AN ORDINANCE Amending The Code Of The Township Of Lower Merion, Chapter 155, Entitled Zoning, By Creating A New Zoning District, The Bryn Mawr Village Zoning District; To Provide For The Bryn Mawr Village District To Be Divided Into Four Zones, BMV1, BMV2 Bryn Mawr Village District, BMV3 Bryn Mawr Village District And BMV4 Bryn Mawr Village District; To Provide The General Goals Of The District; To Provide For Permitted Uses In The District, Including Residential, Non-Residential And Commercial Uses; To Provide Definitions For Terms Used In The Ordinance; To Provide For Parking Requirements; To Provide Development And Design Regulations For Structures; To Provide For The Manner In Which Density Can Be Determined; To Provide Regulations Concerning Signage, Awnings And Canopies;

The Board of Commissioners of the Township of Lower Merion hereby ordains:

Section 1. The Code of the Township of Lower Merion, Chapter 155, entitled Zoning, Article II, Definitions, 155-4, Terms defined, subsection B, shall be amended by the addition in alphabetical order of the following words:

§ 155-4. Words and terms defined. Unless otherwise expressly stated, the following words and phrases shall be construed throughout this chapter to have the meanings indicated in this article:

AFFORDABLE HOUSING – Reserved.

GREEN ROOF – An engineered, multi-layered roofing system sustaining the growth of plants on a rooftop while protecting the integrity of the underlying structure. The components of a green roof consist of a waterproofing membrane, root barrier, drainage layer, retention layer, filter fabric, growing medium and plants.

RESEARCH FACILITY – 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.

STEP BACK – A set back in the facade of the building between the upper levels and the lower levels. The facade for the lower stories of the building creates a street wall that defines the street corridor and is very visible to the pedestrian. With step backs, the total height of the building may be greater than the height of the street wall, but is less visible to the pedestrian on the street.

STREET WALL – The main wall of a structure that is closet to and most nearly parallel with the adjacent street.

TRANSIT FACILITIES – The property, equipment, and improvements of whatever nature, owned, used, constructed, maintained, controlled, or operated to provide mass transportation for passengers or to provide for the movement of people, including rail lines, platforms, passenger waiting areas, parking lots, Parking Structures, bus stops, passenger pick-up and drop-off areas, tracks, bridges, tunnels and accessory retail including areas for sales of fares.

TRANSIT ORIENTED DEVELOPMENT (TOD) – Moderate and high-density housing and commercial concentrated in mixed-use developments located along transit routes and within walking distance of a transit stop and core commercial area. The location, design, and mix of uses in a TOD emphasize Pedestrian-Oriented Design and encourage the use of public transportation.

VILLAGE – A compact town center of predominantly residential character but with a core of mixed-use commercial, residential and community services, local economic and social functions integrated with housing. A village typically has a recognizable center, discrete physical boundaries, and a pedestrian scale and orientation.

WORKFORCE HOUSING – Reserved

Section 2. The Code of the Township of Lower Merion, Chapter 155, entitled Zoning, shall be amended by the addition of a new Article XXXIV, Bryn Mawr Village District, to provide as follows:

ARTICLE XXXIV – Bryn Mawr Village District

§ 155-210 Purpose

1. The Bryn Mawr Village District is intended to provide for pedestrian oriented outlets with multifaceted interconnected and interrelated uses in an established commercial area. Specific objectives of the District include the following:

1. Encourage economic development while maintaining the traditional main street environment.

2. Protect existing residential neighborhoods.

3. Establish a walkable community by promoting pedestrian-oriented streets and pedestrian scale buildings.

4. Encourage lively, human-scaled activities within a mix of residential, commercial, cultural and other uses separately or in the same building.

5. Ensure a vibrant street life by encouraging active ground floor retail, and discouraging certain uses on Bryn Mawr and Lancaster Avenues.

6. Promote the reuse of existing structures in a manner that maintains the historic and visual character and architecture and building scale of the neighborhood.

7. Reduce auto dependency by promoting transit ridership, bicycling and walking.

8. Accommodate parking in a convenient and unobtrusive manner and encourage shared parking, where possible.

9. Promote residential uses in upper stories.

10. Concentrate commercial and retail uses on the ground level of mixed-use buildings.

2. Because of the diverse concentration of commercial, office and residential buildings, and because the road system throughout the area is so varied, the Bryn Mawr Village District is being divided into four separate zoning districts as follows: the Bryn Mawr Village District #1 (BMV1), the Bryn Mawr Village District #2 (BMV2), the Bryn Mawr Village District #3 (BMV3), and the Bryn Mawr Village District #4 (BMV4). The regulations pertaining to each district have a commonality and for that reason the regulations are combined under this single Article.

§ 155-211 Use Regulations – BMV2 Village District

In the BMV2 Village District, the following regulations shall apply.

