly and to assume responsibility for overseeing the care and welfare of the residents thereof. Such organization shall have a designated agent resident or offices in Pennsylvania.

Ambulance service and parking

A facility housing ambulances or medical emergency vehicles and attendant staff, including offices and supply storage.

Districts Where Allowed Districts where use may be permitted subject to Conditional Use Approval: BMMD-1, BMMD-2, BMMD-3, LDR1, LDR2, LDR3, LDR4, MC, MDR1, MDR2, MDR3

Vehicle Parking:
Access and parking shall be according to Article VIII: Parking Standards.
Additionally, the BMMD, BMVD, CAD-RCA, CAD-BCR, CAD-BV, INS, MC, and RHR Districts have specific parking requirements that may vary from the requirements in the rest of the Township.
For uses in these districts, please also refer to the municipal code using the individual district links above.

Development Requirements:

Emergency facilities (ambulance services and fire stations)

(1) May be authorized, subject to compliance with the requirements of § 155-10.7: Mandated emergency service

A. In the LDR and MDR Zoning Districts subject to the following regulations:

(1) The building shall be designed in terms of mass and appearance to conform to the area in which it is located.

(2) Impervious surface limitations shall conform to the underlying zoning district.

(3) The principal building shall meet all setback requirements of the underlying zoning district.

(4) Emergency service shall have direct access onto a primary or secondary street.

(5) A minimum two-mile separation distance shall be provided in LDR Zoning Districts between like emergency service facilities.

(6) Improvements based upon a traffic study acceptable to the Board of Commissioners shall be constructed to ensure safe ingress and egress from the property.

(7) Parking requirements shall be as specified in Article VIII: Parking Standards. Additionally, parking shall comply with the following:

(a) Parking and maneuvering space for volunteers and emergency equipment shall be provided based upon the number or size of the vehicles anticipated.
(b) No parking shall be permitted within any setbacks.

(8) A twenty-foot screening buffer shall be provided if adjacent to LDR or MDR Zoning Districts. The Board of Commissioners may also require fencing if required for public safety or to avoid a public nuisance. Access drives may penetrate this buffer.

(9) All emergency vehicles, except those immediately available for use, shall be stored at all times in a fully enclosed building.

(10) No motor repair or body work may be performed at the site. Routine maintenance is permitted and may only be performed within a fully enclosed building.

(11) Land-based sirens shall not be operated in LDR or MDR Zoning Districts. The Board of Commissioners may impose further conditions to eliminate noise from the facility or associated emergency vehicles to prevent them from becoming a public nuisance.

(12) Outdoor lighting shall be regulated to eliminate glare on surrounding properties.

(13) Signage shall be limited to that permitted in the underlying zoning district.

See also the "Mandated emergency service" land use on the Land Use Page.

Animal hospital (specialized retail)

A place where animals or pets are given medical or surgical treatment and are cared for during the time of such treatment. Use as a kennel shall be limited to short-time boarding and shall be only incidental to such hospital use.

Districts Where Allowed Districts where use is Permitted by Right subject to additional regulations: TC1, TC2, VC

Vehicle Parking:
4 parking spaces per 1,000 square feet. Access and parking shall be according to Article VIII: Parking Standards.
Additionally, the BMMD, BMVD, CAD-RCA, CAD-BCR, CAD-BV, INS, MC, and RHR Districts have specific parking requirements that may vary from the requirements in the rest of the Township.
For uses in these districts, please also refer to the municipal code using the individual district links above.

Development Requirements:

VC and TC Districts:
An animal hospital is considered a specialized retail facility and is subject to the following regulations:

(1) Shall front on a primary arterial
(2) The applicant shall present credible evidence and shall prove to the satisfaction of the Zoning Officer that the soundproofing of the facility is adequate to prevent disturbance of neighboring properties.

Antennas

Apparatus capable of transmitting or receiving telecommunications information or use in operating conventional television sets. This definition shall include conventional television antennas and satellite earth stations, more commonly known as "satellite dishes," but only if such satellite earth stations are more than 24 inches in diameter.

Districts Where Allowed Districts where use may be permitted subject to Conditional Use Approval: BMMD-1, BMMD-2, BMMD-3, BMV 1, BMV 2, BMV 3, BMV 4, CAD-BCR, CAD-BV, CAD-RCA, IC1, IC2, IC3, IE1, IE2, IE3, IH1, IH2, IH3, IN, LDR1, LDR2, LDR3, LDR4, LI, MC, MDR1, MDR2, MDR3, RHR, TC1, TC2, VC

Vehicle Parking:
Access and parking shall be according to Article VIII: Parking Standards.
Additionally, the BMMD, BMVD, CAD-RCA, CAD-BCR, CAD-BV, INS, MC, and RHR Districts have specific parking requirements that may vary from the requirements in the rest of the Township.
For uses in these districts, please also refer to the municipal code using the individual district links above.

Development Requirements:

Legislative intent.

(1) Antennas provide users with a wide variety of video programming which may be unavailable from other sources. The Board of Commissioners recognizes this valuable means of telecommunications.

(2) The Board of Commissioners also recognizes its duty to protect the health and welfare of the community through the police powers, specifically the zoning power, delegated to the Board of Commissioners by the commonwealth. The Board of Commissioners desires to provide for the use and enjoyment of antennas by Township residents while protecting the safety and health of the residents and preserving the character of the community, property values and general appearance of the Township.

(3) The Board of Commissioners finds that:

(a) Antennas are a valid accessory use in residential districts. As accessory structures are limited to rear yards by other sections of this chapter, antennas should also be placed in rear yards. This requirement will enhance the appearance of the residential neighborhoods of the Township and preserve property values.

(b) Limitations on the number of antennas on residential lots will provide individual property owners with access to antenna technology while minimizing the impact on the appearance of the neighborhood.

(c) Limitation on the size of the antenna to 13 feet will enable property owners to use antennas large enough to assure adequate video reception while prohibiting antennas which are unnecessarily large and unsightly.

(d) Roof-mounted antennas may pose a health and safety danger to the community. Improperly installed antennas may become unstable and fall, causing personal injury and property damage. Even properly installed antennas may become damaged by high winds or other adverse weather conditions and present a health and safety hazard. Installation of roof-mounted antennas will be limited to those buildings in which the property owners have, in general, taken precautions to protect residents and passersby from injury due to falling objects. In addition, this limitation will also enhance community appearance and preserve property values.

In the LDR and MDR Districts, antennas are permitted as accessory uses only and are subject to the following regulations:

(1) No more than one conventional and one satellite dish antenna is permitted per lot. Any person, partnership, corporation or association maintaining an antenna on a lot occupied by multiple tenants, condominium and/or homeowners, whether residential, commercial or industrial, shall make this antenna available to serve all such occupants.

(2) Ground-mounted antennas are permitted only on that side of the principal building where the rear yard is located. If usable satellite signals cannot be obtained from such rear yard, the antenna may be located on the side yard, provided that a special accessory use permit is obtained prior to such installation. Antennas must be set back from side and rear property lines a minimum distance equal to the height of the antenna.

(3) Antennas may not exceed six feet in height.

(4) Roof-mounted antennas are permitted by right, subject to the provisions set forth under § 155-10.9D.

(5) Use of the antenna is limited to the lot on which it is located.

(6) Where a ground-mounted antenna is in full view of adjoining properties, plantings, designed to ameliorate the visual impact or to provide a partial visual screen, as approved by the Director of Building and Planning, will be required.

(7) In the LDR3 and MDR Districts, the provisions of § 155-10.9B(1), § 155-10.9B(2), § 155-10.9B(3) and § 155-10.9B(5) above shall not apply to franchisees using antennas to provide cable television service within the Township, except that such antennas may not exceed 23 feet in height.

In all other districts, antennas are permitted as accessory uses only and are subject to the following regulations:

(1) Roof-mounted antennas are permitted by right, subject to the provisions set forth under § 155-10.9D.

(2) Ground-mounted antennas are permitted only on that side of the principal building where the rear yard is located, but not within any required yard area for the principal building. Antennas must be set back from side and rear property lines a minimum distance equal to the height of the antenna.

(3) Antennas may not exceed six feet in height.

(4) Where a ground-mounted antenna is in full view of adjoining properties, plantings designed to ameliorate the visual impact or to provide a partial visual screen, as approved by the Shade Tree Division of the Public Works Department, will be required.

(5) The provisions of § 155-10.9C(2) and § 155-10.9C(3) above shall not apply to franchisees using antennas to provide cable television service within the Township, except that such antennas may not exceed 23 feet in height.

A Lower Merion Township building permit must be obtained before an antenna is installed. The adequacy of the proposed anchoring must be certified by a registered professional engineer.

In the event that usable signals cannot be received by locating the antenna on the rear or side yard of the property, such antenna may be roof-mounted, provided that a special accessory use permit is obtained prior to such installation and provided that it is screened from view from public thoroughfares. Such permit shall be issued notwithstanding the view from a public thoroughfare upon a showing by the applicant that usable satellite signals are not receivable from any location on the property other than the location selected by the applicant. No fee shall be assessed and no public hearing shall be required for the issuance of such permit.

Art studios (specialized retail)

Districts Where Allowed Districts where use is Permitted by Right subject to additional regulations: BMV 1, BMV 3, BMV 4

Vehicle Parking:
Access and parking shall be according to Article VIII: Parking Standards.
Additionally, the BMMD, BMVD, CAD-RCA, CAD-BCR, CAD-BV, INS, MC, and RHR Districts have specific parking requirements that may vary from the requirements in the rest of the Township.
For uses in these districts, please also refer to the municipal code using the individual district links above.

Development Requirements:

BMV 1, BMV 3 and BMV 4 Districts:

(1) Only permitted at grade on buildings fronting Lancaster Avenue and Bryn Mawr Avenue if the separation between these uses is at least 300 linear feet, measured from the closest property lines as a pedestrian would walk. However, when the use is limited only to portions of the building more than 50 feet from the Lancaster Avenue or Bryn Mawr Avenue right-of-way, this shall not apply.
(2) Drive-through facilities are not permitted.

Athletic fields

Districts Where Allowed Districts where use is Permitted by Right: CAD-BCR, CAD-RCA

Vehicle Parking:
3 parking spaces per 1,000 square feet.
Access and parking shall be according to Article VIII: Parking Standards.
Additionally, the BMMD, BMVD, CAD-RCA, CAD-BCR, CAD-BV, INS, MC, and RHR Districts have specific parking requirements that may vary from the requirements in the rest of the Township.
For uses in these districts, please also refer to the municipal code using the individual district links above.

Development Requirements:

CAD-RCA and CAD-BCR Districts:

All retail uses shall exclude a drive-through facility.

(1) Indoor recreational facilities shall be located a minimum of 400 feet from a lot in a residential zoning district and from a lot with an existing residential use as of the effective date of this article. This distance shall be increased to 800 feet where alcoholic beverages are served on the premises.

(2) No entertainment use shall be permitted within 500 feet, measured by the shortest distance between the lot on which the proposed use will be located and the lot or lots which contain the existing use.

Auto-related services

A place of business serving minor auto-related needs, including, but not limited to: motor vehicle sales, car rental, minor repairs, retail sales, such as auto parts, tire store, gas station, electric vehicle charging station, and car wash.

Districts Where Allowed Districts where use is Permitted by Right subject to additional regulations: NC, RHR, TC1, TC2, VC

Vehicle Parking:
3 parking spaces per 1,000 square feet.
Access and parking shall be according to Article VIII: Parking Standards.
Additionally, the BMMD, BMVD, CAD-RCA, CAD-BCR, CAD-BV, INS, MC, and RHR Districts have specific parking requirements that may vary from the requirements in the rest of the Township.
For uses in these districts, please also refer to the municipal code using the individual district links above.

Development Requirements:

VC, TC Districts:

Auto-repair services are subject to the following regulations:

(1) Repairs shall be conducted wholly within the building.
(2) Where repairs occur in an accessory building, the building shall be located at least 40 feet from the rear and side property line.

New and used car lots may be authorized, subject to the following regulations:

(1) The lot shall be an integral part of the lot on which a motor vehicle sales agency building containing a showroom or showrooms is located.
(2) When abutting an LDR or MDR Zoning District, a landscape buffer shall be required, as per requirements in Table 4.3, § 155-4.3: Commercial Center VC and TC Districts.

This use shall be in compliance with § 155-10.11: Vehicle lifts, as follows:
A vehicle lift shall only be permitted as an accessory use on property otherwise lawfully used as a motor vehicle sales agency and solely for the purpose of vehicle display or storage. Vehicle lifts shall only be operated by an employee of the sales agency displaying the motor vehicle. Vehicle lifts shall also be subject to the following regulations:

A. The minimum setback from any street line shall be 100 feet.
B. The minimum setback from any property line abutting a residentially zoned property used for residential purposes shall be 20 feet.
C. A row of trees designed to screen the lift and any supported vehicle shall be installed between the lift and the street.
D. A row of trees designed to screen the lift and any supported vehicle from adjacent properties shall be installed between the lift and adjacent properties.
E. The lift may not be raised to a height in excess of 10 feet above grade.
F. The storage space provided on or under a vehicle lift shall not be counted as a parking space required under this chapter.
G. The area underneath a vehicle lift shall be considered building area for purposes of compliance with building area limitations under this chapter.

RHR District:

Auto-repair services are subject to the following regulations:

(1) Repairs shall be conducted wholly within the building.

(2) Where repairs occur in an accessory building, the building shall be located at least 40 feet from the rear and side property line.

New and used car lots may be authorized, subject to the following regulations:

(1) The lot shall be an integral part of the lot on which a motor vehicle sales agency building containing a showroom or showrooms is located.

Gasoline stations are subject to the following regulations:

(1) Minimum 200 feet distance requirement from a gasoline dispensing pump to a building with residential dwelling units
(2) A gasoline dispensing station shall not be deemed nonconforming through the subsequent erection of a residential unit.

Banks (specialized retail)

Districts Where Allowed Districts where use is Permitted by Right subject to additional regulations: BMV 1, BMV 3, BMV 4

Vehicle Parking:
Access and parking shall be according to Article VIII: Parking Standards.
Additionally, the BMMD, BMVD, CAD-RCA, CAD-BCR, CAD-BV, INS, MC, and RHR Districts have specific parking requirements that may vary from the requirements in the rest of the Township.
For uses in these districts, please also refer to the municipal code using the individual district links above.

Development Requirements:

BMV1,3 and 4 Districts:

(1) Only permitted at grade on buildings fronting Lancaster Avenue and Bryn Mawr Avenue if the separation between these uses is at least 300 linear feet, measured from the closest property lines as a pedestrian would walk. However, when the use is limited only to portions of the building more than 50 feet from the Lancaster Avenue or Bryn Mawr Avenue right-of-way, this shall not apply.
(2) Drive-through facilities are not permitted.

Bed-and-breakfast

A group of lodging units not to exceed five units within the residence of the proprietor living on site or within a building accessory thereto, wherein services limited to lodging and meal(s) are provided by the proprietor to transient tenants.

Districts Where Allowed Districts where use is Permitted by Right: BMV 1, BMV 3, BMV 4, CAD-BCR, CAD-BV, CAD-RCA, NC, TC1, TC2, VC

Vehicle Parking:
1 parking space per unit.
Access and parking shall be according to Article VIII: Parking Standards.
Additionally, the BMMD, BMVD, CAD-RCA, CAD-BCR, CAD-BV, INS, MC, and RHR Districts have specific parking requirements that may vary from the requirements in the rest of the Township.
For uses in these districts, please also refer to the municipal code using the individual district links above.

Bowling alleys

Districts Where Allowed Districts where use is Permitted by Right: CAD-BCR, CAD-RCA

Vehicle Parking:
In the VC, TC, I, LI, RHR, CAD Districts - Retail (local) less than 30,000 square feet: 4 parking spaces per 1,000 square feet.
In the VC, TC, RHR and CAD Districts - Retail (large) greater than 30,000 square feet: 5 parking spaces per 1,000 square feet.
Access and parking shall be according to Article VIII: Parking Standards.
Additionally, the BMMD, BMVD, CAD-RCA, CAD-BCR, CAD-BV, INS, MC, and RHR Districts have specific parking requirements that may vary from the requirements in the rest of the Township.
For uses in these districts, please also refer to the municipal code using the individual district links above.

Development Requirements:

CAD-RCA and CAD-BCR Districts:
All retail uses shall exclude a drive-through facility.

(1) Indoor recreational facilities shall be located a minimum of 400 feet from a lot in a residential zoning district and from a lot with an existing residential use as of the effective date of this article. This distance shall be increased to 800 feet where alcoholic beverages are served on the premises.

(2) No entertainment use shall be permitted within 500 feet, measured by the shortest distance between the lot on which the proposed use will be located and the lot or lots which contain the existing use.

Building conversion to an adult day-care

Districts Where Allowed Districts where use may be permitted subject to Conditional Use Approval: MDR3

Vehicle Parking:
See the Development Requirements below.
Access and parking shall be according to Article VIII: Parking Standards.
Additionally, the BMMD, BMVD, CAD-RCA, CAD-BCR, CAD-BV, INS, MC, and RHR Districts have specific parking requirements that may vary from the requirements in the rest of the Township.
For uses in these districts, please also refer to the municipal code using the individual district links above.