1. Use Restrictions in the BMV2 Village District. The following uses are permitted in this District:

1. Apartment House

2. Townhouse Buildings

3. Structured Parking Facilities.

2. The following uses are permitted by conditional use in the BMV2 Village District:

1. Office

2. Accredited or certified education institution

3. Office and educational uses permitted by conditional use in this district shall be subject to the following requirements:

   1. Lot width. A lot width of not less than 60 feet at the building line shall be provided for every building hereafter erected or used.
   2. Building area. Not more than 40% of the area of each lot may be occupied by buildings.
   3. Front yard. 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.
   4. Side yards. 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. Rear yard. There shall be a rear yard, the depth of which shall be at least 25 feet.
   6. Buffer area. Where a property abuts a residence district, there shall be a buffer area along the district boundary line within the V-2 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 side 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 special exception.
   7. Impervious surfaces. 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.

3. Accessory buildings. 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.

§ 155-212  Use Regulations – BMV1, BMV3 and BMV4 Village Districts.

In the BMV1, BMV3 and BMV4 Village Districts, the following regulations shall apply.

1. The following uses are permitted on grade level and upper level floors:

1. Retail, excluding a Drive-Through Facility, and including variety/general merchandise, clothing, food, drugs, beverages, hardware, furnishings, antiques, baked goods, etc.
2. Restaurants, cafes, Taprooms, and other food retail including tavern, bakery, deli, sandwich shops, ice cream shop (with walk up window but no Drive-Through Facilities), and venues for music.
3. Galleries and museums.
4. Theater, including motion pictures and stage plays.
5. Inns and Bed-And-Breakfast.
6. Hotels.
7. Transit Facilities.
8. Public Gathering Space, park, and plaza.
9. Farmers market.
10. Personal services shop, such as tailor, barber, salon, shoemaker, dressmaker, dry cleaner (excluding on-site cleaning operations), but not including a check cashing store.
11. Parking Structure, municipal or commercial.
12. Municipal office.
13. Accessory uses on the same lot with and customarily incidental to any of the above permitted uses, including Parking Structures and Fitness Centers and day care uses, but specifically excluding off-track betting parlors, slot parlors and other gaming uses.
14. Any use of the same general character as any of the uses hereinbefore specifically permitted, excluding off-track betting parlors, slot parlors and gaming uses.

2. The following additional uses are permitted on upper floors of buildings fronting on Lancaster Avenue and Bryn Mawr Avenue and on any floor elsewhere:

1. Single-family detached and semi-detached dwellings
2. Townhouses or Townhouse Building
3. Apartment houses which shall include condominiums
4. Upper-story residential uses above non-residential uses
5. Live/work units for artisans, professionals and service providers, provided the work area does not exceed 50% of the floor area of the dwelling unit.
6. Reserved for affordable housing
7. Home or Continuing Care Facility For The Elderly
8. Sanatorium, nursing home, convalescent home

3. C. The following uses are permitted on upper floors of buildings fronting on Lancaster Avenue and Bryn Mawr Avenue and on any floor elsewhere. They are also permitted on the ground floor of buildings fronting on 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:

1. Business offices, such as real estate sales, travel agency, advertising, etc.
2. Professional office, such as medical office, law, engineering, architecture, or accounting.
3. Teaching facility.
4. Research Facility.
5. Day care center including adult day care and employee day care.
6. Bank or loan institution without Drive-Through Facilities.
7. Dance, music, personal fitness training, or art studios.

4. The uses permitted in Section C above shall also be permitted on grade level without being subject to the separation requirements when they are limited only to portions of the building more than 50’ from the Lancaster Avenue or Bryn Mawr Avenue right of way.

5. The following uses are permitted by conditional use on the upper floors of buildings fronting on Lancaster Avenue and Bryn Mawr Avenue, and on any floor elsewhere:

1. Government offices
2. Funeral homes
3. Religious institution and accessory uses affiliated with a religious institution.
4. Any use of the same general character as any of the uses hereinbefore specifically permitted, excluding off-track betting parlors, slot parlors and gaming uses.

§ 155-213. Dimensional Standards for Development.

The following development standards shall apply within all Bryn Mawr Village Districts.

A. Build-to-Line

1. Build-to-line shall be the street Right-Of-Way.
1. However, where the Right-Of-Way is closer than 10’ from the curb line, the build-to-line shall be a minimum 10’ from the curb line.
2. On Lancaster and Bryn Mawr Avenues, the build-to-line shall be a minimum 12’ from the curb line.
3. This provision shall not apply to a parking structure in the V-2 district.
2. Building may be setback from the sidewalk 10 to 30 feet for purposes of an urban garden, plaza, square, courtyard, recessed entrance or outdoor dining consistent with streetscape and green area standards in D. 2 below.
3. Primary pedestrian access must be placed along the build-to line and not the rear or side; secondary pedestrian access may be located along other facades.
4. Parking lots, driveways, loading zones, and auto related areas may not be located at or in front of the build-to line, except that a Hotel may have a drop off area in front of the primary entrance to the Hotel.
5. Any portion of a new building or addition to an existing building above three stories or thirty-eight (38) feet above grade must be stepped back from the build-to line a minimum of ten (10) feet.

B. Side Yard Setback

There is no required minimum side yard setback. However, if a new or expanded structure is not built up to the side lot line, the new or expanded portion of the building must be set back a minimum of 10 feet from the side lot line.

C. Impervious surface

1. In the BMV1 Village District the permitted impervious surface is 90%. The impervious coverage may be increased above 90% at a rate of one square foot of additional impervious surface for each two square feet of grade level Green Roof that is open and accessible to the public.
2. In the BMV2 Village District the permitted impervious surface is 70%, except for structured parking facilities which are permitted a 100% impervious surface.
3. In the BMV3 and BMV4 Village District the permitted impervious surface is 100%, subject to compliance with the Greening Standards, and 70% if the Greening Standards are not complied with.

D. Open Area

In the BMV1 Village District 20% of the area of the property shall remain as open area. Open area for purposes of this code section is land that shall remain open, but which may be used for active or passive recreation, resource protection, amenity and or green elements. An open area within a development is one designed and intended for the use or enjoyment of all residents of the development or for the use and enjoyment of the public in general. Open area shall not include buildings, driveways or areas used for parking.

E. Greening Standards. In the BMV2, BMV3 and BMV4 Village Districts the Greening Standards set forth in Chapter 135, Subdivision and Land Development at §135-41.4 shall apply.

F. Size of individual tenant space. A maximum of 13,000 square feet of floor area per floor shall be permitted for an individual tenant space in a retail or restaurant use on one floor (single use, nonresidential) on lots up to 75,000 square feet. On lots exceeding 75,000 square feet, the 13,000 square foot limit may be increased by 1,000 square feet for every 5,000 square feet the lot area above 75,000 square feet. The maximum size of any retail or restaurant space, regardless of the lot size, is 20,000 square feet.

G. Building Height. The minimum and maximum building height shall be as listed in Table #3, Height and Density Chart. The maximum building heights cannot exceed the measure in stories or in feet, whichever is higher.

H. Floor Area Ratio

1. The Floor Area Ratio limits shall be as listed in Table 3 below.

Table 3. Height and Density Chart

J. Buffer Area

1. Where a lot in the Bryn Mawr Village District abuts a residential use in a residential zoning district or a railroad right of way with a residential district on the opposite side of the railroad, there shall be a Buffer Area along the district boundary line/railroad right of way within the Village District, as set forth the below:
1. Where the district boundary line abuts a residential use in a residential zoning district, the depth of this buffer shall be at least twenty (20) feet.
2. Where the district boundary line is the center of a street or at a street line, there shall be a planted landscape area along the curb line. . Other than the required street trees, the plantings shall not exceed thirty (30) inches in height.
3. Where the district boundary line is a railroad right of way, the depth of the buffer may be reduced to fifteen (15) feet from the railroad right of way.
4. The Buffer Area shall be planted with a variety of high and low level plantings. Where the required buffer is along a railroad right of way, a wall or a fence or a similar architectural detail that satisfies the purpose of the buffer requirement may be used in addition to the plantings.
5. There may not be more than one vehicular entrance and one vehicular exit through the Buffer Area to any street.
6. Any lot which becomes vacant through the removal of a structure for any reason must be screened from all abutting public streets by planting street trees and providing a six (6) foot wide landscaped area with a continuous row of two (2) foot high shrubs.
2. Where a use other than a one or two family dwelling located in the BMV District abuts a one or two family dwelling in the BMV District, the depth of the buffer shall be 15 feet.

K. Height and Density increases

1. Height and density limits in Table #3 may be increased in accordance with Table #4 subject to compliance with any one of the following options:
1. Reserved for Affordable or workforce housing.
2. Public Space. If at least 10% of total lot area is dedicated contiguous Public Gathering Space (minimum 1,000 square feet) the FAR may be increased by up to 0.2.
3. Underground Parking: If at least 15% of the required parking is below grade, the FAR may be increased by 0.2
4. Green Roof. If a building is constructed with a Green Roof, the FAR may be increased by 0.2
2. The height of a parking structure in a BMV3 District may be increased by up to 55’ without limiting the number of stories, subject to the following requirements:
1. The parking structure shall be visually screened from all adjacent public streets by residential buildings or by commercial buildings if erected as of the effective date of this article.
2. The parking structure may not front on or gain access from Lancaster Avenue or Bryn Mawr Avenue.
3. The maximum height of any building wrapping the parking structure shall be three stories or 38 feet, whichever is lower, if the building is within 75 feet of a residentially zoned property.
4. The maximum height of any building wrapping the parking structure shall be four stories or 50 feet, whichever is lower, with a 15 foot step back above any portion of the building over 38 feet, if the building is more than 75 feet from a residentially zoned property
3. If two height and density increases permitted above are used the FAR may be increased by up to 0.4 above the limits in Table #3.

L. Table 4. Height and Density Increase Chart

A parking structure in the BMV3 zoning district may be up to 59 feet (or the alternative height limit of 55 feet) in height subject to the restrictions in Section 155-213 K(2).
** A 15 foot step back is required for a building authorized under Section 155-213 K (2) above.