Development Requirements:

Conversion of building to adult day-care:
The Board of Commissioners may authorize the conversion of an existing dwelling in an MDR3 District into an adult day-care facility, subject to the following requirements:

A. The adult day-care facility shall serve participants who are 62 years of age or older or who are 18 years of age or older and have a disability.

B. The form standards shall be in compliance with Article IV: District Specific Standards, in the MDR3 District according to Table 4.2, MDR Form Standards, for each adult day-care facility.

C. A buffer area shall be provided along the full length of all side and rear lot lines where a property abuts a LDR, MDR1 or MDR2 District. The buffer area shall be not less than 20 feet in width. The applicant shall also comply with the landscape design standards, site maintenance and guaranty provisions of Chapter 101: Natural Features Conservation, § 101-10: Landscape design standards, § 101-11: Site maintenance and guaranty and Chapter 135: Subdivision and Land Development, § 135-5.2: General landscaping and buffer plantings design guidelines.

D. Vehicular access shall be gained directly from and to a primary, secondary or tertiary street, or from a minor street if the point of access is within 200 feet of a primary, secondary or tertiary street and the applicant establishes that the major portion of the traffic created by the use will access the property from that direction.

E. A maximum of 45 participants shall be permitted in an adult day-care facility. This limitation shall not include staff.

F. There shall be a minimum of 50 square feet of floor space for each participant.

G. The applicant shall demonstrate that adequate parking for participants and staff and adequate areas for all delivery and pickup activities can be provided. The following are the minimum requirements:

(1) Minimum parking requirements shall be as designated in Article VIII: Parking Standards.
(2) Adequate driveway and stacking space to accommodate one vehicle for every five adult participants measured from the location where participants are dropped off. If the applicant can demonstrate that the arrival times will vary, the stacking may be reduced to one vehicle for every 10 participants.
(3) No parking or loading shall be permitted in the front yard setback.
(4) A handicap accessible dropoff/pickup area shall be provided near the entrance to the building.

H. Parking, loading, unloading, ingress and egress may be provided on the adjacent property, subject to the following conditions:

(1) The adjacent property shall be owned by the applicant.
(2) The adjacent property shall provide adequate ingress and egress for the proposed use.
(3) The required driveways and parking on the adjacent lot are available during the hours of operation of the facility.
(4) The required areas are within 200 feet of the building used for adult day-care.
(5) The applicant shall enter into an agreement with the Township that if the adjacent property is no longer available for parking or ingress and egress, the applicant shall install the required improvements or cease the use of the adult day-care facility.

I. If the facility is to accommodate more than 20 persons or if the Board of Commissioners determines it to be necessary to its decision, the applicant shall perform a traffic study satisfactory to the Township Engineer and provide improvements needed to ensure safe ingress and egress.

J. The conditional use approval granted for this use shall expire six months after the building ceases to be occupied as an adult day-care facility, and the dwelling shall then revert to a use permitted in the district in which it is located.

K. Participants shall not be permitted to stay overnight.

L. The facility shall be licensed with the Commonwealth of Pennsylvania Department of Aging as an older daily living center prior to the issuance of an occupancy permit.

Building conversion to emergency mandated service

Districts Where Allowed Districts where use may be permitted subject to Conditional Use Approval: CAD-BCR, CAD-BV, CAD-RCA, TC1, TC2, VC

Vehicle Parking:
See the development requirements below.
Access and parking shall be according to Article VIII: Parking Standards.
Additionally, the BMMD, BMVD, CAD-RCA, CAD-BCR, CAD-BV, INS, MC, and RHR Districts have specific parking requirements that may vary from the requirements in the rest of the Township.
For uses in these districts, please also refer to the municipal code using the individual district links above.

Development Requirements:

The Board of Commissioners may authorize as a conditional use the conversion of an existing building in a VC, TC or CAD District to a mandated emergency service use subject to the following requirements:

A. There shall be no expansion to the existing building.

B. There shall be no increase to the existing impervious surface on the property.

C. The organization or agency shall maintain tax-exempt status under Section 501 (C)(3) or (4) of the Internal Revenue Code, as amended.

D. A minimum two-mile separation distance shall be provided between like emergency mandated service facilities.

E. Parking shall be the minimum space requirements for office uses in the underlying district as specified in Article VIII, Parking Standards. Additional parking and maneuvering space for volunteers and emergency equipment shall be provided based upon the number or size of the vehicles anticipated. The required parking shall be provided on the existing impervious surface.

F. Land-based sirens shall not be operated.

G. All emergency vehicles, except those immediately available for use, shall be stored at all times in a fully enclosed building.

H. No motor repair or body work may be performed at the site. Routine maintenance may be performed, but only within a fully enclosed building.

I. Existing pervious surface between the existing building and the side and rear property line shall be planted to provide a twenty-foot minimum buffer when abutting a residential use or district.

J. The applicant shall demonstrate that any increase in traffic and any use of abutting streets by emergency vehicles shall not adversely impact local traffic conditions or represent a danger to the community.

Cemetery (nature preserve)

A burial ground that may include buildings, such as a mausoleum or a chapel.

Districts Where Allowed Districts where use is Permitted by Right: IC1, IC2, IC3, IN

Vehicle Parking:
1 parking space per 5 fixed seats or 5 parking spaces per 1,000 square feet, whichever is greater.
Access and parking shall be according to Article VIII: Parking Standards.
Additionally, the BMMD, BMVD, CAD-RCA, CAD-BCR, CAD-BV, INS, MC, and RHR Districts have specific parking requirements that may vary from the requirements in the rest of the Township.
For uses in these districts, please also refer to the municipal code using the individual district links above.

College/university

A facility for post-secondary education that grants associate, bachelor, master, or doctoral degrees and may include research functions and professional schools; with a dedicated site that may include several buildings; or occupying several locations throughout the community.

Districts Where Allowed Districts where use may be permitted subject to Conditional Use Approval: BMV 2 Districts where use is Permitted by Right: IE1, IE2, IE3

Vehicle Parking:
1 parking space per 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 parking space per staff or volunteer + 1.5 parking spaces per 2 driving age students/participants + 1 visitor parking space per 25 students/participants.
Access and parking shall be according to Article VIII: Parking Standards.
Additionally, the BMMD, BMVD, CAD-RCA, CAD-BCR, CAD-BV, INS, MC, and RHR Districts have specific parking requirements that may vary from the requirements in the rest of the Township.
For uses in these districts, please also refer to the municipal code using the individual district links above.

Development Requirements:

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

(a) 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.

BMV Districts:

(1) A lot width of not less than 60 feet at the building line shall be provided for every building hereafter erected or used.

(2) Not more than 40% of the area of each lot may be occupied by buildings.

(3) There shall be a front yard on each street on which a lot abuts, the depth of which shall be at least 30 feet. Vehicular parking shall not be permitted between the building and the street line.

(4) There shall be two side yards, together having an aggregate width of not less than 25 feet, neither of which shall be less than 10 feet wide.

(5) There shall be a rear yard, the depth of which shall be at least 25 feet.

(6) Where a property abuts a residence district, there shall be a buffer area along the district boundary line within the BMV2 District, the depth of which shall be at least 20 feet measured from the district boundary line. Where such a line is along a street, the depth of the buffer area shall be at least 20 feet from the right-of-way line of the street. The buffer area may be included in any front, rear or side yard area required under the provisions of this section. The buffer area shall be used for no purpose other than planting and screening, and there shall be not more than one entrance and one exit from each lot to any street, except that additional entrances and exits in the buffer zone may be permitted when authorized as a separate conditional use.

(7) Not more than 70% of the area of each lot may be covered with impervious surfaces.

(8) The height of any building shall not exceed 38 feet.

Commercial garage (specialized retail)

A building used solely for the storage, sale, service or repair of motor vehicles.

Districts Where Allowed Districts where use may be allowed subject to Special Use Exceptions: TC1, TC2

Vehicle Parking:
4 parking spaces per 1,000 square feet.
Access and parking shall be according to Article VIII: Parking Standards.
Additionally, the BMMD, BMVD, CAD-RCA, CAD-BCR, CAD-BV, INS, MC, and RHR Districts have specific parking requirements that may vary from the requirements in the rest of the Township.
For uses in these districts, please also refer to the municipal code using the individual district links above.

Development Requirements:

VC and TC Districts:

Commercial garages are subject to the following regulations:

(1) Shall front on a primary arterial.

Community residential facility

An establishment, sometimes referred to as a "community living arrangement" or a "group home," licensed by the Commonwealth of Pennsylvania, that provides a home for not more than eight handicapped or elderly individuals, excluding staff who do not reside on the property, who live and cook together as a single housekeeping unit. This definition shall not include a facility housing persons released from or under the jurisdiction of a government bureau of corrections or similar institution. "Handicapped," with respect to a person, means a physical or mental impairment which substantially limits one or more of such person's major life activities, a record of having such an impairment or being regarded as having such an impairment; but such term does not include current, illegal use of or addiction to a controlled substance as defined in Section 102 of the Controlled Substances Act (21 U.S.C. § 802).

Districts Where Allowed Districts where use is Permitted by Right: BMMD-1, BMMD-2, BMMD-3, BMV 1, BMV 2, BMV 3, BMV 4, IC1, IC2, IC3, IE1, IE2, IE3, IH1, IH2, IH3, IN, LI, MC, NC, RHR, TC1, TC2, VC Districts where use is Permitted by Right subject to additional regulations: LDR1, LDR2, LDR3, LDR4, MDR1, MDR2, MDR3

Vehicle Parking:
2 parking spaces per unit.
Access and parking shall be according to Article VIII: Parking Standards.
Additionally, the BMMD, BMVD, CAD-RCA, CAD-BCR, CAD-BV, INS, MC, and RHR Districts have specific parking requirements that may vary from the requirements in the rest of the Township.
For uses in these districts, please also refer to the municipal code using the individual district links above.

Continuing care facility

A development consisting of independent residential living units exclusively for persons who are 62 years of age or older and for married couples with one spouse or both spouses being 62 years of age or older. Such developments shall provide nursing facilities containing assisted living and/or memory care/nursing units, health care services and meals for residents (with or without common dining facilities). Such developments may also provide the following facilities and services for the exclusive use of the residents and nonresidents occupying assisted-living and/or memory care/nursing units: physical therapy facilities; auditoriums; recreation facilities; on-site service shops; and other ancillary services.

Districts Where Allowed Districts where use is Permitted by Right: IH1, IH2, IH3

Vehicle Parking:
1 parking space per staff + 0.5 parking spaces per assisted living unit + 1 parking space per independent living unit.
Access and parking shall be according to Article VIII: Parking Standards.
Additionally, the BMMD, BMVD, CAD-RCA, CAD-BCR, CAD-BV, INS, MC, and RHR Districts have specific parking requirements that may vary from the requirements in the rest of the Township.
For uses in these districts, please also refer to the municipal code using the individual district links above.

Development Requirements:

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

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

(b) 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.

(c) The maximum gross density is limited as follows:

[1] Four dwellings per acre.
[2] Assisted-living units and memory care/nursing units are permitted in addition to the maximum gross density for dwelling units as provided in § 155-4.4F(3)(c)[1]. 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.

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

(e) 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:

[1] One hundred fifty feet minimum where the perimeter of the lot at any point abuts a LDR, MDR1 or MDR2 Zoning District.
[2] Fifty feet minimum where the perimeter of the lot abuts any other zoning district.

(g) The setback requirement in § 155-4.4F(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:

[1] The proposed building(s) are for independent residential living purposes only.
[2] 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.

Cultural and recreational institutional accessory use

INSTITUTIONAL ACCESSORY USE - A use that is secondary to, subordinate to, customarily incidental to, or dependent on the existence of the primary institutional use; does not alter the character of the property in respect to its primary use; inhabits the structures and facilities of the primary use or its own facility; and conforms to all regulations applicable to the primary use. This may include, for example, occasional or seasonal events such as: vacation-time camps; programming; fairs; conferences; off-campus user sports events; and multischool competitive sports and playoffs.

Districts Where Allowed Districts where use is Permitted by Right subject to additional regulations: IC1, IC2, IC3, IE1, IE2, IE3, IN

Vehicle Parking:
3 parking spaces per 1,000 square feet.
Access and parking shall be according to Article VIII: Parking Standards.
Additionally, the BMMD, BMVD, CAD-RCA, CAD-BCR, CAD-BV, INS, MC, and RHR Districts have specific parking requirements that may vary from the requirements in the rest of the Township.
For uses in these districts, please also refer to the municipal code using the individual district links above.

Development Requirements:

IN District:
Permitted subject to the following regulations:

(1) Secondary and subordinate to the primary use.
(2) Does not alter the character of the property as established by the primary use.
(3) If a site contains on-site parking facilities, parking and vehicle loading shall be provided on site
(4) Outdoor recreational hours are limited to between 8:00 a.m. and 8:00 p.m.

(a) Loudspeakers, live music and sound-enhancement devices are prohibited.

(5) Institutions shall designate a staff member responsible for oversight of cultural and recreational institutional accessory uses.

IC District and IE Districts:
Permitted subject to the following regulations:

(1) Secondary and subordinate to the primary use.
(2) Does not alter the character of the property as established by the primary use.
(3) If a site contains on-site parking facilities, parking and vehicle loading shall be provided on site.
(4) Outdoor recreational hours are limited to between 8:00 a.m. and 8:00 p.m.
(5) Institutions shall designate a staff member responsible for oversight of cultural and recreational institutional accessory uses.

Dance studio (specialized retail)

Districts Where Allowed Districts where use is Permitted by Right subject to additional regulations: BMV 1, BMV 3, BMV 4

Vehicle Parking:
Access and parking shall be according to Article VIII: Parking Standards.
Additionally, the BMMD, BMVD, CAD-RCA, CAD-BCR, CAD-BV, INS, MC, and RHR Districts have specific parking requirements that may vary from the requirements in the rest of the Township.
For uses in these districts, please also refer to the municipal code using the individual district links above.

Development Requirements:

BMV1,3 and 4 Districts:

(1) Only permitted at grade on buildings fronting Lancaster Avenue and Bryn Mawr Avenue if the separation between these uses is at least 300 linear feet, measured from the closest property lines as a pedestrian would walk. However, when the use is limited only to portions of the building more than 50 feet from the Lancaster Avenue or Bryn Mawr Avenue right-of-way, this shall not apply.

Day-care center

A facility where children are cared for, including after-school care as regulated by the Commonwealth of Pennsylvania.

Districts Where Allowed Districts where use is Permitted by Right subject to additional regulations: BMV 1, BMV 2, BMV 3, BMV 4, CAD-BCR, CAD-BV, CAD-RCA, LI, NC, RHR, TC1, TC2, VC

Vehicle Parking:
In the VC, TC, I and LI Districts: 1 parking space per staff or volunteer + 1 visitor parking space per 25 students/participants.
In the BMMD Districts: One off-street parking space per faculty/staff member or volunteer. The day-care center shall have one queuing space dedicated to dropoff-pickup for every 10 participants in the day-care center.
Access and parking shall be according to Article VIII: Parking Standards.
Additionally, the BMMD, BMVD, CAD-RCA, CAD-BCR, CAD-BV, INS, MC, and RHR Districts have specific parking requirements that may vary from the requirements in the rest of the Township.
For uses in these districts, please also refer to the municipal code using the individual district links above.

Development Requirements:
Day-care uses shall be permitted subject to the following provisions:

(1) Day-care staff shall monitor dropoffs/pickups in order to ensure that surrounding traffic circulation is maintained and unimpeded.

(2) 200 linear feet of space for queuing during dropoffs/pickups, in compliance with § 155-8.7B, Loading, unloading and queuing, shall be provided; except that one designated parking space in addition to any parking spaces required pursuant to Article VIII, Parking Standards, may alternatively be provided as a dedicated dropoff/pickup area in lieu of every 20 feet of required queuing that cannot otherwise be provided.

Duplex/Twin

DUPLEX - A building designed for and occupied exclusively as a permanent residence for two families, with one family living wholly or partly over the other, and having no party wall in common with an adjacent building.

TWIN - A building designed for and occupied exclusively as a permanent residence for only one family, and having a party wall in common with an adjacent building.

Districts Where Allowed Districts where use is Permitted by Right: BMMD-2, BMMD-3, MDR1, MDR2, MDR3 Districts where use is Permitted by Right subject to additional regulations: BMV 1, BMV 3, BMV 4, IC1, IC2, IC3, IE1, IE2, IE3, IH1, IH2, IH3, IN

Vehicle Parking:
In the MDR District: 2 parking spaces per unit.
Access and parking shall be according to Article VIII: Parking Standards.
Additionally, the BMMD, BMVD, CAD-RCA, CAD-BCR, CAD-BV, INS, MC, and RHR Districts have specific parking requirements that may vary from the requirements in the rest of the Township.
For uses in these districts, please also refer to the municipal code using the individual district links above.

Development Requirements:

This use is subject to the following condition:

Maximum 2 dwelling units in an existing residential structure only.

BMV1, BMV3 and BMV4 Districts

This use is not permitted at grade on buildings fronting Lancaster Avenue and Bryn Mawr Avenue.

Active ground floor commercial use is required. The floor area devoted to the ground floor commercial use shall be a minimum depth of 40 feet.