§ 155-214  Parking and Loading

The parking and loading provisions of § 155-94 and §155-95 shall apply in the Bryn Mawr Village Districts, except where in conflict with the provisions below:

A. General Standards

1. Additional parking in the Bryn Mawr Village District is not required for an expansion to existing buildings if they comply with Village District regulations and are on a lot smaller than 3,000 square feet.
2. Changing a non-residential use in an existing building to another use or uses permitted in the Bryn Mawr Village District does not require additional on-site parking provided that:
1. The new use requires not more than fifteen (15) additional parking spaces above that required by the existing use; and
2. Any exterior changes to the building comply with the Development Design standards in 155-215.
3. All other single and mixed use developments in the Village District must provide parking according to the following ratios:
   1. Residential - 1.5 spaces per unit
   2. Residential units exceeding two bedrooms - 2.0 spaces per unit
   3. Affordable or Workforce Housing - 1.0 space per unit
   4. Continuing Care Facility for the Elderly - 1.0 space per unit
   5. Commercial (retail, restaurant, office, etc.) - 4 spaces per 1000 square feet
   6. Hotel - 1 space per room
   7. Theater - 1 space per 5 seats
   8. Fitness Center - 5 spaces per 1,000 square feet
   9. All other uses - 4 space per 1000 square feet of floor area.

B. Surface Parking

1. Vehicular access to surface parking shall be from an alley or side street where possible.
2. Surface parking and exterior loading areas shall be placed between the structure and rear lot line; and shall comply with the following standards:
1. On a corner lot, if surface parking and exterior loading cannot be behind the buildings and screened from view, then the parking shall be located along the street with the least amount of commercial activity or along the street with the least amount of pedestrian activity.
2. Pedestrian Access to and through a surface parking lot shall require safety provisions giving warning of the pedestrian walkway. Surface parking areas and pedestrian walkways connecting to them shall be well-lit, subject to compliance with the requirements of the energy code adopted under the Pennsylvania Uniform Construction Code.
3. Surface parking that is visible from the street shall be screened by a fence or wall and plantings. Plantings or shrubs shall be maintained at a height of two (2) to three (3) feet.
4. Off-street surface parking shall not extend more than seventy feet (70) in width along any pedestrian street frontage without an outdoor café, landscaped garden or public plaza with seating.
5. Parking and exterior loading areas shall be buffered from any adjacent pedestrian way by planting street trees and providing a six (6) feet wide landscaped area with a continuous row of two (2) feet high shrubs, or a fence or seating wall not less than two (2) feet and no more than 3 feet high. Shrubs shall be maintained at a height of two (2) to three (3) feet.

C. Parking Structures

1. Except in BMV2 District, a parking structure shall be
1. Placed underground, or
2. The façade facing a street shall be r wrapped with other permitted uses such as retail or residential
2. In all Village Districts a parking structure shall comply with the following:
1. Sloping floors and bare slabs shall not be visible from any public way, and
2. Vehicular access to parking garages shall be from side streets or alleys wherever possible
3. Every façade of a parking structure visible from a public or private street or Pedestrian Way shall be pedestrian oriented and scaled. Building design shall comply with the Development Design Standards and shall be complementary to nearby active facades, in terms of building materials and architectural pattern and comply with the Design Development Standards in Section 155-215.

D. Off site and Shared Parking

1. Parking requirements may be met using off-site parking subject to the following requirements:

1. On street parking spaces directly in front of the building may be counted to comply with the required parking.
2. All off site required parking shall be located within 1000 feet of the proposed building.
3. The applicant shall demonstrate that they have entered into an agreement with the property owner providing the required parking spaces.
4. The applicant shall demonstrate that the off site parking spaces are not required parking for another building.

2. Shared use of parking spaces for buildings with mixed uses shall be permitted using the peak demand calculations listed in Table #5 as follows:

1. First, calculate the minimum amount of parking required for each land use as if it were a separate use.
2. To determine the peak parking requirements, multiply the minimum parking required for each proposed land use by the corresponding percentage in the table below for each of the time periods.
3. Calculate the column total for each time period.
4. The column (time period) with the highest value shall be the minimum parking requirement.

E. Table 5. Parking Requirements

¹ Source of Peak Demand Percentages is the Urban Land Institute’s Shared Parking Standards

F. If adequate on-site parking is not available, the parking requirements may be met by designating public parking spaces within 900 feet of the proposed use. Each public parking space may only be counted once when this parking provision is utilized. A maximum of 25 parking spaces in public parking lots may be designated under this section for buildings being expanded, and a maximum ten (10) spaces for new buildings. If public parking spaces are designated for dwelling units, the parking required on the lot where the residential units are located shall not be reduced to less than one space per unit.

G. Service parking and loading

1. To the greatest extent feasible, areas used for loading or trash receptacle purposes shall not be located adjacent to residential uses and residential zoning districts. The minimum setback from a residential property line shall be 10 feet. If these areas must be located adjacent to residential uses or zoning districts then they shall be visually screened from view.

2. The storage of refuse shall be provided inside the building(s) or within an outdoor area enclosed by either walls or opaque fencing. Any refuse area outside of the building shall be designed to be architecturally compatible with the building(s), shall not be located in the front of the building, and be at least six feet high.

§ 155-215.  Development Design Standards

The following Development Design Standards shall apply in all Bryn Mawr Village Districts.

A. Purpose. The purpose of this section is to establish consistent requirements that promote pedestrian-oriented design and traditional Bryn Mawr Village character. The principles guiding the administration of these standards are as follows:

1. Complement the pattern of existing landmark structures and village building fabric with new buildings that relate to their site and surroundings
2. Create buildings that respond to the pedestrian scale at the street.
3. Emphasize prominent locations, which are those buildings:
1. with prominent façades that terminate view corridors
2. whose corners are at gateway locations
3. that either surround or are surrounded by open space
4. Create a consistent character for new and existing development:
5. Active ground floor uses with multiple entrances and distinctive entrance treatments
6. Texture and variety through façade articulation and composition
7. Architectural expression in windows, doors, walls, and roofs
8. Providing safe and attractive pedestrian pathways
9. Enhancing development with street trees and shade trees

B. Façade Articulation. Façade articulation is a series of small setbacks and projections in the overall street wall. Articulation breaks the scale of the building into an aggregate of smaller forms, introduces texture, and relates to the human scale, without detracting from the overall sense of a consistent street wall. All new and rehabilitated buildings shall comply with the following standards:

1. The main façade of buildings shall be designed to emphasize entry ways, windows, corners, and vertical elements of the building façade, as well as other special features.

2. The depth of the articulated elements shall fall within a range of two (2) to five (5) feet.

C. Façade Composition. Façade composition is the arrangement of the materials and details to distinguish the components of the building, particularly its base and top. All new and rehabilitated buildings shall comply with the following standards:

1. All new building façades shall be built to the scale of the street and in a style that allows the pedestrian to assess the dimensions of the building.
2. The design shall distinguish and emphasize the building base and top, and reinforce the scale of the street for the pedestrian. This provision applies regardless of the style.
3. The proportion of the façades built on corner lots shall be defined by the most important street. Where the intersection is a primary street, the primary street shall be considered the most important.
4. All wall-mounted mechanical, electrical, communication, and service equipment, including satellite dishes and vent pipes, shall be screened from public view.

D. Ground Level Façade

The ground level is the primary zone of interaction for pedestrians on the street, and includes the elements of uses, doorways, and window transparency. Visual access and active uses at the Ground Floor help ensure a vibrant pedestrian environment, especially when there are multiple entries, visual clues as to the entrance locations, and alignment with visual axes and prominent corners. All new and rehabilitated buildings shall comply with the following standards:

1. The main entrances of buildings shall face the street or public space and be oriented to the most important street.
2. On primary streets, lobbies and retail spaces must be clearly connected to the outdoor environment and visible from the street.
3. The placement of windows is defined by the use of the ground level.
1. On retail, restaurants, and office buildings, windows must be at street level and allow pedestrians to see the activity inside the building.
2. On residential buildings with units at the ground level, windows are allowed to permit privacy by raising them half a level above the sidewalk.
4. When a building façade or tenant space faces a primary street and a side or rear parking lot, the primary entrance shall face the primary street. Secondary entrances are permitted to face the side or rear parking lot. Rear tenant spaces that only face a side or rear parking lot are not required to have an entrance along a primary street.

E. Architectural Elements

The architectural design of buildings shall complement the scale and proportion of surrounding buildings, celebrate innovative design, and be varied in context. Windows at the ground floor are important in activating the building and encouraging pedestrian traffic.

All new, renovated or expanded non-residential/commercial buildings shall comply with the following standards:

1. Windows and Doors - Primary Front Façade

1. The Ground Floor of the Primary Front Façade shall contain an average of 65% to 70% Clear Windows and doors.
2. Bronze glass, highly reflective glass, tinted or black and smoked glass is prohibited.
3. Windows at the ground level must occur in a ratio of at least 3:1 between openings and solid surfaces.
4. Windows above Ground Floor must occur in a ratio of at least 1:1 between solid surfaces and openings to result in a pattern of solid wall buildings with punched windows and door openings.
5. Individual windows in upper stories of the primary front façade(s)shall be vertically aligned with the location of windows and doors on the ground level to the extent possible.
6. The design of the ground floor shall be complementary to the Village district, with commercial uses having large, Clear Window displays:
1. The maximum sill height above the adjacent sidewalk elevation shall be two feet or lower;
2. Window heads shall be nine (9) to twelve (12) feet above sidewalk level;
3. The top of the display window(s) in the Primary Front Façade shall be at least as high as door height.

2. Windows and Doors - Secondary Façades

1. Any building wall with less than 25% of Clear Windows shall be articulated by two or more of the following methods:
1. details in masonry courses;
2. blank window openings trimmed with frames, sills and lintels;
3. where the building is occupied by a commercial use, recessed or projecting window cases.