Employee day-care center

A facility for the care of infants and preschool children of employees of the principal or accessory uses.

Districts Where Allowed Districts where use may be permitted subject to Conditional Use Approval: BMMD-1, BMMD-2, BMMD-3, MC

Vehicle Parking:
Access and parking shall be according to Article VIII: Parking Standards.
Additionally, the BMMD, BMVD, CAD-RCA, CAD-BCR, CAD-BV, INS, MC, and RHR Districts have specific parking requirements that may vary from the requirements in the rest of the Township.
For uses in these districts, please also refer to the municipal code using the individual district links above.

Development Requirements:

MC and BMMD Districts:
This accessory use is permitted when associated with or in support of the primary health care mission of a medical facility.

Environmental (nature preserve)

A site set aside for the creation, retention and permanent protection of natural or historic resources, including floodplains, wetlands, streams, valleys, woodlands and other natural and scenic features, historic sites and other historic resources.

Districts Where Allowed Districts where use is Permitted by Right subject to additional regulations: IC1, IC2, IC3, IE1, IE2, IE3, IH1, IH2, IH3, IN

Vehicle Parking:
6 parking spaces per 1,000 square feet.
Access and parking shall be according to Article VIII: Parking Standards.
Additionally, the BMMD, BMVD, CAD-RCA, CAD-BCR, CAD-BV, INS, MC, and RHR Districts have specific parking requirements that may vary from the requirements in the rest of the Township.
For uses in these districts, please also refer to the municipal code using the individual district links above.

Development Requirements:

IC, IE, IH and IN Districts:
Environmental (nature preserve) or estate preservation lots are permitted subject to the following:

(1) Shall be in compliance with § 155-4.4: Institutional districts.

(2) On lots of minimum 25 contiguous acres with frontages on primary, secondary and/or tertiary streets, permitted uses are:

(a) Preservation, management and/or enhancement of land areas for outdoor passive recreation and/or scenic enjoyment for the benefit of the general public from dawn to dusk only, provided that a conservation easement for the estate preservation lot is approved and recorded by the Township.

(b) The preservation and/or enhancement of an historic structure, including the adaptive reuse of the historic resource and existing associated structures for historical, environmental, horticultural, cultural, arts, genealogical and musical purposes, provided that a guarantee for the permanent preservation of the principal historic structure is provided.

(3) Permitted uses are further regulated as follows:

(a) The adaptive reuse of the principal historic structures and accessory structures may include facilities with associated offices, subject to:

[1] The number of employees working within the structures is limited to one person per 500 square feet of floor area dedicated to the use, not including the employees employed for the preservation, management and enhancement of the property.
[2] On-site parking shall be provided as specified in Article VIII: Parking Standards.

(b) Educational events for the general public, subject to:

[1] A maximum of 125 daily visitors permitted.
[2] On-site parking, including visitor parking, shall be provided as specified in Article VIII: Parking Standards.

(c) Outdoor events with outdoor amplified music, such as special exhibits, fairs, galas, retreats and performances, subject to:

[1] A maximum of 12 events per year.
[2] The event hours are limited to between 9:00 a.m. and 9:00 p.m., Sunday through Thursday, and 9:00 a.m. and 11:00 p.m., Friday and Saturday.
[3] Any amplified sound source shall be directed away from adjacent residences and comply with Chapter 105: Noise and Exterior Lighting.
[4] No activity, including temporary parking, associated with such events can take place within 100 feet of property lines.
[5] If an event requires more parking than exists at the site, temporary parking may be permitted on the lawn areas on the lot if located more than 100 feet away from any property line. If temporary parking cannot be accommodated on lawn areas on the lot, an off-site parking location shall be provided along with a shuttle service to shuttle attendees to and from the event.

(d) A maximum of two dwelling units are permitted in each historic structure existing on the date the property was placed on the Historic Inventory. Use of the dwelling units is limited to employees, caretakers or advisors to the entity(ies) using the property for its permitted purposes.

Family day-care

Day-care provided by a resident of a single-family detached dwelling for up to six nonresident children (excluding the caretaker's children).

Districts Where Allowed Districts where use is Permitted by Right: LDR1, LDR2, LDR3, LDR4, MDR1, MDR2, MDR3 Districts where use is Permitted by Right subject to additional regulations: CAD-BCR, CAD-RCA

Vehicle Parking:
1 parking space per staff or volunteer + 1 visitor parking space per 25 students/participants.
Access and parking shall be according to Article VIII: Parking Standards.
Additionally, the BMMD, BMVD, CAD-RCA, CAD-BCR, CAD-BV, INS, MC, and RHR Districts have specific parking requirements that may vary from the requirements in the rest of the Township.
For uses in these districts, please also refer to the municipal code using the individual district links above.

Development Requirements:

Family day-care, for up to six nonresident children (excluding the caretaker's children), is permitted as follows:

(1) Shall be located in a single-family, detached dwelling in which the caregiver resides.
(2) No person except the resident caregiver and/or an employee required by law shall work on the premises in connection with the use.
(3) Minimum lot area of 10,000 square feet is required.
(4) Minimum of 40 square feet of usable floor area per child, inclusive of furnishings and equipment is required.
(5) Minimum of 100 square feet of outdoor play area per child, available on the same lot is required. Such play space shall be on the rear half of the lot, enclosed by a fence or wall and a minimum of 30 feet from any adjacent residential building.
(6) A driveway is required in order to allow off-street pickup and dropoff of children.
(7) Minimum distance requirement shall be 500 feet from another such facility, measured by the shortest distance between the lot on which the proposed use will be located and the lot or lots which contain the existing use.

Federal firearms licensee (FFL)

A person of at least 21 years of age or a legal entity, duly licensed by the Federal Bureau of Alcohol, Tobacco, Firearms, and Explosives, engaged in the business of manufacturing, selling or dealing, shipping, receiving, or importing federally regulated firearms, ammunition, or destructive devices.

Districts Where Allowed Districts where use may be permitted subject to Conditional Use Approval: CAD-RCA, LI, RHR, TC2

Vehicle Parking:
3 parking spaces per 1,000 square feet.
Access and parking shall be according to Article VIII: Parking Standards.

Development Requirements:
A. Statement of legislative findings and intent. FFLs present unique zoning challenges for a multitude of reasons, including but not limited to the dichotomy of firearms being both constitutionally and statutorily protected while also being classified by Pennsylvania's penal code as dangerous weapons (e.g., 18 Pa.C.S.A. § 913). Firearms, ammunitions, and explosive devices, which are all the products or wares of FFLs, are also the target of thefts and straw purchases, and used as the instrumentality of crimes. Consequently, the business of manufacturing, selling or dealing, shipping, receiving, or importing firearms, ammunition, and/or destructive devices is always incompatible with the residential use of properties and surrounding residential areas, as well as pedestrian-oriented retail districts, as identified in the Township's Comprehensive Plan. This type of business, however, may be compatible with other zoning districts if certain standards are met which will harmonize this particular use with the uses permitted within those other districts. In creating these standards, the Board of Commissioners looked to:

(1) Current federal and state regulations related to firearms, ammunitions, and explosive devices;
(2) Industry-specific recommended best practices for FFLs; and
(3) Standards applied at the federal, state, and local levels, including but not limited to zoning regulations, to other uses, such as pharmaceutical providers and banks, which are analogous to FFLs because they involve the transacting of other similarly challenging commodities.

B. Prohibited as a home occupation. No FFL shall operate as a home occupation.

C. Conditional use standards.

(1) No FFL shall be permitted to operate in or on the grounds of, or within 1,000 feet of the grounds of, a public, parochial or private school, unless the FFL can demonstrate compliance with 18 U.S.C. § 922(q), as amended.

(2) An FFL shall produce and keep on file with the Township a current copy of the applicable license or licenses issued by the Federal Bureau of Alcohol, Tobacco, Firearms, and Explosives, as well as any other required state, county, municipal, or administrative licenses or registrations, including but not limited to any required by the Pennsylvania State Police.

(3) An FFL shall identify any fictious name under which the FFL will operate, the street and mailing address for the business, and the business's reasonable hours of operation.

(4) For any doors and windows which are directly accessible from any public space, such as a street, alley or sidewalk, or from any common area, such as a lobby or shared hallway, an FFL shall install and maintain smash-resistant doors and windows.

(5) An FFL shall install and maintain a general alarm system which provides glass protection, interior motion sensors, door and access panel contact monitoring, and a panic button.

(6) An FFL shall install and maintain an internal video surveillance system.

(7) An FFL shall provide and maintain an operational safety plan demonstrating compliance with all applicable laws and regulations prohibiting the sale of firearms, ammunition, or destructive devices to certain individuals, including but not limited to those restrictions contained in 18 U.S.C. § 922(b), as amended.

(8) An FFL shall provide and maintain an operational safety plan demonstrating compliance with all applicable laws and regulations prohibiting the selling, transferring, or otherwise disposing of a firearm without conducting a National Instant Criminal Background Check System (NICS) background check for every transfer of a firearm to a nonlicensee unless the transferee qualifies for one of the exceptions listed in 18 U.S.C. § 922(t), as amended.

(9) An FFL shall provide and maintain an operational safety plan demonstrating compliance with all applicable laws and regulations prohibiting the selling, transferring, or otherwise disposing of a firearm to a person who is not the actual buyer or transferee of the subject firearm; is otherwise prohibited by law from receiving or possessing firearms or ammunition; and/or is not a lawful resident of Pennsylvania.

(10) An FFL shall provide and maintain an operational safety plan to ensure that all required firearms transaction records required by federal and state law are completed for every transfer of a firearm to a nonlicensee.

(11) An FFL shall provide and maintain an operational safety plan to ensure that each missing, lost, or stolen firearm from the FFL's inventory or collection is reported to the Federal Bureau of Alcohol, Tobacco, Firearms, and Explosives within 48 hours of discovery of the loss or theft.

(12) An FFL shall provide and maintain an operational safety plan to ensure compliance with all applicable laws and regulations related to record retention, including but not limited to 27 CFR 478.129, as amended.

Food and beverage

A retail business operated primarily for the sale of prepared hot and cold food and drinks, for immediate consumption either on the premises or to take away, including cafes, restaurants, and fast-food establishments.

Districts Where Allowed Districts where use is Permitted by Right subject to additional regulations: BMV 1, BMV 3, BMV 4, CAD-BCR, CAD-BV, CAD-RCA, LI, NC, RHR, TC1, TC2, VC

Vehicle Parking:
4 parking spaces per 1,000 square feet.
Takeout service: 6 parking spaces per 1,000 square feet.
Access and parking shall be according to Article VIII: Parking Standards.
Additionally, the BMMD, BMVD, CAD-RCA, CAD-BCR, CAD-BV, INS, MC, and RHR Districts have specific parking requirements that may vary from the requirements in the rest of the Township.
For uses in these districts, please also refer to the municipal code using the individual district links above.

Development Requirements:
NOTE: See also "Restaurant" on the Land Use Page.

VC, TC and LI Districts:
No on-street parking shall be counted as required parking for food and service take-out restaurants.

RHR, BMV 1, 3 and 4 and CAD Districts:

Excludes a drive-through facility.

Funeral homes (specialized retail)

Districts Where Allowed Districts where use is Permitted by Right subject to additional regulations: BMV 1, BMV 3, BMV 4

Vehicle Parking:
Access and parking shall be according to Article VIII: Parking Standards.
Additionally, the BMMD, BMVD, CAD-RCA, CAD-BCR, CAD-BV, INS, MC, and RHR Districts have specific parking requirements that may vary from the requirements in the rest of the Township.
For uses in these districts, please also refer to the municipal code using the individual district links above.

Development Requirements:

BMV 1, BMV 3 and BMV 4 Districts:
Funeral homes may be authorized, subject to the following regulations:

(1) Not permitted at grade on buildings fronting Lancaster Avenue and Bryn Mawr Avenue.

Health and medical

A facility involving the treatment and examination of patients and the furnishing of medical, surgical or other services to individuals. This may include a medical clinic, health clinic, or special medical treatment facility.

Districts Where Allowed Districts where an aspect or a type of the use is permitted is Permitted by Right subject to additional regulations: MC Districts where use is Permitted by Right: CAD-BCR, CAD-BV, CAD-RCA, LI, RHR Districts where use is Permitted by Right subject to additional regulations: BMMD-2, BMMD-3

Vehicle Parking:
In the VC, TC, I and LI Districts: 1 parking space per 1,000 square feet.
Access and parking shall be according to Article VIII: Parking Standards.
Additionally, the BMMD, BMVD, CAD-RCA, CAD-BCR, CAD-BV, INS, MC, and RHR Districts have specific parking requirements that may vary from the requirements in the rest of the Township.
For uses in these districts, please also refer to the municipal code using the individual district links above.

Development Requirements:

See also the "Hospital" land use on the Land Use Page.

MC District:

This use on the MC District shall be in compliance with § 155-6.1: MC Medical Center District.

BMMD2 and BMMD3 Districts:

An academic clinical research center may only grow medical marijuana in an indoor, enclosed, and secure building, which includes electronic locking systems, electronic surveillance and other features required by the Department of Health. The academic clinical research center shall not be located in a trailer, cargo container, mobile or modular unit, mobile home, recreational vehicle or other motor vehicle. An academic clinical research center shall comply with any other lawful and applicable requirements or restrictions imposed by state and/or local laws or regulations.

Home occupations

Any lawful use conducted entirely within a dwelling unit or accessory dwelling unit or accessory building by a resident of the dwelling. The use shall not change the character of the property. Two people sharing a dwelling unit shall each be permitted a home occupation, provided that it is their principal dwelling. This includes historic, nontraffic, and minor home occupations.

Districts Where Allowed Districts where use is Permitted by Right: LDR1, LDR2, LDR3, LDR4, MDR1, MDR2, MDR3

Vehicle Parking:
Access and parking shall be according to Article VIII: Parking Standards.
Additionally, the BMMD, BMVD, CAD-RCA, CAD-BCR, CAD-BV, INS, MC, and RHR Districts have specific parking requirements that may vary from the requirements in the rest of the Township.
For uses in these districts, please also refer to the municipal code using the individual district links above.

Development Requirements:

Home occupations are permitted as an accessory use to any residential dwelling.

Home occupations (minor and nontraffic)

Any lawful use conducted entirely within a dwelling unit or accessory dwelling unit or accessory building by a resident of the dwelling. The use shall not change the character of the property. Two people sharing a dwelling unit shall each be permitted a home occupation, provided that it is their principal dwelling. This includes historic, nontraffic, and minor home occupations.

Districts Where Allowed Districts where use may be permitted subject to Conditional Use Approval: LDR1, LDR2, LDR3, LDR4, MDR1 Districts where use is Permitted by Right: MDR2, MDR3

Vehicle Parking:
Access and parking shall be according to Article VIII: Parking Standards.
Additionally, the BMMD, BMVD, CAD-RCA, CAD-BCR, CAD-BV, INS, MC, and RHR Districts have specific parking requirements that may vary from the requirements in the rest of the Township.
For uses in these districts, please also refer to the municipal code using the individual district links above.

Development Requirements:

Home occupations are permitted as an accessory use to any residential dwelling.
(1) The following restrictions apply specifically to nontraffic or minor home occupations:

(a) No commercial traffic visits shall be permitted for nontraffic home occupations.
(b) Minor home occupations are only permitted subject to the following restrictions:

[1] No more than one commercial traffic visit per hour and a maximum of four commercial visits per day is permitted.
[2] All visits shall be between the hours of 9:00 a.m. and 9:00 p.m.
[3] In all LDR and MDR Zoning Districts, a separation requirement of 500 feet from any other home occupation (except for nontraffic home occupations) shall apply. This may be modified by special exception if the applicant establishes that the use is located in a neighborhood which is not primarily residential in character or the use will not have a substantial tendency to commercialize the neighborhood.
[4] Minor home occupations shall provide one off-street parking space for that use in addition to the parking required for the dwelling.

[a] In the MDR-1 District, on-street and public parking within 500 feet of the property may count towards the required parking for a minor home occupation.

(2) Home occupations (minor and nontraffic) are permitted in LDR and MDR1 Zoning Districts or any residential dwelling unit, subject to the following additional restrictions:

(a) No person except a resident practitioner (or employee which the practitioner is required by law to have on the premises) shall work on the premises in connection with the use.

[1] Home occupations shall be entirely conducted within a building and shall not occupy more than 500 square feet of floor area or up to 25% of the home, whichever is greater.
[2] No goods shall be publicly displayed on the premises.
[3] No outside storage of materials or equipment is permitted, except that one business vehicle may be maintained on the property if parked off street and behind the required front yard setback.
[4] The existence of the use shall not be visible from the exterior of the property.
[5] No sign may be displayed, except that a minor home occupation sign may be provided as described in Article IX, Sign Standards.
[6] A certificate of occupancy shall be obtained authorizing the home occupation.

(b) Home occupations (minor and nontraffic) in MDR2, MDR3, VC, TC, and special districts are permitted subject to the following additional restrictions:

[1] In multifamily buildings, the home occupation shall only be located in the user's dwelling unit.
[2] The home occupation shall not occupy more than 50% of the floor area of the dwelling unit.
[3] In the MDR2 and MDR3, a home occupation, except a nontraffic home occupation, shall be located on the first floor.
[4] Lobbies shall not be used as waiting rooms.
[5] A certificate of occupancy shall be obtained authorizing the home occupation.

Hospital

A facility providing primary physical or mental health services and medical or surgical care of the sick, handicapped or injured, including facilities for overnight accommodation of patients. Hospitals may include various ancillary activities which are customarily incidental to and in direct support of the primary health care mission of the hospital, including: emergency and intensive care, clinics, medical offices, hospital administrative offices, laboratories, pharmacies, gift shops, teaching facilities, research facilities, rehabilitation facilities, patient hostels, academic clinical research center, hospital cafeteria or dining facilities, conference facilities, hospital staff dormitory, employee day-care, vehicular ambulance service, and diagnostic or treatment facilities which are integrated with the hospital facilities.

Districts Where Allowed Districts where use is Permitted by Right: BMMD-1, BMMD-2, BMMD-3, MC

Vehicle Parking:
3 parking spaces per 1,000 square feet.
Access and parking shall be according to Article VIII: Parking Standards.
Additionally, the BMMD, BMVD, CAD-RCA, CAD-BCR, CAD-BV, INS, MC, and RHR Districts have specific parking requirements that may vary from the requirements in the rest of the Township.
For uses in these districts, please also refer to the municipal code using the individual district links above.

Development Requirements:

See also the "Health and medical" land use on the Land Use Page.

MC District:
Shall be in compliance with § 155-6.1: MC Medical Center District.

Hospital staff dormitory

Districts Where Allowed Districts where use may be permitted subject to Conditional Use Approval: BMMD-1, BMMD-2, BMMD-3, MC

Vehicle Parking:
In the BMMD Districts: One off-street parking space per student or employee.
Access and parking shall be according to Article VIII: Parking Standards.
Additionally, the BMMD, BMVD, CAD-RCA, CAD-BCR, CAD-BV, INS, MC, and RHR Districts have specific parking requirements that may vary from the requirements in the rest of the Township.
For uses in these districts, please also refer to the municipal code using the individual district links above.

Development Requirements:

MC and BMMD Districts:
This accessory use is permitted when associated with or in support of the primary health care mission of a medical facility.

Hotel

A group of lodging units that may provide space and services for dining, meeting, and recreation.

Districts Where Allowed Districts where use is Permitted by Right: BMV 1, BMV 3, BMV 4, CAD-BCR, CAD-BV, CAD-RCA, LI, NC, RHR, TC1, TC2, VC Districts where use is Permitted by Right subject to additional regulations: BMMD-1

Vehicle Parking:
In the VC, TC, I and LI Districts: 1 parking space per room.
Access and parking shall be according to Article VIII: Parking Standards.
Additionally, the BMMD, BMVD, CAD-RCA, CAD-BCR, CAD-BV, INS, MC, and RHR Districts have specific parking requirements that may vary from the requirements in the rest of the Township.
For uses in these districts, please also refer to the municipal code using the individual district links above.

Development Requirements:

BMMD 1 District:

The adaptive reuse of an existing building for a hotel, limited to a maximum of 55 guest rooms. The building to be adapted to a hotel use must be listed on the National Register of Historic Places or receive a determination of eligibility from the PHMC.

Indoor family entertainment center

Districts Where Allowed Districts where use may be permitted subject to Conditional Use Approval: CAD-BCR, CAD-RCA

Vehicle Parking:
In the VC, TC, I, LI, RHR and CAD Districts - Retail (local) less than 30,000 square feet: 4 parking spaces per 1,000 square feet.
In the VC, TC, RHR and CAD Districts - Retail (large) greater than 30,000 square feet: 5 parking spaces per 1,000 square feet.
Access and parking shall be according to Article VIII: Parking Standards.
Additionally, the BMMD, BMVD, CAD-RCA, CAD-BCR, CAD-BV, INS, MC, and RHR Districts have specific parking requirements that may vary from the requirements in the rest of the Township.
For uses in these districts, please also refer to the municipal code using the individual district links above.

Development Requirements:

CAD-RCA and CAD-BCR Districts:

All retail uses shall exclude a drive-through facility.

Indoor family entertainment center, up to a maximum of 35,000 square feet, subject to the following separation requirements:

(1) Facilities up to 15,000 square feet in size shall be located a minimum of 400 feet from a lot in a residential zoning district and from a lot with an existing residential use as of the effective date of this article. This distance shall be increased to 800 feet where alcoholic beverages are served on the premises.

(2) Facilities larger than 15,000 square feet, but no greater than the maximum 35,000 square feet, shall be located a minimum of 800 feet from a lot in a residential zoning district and from a lot with an existing residential use as of the effective date of this article.

(3) No entertainment use shall be permitted if any other use is located within 500 feet, measured by the shortest distance between the lot on which the proposed use will be located and the lot or lots which contain the existing use.

Industrial, general

Districts Where Allowed Districts where use is Permitted by Right subject to additional regulations: LI

Vehicle Parking:
2 parking space per 1,000 square feet.
Access and parking shall be according to Article VIII: Parking Standards.
Additionally, the BMMD, BMVD, CAD-RCA, CAD-BCR, CAD-BV, INS, MC, and RHR Districts have specific parking requirements that may vary from the requirements in the rest of the Township.
For uses in these districts, please also refer to the municipal code using the individual district links above.

Development Requirements:
LI District:

(1) Medical marijuana grower/processor shall be permitted by conditional use subject to the regulations of § 155-10.6, Medical marijuana processing.
(2) All industrial uses shall be screened with a 20-foot landscape buffer when abutting any nonindustrial use adjacent to or within LI according to § 155-3.10, Landscape standards.

Infrastructure (communication, power, water)

A facility or structure related to the provision of transportation, such as roads and railroads, water and sewer lines, electrical power, telephone and cable transmission, and all other utilities and communication systems necessary for the functioning of a community.

Districts Where Allowed Districts where use is Permitted by Right: LDR1, LDR2, LDR3, LDR4, LI, MDR1, MDR2, MDR3, NC, TC1, TC2, VC

Vehicle Parking:
3 parking spaces per 1,000 square feet.
Access and parking shall be according to Article VIII: Parking Standards.
Additionally, the BMMD, BMVD, CAD-RCA, CAD-BCR, CAD-BV, INS, MC, and RHR Districts have specific parking requirements that may vary from the requirements in the rest of the Township.
For uses in these districts, please also refer to the municipal code using the individual district links above.

Institutional residential

A building or site containing living arrangements occupied by a religious institution and operated as part of that religious institution for the use of its members.

Districts Where Allowed Districts where use is Permitted by Right subject to additional regulations: IC1, IC2, IC3, IH1, IH2, IH3, IN Districts where use may be allowed subject to Special Use Exceptions: LDR1, LDR2, LDR3, LDR4, MDR1, MDR2, MDR3

Vehicle Parking:
In the LDR, MDR and I Districts: 1 parking space per unit.
Access and parking shall be according to Article VIII: Parking Standards.
Additionally, the BMMD, BMVD, CAD-RCA, CAD-BCR, CAD-BV, INS, MC, and RHR Districts have specific parking requirements that may vary from the requirements in the rest of the Township.
For uses in these districts, please also refer to the municipal code using the individual district links above.

Development Requirements:

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.

Live-work

A dwelling unit that contains ground floor retail, office, or light industrial use that is limited to a maximum 50% of the total floor area.

Districts Where Allowed Districts where use is Permitted by Right: NC, RHR, TC1, TC2, VC Districts where use is Permitted by Right subject to additional regulations: BMV 1, BMV 3, BMV 4, CAD-BCR, CAD-BV, CAD-RCA, MDR2, MDR3

Vehicle Parking:
In MDR, VC, TC, LI and CAD Districts: 2 parking spaces per unit + 3 parking spaces per 1,000 square feet work area.
Access and parking shall be according to Article VIII: Parking Standards.
Additionally, the BMMD, BMVD, CAD-RCA, CAD-BCR, CAD-BV, INS, MC, and RHR Districts have specific parking requirements that may vary from the requirements in the rest of the Township.
For uses in these districts, please also refer to the municipal code using the individual district links above.

Development Requirements:

In the MDR1 District: Only permitted when abutting a property located in a TC District.

In the BMV 1, 3 and 4 Districts: This use is not permitted at grade on buildings fronting Lancaster Avenue and Bryn Mawr Avenue.

(1) Active ground floor commercial use is required. The floor area devoted to the ground floor commercial use shall be a minimum depth of 40 feet.

In the CAD-BV District: Residential uses are not permitted on the ground floor of buildings facing City Avenue, Bala Avenue, or Cynwyd Road.

Long-term-care

A resident care facility for more than six individuals involving extended stays, including but not limited to: skilled nursing, rehabilitation, and assisted living; with household services and shared kitchen and dining.

Districts Where Allowed Districts where use is Permitted by Right: RHR Districts where use is Permitted by Right subject to additional regulations: BMV 1, BMV 3, BMV 4, IC1, IC2, IC3, IH1, IH2, IH3 Districts where use may be allowed subject to Special Use Exceptions: MDR2, MDR3

Vehicle Parking:
In the MDR and I Districts: 0.5 parking spaces per bed + 1 parking space per staff member.
Access and parking shall be according to Article VIII: Parking Standards.
Additionally, the BMMD, BMVD, CAD-RCA, CAD-BCR, CAD-BV, INS, MC, and RHR Districts have specific parking requirements that may vary from the requirements in the rest of the Township.
For uses in these districts, please also refer to the municipal code using the individual district links above.

Development Requirements:

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

(a) 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.
(b) A minimum lot area of 1,200 square feet shall be provided for each bed, up to a maximum of 200 beds.
(c) At least 0.7 parking space shall be provided for each bed.
(d) The property shall have frontage on and be accessed from a primary, secondary, or tertiary street.
(e) The provision of § 155-7.2: OSOD Open Space Overlay District, shall apply if the development is five acres or greater.

In the MDR2 and MDR3 Districts: It is subject to the following conditions:

A minimum lot area of 1,200 square feet shall be provided for each bed.

IC and IH Districts: See additional use regulations in § 155-4.4F(4).

BMV 1, BMV 3 and BMV 4 Districts: Shall only be authorized subject to the following restrictions:

(1) A minimum lot area of 1,200 square feet shall be provided for each bed.

(2)This use is not permitted at grade on buildings fronting Lancaster Avenue and Bryn Mawr Avenue.

Mandated emergency service

EMERGENCY FACILITIES (AMBULANCE SERVICES AND FIRE STATIONS) - The ambulance services and fire stations that provide a mandated service on behalf of the Township and maintain a tax-exempt status under Section 501(C)(3) or (4) of the Internal Revenue Code, as amended.

Districts Where Allowed Districts where use may be permitted subject to Conditional Use Approval: LDR1, LDR2, LDR3, LDR4, MDR1, MDR2, MDR3

Vehicle Parking:
See the development requirements below.
Access and parking shall be according to Article VIII: Parking Standards.
Additionally, the BMMD, BMVD, CAD-RCA, CAD-BCR, CAD-BV, INS, MC, and RHR Districts have specific parking requirements that may vary from the requirements in the rest of the Township.
For uses in these districts, please also refer to the municipal code using the individual district links above.

Development Requirements:
See also the "Ambulance service and parking" land use on the Land Use Page.

Emergency facilities (ambulance services and fire stations):

A. In LDR and MDR Zoning Districts may be authorized, subject to the following regulations:

(1) The building shall be designed in terms of mass and appearance to conform to the area in which it is located.

(2) Impervious surface limitations shall conform to the underlying zoning district.

(3) The principal building shall meet all setback requirements of the underlying zoning district.

(4) Emergency service shall have direct access onto a primary or secondary street.

(5) A minimum two-mile separation distance shall be provided in LDR Zoning Districts between like emergency service facilities.

(6) Improvements based upon a traffic study acceptable to the Board of Commissioners shall be constructed to ensure safe ingress and egress from the property.

(7) Parking requirements shall be as specified in Article VIII: Parking Standards. Additionally, parking shall comply with the following:

(a) Parking and maneuvering space for volunteers and emergency equipment shall be provided based upon the number or size of the vehicles anticipated.
(b) No parking shall be permitted within any setbacks.

(8) A twenty-foot screening buffer shall be provided if adjacent to LDR or MDR Zoning Districts. The Board of Commissioners may also require fencing if required for public safety or to avoid a public nuisance. Access drives may penetrate this buffer.

(9) All emergency vehicles, except those immediately available for use, shall be stored at all times in a fully enclosed building.

(10) No motor repair or body work may be performed at the site. Routine maintenance is permitted and may only be performed within a fully enclosed building.

(11) Land-based sirens shall not be operated in LDR or MDR Zoning Districts. The Board of Commissioners may impose further conditions to eliminate noise from the facility or associated emergency vehicles to prevent them from becoming a public nuisance.

(12) Outdoor lighting shall be regulated to eliminate glare on surrounding properties.

(13) Signage shall be limited to that permitted in the underlying zoning district.

Medical and administrative offices

MEDICAL OFFICE - A facility involving the treatment and examination of patients and the furnishing of medical, surgical or other services to individuals. This may include a medical clinic, health clinic, or special medical treatment facility.

Districts Where Allowed Districts where use may be permitted subject to Conditional Use Approval: BMMD-1, BMMD-2, BMMD-3, MC

Vehicle Parking:
Access and parking shall be according to Article VIII: Parking Standards.
Additionally, the BMMD, BMVD, CAD-RCA, CAD-BCR, CAD-BV, INS, MC, and RHR Districts have specific parking requirements that may vary from the requirements in the rest of the Township.
For uses in these districts, please also refer to the municipal code using the individual district links above.

Development Requirements:

MC and BMMD Districts:

This accessory use is permitted when associated with or in support of the primary health care mission of a medical facility.

Medical center and hospital

HOSPITAL - A facility providing primary physical or mental health services and medical or surgical care of the sick, handicapped or injured, including facilities for overnight accommodation of patients. Hospitals may include various ancillary activities which are customarily incidental to and in direct support of the primary health care mission of the hospital, including: emergency and intensive care, clinics, medical offices, hospital administrative offices, laboratories, pharmacies, gift shops, teaching facilities, research facilities, rehabilitation facilities, patient hostels, academic clinical research center, hospital cafeteria or dining facilities, conference facilities, hospital staff dormitory, employee day-care, vehicular ambulance service, and diagnostic or treatment facilities which are integrated with the hospital facilities.

Districts Where Allowed Districts where use is Permitted by Right: BMMD-1, BMMD-2, BMMD-3, MC

Vehicle Parking:
In the BMMD Districts: One off-street parking space shall be provided per 600 square feet of gross habitable floor area.
Access and parking shall be according to Article VIII: Parking Standards.
Additionally, the BMMD, BMVD, CAD-RCA, CAD-BCR, CAD-BV, INS, MC, and RHR Districts have specific parking requirements that may vary from the requirements in the rest of the Township.
For uses in these districts, please also refer to the municipal code using the individual district links above.

Development Requirements:

MC District:
Shall be in compliance with § 155-6.1: MC Medical Center District.

BMMD2 and BMMD3 Districts:
An academic clinical research center may only grow medical marijuana in an indoor, enclosed, and secure building, which includes electronic locking systems, electronic surveillance and other features required by the Department of Health. The academic clinical research center shall not be located in a trailer, cargo container, mobile or modular unit, mobile home, recreational vehicle or other motor vehicle. An academic clinical research center shall comply with any other lawful and applicable requirements or restrictions imposed by state and/or local laws or regulations.

Medical clinic and health clinic

Districts Where Allowed Districts where use is Permitted by Right: BMMD-1, BMMD-2, BMMD-3, MC

Vehicle Parking:
In the BMMD Districts: One off-street parking space shall be provided per 300 square feet of gross habitable floor area.
Access and parking shall be according to Article VIII: Parking Standards.
Additionally, the BMMD, BMVD, CAD-RCA, CAD-BCR, CAD-BV, INS, MC, and RHR Districts have specific parking requirements that may vary from the requirements in the rest of the Township.
For uses in these districts, please also refer to the municipal code using the individual district links above.

Development Requirements:
MC District:
Shall be in compliance with § 155-6.1: MC Medical Center District.

BMMD2 and BMMD3 Districts:
An academic clinical research center may only grow medical marijuana in an indoor, enclosed, and secure building, which includes electronic locking systems, electronic surveillance and other features required by the Department of Health. The academic clinical research center shall not be located in a trailer, cargo container, mobile or modular unit, mobile home, recreational vehicle or other motor vehicle. An academic clinical research center shall comply with any other lawful and applicable requirements or restrictions imposed by state and/or local laws or regulations.

Medical laboratory

A facility providing services to physicians to analyze and test physical samples and specimens for the diagnosis and treatment of patients.

Districts Where Allowed Districts where use may be permitted subject to Conditional Use Approval: BMMD-1, BMMD-2, BMMD-3, MC

Vehicle Parking:
In the BMMD Districts: One off-street parking space shall be provided per 600 square feet of gross habitable floor area.
Access and parking shall be according to Article VIII: Parking Standards.
Additionally, the BMMD, BMVD, CAD-RCA, CAD-BCR, CAD-BV, INS, MC, and RHR Districts have specific parking requirements that may vary from the requirements in the rest of the Township.
For uses in these districts, please also refer to the municipal code using the individual district links above.