3. Ground Floor exterior doors that swing onto a public walkway that is less than six (6) foot wide shall be set into the building to avoid conflict with pedestrians. Doors swinging out that do not project into a required public walkway shall include a barrier to prohibit doors from obstructing the Pedestrian Way.

4. Exterior Walls

1. Construction materials may include stucco, wood clapboard (including hardiboard siding), native stone, architectural concrete block or polished block, or brick of a shape, color and texture as that found within the Village district.
1. Specifically prohibited shall be any type of painted brick, T-111 or other similar plywood siding, and all-metal buildings. Exterior insulation and finishing system (EIFS) is prohibited unless authorized by the Board of Commissioners under Section § 155-215.E (8) below.
2. All forms of concrete block shall be prohibited except on side or rear walls that are not visible from any public way.

5. All buildings shall articulate the line between the ground and upper levels with a cornice, canopy, balcony, Arcade or other visual device.

6. The massing of all buildings shall be de-emphasized through the use of projecting and recessed elements such as porches, windows, and roof dormers to reduce overall bulk and volume, enhance visual quality and contribute to human-scale development. Such breaks in facades and roof lines shall occur not more frequently than the width of two Village District shop fronts (generally about 25 feet each) nor less frequently than 100 feet.

7. Roofs

1. The tops of buildings must express the roof line and have either pitched roofs with overhanging eaves or flat roofs with articulated parapets and cornices. Fascias, dormers and gables or similar architectural features shall be employed to provide visual interest. All gables shall be functional.
2. Pitched roofs shall have a minimum slope of 4:12.
3. Pitched roof material may include:
1. slate, either natural or manmade; or
2. shingle, either wood or asphalt composition; or
3. metal formed to resemble “standing seams” or other similar materials.
4. Corrugated plastic or metal are specifically prohibited.
5. All roof-top mechanical equipment, including antennas shall be screened visually and acoustically. Such screening shall be integrated into the architectural design of the building.

8. The Board of Commissioners may, by conditional use, approve the use of architectural standards and designs that differ from those set forth above if the applicant demonstrates to the satisfaction of the Board that such standards and designs are in furtherance of the legislative intent of this article and of this subsection.

Section 3. The Code of the Township of Lower Merion, Chapter 155, entitled Zoning, Article XIX, Signs, shall be amended by the addition of a new section 155-93.3.2, to provide as follows:

§ 155-93.3.2  Signs in the Bryn Mawr Village District.

In the Bryn Mawr Village Districts, the regulations of this article XIX shall apply except where otherwise specifically provided for in this section. These regulations are intended to facilitate the commercial success of retail tenants and ensure signage solutions that will contribute to a vibrant pedestrian environment. The following signage standards shall apply in all Village Districts.

A. Maximum Signage Square Footage

1. The total area of all flush mounted and awning signage for each building tenant shall not exceed one (1) square foot for each foot of lineal building frontage. In all cases, individual signs are limited in square footage, as described in the following guidelines.
2. Any lot with a lot width of less than 25 feet at the street line may use the lot width at the building line for calculating the maximum signage permitted under this section.

B. Fabrication Techniques

1. Installation must not damage or require removal of historic materials, and must be done in a manner such that signs can be removed without harm to the masonry or architectural detailing.
2. No exposed conduit, tubing, or raceways will be permitted.
3. All conductors, transformers, ballasts, and other equipment shall be concealed.
4. All attachment hardware, bolts, and clips shall be of corrosion resistant materials, to prevent staining of building surfaces.
5. Formed plastic, injection-molded, or easily damaged signage materials are not permitted.
6. Location of all openings for conduit and sleeves in sign panels of building shall be indicated by the sign contractor on drawings submitted to the Township.
7. Installation shall be in accordance with the approved drawings.
8. No sign-makers’ labels or other identification will be permitted on the exposed surface of signs, except those required by local ordinance which shall be located inconspicuously.
9. Cinemas and libraries are allowed to have digital/electronic or changeable letter signs
10. Awnings must be constructed from fabric (real or synthetic) and made of weather resistant material.
11. All sign lighting must comply with the energy code adopted under the Pennsylvania Uniform Construction Code.

C. Prohibited Signs and Conditions

The following signs are not permitted:

1. Backlit or internally illuminated awnings
2. Translucent internally illuminated (backlit) sign faces

D. Flush-mounted Signage

Letters or mark mounted parallel to the building’s façade that are either mounted as individual letters, or contained in a sign panel. The following standards shall apply:

1. Number of signs: One per tenant per street front. Where a corner storefront faces both a street and a parking lot, a second sign is permitted to face the parking lot.
2. Mounting height: 20-foot maximum, provided it is below the sill line of the second floor windows or the lowest point of the roof, whichever is less. A flush mounted sign is permitted to exceed this height limit if either of the following conditions exist.
1. A building with frontage on Lancaster Avenue or Bryn Mawr provided the sign is more than 50 feet from any street right of way. The sign must be located below the cornice line, or in the case of a flat roof, below the roof parapet.
2. Where there is a second floor commercial tenant that does not also occupy the first floor. All signs must be located below the cornice line, or in the case of a flat roof, below the roof parapet.
3. Depth of sign: Wall signs must not project more than twelve (12) inches from the building wall.
4. Method of illumination shall include:
1. Natural lighting;
2. External spot or flood lighting, lit from above;
3. Halo-lit or backlit letters.