Development Requirements:

MC and BMMD Districts:
This accessory use is permitted when associated with or in support of the primary health care mission of a medical facility.

Medical marijuana dispensary (specialized retail)

Districts Where Allowed Districts where use is Permitted by Right subject to additional regulations: BMMD-2, BMMD-3, BMV 1, BMV 3, BMV 4, CAD-RCA, MC, RHR, TC1, TC2, VC

Vehicle Parking:
4 parking spaces per 1,000 square feet.
Access and parking shall be according to Article VIII: Parking Standards.
Additionally, the BMMD, BMVD, CAD-RCA, CAD-BCR, CAD-BV, INS, MC, and RHR Districts have specific parking requirements that may vary from the requirements in the rest of the Township.
For uses in these districts, please also refer to the municipal code using the individual district links above.

Development Requirements:

A medical marijuana dispensary shall be subject to the following regulations:

A. Shall be legally registered in the commonwealth and possess a current valid medical marijuana permit from the Pennsylvania Department of Health.

B. Is only permitted to dispense medical marijuana in an indoor, enclosed, permanent, and secure building, and shall not be located in a trailer, cargo container, mobile or modular unit, mobile home, recreational vehicle or other motor vehicle.

C. Is not permitted to operate on the same site as a facility used for growing and processing medical marijuana.

D. Is not permitted to have a drive-through service.

E. Shall have a single, secure public entrance and shall implement appropriate security measures to deter and prevent the theft of medical marijuana and unauthorized entrance into areas containing medical marijuana.

F. Permitted daily hours of operation of a medical marijuana dispensary shall be 8:00 a.m. to 8:00 p.m.

G. Is only permitted to dispense medical marijuana to certified patients and medical marijuana caregivers and shall comply with all lawful, applicable state and local health regulations.

H. Shall comply with the separation requirements set forth in the Medical Marijuana Act.[1] The separation distance shall be measured using a pedestrian route continually accessible to the public, measured from lot line to lot line, regardless of municipality in which it is located.

I. Parking requirements will follow the parking requirements for retail as specified in Article VIII: Parking Standards.

J. Vehicular ingress and egress to and from a medical marijuana dispensary site shall be designed to accommodate the anticipated vehicles used to service the facility.

Medical marijuana processing

MEDICAL MARIJUANA GROWER/PROCESSOR - A person, including a natural person, corporation, partnership, association, trust or other entity, or any combination thereof, which holds a permit from the Pennsylvania Department of Health to grow and process medical marijuana.

Districts Where Allowed Districts where use may be permitted subject to Conditional Use Approval: LI

Vehicle Parking:
Access and parking shall be according to Article VIII: Parking Standards.
Additionally, the BMMD, BMVD, CAD-RCA, CAD-BCR, CAD-BV, INS, MC, and RHR Districts have specific parking requirements that may vary from the requirements in the rest of the Township.
For uses in these districts, please also refer to the municipal code using the individual district links above.

Development Requirements:

A medical marijuana grower/processor facility is subject to the following regulations:

A. Shall be legally registered in the commonwealth and possess a current valid medical marijuana permit from the Pennsylvania Department of Health.

B. Shall only grow medical marijuana in an indoor, enclosed, and secure building which includes electronic locking systems, electronic surveillance and other features required by the Pennsylvania Department of Health. The grower/processor facility shall not be located in a trailer, cargo container, mobile or modular unit, mobile home, recreational vehicle or other motor vehicle.

C. Maximum floor area shall be limited to 20,000 square feet of which sufficient space shall be set aside for secure storage of marijuana seeds, related finished product, and marijuana-related materials used in production or for required laboratory testing.

D. Marijuana remnants and by-products shall be secured and properly disposed of in accordance with the Pennsylvania Department of Health policy and shall not be placed within unsecured refuse containers.

E. Shall provide only wholesale products to other permitted medical marijuana uses. Retail sales and dispensing of medical marijuana and related products is prohibited.

F. All odors shall be managed by ventilation and exhaust equipment with operable filtration so that any odors are effectively confined to the interior of the building. There shall be no emission of dust, fumes, vapors, odors, or waste into the environment that can be seen, smelled, or otherwise perceived beyond the facility.

G. Parking requirements shall be as specified in § 155-8.6: Off-street parking layout and design.

H. Vehicular ingress and egress shall be designed to accommodate the anticipated vehicles used to service the facility. All vehicular access shall secure the appropriate highway occupancy permit.

I. A plan shall be provided demonstrating that all external and internal lighting, including light for nighttime growing, is shielded in such a manner as to not allow light to be emitted skyward or onto adjoining properties.

J. Minimum fifty-foot buffer planting shall be provided when adjoining a LDR or MDR Zoning District.

K. Shall not be located:

(1) Within 1,000 feet of a public, private, or parochial school or day-care center.
(2) Within 3,000 feet of another medical marijuana grower/processor facility.

L. No pictures, photographs, drawings or other depictions of marijuana or marijuana paraphernalia shall be displayed on the outside of the facility or any sign associated therewith.

M. Shall comply with any other lawful and applicable requirements or regulations imposed by state and/or local laws or regulations.

N. Any use which may be noxious or offensive due to the emission of odor, dust, fumes, smoke, gas, vibration or noise as to constitute a nuisance is prohibited.

Medical office building

A facility involving the treatment and examination of patients and the furnishing of medical, surgical or other services to individuals. This may include a medical clinic, health clinic, or special medical treatment facility.

Districts Where Allowed Districts where use may be permitted subject to Conditional Use Approval: BMMD-1, BMMD-2, BMMD-3, MC

Vehicle Parking:
In the BMMD Districts: One off-street parking space shall be provided per 300 square feet of gross habitable floor area.
Access and parking shall be according to Article VIII: Parking Standards.
Additionally, the BMMD, BMVD, CAD-RCA, CAD-BCR, CAD-BV, INS, MC, and RHR Districts have specific parking requirements that may vary from the requirements in the rest of the Township.
For uses in these districts, please also refer to the municipal code using the individual district links above.

Development Requirements:
MC District:
Shall be in compliance with § 155-6.1: MC Medical Center District.

Mixed-use building

A multiple-use building with nonresidential uses occupying the floor level directly accessible from a public street or pedestrianway.

Districts Where Allowed Districts where use is Permitted by Right subject to additional regulations: BMV 1, BMV 2, BMV 3, BMV 4, CAD-BCR, CAD-BV, CAD-RCA, LI, NC, RHR, TC1, TC2, VC

Vehicle Parking:
3 parking spaces per 1,000 square feet.
Access and parking shall be according to Article VIII: Parking Standards.
Additionally, the BMMD, BMVD, CAD-RCA, CAD-BCR, CAD-BV, INS, MC, and RHR Districts have specific parking requirements that may vary from the requirements in the rest of the Township.
For uses in these districts, please also refer to the municipal code using the individual district links above.

Development Requirements:

VC, TC, LI and RHR Districts:

(1) A minimum of 80% of the ground floor primary front facade must be devoted to active ground floor commercial use. The depth of the space devoted to the ground floor commercial use shall be a minimum depth of 40 feet.
(2) No single-use residential building shall be permitted.
(3) The ground floor of the primary front facade shall comply with § 155-3.9D, Storefronts.

BMV 1, BMV 3 and BMV 4 Districts:

Mixed-use shall be permitted subject to the following regulations:

(1) A minimum of 80% of the ground floor primary front facade must be devoted to active ground floor commercial use. The depth of the space devoted to the ground floor commercial use shall be a minimum depth of 40 feet.
(2) No single-use residential building shall be permitted.

Multifamily (large)

A building containing more than six dwelling units, where each unit has direct access to the outside or to a common hall, and each unit is designed for and occupied exclusively as a permanent residence for a single family. Multifamily housing where dwelling units are available for lease or rent for less than one month shall be considered lodging.

Districts Where Allowed Districts where use may be permitted subject to Conditional Use Approval: IC1, IC2, IC3, IE1, IE2, IE3, IH1, IH2, IH3, IN Districts where use is Permitted by Right: BMV 2, MDR3 Districts where use is Permitted by Right subject to additional regulations: BMV 1, BMV 3, BMV 4, CAD-BCR, CAD-BV, CAD-RCA, LI, RHR, TC1, TC2, VC

Vehicle Parking:
In the LI District: 1.5 parking spaces per unit.
Access and parking shall be according to Article VIII: Parking Standards.
Additionally, the BMMD, BMVD, CAD-RCA, CAD-BCR, CAD-BV, INS, MC, and RHR Districts have specific parking requirements that may vary from the requirements in the rest of the Township.
For uses in these districts, please also refer to the municipal code using the individual district links above.

Development Requirements:

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.

VC, TC, LI and RHR Districts:
Multifamily (large) shall be permitted subject to the following regulations:

(1) A minimum of 80% of the ground floor primary front facade must be devoted to active ground floor commercial use. The floor area devoted to the ground floor commercial use shall be a minimum depth of 40 feet.
(2) No single-use residential building shall be permitted.
(3) The ground floor of the front facade shall comply with § 155-3.9D, Storefronts.

BMV 1, 3, 4 Districts:

Not permitted at grade on buildings fronting Lancaster Avenue and Bryn Mawr Avenue.

(1) A minimum of 80% of the ground floor primary front facade must be devoted to active ground floor commercial use. The floor area devoted to the ground floor commercial use shall be a minimum depth of 40 feet.

CAD-RCA District:

(1) Residential uses are not permitted on the ground floor of buildings facing City Avenue.
(2) Active ground floor commercial use is required. The floor area devoted to the ground floor commercial use shall be a minimum depth of 40 feet.
The development design standards details are provided in § 155-6.6I for the CAD-RCA District.

CAD-BCR District:

Residential uses are subject to the following regulations:

(1) The use is limited to a lot(s) fronting on the portion of St. Asaphs Road located between Conshohocken State Road and a point in the center line of St. Asaphs Road measured approximately 642 feet southwesterly from the intersection of the center lines of Belmont Avenue and St. Asaphs Road.
(2) No buildings or structures shall be permitted within the first 50 feet of the curbline.
(3) Only residential uses are permitted within the first 100 feet of the curbline. The 100-foot restriction may be reduced to 80 feet if the nonresidential portion of the building facing St. Asaphs Road is wrapped with a residential use covering 75% of the building facade. Such uses may be either directly attached to the structure, or separated by an interior court or service lane

CAD-BV District:

(1) Residential uses are not permitted on the ground floor of buildings facing City Avenue, Bala Avenue, or Cynwyd Road.
(2) Active ground floor commercial use is required. The floor area devoted to the ground floor commercial use shall be a minimum depth of 40 feet.
Use regulations and standards shall be according to Article V: Uses.

The development design standards provided in § 155-6.6I, Development design standards, shall also apply in the CAD-BCR and CAD-BV Districts.

Multifamily (small)

A building containing a minimum of three residential dwelling units and a maximum of six units, where each unit has direct access to the outside or to a common hall, and each unit is designed for and occupied exclusively as a permanent residence for a single family.

Districts Where Allowed Districts where use may be permitted subject to Conditional Use Approval: IC1, IC2, IC3, IE1, IE2, IE3, IH1, IH2, IH3, IN Districts where use is Permitted by Right: BMV 2, MDR2, MDR3 Districts where use is Permitted by Right subject to additional regulations: BMV 1, BMV 3, BMV 4, CAD-BCR, CAD-BV, CAD-RCA, NC, RHR, TC1, TC2, VC

Vehicle Parking:
In the MDR District: 1.75 parking spaces per unit.
In the VC, TC and LI Districts: 1.5 parking spaces per unit.
In the I and CAD-RCA and CAD-BCR Districts: 2 parking spaces per unit.
Access and parking shall be according to Article VIII: Parking Standards.
Additionally, the BMMD, BMVD, CAD-RCA, CAD-BCR, CAD-BV, INS, MC, and RHR Districts have specific parking requirements that may vary from the requirements in the rest of the Township.
For uses in these districts, please also refer to the municipal code using the individual district links above.

Development Requirements:

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.

VC, TC and RHR Districts:
Multifamily (small) shall be subject to the following regulations:

(1) A minimum of 80% of the ground floor primary front facade must be devoted to active ground floor commercial use. The floor area devoted to the ground floor commercial use shall be a minimum depth of 40 feet.
(2) No single-use residential building shall be permitted.
(3) The ground floor of the primary front facade shall comply with § 155-3.9D, Storefronts.

IN, IC, IE and IH Districts:
The property shall be listed on the local Historic Resource Inventory and shall be in compliance with § 155-7.1: HROD Historic Resources Overlay District.

RHR District:

Multifamily (small) shall be permitted subject to the following restrictions:

(1) A minimum of 80% of the ground floor primary front facade must be devoted to active ground floor commercial use. The floor area devoted to the ground floor commercial use shall be a minimum depth of 40 feet.
(2) No single-use residential building shall be permitted.
(3) The ground floor of the primary front facade shall comply with § 155-3.9D, Storefronts.

BMV 1, 3 and 4 Districts:

Not permitted at grade on buildings fronting Lancaster Avenue and Bryn Mawr Avenue.

(1) A minimum of 80% of the ground floor primary front facade must be devoted to active ground floor commercial use. The floor area devoted to the ground floor commercial use shall be a minimum depth of 40 feet.

CAD-RCA District:

(1) Residential uses are not permitted on the ground floor of buildings facing City Avenue.
(2) Active ground floor commercial use is required. The floor area devoted to the ground floor commercial use shall be a minimum depth of 40 feet.

The development design standards details are provided in § 155-6.6I for the CAD-RCA District.

CAD-BCR District:

Residential uses are subject to the following regulations:

(1) The use is limited to a lot(s) fronting on the portion of St. Asaphs Road located between Conshohocken State Road and a point in the center line of St. Asaphs Road measured approximately 642 feet southwesterly from the intersection of the center lines of Belmont Avenue and St. Asaphs Road.
(2) No buildings or structures shall be permitted within the first 50 feet of the curbline.
(3) Only residential uses are permitted within the first 100 feet of the curbline. The 100-foot restriction may be reduced to 80 feet if the nonresidential portion of the building facing St. Asaphs Road is wrapped with a residential use covering 75% of the building facade. Such uses may be either directly attached to the structure, or separated by an interior court or service lane.
The development design standards provided in § 155-6.6I, Development design standards, shall also apply in the CAD-BCR District.

CAD-BV District:

(1) Residential uses are not permitted on the ground floor of buildings facing City Avenue, Bala Avenue, or Cynwyd Road.
(2) Active ground floor commercial use is required. The floor area devoted to the ground floor commercial use shall be a minimum depth of 40 feet.
The development design standards provided in § 155-6.6I, Development design standards, shall also apply in the CAD-BV District.

Multi-family housing, low-income

MULTIFAMILY HOUSING, LOW-INCOME (LIMH) - A building or group of buildings containing a minimum of three residential dwelling units where each unit has direct access to the outside or to a common hall, where each unit is designed for and occupied exclusively as a permanent residence for a single family, and where a recorded covenant guarantees that each unit will be rented according to § 155-10.15, Low-income multifamily housing.

Districts Where Allowed Districts where use is Permitted by Right subject to additional regulations: MDR2

Vehicle Parking:
1 parking space per unit.

Development Requirements:
Shall be in compliance with supplemental regulations in § 155-10.15, Low-income multifamily housing (LIMH), as below:

A. The occupancy of LIMH residential units is limited to only low-income households having an income no greater than 60% of the current area median income as defined by the United States Department of Housing and Urban Development. A covenant running with the land must be recorded limiting use of the property to such low-income households. The provider and any subsequent transferee of LIMH residential units on a property must be a single, nonprofit corporation whose purpose is limited to providing affordable housing to low-income households. Providers are required upon request by the Township to provide documentation showing compliance with family income and rental price limits.

B. Within the MDR2 District, if an LIMH use is expanded onto an adjacent property under common ownership:

(1) The building on the adjacent property:

(a) Cannot exceed the height of the tallest building on the other property; and
(b) Will be exempt from:

[1] The provisions of § § 155-3.4D requiring the primary entrance on the primary street frontage;
[2] The provisions of § 155-3.5D(2) requiring particular frontage yard types;
[3] The provisions of § 155-3.5I requiring particular facade types; and
[4] The provisions of § 155-3.8C requiring a change in building plane of at least four feet every 50 feet along the length or depth of the building.

(2) Required parking will be measured by the sum of the parking on each property.

(3) Any new structure on the adjacent property must be designed in a campus plan to reflect and facilitate common usage with building(s) on the other property.

Multiple-use development

An integrated, complementary development of two or more buildings on one or more abutting lots that includes both residential and nonresidential uses, and that may be phased.

Districts Where Allowed Districts where use is Permitted by Right: CAD-BCR, CAD-RCA

Vehicle Parking:
Access and parking shall be according to Article VIII: Parking Standards.
Additionally, the BMMD, BMVD, CAD-RCA, CAD-BCR, CAD-BV, INS, MC, and RHR Districts have specific parking requirements that may vary from the requirements in the rest of the Township.
For uses in these districts, please also refer to the municipal code using the individual district links above.

Development Requirements:

CAD-RCA District:
(1) A multiple-use development for purposes of this district shall be defined as an integrated, complementary development consisting of two or more buildings on one or more lots that are adjacent to and abut one another.