E. Blade and Shingle Signage

A shingle sign is mounted perpendicular to a building’s façade, is typically suspended beneath an armature, and is able to swing from the axis of the pole. A blade sign is typically mounted directly to the building façade using a rigid mounting bracket. The following standards shall apply:

1. Maximum area of sign: six (6) square feet
2. Number of signs: One (1) per ground floor establishment, plus one (1) for any public building entrance not serving a ground floor establishment. All signs shall be centered within architectural elements.
3. Mounting height: 20 foot maximum provided it is below the sill line of the second floor windows or the lowest point of the roof, whichever is less, and does not have less than 10 feet of vertical clearance above grade or sidewalk.

F. Banner Signage

Fabric or rigid material mounted with use of poles, typically oriented perpendicular to structure façade.

1. Area of banner: Less than or equal to 25 square feet.
2. Banners shall be spaced no closer than 20 feet apart, and centered within architectural elements.
3. Projection: Banners shall not project more than three (3) feet into the public right-of-way.
4. Mounting height: Bottom of banners shall be mounted at least 14 feet above grade or sidewalk to avoid intrusion into Blade Sign or Awning Zone, and not to extend beyond the third story of the structure.
5. Only one banner sign is permitted per property.

G. Freestanding signs

1. Freestanding signs existing as of (the adoption date) may be replaced.
2. The replacement sign must be a monument sign with a maximum height of eight feet unless it can be demonstrated that a higher sign is required to avoid a site obstruction that would create an unsafe condition.

H. Illumination of signs. Unless internal and other types of lighting are specifically permitted, all signs shall be illuminated with natural or external lighting only, lit from above.

I. Awnings & Canopies. Awnings and canopies are roof-like structures, above storefront windows or entries, sometimes containing a mark or signature of a tenant. The following standards shall apply:

1. Length: Awnings and canopies shall not exceed 20 feet in horizontal length and be centered within architectural elements, such as doors or columns.
2. Projection: Awnings and canopies shall not project more than five (5) feet into the public right-of-way, except where located above an operable building or shop entry, in which case the maximum projection shall not exceed 10 feet’. All awnings and canopies must be a minimum of three (3’) feet from the curb line.
3. Mounting height: The bottom of awnings and canopies shall be at least eight (8) feet above grade or sidewalk, except in the case of a movable valance which may be seven (7) feet above grade or sidewalk.
4. Illumination: Natural lighting only; backlit awnings are not permitted
5. Design: On multi-tenant façades, awning heights, projections and style of awning shall be similar. Logo or tenant mark shall be limited to the valance of an awning, or the front plane of the canopy.
6. Fabrication: Awnings and canopies shall be made of fire resistant canvas.
7. All Ground Floor awnings and canopies or those that project into a street Right-Of- Way must be retractable.
8. Fixed awnings may be used above the Ground Floor provided that they project no more than four (4) feet maximum.

J. Wall Plaques. Wall plaques are small, pedestrian-oriented informative signs that may convey information such as hours of operation or take the form of directories, menu cases, or convey historical building information. The following standards shall apply:

1. Area of sign: Up to six (6) square feet in area, not projecting more than three (3) inches from a building wall
2. Number of signs: Two (2) per usable entry.
3. Mounting height: Five (5) feet on center above grade or sidewalk.
4. Illumination: natural lighting only is permitted, except for menu cases, which may be internally lit.

K. Street Address plaque. This is a plaque mounted to side of building at pedestrian level, or dimensional letters mounted above door conveying at the minimum the numerical street address of the building. The following standards shall apply:

1. Area of sign: Less than or equal to three (3) square feet in area.
2. Number of signs: Minimum of one (1) located at the main entry to the building.
3. Mounting height: five (5) feet on center for wall mounted, horizontally centered above door(s), or on the sides of a canopy. Numerals mounted overhead shall be no less than eight (8) inches.
4. Illumination: natural lighting only is permitted, except for halo lit or backlit letters.

L. Permanent Storefront Window Graphics. These are permanent window graphics with the tenant’s mark or hours of operation. The following standards shall apply:

1. Area: Window signs shall not obscure the interior view of a retail establishment, and shall be no greater than 10% of the available window space.

Section 4. The Code of the Township of Lower Merion, Chapter 135, Subdivision and Land Development, Article V, General Standards, shall be amended by a new §135.41.4, Greening Standards, to provide as follows:

§ 135-41.4 Greening Standards. Development which is required to meet Greening Standards shall comply with the following regulations:

1. Land development plans must contain elevations and conceptual sketches demonstrating compliance with the greening standards set forth herein.

2. Each addition and new construction project shall comply with the greening standards in Table #1 and provide the greening elements set forth in Table #2.