(a) Includes nonresidential uses on any story and residential uses on upper stories only, as listed under § Table 5.3, Use Regulations.
(b) No single use may occupy more than 80% of the total gross floor area of the buildings on the subject lot(s).
(c) Multiple-use development may be phased.

(2) Only residential uses are permitted within 100 feet of the curbline for the portions of properties fronting on Righters Ferry Road located within 500 feet of Belmont Avenue. A use permitted under this section shall also be subject to the fifty-foot setback regulation in § Table 6.2.2, CAD-RCA Build-To Line.

(3) 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.
(4) Residential uses are not permitted on the ground floor of buildings facing City Avenue.

CAD-BCR District:
Multiple-use development. A multiple-use development for purposes of this district shall be defined as an integrated, complementary development consisting of:

(a) Two or more buildings on one or more lots, provided that the lots are adjacent to and abut one another.
(b) At least one mixed-use building. The mixed-use building shall be constructed first.
(c) No single use shall occupy more than 80% of the total gross floor area of the buildings on the subject lot(s).
(d) Uses permitted on the ground floor of every building in a mixed-use development shall be limited to those commercial and lodging uses listed in Table 5.1, Uses, except as authorized below:

[1] Grade-level parking shall be permitted when provided for in a liner building.

(e) The multiple-use development may be constructed concurrently or phased.

Municipal service

Any use conducted by the Township of Lower Merion, or any local agency of the Township, including administrative offices, equipment or material storage, public parks, recreational centers, public sewage and/or water collection, treatment, storage, transmission and/or distribution facilities, stormwater management facilities, public parking facilities, public libraries, firehouses, emergency services, or any similar civic use owned or operated by the Township, or a local agency of the Township. The definition of "municipal service" expressly excludes any use conducted by a school district.

Districts Where Allowed Districts where use may be permitted subject to Conditional Use Approval: BMV 1, BMV 3, BMV 4, LDR1, LDR2, LDR3, LDR4, MDR1, MDR2, MDR3 Districts where an aspect or a type of the use is Permitted by Right subject to Conditional Use Approval: NC, TC1, TC2, VC Districts where use is Permitted by Right: BMV 2, CAD-BCR, CAD-RCA, LI, RHR Districts where use is Permitted by Right subject to additional regulations: CAD-BV

Vehicle Parking:
3 parking spaces per 1,000 square feet.
Access and parking shall be according to Article VIII: Parking Standards.
Additionally, the BMMD, BMVD, CAD-RCA, CAD-BCR, CAD-BV, INS, MC, and RHR Districts have specific parking requirements that may vary from the requirements in the rest of the Township.
For uses in these districts, please also refer to the municipal code using the individual district links above.

Development Requirements:

(1) The building shall be designed in terms of mass and appearance to conform to the area in which it is located.
(2) Impervious surface limitations shall conform to the underlying zoning district.
(3) The principal building shall meet all setback requirements of the underlying zoning district.
(4) Emergency service shall have direct access onto a primary or secondary street.
(5) A minimum two-mile separation distance shall be provided in LDR Zoning Districts between like emergency service facilities.
(6) Improvements based upon a traffic study acceptable to the Board of Commissioners shall be constructed to ensure safe ingress and egress from the property.
(7) Parking requirements shall be as specified in Article VIII: Parking Standards. Additionally, parking shall comply with the following:

(a) Parking and maneuvering space for volunteers and emergency equipment shall be provided based upon the number or size of the vehicles anticipated.
(b) No parking shall be permitted within any setbacks.

(8) A twenty-foot screening buffer shall be provided if adjacent to LDR or MDR Zoning Districts. The Board of Commissioners may also require fencing if required for public safety or to avoid a public nuisance. Access drives may penetrate this buffer.
(9) All emergency vehicles, except those immediately available for use, shall be stored at all times in a fully enclosed building.
(10) No motor repair or body work may be performed at the site. Routine maintenance is permitted and may only be performed within a fully enclosed building.
(11) Land-based sirens shall not be operated in LDR or MDR Zoning Districts. The Board of Commissioners may impose further conditions to eliminate noise from the facility or associated emergency vehicles to prevent them from becoming a public nuisance.
(12) Outdoor lighting shall be regulated to eliminate glare on surrounding properties.
(13) Signage shall be limited to that permitted in the underlying zoning district.

LDR and MDR Zoning Districts:

Emergency facilities (ambulance services and fire stations)

(1) May be authorized, subject to compliance with the requirements of § 155-10.7: Mandated emergency service.

BMV 1, BMV 3 and BMV 4 Districts:
May be authorized subject to compliance with the following regulations:

(1) Not permitted at grade on buildings fronting Lancaster Avenue and Bryn Mawr Avenue.

CAD-BV District:
Any municipal parking structure shall be exclusively limited to passenger vehicles or vehicles having a gross vehicle weight rating of no greater than 7,500 pounds.

Music studio (specialized retail)

Districts Where Allowed Districts where use is Permitted by Right subject to additional regulations: BMV 1, BMV 3, BMV 4

Vehicle Parking:
Access and parking shall be according to Article VIII: Parking Standards.
Additionally, the BMMD, BMVD, CAD-RCA, CAD-BCR, CAD-BV, INS, MC, and RHR Districts have specific parking requirements that may vary from the requirements in the rest of the Township.
For uses in these districts, please also refer to the municipal code using the individual district links above.

Development Requirements:

BMV 1, BMV 3 and BMV 4 Districts:

(1) Only permitted at grade on buildings fronting Lancaster Avenue and Bryn Mawr Avenue if the separation between these uses is at least 300 linear feet, measured from the closest property lines as a pedestrian would walk. However, when the use is limited only to portions of the building more than 50 feet from the Lancaster Avenue or Bryn Mawr Avenue right-of-way, this shall not apply.

Office

An establishment in which administrative, clerical, service, professional, government or other business is conducted. This excludes manufacturing activities.

Districts Where Allowed Districts where use may be permitted subject to Conditional Use Approval: BMV 2 Districts where use is Permitted by Right: CAD-BCR, CAD-BV, CAD-RCA, LI, RHR Districts where use is Permitted by Right subject to additional regulations: BMMD-2, BMMD-3, BMV 1, BMV 3, BMV 4, NC, TC1, TC2, VC

Vehicle Parking:
Office (ground floor): 4 parking spaces per 1,000 square feet.
Office (upper floors): 3 parking spaces per 1,000 square feet.
Access and parking shall be according to Article VIII: Parking Standards.
Additionally, the BMMD, BMVD, CAD-RCA, CAD-BCR, CAD-BV, INS, MC, and RHR Districts have specific parking requirements that may vary from the requirements in the rest of the Township.
For uses in these districts, please also refer to the municipal code using the individual district links above.

Development Requirements:

VC and TC Districts:

(1) Shall be subject to § 155-3.5: Frontages, Subsection F: Storefront.
(2) Ground floor office is subject to a 100-foot separation in TC1 and VC.

BMMD 2 and BMMD 3 Districts:

Not to exceed 20% of the floor area of any building.

BMV 2 District:

(1) A lot width of not less than 60 feet at the building line shall be provided for every building hereafter erected or used.

(2) Not more than 40% of the area of each lot may be occupied by buildings.

(3) There shall be a front yard on each street on which a lot abuts, the depth of which shall be at least 30 feet. Vehicular parking shall not be permitted between the building and the street line.

(4) There shall be two side yards, together having an aggregate width of not less than 25 feet, neither of which shall be less than 10 feet wide.

(5) There shall be a rear yard, the depth of which shall be at least 25 feet.

(6) Where a property abuts a residence district, there shall be a buffer area along the district boundary line within the BMV2 District, the depth of which shall be at least 20 feet measured from the district boundary line. Where such a line is along a street, the depth of the buffer area shall be at least 20 feet from the right-of-way line of the street. The buffer area may be included in any front, rear or side yard area required under the provisions of this section. The buffer area shall be used for no purpose other than planting and screening, and there shall be not more than one entrance and one exit from each lot to any street, except that additional entrances and exits in the buffer zone may be permitted when authorized as a separate conditional use.

(7) Not more than 70% of the area of each lot may be covered with impervious surfaces.

(8) The height of any building shall not exceed 38 feet.
An accessory building may be separate from the principal building on a lot, but shall not encroach upon or extend into any of the required yards.

BMV 1, BMV 3, BMV 4 Districts:
Only permitted at grade on buildings fronting Lancaster Avenue and Bryn Mawr Avenue if the separation between these uses is at least 300 linear feet, measured from the closest property lines as a pedestrian would walk. However, when the use is limited only to portions of the building more than 50 feet from the Lancaster Avenue or Bryn Mawr Avenue right-of-way, this shall not apply.

Open air retail

A retail sales business operated substantially in the open air including, but not limited to: flea markets, and the like, and excluding car sales, equipment sales, boat sales, and home and garden supplies and equipment.

Districts Where Allowed Districts where use is Permitted by Right: BMV 1, BMV 3, BMV 4 Districts where use is Permitted by Right subject to additional regulations: LI, NC, TC1, TC2, VC

Vehicle Parking:
3 parking spaces per 1,000 square feet.
Access and parking shall be according to Article VIII: Parking Standards.
Additionally, the BMMD, BMVD, CAD-RCA, CAD-BCR, CAD-BV, INS, MC, and RHR Districts have specific parking requirements that may vary from the requirements in the rest of the Township.
For uses in these districts, please also refer to the municipal code using the individual district links above.

Development Requirements:

VC and TC Districts:
Farmers' markets are subject to the following regulations:

(1) Operation of the farmers' market shall be limited as follows:

(a) A maximum of two days per week for six hours each day
(b) Hours of operation are between 10:00 a.m. and 7:00 p.m., including setup and cleanup.

(2) If the lot is used for any other purpose, the farmers' market use may only occur if the applicant can demonstrate that there is sufficient parking for the farmers' market use and any other use that will operate at the same time as the farmers' market.
(3) Parking. A minimum of 20 off-street parking spaces for customers shall be available on the lot, in addition to the parking spaces required as per Article VIII: Parking Standards.
(4) Off-site parking. If adequate on-site parking is not available, the parking requirements may be met by designating parking spaces in an off-street public parking lot located within 1,000 feet of the proposed market.
(5) Loudspeakers, live music and sound-enhancement devices are prohibited, unless approved as a conditional use.

LI District:
Farmers' markets are subject to the following regulations:

(1) Operation of the farmers' market shall be limited as follows:

(a) Hours of operation are between 10:00 a.m. and 7:00 p.m., including setup and cleanup.

(2) If the lot is used for any other purpose, the farmers' market use may only occur if the applicant can demonstrate that there is sufficient parking for the farmers' market use and any other use that will operate at the same time as the farmers' market.
(3) Parking. A minimum of 20 off-street parking spaces for customers shall be available on the lot, in addition to the parking spaces required as per Article VIII: Parking Standards.
(4) Off-site parking. If adequate on-site parking is not available, the parking requirements may be met by designating parking spaces in a off-street public parking lot located within 1,000 feet of the proposed market.
(5) Loudspeakers, live music and sound-enhancement devices are prohibited, unless approved as a conditional use.

Outdoor accessory temporary uses

An outdoor use intended for a limited period of time which does not involve the construction or alteration of any permanent structure and which is subordinate to the principal use of land or of a building on a lot and customarily incidental thereto.

Districts Where Allowed Districts where use is Permitted by Right: CAD-RCA, RHR, TC1, TC2, VC

Vehicle Parking:
Access and parking shall be according to Article VIII: Parking Standards.
Additionally, the BMMD, BMVD, CAD-RCA, CAD-BCR, CAD-BV, INS, MC, and RHR Districts have specific parking requirements that may vary from the requirements in the rest of the Township.
For uses in these districts, please also refer to the municipal code using the individual district links above.

Development Requirements:

LI, VC, TC, RHR and CAD-RCA Districts:
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.

Patient hostel

A residential facility for the sole use of patients being admitted or discharged from the hospital and their immediate families. The facility may include a shared dining facility which is restricted to the use of the hostel occupants.

Districts Where Allowed Districts where use may be permitted subject to Conditional Use Approval: BMMD-1, BMMD-2, BMMD-3, MC

Vehicle Parking:
Access and parking shall be according to Article VIII: Parking Standards.
Additionally, the BMMD, BMVD, CAD-RCA, CAD-BCR, CAD-BV, INS, MC, and RHR Districts have specific parking requirements that may vary from the requirements in the rest of the Township.
For uses in these districts, please also refer to the municipal code using the individual district links above.

Development Requirements:

MC and BMMD Districts:
This accessory use is permitted when associated with or in support of the primary health care mission of a medical facility.

Personal fitness studio (specialized retail)

Districts Where Allowed Districts where use is Permitted by Right subject to additional regulations: BMV 1, BMV 3, BMV 4

Vehicle Parking:
Access and parking shall be according to Article VIII: Parking Standards.
Additionally, the BMMD, BMVD, CAD-RCA, CAD-BCR, CAD-BV, INS, MC, and RHR Districts have specific parking requirements that may vary from the requirements in the rest of the Township.
For uses in these districts, please also refer to the municipal code using the individual district links above.

Development Requirements:

BMV1, BMV3 and BMV4 Districts:

(1) Only permitted at grade on buildings fronting Lancaster Avenue and Bryn Mawr Avenue if the separation between these uses is at least 300 linear feet, measured from the closest property lines as a pedestrian would walk. However, when the use is limited only to portions of the building more than 50 feet from the Lancaster Avenue or Bryn Mawr Avenue right-of-way, this shall not apply.

Place of assembly

A facility for public assembly including, but not limited to: conference facilities, convention centers, exhibition halls, major sports facilities, theaters, cinemas, performing arts centers, and the like, excluding adult entertainment.

Districts Where Allowed Districts where use is Permitted by Right: BMV 1, BMV 3, BMV 4, CAD-BV, LI, NC, RHR, TC1, TC2, VC

Vehicle Parking:
In the VC, TC, I, LI and RHR Districts: 1 parking space per 5 fixed seats or 5 parking spaces per 1,000 square feet, whichever is greater.
Access and parking shall be according to Article VIII: Parking Standards.
Additionally, the BMMD, BMVD, CAD-RCA, CAD-BCR, CAD-BV, INS, MC, and RHR Districts have specific parking requirements that may vary from the requirements in the rest of the Township.
For uses in these districts, please also refer to the municipal code using the individual district links above.

Private school

A school, other than a public school, maintained, or classes conducted, for the purpose of offering instruction for a consideration, profit or tuition to five or more pupils at one and the same time, or to 25 or more pupils during any school year, the purpose of which is to educate an individual generally or specially or to prepare an individual for more advanced study, and shall include all schools engaged in such education, except any type of private school which is nonacademic in character.

Districts Where Allowed Districts where use may be permitted subject to Conditional Use Approval: BMV 2 Districts where use is Permitted by Right: IE1, IE2, IE3

Vehicle Parking:
1 parking space per 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 parking space per staff or volunteer + 1.5 parking spaces per 2 driving age students/participants + 1 visitor parking space per 25 students/participants.
Access and parking shall be according to Article VIII: Parking Standards.
Additionally, the BMMD, BMVD, CAD-RCA, CAD-BCR, CAD-BV, INS, MC, and RHR Districts have specific parking requirements that may vary from the requirements in the rest of the Township.
For uses in these districts, please also refer to the municipal code using the individual district links above.

Development Requirements:

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

BMV2 District:

(1) A lot width of not less than 60 feet at the building line shall be provided for every building hereafter erected or used.

(2) Not more than 40% of the area of each lot may be occupied by buildings.

(3) There shall be a front yard on each street on which a lot abuts, the depth of which shall be at least 30 feet. Vehicular parking shall not be permitted between the building and the street line.

(4) There shall be two side yards, together having an aggregate width of not less than 25 feet, neither of which shall be less than 10 feet wide.

(5) There shall be a rear yard, the depth of which shall be at least 25 feet.

(6) Where a property abuts a residence district, there shall be a buffer area along the district boundary line within the BMV2 District, the depth of which shall be at least 20 feet measured from the district boundary line. Where such a line is along a street, the depth of the buffer area shall be at least 20 feet from the right-of-way line of the street. The buffer area may be included in any front, rear or side yard area required under the provisions of this section. The buffer area shall be used for no purpose other than planting and screening, and there shall be not more than one entrance and one exit from each lot to any street, except that additional entrances and exits in the buffer zone may be permitted when authorized as a separate conditional use.

(7) Not more than 70% of the area of each lot may be covered with impervious surfaces.

(8) The height of any building shall not exceed 38 feet.

Public parking

A facility owned, leased or rented by a federal, state or local government agency, which is available to the general public for short-term parking of motor vehicles, including parking lots and garages.

Districts Where Allowed Districts where use is Permitted by Right: BMMD-1, BMMD-2, BMMD-3, BMV 1, BMV 2, BMV 3, BMV 4, CAD-BCR, CAD-BV, CAD-RCA, LI, NC, RHR, TC1, TC2, VC

Vehicle Parking:
Access and parking shall be according to Article VIII: Parking Standards.
Additionally, the BMMD, BMVD, CAD-RCA, CAD-BCR, CAD-BV, INS, MC, and RHR Districts have specific parking requirements that may vary from the requirements in the rest of the Township.
For uses in these districts, please also refer to the municipal code using the individual district links above.