1. The greening elements in Table #2 may be clustered or evenly spread along a property’s frontage provided that a minimum of 50% of the requirement is met within each 100 linear feet of frontage.

3. The total number of points required in Table #1 for an application are determined by dividing the total frontage of the subject property by 25. This total is then multiplied by the “Amount” column in Table #2.

4. The following standards apply to the “Urban Garden” item in Table #2:

1. A minimum of sixty percent (60%) of the garden area shall be landscaped with trees, vines, shrubs and seasonal flowers.

2. One fixed seating space is required for each 50 square feet of garden area. No additional points will be awarded for this item.

3. A trash container shall be provided in the garden area.

5. The following standards apply to the “Plaza, Square and Courtyard” item in Table #2:

1. The area shall be visible and accessible from a public walkway or sidewalk.

2. Thirty percent (30%) of the area shall be landscaped with trees, shrubs and mixed plantings with year-round interest. One tree is required for every 500 square feet.

3. Paving materials that may be used are limited to the following: unit pavers, paving stones or concrete. No more than 20% of the area may be concrete.

4. One seating space is required for each 50 square feet of plaza area.

5. No parking, loading or vehicular access is allowed other than for emergency vehicles.

6. Trash containers shall be provided throughout the area.

7. Shade shall be provided by trees, canopies, trellises, building walls or tables with umbrellas.

8. Whenever possible the area shall be connected to outdoor cafes, restaurants or building entrances and located with maximum direct sunlight to a south or west direction.

9. The applicant must submit a Maintenance Plan describing how improvements will be managed and maintained. The responsibility for maintenance shall rest with the owner of the property or the condominium association.

10. Where existing conditions of the lot are such that meeting the requirements of this section would be prohibitive, the applicant shall demonstrate that such conditions prohibit compliance. An alternative plan shall be submitted subject to approval by the Board of Commissioners.

6. Table 1. Required greening standards.

Building Additions	New buildings in the BMV2, BMV3, and BMV4 Districts	New buildings in the BMV1 district
3 points from Category A, B or C for each 25 linear feet of frontage	6 points from Categories A, B or C for each 25 linear feet of frontage	6 points from Categories A or B for each 25 linear feet of frontage; and 4 points from Category C for each 50 linear feet of frontage
Shade trees, in accordance with § 135.30 of the Lower Merion Subdivision and Land Development Code	Shade trees, in accordance with § 135.30 of the Lower Merion Subdivision and Land Development Code	Shade trees, in accordance with § 135.30 of the Lower Merion Subdivision and Land Development Code

7. Table 2. Streetscape and Greening Elements

Category	Item (to be provided for each 25 linear feet of frontage on streets)	Amount (to be provided per 25 linear feet of frontage on streets.)	Points
A	Hanging Basket (minimum size 12 inches in diameter, planted with groundcovers or flowers)	3 baskets	1
A	Window Box or Boxes along ground floor windows (Minimum size of 6 inches deep, vertically and horizontally, planted with shrubs, groundcovers, or flowers)	48 total inches of length	1
A	Additional planting area including shrubs, trees, groundcovers, or flowers	40 square feet	2
A	Street planter (minimum size 24 inches in diameter)	2 planters	2
B	Raised Planting Bed (shrubs, groundcovers, and flowers)	40 square feet	2
B	Bench	Minimum 5 feet length	2
B	Trellis (minimum size 30 square feet planted with vines or shrubs)	1 trellis	2
B	Arbor or Pergola (minimum size 8 feet high by 6 feet wide by 4 feet deep, planted with vines or shrubs)	1 arbor or pergola	3
B	Planting in Curb Extension (Planted Bulb outs/Large Planters with shrubs, groundcovers, and flowers)	60 square feet	3
B	Window boxes or planters along upper story windows (Minimum size of 6 inches deep, planted with material visible from the sidewalk)	48 total inches of length	3
B	Public Art/Sculpture/Mural	1 per area	3
C	Urban Garden (See requirements in Section 135-41.4D)	300 square feet	4
C	Water Feature (fountain, waterfall, etc.)	1 per area	4
C	Plaza/Square/Courtyard (See requirements in Section 135-41.4.E	300 square feet	4

Section 5. Nothing in this Ordinance or in Chapters 135 and 155 of the Code of the Township of Lower Merion, as hereby amended, shall be construed to affect any suit or proceedings in any Court, any rights acquired or liability incurred, any permit issued, or any cause or causes of action existing under the said Chapter 135 and 155 prior to the adoption of this amendment.

Section 6. The provisions of this Ordinance are severable, and if any section, sentence, clause, part, or provision thereof shall be held illegal, invalid, or unconstitutional by any Court of competent jurisdiction, such decision of this court shall not affect or impair the remaining sections, sentences, clauses, parts or provisions of this ordinance. It is hereby declared to be the intent of the Board that this ordinance would have been adopted if such illegal, invalid, or unconstitutional section, sentence, clause, part, or provision had not been included herein.

Section 7. This Ordinance shall take affect and be in force from and after its approval as required by law.