Public school

An educational facility operated by or under agreement with the Lower Merion School District pursuant to the Public School Code of 1949, as amended.

Districts Where Allowed Districts where use is Permitted by Right: IE1, IE2, IE3, LI, TC1, TC2, VC Districts where use is Permitted by Right subject to additional regulations: BMMD-1, BMMD-2, BMMD-3, BMV 1, BMV 2, BMV 3, BMV 4, IC1, IC2, IC3, IH1, IH2, IH3, IN, LDR1, LDR2, LDR3, LDR4, MC, MDR1, MDR2, MDR3, NC, RHR

Vehicle Parking:
1 parking space per 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 parking space per staff or volunteer + 1.5 parking spaces per 2 driving age students/participants + 1 visitor parking space per 25 students/participants.
Access and parking shall be according to Article VIII: Parking Standards.
Additionally, the BMMD, BMVD, CAD-RCA, CAD-BCR, CAD-BV, INS, MC, and RHR Districts have specific parking requirements that may vary from the requirements in the rest of the Township.
For uses in these districts, please also refer to the municipal code using the individual district links above.

Development Requirements:

LDR, MDR1, MC, BMMD1,2,3, RHR and the BMV Districts:

Public schools shall be developed according to the requirements of the Institutional Educational District, § 155-4.4: Institutional districts.

IN District:

Public schools are subject to a 150-foot perimeter setback and a 75-foot landscape buffer.

Quad

An arrangement of two attached buildings connected by a common party wall extending vertically from the ground or basement level to the roof of the building designed for and occupied exclusively as a permanent residence for four families, with each half of the building having two families living wholly or partly over the other.

Districts Where Allowed Districts where use is Permitted by Right: MDR2, MDR3

Vehicle Parking:
3 parking spaces per 1,000 square feet.
Access and parking shall be according to Article VIII: Parking Standards.
Additionally, the BMMD, BMVD, CAD-RCA, CAD-BCR, CAD-BV, INS, MC, and RHR Districts have specific parking requirements that may vary from the requirements in the rest of the Township.
For uses in these districts, please also refer to the municipal code using the individual district links above.

Recreation establishment

A facility providing leisure activities, such as but not limited to: health and fitness facilities, exercise equipment, swimming pools, sports courts, skating rinks, exercise classes, spas, and sports massage and treatment.

Districts Where Allowed Districts where use is Permitted by Right: BMMD-3, NC, RHR, TC1, TC2, VC Districts where use is Permitted by Right subject to additional regulations: IC1, IC2, IC3

Vehicle Parking:
1 parking space per 5 fixed seats or 5 parking spaces per 1,000 square feet, whichever is greater.
Access and parking shall be according to Article VIII: Parking Standards.
Additionally, the BMMD, BMVD, CAD-RCA, CAD-BCR, CAD-BV, INS, MC, and RHR Districts have specific parking requirements that may vary from the requirements in the rest of the Township.
For uses in these districts, please also refer to the municipal code using the individual district links above.

Development Requirements:

IC Districts:
Club or lodge/community center/senior center/museum or community art center

(1) Shall be in compliance with § 155-4.4: Institutional districts.
(2) Expansions of permitted uses may be authorized, subject to the following regulations:

(a) Additions are not permitted to exceed 50% of the total existing building area
(b) Shall have direct access onto a primary, secondary or tertiary street. This requirement shall not apply to properties with a minimum of 10 acres.

Religious

A building(s) or facility used for regular organized religious worship and related activities.

Districts Where Allowed Districts where use is Permitted by Right: IC1, IC2, IC3, NC, TC1, TC2, VC Districts where use may be allowed subject to Special Use Exceptions: BMV 1, BMV 2, BMV 3, BMV 4, LDR1, LDR2, LDR3, LDR4, MDR1, MDR2, MDR3

Vehicle Parking:
1 parking space per 5 fixed seats or 5/1,000 square feet, whichever is greater.
Access and parking shall be according to Article VIII: Parking Standards.
Additionally, the BMMD, BMVD, CAD-RCA, CAD-BCR, CAD-BV, INS, MC, and RHR Districts have specific parking requirements that may vary from the requirements in the rest of the Township.
For uses in these districts, please also refer to the municipal code using the individual district links above.

Restaurant

A building or an area within a building with four or more indoor tables (more than 12 chairs), used primarily for the purpose of furnishing to the public food to be consumed within the building, but not including a restaurant used primarily for drive-in or take-out services.

Districts Where Allowed Districts where use may be permitted subject to Conditional Use Approval: BMV 1, BMV 2, BMV 3, BMV 4

Vehicle Parking:
4 parking spaces per 1,000 square feet.
Takeout service: 6 parking spaces per 1,000 square feet.
Access and parking shall be according to Article VIII: Parking Standards.
Additionally, the BMMD, BMVD, CAD-RCA, CAD-BCR, CAD-BV, INS, MC, and RHR Districts have specific parking requirements that may vary from the requirements in the rest of the Township.
For uses in these districts, please also refer to the municipal code using the individual district links above.

Development Requirements:

NOTE: See also "Food and beverage" on the Land Use Page.

BMV Districts:
Size of individual retail or restaurant uses in commercial spaces:

A maximum of 13,000 square feet of floor area per floor shall be permitted for individual retail or restaurant use within commercial spaces on lots up to 75,000 square feet. On lots exceeding 75,000 square feet, the limit of 13,000 square feet may be increased by 1,000 square feet for every 5,000 square feet of lot area above 75,000 square feet. The maximum size of any retail or restaurant use within a commercial space, regardless of the lot size, shall be 20,000 square feet.

Retail

A business providing the sale and display of goods or sale of services directly to the consumer. Retail goods include: clothing, food, furniture, pharmaceuticals, books, used goods, and works of art. General retail services include, but are not limited to: barbershops, beauty salons, travel agencies, retail banking, real estate agent, retail dry cleaning, laundromat, and photo studios, and repair service establishments for small domestic products.

Districts Where Allowed Districts where use is Permitted by Right: BMMD-3, BMV 1, BMV 3, BMV 4, LI, NC, RHR, TC1, TC2, VC Districts where use is Permitted by Right subject to additional regulations: CAD-BCR, CAD-BV, CAD-RCA

Vehicle Parking:
In the VC, TC, I, LI, RHR, CAD Districts - Retail (local) less than 30,000 square feet: 4 parking spaces per 1,000 square feet.
In the VC, TC, RHR and CAD Districts - Retail (large) greater than 30,000 square feet: 5 parking spaces per 1,000 square feet.
Access and parking shall be according to Article VIII: Parking Standards.
Additionally, the BMMD, BMVD, CAD-RCA, CAD-BCR, CAD-BV, INS, MC, and RHR Districts have specific parking requirements that may vary from the requirements in the rest of the Township.
For uses in these districts, please also refer to the municipal code using the individual district links above.

Development Requirements:

BMV 1, 3 and 4 Districts:
Size of individual retail or restaurant uses in commercial spaces:

A maximum of 13,000 square feet of floor area per floor shall be permitted for individual retail or restaurant use within commercial spaces on lots up to 75,000 square feet. On lots exceeding 75,000 square feet, the limit of 13,000 square feet may be increased by 1,000 square feet for every 5,000 square feet of lot area above 75,000 square feet. The maximum size of any retail or restaurant use within a commercial space, regardless of the lot size, shall be 20,000 square feet.

CAD-RCA and CAD-BCR Districts:

All retail uses shall exclude a drive-through facility.

Row house (townhouse)

A building containing three or more dwelling units in which each unit extends vertically from the ground or basement level to the roof of the building and in which each dwelling unit is attached only by a party wall to one or more other similar dwelling units. Row houses in a single row house building need not be in a straight row.

Districts Where Allowed Districts where use is Permitted by Right: BMMD-2, BMMD-3, BMV 2, MDR2, MDR3 Districts where use is Permitted by Right subject to additional regulations: BMV 1, BMV 3, BMV 4, CAD-BCR, CAD-BV, CAD-RCA

Vehicle Parking:
3 parking spaces per 1,000 square feet.
Access and parking shall be according to Article VIII: Parking Standards.
Additionally, the BMMD, BMVD, CAD-RCA, CAD-BCR, CAD-BV, INS, MC, and RHR Districts have specific parking requirements that may vary from the requirements in the rest of the Township.
For uses in these districts, please also refer to the municipal code using the individual district links above.

Development Requirements:

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.

BMV1, 3 and 4 Districts: This use in not permitted at grade on buildings fronting Lancaster Avenue and Bryn Mawr Avenue.

(1) Active ground floor commercial use is required. The floor area devoted to the ground floor commercial use shall be a minimum depth of 40 feet.

CAD-RCA District:

(1) Residential uses are not permitted on the ground floor of buildings facing City Avenue.
(2) A minimum of 80% of the ground floor primary front facade must be devoted to active ground floor commercial use. The floor area devoted to the ground floor commercial use shall be a minimum depth of 40 feet.

The development design standards details are provided in § 155-6.6I for the CAD-RCA District.

CAD-BCR District:

Residential uses are subject to the following regulations:

(1) The use is limited to a lot(s) fronting on the portion of St. Asaphs Road located between Conshohocken State Road and a point in the center line of St. Asaphs Road measured approximately 642 feet southwesterly from the intersection of the center lines of Belmont Avenue and St. Asaphs Road.
(2) No buildings or structures shall be permitted within the first 50 feet of the curbline.
(3) Only residential uses are permitted within the first 100 feet of the curbline. The 100-foot restriction may be reduced to 80 feet if the nonresidential portion of the building facing St. Asaphs Road is wrapped with a residential use covering 75% of the building facade. Such uses may be either directly attached to the structure, or separated by an interior court or service lane

CAD-BV District:

(1) Residential uses are not permitted on the ground floor of buildings facing City Avenue, Bala Avenue, or Cynwyd Road.
(2) A minimum of 80% of the ground floor primary front facade must be devoted to active ground floor commercial use. The floor area devoted to the ground floor commercial use shall be a minimum depth of 40 feet.
The development design standards provided in § 155-6.6I, Development design standards, shall also apply in the CAD-BV District.

Service and trash areas

Districts Where Allowed Districts where use may be permitted subject to Conditional Use Approval: BMMD-1, BMMD-2, BMMD-3, BMV 1, BMV 2, BMV 3, BMV 4, CAD-BCR, CAD-BV, CAD-RCA, IC1, IC2, IC3, IE1, IE2, IE3, IH1, IH2, IH3, LI, MC, RHR, TC1, TC2, VC

Vehicle Parking:
Access and parking shall be according to Article VIII: Parking Standards.
Additionally, the BMMD, BMVD, CAD-RCA, CAD-BCR, CAD-BV, INS, MC, and RHR Districts have specific parking requirements that may vary from the requirements in the rest of the Township.
For uses in these districts, please also refer to the municipal code using the individual district links above.

Development Requirements:

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 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.

(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.

Shared residence for the elderly or disabled

A shared residence for up to six elderly or disabled persons who are capable of self-preservation and desirous of living together as a family unit.

Districts Where Allowed Districts where use is Permitted by Right subject to additional regulations: BMMD-1, BMMD-2, BMMD-3, BMV 1, BMV 3, BMV 4, LDR1, LDR2, LDR3, LDR4, LI, MDR1, MDR2, MDR3, NC, TC1, TC2, VC

Vehicle Parking:
In the LDR, MDR, VC, TC, LI, BMMD and RHR Districts: 0.5 parking spaces per resident.
Access and parking shall be according to Article VIII: Parking Standards.
Additionally, the BMMD, BMVD, CAD-RCA, CAD-BCR, CAD-BV, INS, MC, and RHR Districts have specific parking requirements that may vary from the requirements in the rest of the Township.
For uses in these districts, please also refer to the municipal code using the individual district links above.

Development Requirements:

In the LDR, MDR, IC, and IH Zoning Districts, the construction, alteration or use of a principal building on a lot for a shared residence for up to six elderly or disabled persons who are capable of self-preservation and desirous of living together as a family unit with up to two caregivers is permitted, provided that the following criteria are met:

A. The building may be occupied only by persons with a disability or who are 62 years of age or older, their spouses or companions or by persons 55 years of age or older if the housing meets the criteria for discriminating in favor of such persons set forth in the Civil Rights Act of 1968, as amended, or any succeeding legislation.

B. Shared residences for the elderly and disabled shall be sponsored by a community-based nonprofit organization, a purpose of which is to provide housing for the elderly and to assume responsibility for overseeing the care and welfare of the residents thereof. Such organizations shall have a designated agent resident or offices in Pennsylvania.

C. Each residence shall contain separate bedrooms for individuals not related to each other. Living, kitchen, dining and sanitary facilities, including bath facilities, may be shared. At least one and a half baths shall be provided for every three residents.

D. If a shared residence is proposed for an existing building, the exterior of the building shall not be structurally altered to accommodate use as a group shared residence except for alterations required for reasons of safety or compliance with the accessibility requirements of the International Building Code. If new construction, the proposed building and its landscaping shall have a residential appearance compatible with the surrounding neighborhood.

E. Buildings used for shared residences shall comply with all health, housing, fire and building codes of the Township and all applicable state statutes and regulations.

F. At least 0.5 on-site, off-street parking space shall be provided for every resident of the shared residence.

G. Permit requirements.

(1) The sponsor shall apply for and receive an annual permit from the Township in order to operate a shared residence. Registration shall be completed in accordance with Chapter 92: Housing-Property Maintenance. Further, in order to qualify for a permit for a group shared residence for the elderly, the sponsor shall demonstrate that:

(a) The shared residence serves residents who are capable of self-preservation without assistance in the event of an emergency and who do not require the services or care provided by a personal care boardinghome or long-term-/intermediate-care facility regulated by the Commonwealth of Pennsylvania; and
(b) The residents will live together as a single housekeeping unit and participate in the ongoing decisionmaking and daily operation of the building.

(2) The sponsor shall present this information to the Building and Planning Department in the form of a management plan.

H. Subject to the separation requirements of § 155-11.2E(6)(c).

Single-family housing (detached)

A freestanding building designed for and occupied exclusively as a permanent residence by a single family, having no party wall in common with an adjacent building.

Districts Where Allowed Districts where use is Permitted by Right: BMMD-2, BMMD-3, IC1, IC2, IC3, IE1, IE2, IE3, IH1, IH2, IH3, IN, LDR1, LDR2, LDR3, LDR4, MDR1, MDR2, MDR3 Districts where use is Permitted by Right subject to additional regulations: BMV 1, BMV 3, BMV 4

Vehicle Parking:
2 parking spaces/unit + 1 parking space/Accessory dwelling unit (ADU).
Access and parking shall be according to Article VIII: Parking Standards.
Additionally, the BMMD, BMVD, CAD-RCA, CAD-BCR, CAD-BV, INS, MC, and RHR Districts have specific parking requirements that may vary from the requirements in the rest of the Township.
For uses in these districts, please also refer to the municipal code using the individual district links above.

Development Requirements:

BMV1, 3 and 4 Districts: This use is not permitted at grade on buildings fronting Lancaster Avenue and Bryn Mawr Avenue.

(1) Active ground floor commercial use is required. The floor area devoted to the ground floor commercial use shall be a minimum depth of 40 feet.

Skating rinks

Districts Where Allowed Districts where use is Permitted by Right: CAD-BCR, CAD-RCA

Vehicle Parking:
In the VC, TC, I, LI, RHR, CAD Districts - Retail (local) less than 30,000 square feet: 4 parking spaces per 1,000 square feet.
In the VC, TC, RHR and CAD Districts - Retail (large) greater than 30,000 square feet: 5 parking spaces per 1,000 square feet.
Access and parking shall be according to Article VIII: Parking Standards.
Additionally, the BMMD, BMVD, CAD-RCA, CAD-BCR, CAD-BV, INS, MC, and RHR Districts have specific parking requirements that may vary from the requirements in the rest of the Township.
For uses in these districts, please also refer to the municipal code using the individual district links above.

Development Requirements:

CAD-RCA and CAD-BCR Districts:
All retail uses shall exclude a drive-through facility.

(1) Indoor recreational facilities shall be located a minimum of 400 feet from a lot in a residential zoning district and from a lot with an existing residential use as of the effective date of this article. This distance shall be increased to 800 feet where alcoholic beverages are served on the premises.

(2) No entertainment use shall be permitted within 500 feet, measured by the shortest distance between the lot on which the proposed use will be located and the lot or lots which contain the existing use.

Solid waste

Discarded material, including solid, liquid, semisolid, or contained gaseous material resulting from domestic, industrial, commercial, mining, agricultural, or governmental operations. Also "garbage," "rubbish," "sludge," "special waste."

Districts Where Allowed Districts where use is Permitted by Right: LI

Vehicle Parking:
3 parking spaces per 1,000 square feet.
Access and parking shall be according to Article VIII: Parking Standards.
Additionally, the BMMD, BMVD, CAD-RCA, CAD-BCR, CAD-BV, INS, MC, and RHR Districts have specific parking requirements that may vary from the requirements in the rest of the Township.
For uses in these districts, please also refer to the municipal code using the individual district links above.

Special medical treatment facility

Districts Where Allowed Districts where use may be permitted subject to Conditional Use Approval: BMMD-1, BMMD-2, BMMD-3, MC

Vehicle Parking:
Access and parking shall be according to Article VIII: Parking Standards.
Additionally, the BMMD, BMVD, CAD-RCA, CAD-BCR, CAD-BV, INS, MC, and RHR Districts have specific parking requirements that may vary from the requirements in the rest of the Township.
For uses in these districts, please also refer to the municipal code using the individual district links above.

Development Requirements:
MC and BMMD Districts:
This accessory use is permitted when associated with or in support of the primary health care mission of a medical facility.

Specialized retail

A place of business providing goods and services that are not usually considered part of a continuous pedestrian retail environment, including but not limited to animal hospital, pawn shop, marijuana dispensary, funeral home, storage, and garage.

Districts Where Allowed Districts where an aspect or a type of the use is permitted is Permitted by Right subject to additional regulations: BMMD-3, BMV 1, BMV 3, BMV 4, VC Districts where an aspect or a type of the use is Permitted by Right subject to Special Use Exceptions and additional regulations: TC1, TC2 Districts where use is Permitted by Right subject to additional regulations: BMMD-2, CAD-RCA, MC, NC, RHR

Vehicle Parking:
Access and parking shall be according to Article VIII: Parking Standards.
Additionally, the BMMD, BMVD, CAD-RCA, CAD-BCR, CAD-BV, INS, MC, and RHR Districts have specific parking requirements that may vary from the requirements in the rest of the Township.
For uses in these districts, please also refer to the municipal code using the individual district links above.

Sporting and physical recreation areas

Districts Where Allowed Districts where use is Permitted by Right: IC1, IC2, IC3, IE1, IE2, IE3, IH1, IH2, IH3, TC1, TC2, VC

Vehicle Parking:
1 parking space per 5 fixed seats or 5 parking spaces per 1,000 square feet, whichever is greater.
Sports courts: 4 parking spaces per doubles court + 2 parking spaces per singles court + 3 parking spaces per 1,000 square feet of lounge area or exercise rooms.
Golf club: 3 parking spaces per 1,000 square feet.
Access and parking shall be according to Article VIII: Parking Standards.
Additionally, the BMMD, BMVD, CAD-RCA, CAD-BCR, CAD-BV, INS, MC, and RHR Districts have specific parking requirements that may vary from the requirements in the rest of the Township.
For uses in these districts, please also refer to the municipal code using the individual district links above.

Development Requirements:

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.

Storage and distribution

A facility for: the receipt, storage, handling, and distribution of materials and merchandise; receiving, dispatching, or consolidating goods in transit by road, rail, air, or sea; individually leased storage units.

Districts Where Allowed Districts where use is Permitted by Right subject to additional regulations: LI

Vehicle Parking:
5 parking spaces per 1,000 square feet.
Access and parking shall be according to Article VIII: Parking Standards.
Additionally, the BMMD, BMVD, CAD-RCA, CAD-BCR, CAD-BV, INS, MC, and RHR Districts have specific parking requirements that may vary from the requirements in the rest of the Township.
For uses in these districts, please also refer to the municipal code using the individual district links above.

Development Requirements:

LI District:
Storage and distribution shall be permitted subject to the following regulations:

(1) Ground floor commercial use is required.
(2) 80% of the ground floor of the front facade shall be devoted to storefront.

Student housing

A living arrangement, including a student home, for students unrelated by blood, marriage or legal adoption, attending or about to attend a college or university or who are on a semester or summer break from studies at a college or university, or any combination of such persons. Student homes shall not include fraternities, sororities or community residential programs.

Districts Where Allowed Districts where use is Permitted by Right subject to additional regulations: IE1, IE2, IE3, LI, NC, TC1, TC2, VC Districts where use may be allowed subject to Special Use Exceptions: BMV 1, BMV 2, BMV 3, BMV 4, LDR1, LDR2, LDR3, LDR4, MDR1, MDR2, MDR3

Vehicle Parking:
3 parking spaces per unit.
Access and parking shall be according to Article VIII: Parking Standards.
Additionally, the BMMD, BMVD, CAD-RCA, CAD-BCR, CAD-BV, INS, MC, and RHR Districts have specific parking requirements that may vary from the requirements in the rest of the Township.
For uses in these districts, please also refer to the municipal code using the individual district links above.

Development Requirements:

LDR Districts: Student homes are subject to the following regulations:

(1) A maximum of three students per dwelling is permitted.
(2) A maximum of one student per bedroom in any dwelling unit
(3) A special exception authorizing a student home shall expire without further action by the Township unless the use is registered in conformity with Chapter 92: Housing-Property Maintenance of the Lower Merion Code.
(4) Minimum distance requirement from another approved student housing shall be 20 times the minimum lot width required in the zoning district, or 1,000 feet, whichever is greater, up to a maximum separation of 1,800 feet.

MDR Districts: Student homes are subject to the following regulations:

(1) A maximum of three students per dwelling is permitted.
(2) A maximum of one student per bedroom in any dwelling unit
(3) A special exception authorizing a student home shall expire without further action by the Township unless the use is registered in conformity with Chapter 92: Housing-Property Maintenance of the Lower Merion Code.
(4) Minimum distance requirement from another approved student housing shall be 20 times the minimum lot width required in the zoning district, or 1,000 feet, whichever is greater, up to a maximum separation of 1,800 feet.

In the MDR2 and MDR3 Districts:

(1) A maximum of 40% of the dwelling units in a multifamily building may be occupied as student home units, up to a maximum of 5 units.

In the MDR1 District:

(1) The number of student housing units permitted shall be limited to one per property.

VC and TC Districts: Student homes are subject to the following regulations:

(1) A maximum of three students per dwelling is permitted.
(2) A maximum of one student per bedroom in any dwelling unit
(3) A special exception authorizing a student home shall expire without further action by the Township unless the use is registered in conformity with Chapter 92: Housing-Property Maintenance of the Lower Merion Code.
(4) Minimum distance requirement from another approved student housing shall be 1,000 feet.

LI District:

Student homes are subject to the following regulations:

(1) A maximum of three students per dwelling is permitted.
(2) A maximum of one student per bedroom in any dwelling unit.
(3) A maximum of 40% of the dwelling units in a multifamily building may be occupied as student home units, up to a maximum of 20 units.
(4) Minimum distance requirement from another approved student housing shall be 1,000 feet.

IE District:

Student homes are subject to the following regulations:

(1) A maximum of three students per dwelling is permitted.

(2) A maximum of one student per bedroom in any dwelling unit.
(3) A maximum of 40% of the dwelling units in a multifamily building may be occupied as student home units, up to a maximum of 20 units.
(4) The student home units shall be leased or owned by a college or university that is an accredited educational institution.
(5) Parking required for student home units shall be as specified in Table 8.1, Minimum Parking Requirements § 155-8.1B(7).
(6) Any student home authorized under this section shall be separated from another property occupied as a student home under this section by a minimum of 3,500 feet.

BMV1,3 and 4 Districts:

(1) Not permitted at grade on buildings fronting Lancaster Avenue and Bryn Mawr Avenue.
(2) A maximum of three students per dwelling is permitted.
(3) A maximum of one student per bedroom in any dwelling unit.
(4) A minimum of 1,500 square feet of floor area per dwelling, exclusive of basements, garages and accessory buildings, is required.
(5) student home shall expire without further action by the Township unless the use is registered in conformity with Chapter 92: Housing-Property Maintenance of the Lower Merion Code.
(6) Minimum distance requirement from another approved student home in any zoning district shall be 500 feet.
(7) A maximum of 40% of the dwelling units in a multifamily building may be occupied as student home units, up to a maximum of 5 units.

BMV2 District:

(1) A maximum of three students per dwelling is permitted.
(2) A maximum of one student per bedroom in any dwelling unit.
(3) A minimum of 1,500 square feet of floor area per dwelling, exclusive of basements, garages and accessory buildings, is required
(4)A special exception authorizing a student home shall expire without further action by the Township unless the use is registered in conformity with Chapter 92: Housing-Property Maintenance of the Lower Merion Code.
(5) Minimum distance requirement from another approved student housing shall be 20 times the minimum lot width required in the zoning district, or 1,000 feet, whichever is greater, up to a maximum separation of 1,800 feet.

Teaching or research facility (specialized retail)

TECH RESEARCH - A place, building or portion of a building involving the gathering of data and market research and the analysis of same, but excluding any laboratory research, animal or bench research and human experimentation.

Districts Where Allowed Districts where use is Permitted by Right subject to additional regulations: BMV 1, BMV 3, BMV 4

Vehicle Parking:
Access and parking shall be according to Article VIII: Parking Standards.
Additionally, the BMMD, BMVD, CAD-RCA, CAD-BCR, CAD-BV, INS, MC, and RHR Districts have specific parking requirements that may vary from the requirements in the rest of the Township.
For uses in these districts, please also refer to the municipal code using the individual district links above.

Development Requirements:

BMV1, BMV3, and BMV4 Districts:

(1) Only permitted at grade on buildings fronting Lancaster Avenue and Bryn Mawr Avenue if the separation between these uses is at least 300 linear feet, measured from the closest property lines as a pedestrian would walk. However, when the use is limited only to portions of the building more than 50 feet from the Lancaster Avenue or Bryn Mawr Avenue right-of-way, this shall not apply.

Tilling of soil

Activity related to the movement of earth in the production of food crops, trees, flowers, or other flora for agricultural or commercial purposes.

Districts Where Allowed Districts where use is Permitted by Right: BMMD-1, BMMD-2, BMMD-3, BMV 1, BMV 2, BMV 3, BMV 4, CAD-BCR, CAD-BV, CAD-RCA, IN, LDR1, LDR2, LDR3, LDR4, LI, MC, MDR1, MDR2, MDR3, NC, RHR, TC1, TC2, VC

Vehicle Parking:
3 parking spaces per acre.
Access and parking shall be according to Article VIII: Parking Standards.
Additionally, the BMMD, BMVD, CAD-RCA, CAD-BCR, CAD-BV, INS, MC, and RHR Districts have specific parking requirements that may vary from the requirements in the rest of the Township.
For uses in these districts, please also refer to the municipal code using the individual district links above.

Trailer camps and mobile homes

TRAILER CAMP - Any premises used as a parking space for more than one house trailer.

MOBILE HOME - A transportable, single-family dwelling intended for permanent occupancy, office or place of assembly, contained in one unit or in two units designed to be joined into one integral unit capable of again being separated for repeated towing, which arrives at a site complete and ready for occupancy except for minor and incidental unpacking and assembly operations and constructed so that it may be used without a permanent foundation.

Districts Where Allowed Districts where use is Permitted by Right: LI

Vehicle Parking:
3 parking spaces per 1,000 square feet.
Access and parking shall be according to Article VIII: Parking Standards.
Additionally, the BMMD, BMVD, CAD-RCA, CAD-BCR, CAD-BV, INS, MC, and RHR Districts have specific parking requirements that may vary from the requirements in the rest of the Township.
For uses in these districts, please also refer to the municipal code using the individual district links above.

Transit

A facility providing accommodations for a transportation system, including: bus terminal and railroad station.

Districts Where Allowed Districts where use is Permitted by Right: BMV 1, BMV 3, BMV 4, CAD-BCR, CAD-BV, CAD-RCA, LDR1, LDR2, LDR3, LDR4, LI, MDR1, MDR2, MDR3, NC, TC1, TC2, VC

Vehicle Parking:
3 parking spaces per 1,000 square feet.
Access and parking shall be according to Article VIII: Parking Standards.
Additionally, the BMMD, BMVD, CAD-RCA, CAD-BCR, CAD-BV, INS, MC, and RHR Districts have specific parking requirements that may vary from the requirements in the rest of the Township.
For uses in these districts, please also refer to the municipal code using the individual district links above.

Vehicle lifts

An unenclosed skeletal structure without walls designed to mechanically lift one or more motor vehicles above grade for the purpose of temporary storage.

Districts Where Allowed Districts where use may be permitted subject to Conditional Use Approval: RHR Districts where use is Permitted by Right: CAD-BCR, CAD-BV, CAD-RCA, LI, TC1, TC2, VC

Vehicle Parking:
Access and parking shall be according to Article VIII: Parking Standards.
Additionally, the BMMD, BMVD, CAD-RCA, CAD-BCR, CAD-BV, INS, MC, and RHR Districts have specific parking requirements that may vary from the requirements in the rest of the Township.
For uses in these districts, please also refer to the municipal code using the individual district links above.

Development Requirements:

A vehicle lift shall only be permitted as an accessory use on property otherwise lawfully used as a motor vehicle sales agency and solely for the purpose of vehicle display or storage. Vehicle lifts shall only be operated by an employee of the sales agency displaying the motor vehicle. Vehicle lifts shall also be subject to the following regulations:

A. The minimum setback from any street line shall be 100 feet.
B. The minimum setback from any property line abutting a residentially zoned property used for residential purposes shall be 20 feet.
C. A row of trees designed to screen the lift and any supported vehicle shall be installed between the lift and the street.
D. A row of trees designed to screen the lift and any supported vehicle from adjacent properties shall be installed between the lift and adjacent properties.
E. The lift may not be raised to a height in excess of 10 feet above grade.
F. The storage space provided on or under a vehicle lift shall not be counted as a parking space required under this chapter.
G. The area underneath a vehicle lift shall be considered building area for purposes of compliance with building area limitations under this chapter.

Wireless communication facilities

Any unstaffed facility for the transmission and/or reception of wireless communication services, usually consisting of an antenna array or micro facility, connection cables, an equipment facility and a support structure or attachment structure to achieve the necessary elevation.

Districts Where Allowed Districts where use is Permitted by Right: BMV 1, BMV 2, BMV 3, BMV 4, CAD-BCR, CAD-BV, CAD-RCA, LI, RHR, TC1, TC2, VC

Vehicle Parking:
Access and parking shall be according to Article VIII: Parking Standards.
Additionally, the BMMD, BMVD, CAD-RCA, CAD-BCR, CAD-BV, INS, MC, and RHR Districts have specific parking requirements that may vary from the requirements in the rest of the Township.
For uses in these districts, please also refer to the municipal code using the individual district links above.

Development Requirements:

Purpose. See § 155-10.10B for details.

Applicability.

(1) Preexisting wireless communications facilities. Wireless communications facilities for which a permit has been issued prior to the effective date of this section shall not be required to meet the requirements of this section, except as provided in § 155-10.10I, Nonconforming wireless communications facilities.

(2) Exclusion for amateur radio facilities. This section shall not govern the installation of any amateur radio facility that is owned or operated by a federally licensed amateur radio station operator or is used exclusively for receive-only antennas.

(3) Relationship to other chapters. This section shall supersede all conflicting requirements of other chapters of this Code regarding the locating and permitting of wireless communications facilities.

Maintenance.

(1) Wireless communications facility providers shall at all times employ ordinary and reasonable care and install and maintain in use nothing less than the best available technology for preventing failures and accidents which are likely to cause damage, injury or nuisance to the public.

(2) Wireless communications facility providers shall install and maintain wireless communications facilities, wires, cables, fixtures and other equipment in substantial compliance with the requirements of the National Electric Code, the industry standard applicable to the structure, and all federal, state and local regulations and in such manner that will not interfere with the use of other property.

(3) Wireless communications facilities shall at all times be kept and maintained in good condition, order and repair by qualified maintenance and construction personnel, so that the same shall not menace or endanger the life or property of any person.

(4) Noise. Wireless communications facilities shall be operated and maintained so as not to produce noise in excess of the applicable noise standards under state law or the Township code, except in emergency situations requiring the use of a backup generator, where the noise standards may be exceeded on a temporary basis.

(5) In the event that the use of a wireless communications facility is discontinued, the owner shall provide written notice to the Township of its intent to discontinue use and the date when the use shall be discontinued. If such wireless communications facility is not removed within 90 days of such notice, the Township may remove it at the owner's expense.

(6) Inspections. The Township and/or its agents shall have authority to enter onto the property upon which a wireless communications facility is located at any time, upon reasonable notice to the provider (which notice shall provide an opportunity for the provider's supervision of such entry), for any purposes associated with the permitted use of the property, including, but not limited to, the purpose of determining whether the wireless communications facility complies with this section, Chapter 62, Building Construction, of the Lower Merion Township Code and all other construction standards provided by the Township's code and federal and state law.

Nonconforming wireless communications facilities. Wireless communications facilities in existence on the date of the adoption of this section, which do not comply with the requirements of this section (nonconforming wireless communications facilities), are subject to the following provisions:

(1) Additional wireless communications facilities (belonging to the same or another provider) may be added to a nonconforming wireless communications facility in conformance with the application procedures set forth in this section.

(2) Nonconforming wireless communications facilities which are hereafter damaged or destroyed due to any reason or cause may be repaired or restored at their former location, but must otherwise comply with the Township Code.

(3) A provider may replace, repair, rebuild and/or expand its wireless communications facility in order to improve the structural integrity of the facility, to allow the facility to accommodate co-located antennas or facilities or to upgrade the facility to current engineering, technological or communication standards without having to conform to the provisions of this section, so long as such facilities are not increased in height by more than 10% and/or setbacks are not decreased by more than 10%.

See § 155-10.10: Wireless communication facilities for complete, detailed information.

Lower Merion Township, PA

MapLink™ | Land Uses